provides requirements for demolition and renovation activities to include asbestos surveying, notification, ACM removal procedures and time schedules, ACM handling and clean-up procedures, and storage, disposal, and landfilling requirements for asbestos-containing waste materials.
DEIR Section 4.6: Hazards and Hazardous Materials
DEIR Page 4.6-20
The existing buildings were noted as a REC due to potential ACM and LBP.
Demolition of the onsite buildings has the potential to cause airborne asbestos and LBP concentrations that would exceed federal and State thresholds and may pose an exposure risk for construction workers. Therefore, ACM and LBP would be removed or stabilized prior to demolition. Condition of Approval (COA) HAZ-1 requires an ACM and LBP survey of the existing onsite buildings. COA HAZ-1 includes measures for the safe dismantling and removal of building components and debris and prevents the accidental release of asbestos, and COA HAZ-2 includes measures to safely demolish structures containing potential LBP, thereby protecting workers and the public from potential exposure to hazardous materials and wastes during demolition. Further, GMC §18.42.200(B) requires the Project to comply with the objective standards of the SCAQMD Rule 1403, which provides requirements asbestos surveying, notification, ACM removal procedures and time schedules, ACM handling and clean-up procedures, and storage, disposal, and landfilling requirements for asbestos-containing waste material. Therefore, following compliance with COA HAZ-1, COA HAZ-2, and GMC §18.42.200(B), the potential presences of these materials would not result in a significant hazard to the public through reasonably foreseeable upset and accident conditions.
A21-4 This comment states that the Project must include a statement of overriding considerations, and that the statement of overriding considerations must include a determination of the economic benefits of the Project, supported by substantial evidence, including whether the provision of employment opportunities for highly trained workers.
A statement of overriding considerations will be prepared alongside the Staff Report following completion of the Final EIR. The statement of overriding considerations will include relevant considerations, supported by substantial evidence, for why the benefits of the project outweigh any significant impacts. certain mitigation measures are infeasible. A statement of overriding considerations is not prepared or released as part of a Draft or Final EIR, nor would it be appropriate to do so. Furthermore, the Normandie Crossing Specific Plan Project Section 2.0
Revised and Updated Final Environmental Impact Report Comment Letters and Responses
provision of highly trained workers is only one consideration that may be taken into account; it is not mandatory that employment is provided for such workers or that the EIR address this issue to make a statement of overriding considerations finding.
Thus, the comment is noted, and no further response is necessary.
A21-5 This comment summarizes and reiterates that SAFER has concerns regarding the Draft EIR and believes the Draft EIR should be recirculated. See responses A21-3 through A21-4. Again, this is a generalized statement that does not require a response.
Normandie Crossing Specific Plan Project Section 2.0
Revised and Updated Final Environmental Impact Report Comment Letters and Responses
NOTE TO FILE NO. A22
October 23, 2024
A22-2 During a review of DEIR Section 4.1: Air Quality (Impact 4.1-3) a typo was found.
Therefore, a revision has been made to DEIR Section 4.1; please see below.
DEIR Section 4.1: Air Quality
DEIR Page 4.1-19
Error! Reference source not found. Table 4.1-8: Maximum Residential Receptor and Carcinogenic Resk presents the carcinogenic risk estimate for the maximum exposed residential receptor.
A22-1 During a review of DEIR Section 4.2: Cultural Resources (Impact 4.3-2) a typo was found. Therefore, a revision has been made to DEIR Section 4.2; please see below.
DEIR Section 4.2: Cultural Resources
DEIR Page 4.2-17
The depth of excavation for the Project is approximately 60 feet below the surface, which would likely require excavation of underlying alluvial sediments and removal of the overlying artificial fill.
DEIR Section 4.2: Cultural Resources
DEIR Page 4.2-19
The maximum anticipated depth of excavation below the existing surface grade is estimated at 60 feet.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
3.0 ERRATA TO THE DRAFT EIR
The responses included in FEIR Section 2.0: Comment Letters and Responses, may include text revisions to clarify or amplify information in the DEIR and/or appendices, as initiated by the Lead Agency or due to environmental issues raised in the comment letters. Should a response to a comment require DEIR revisions, the relevant DEIR text is presented in a box, with deleted text indicated by strike through and added text indicated by double underlining, as shown in the following example:
Deleted DEIR text Added DEIR text
It is noted none of the corrections/clarifications identified in this section constitute “significant new information” pursuant to State CEQA Guidelines § 15088.5. The corrections/clarifications identified in this section merely clarify/amplify and make insignificant modifications to the DEIR.
The corrections/clarifications involve only minor changes in the Project, but do not involve changes to the environmental setting or significant new information.
3.1 PUBLIC REVIEW DRAFT ENVIRONMENTAL IMPACT
REPORT
DEIR Table of Contents
DEIR Page xiii
Appendix 4.7-2: Water Resources Analysis
Appendix 4.9-1: Noise Impact Study
Appendix 4.9-2: Operational Noise Analysis
DEIR Section ES: Executive Summary
DEIR Page ES-3
Redesignate the residential parcel at 16964 179th Street Brighton Avenue from Industrial to Single Family Residential and rezone from General Industrial Zone (M-2) to Single Family Residential Zone (R-1) consistent with the existing residential land use.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Section 2.0: Project Description
DEIR Page 2-10
The parcel immediately adjacent to the Project site’s southwest corner, at 16964 West 179th Street Brighton Avenue, is occupied by a single-family residential (SFR) DU.
DEIR Page 2-10, Table 2-3: Surrounding Land Uses and Zoning Table 2-1: Surrounding Land Uses and Zoning
Direction Existing On-the-Ground Land Uses Zoning1
North
North: West 169th Street, with a 63-unit singleroom occupancy multi-family development across the street, at 16819 South Normandie
Avenue.
Northwest: Single-family residential uses are
west of South Normandie Avenue.
North: Industrial Zone (M-1)2
Northwest: Low-Density Multi-Family Residential
Zone (R-2)3
South
South: West 170th Street, with single-family
residential uses across the street.
Southwest: One single-family residential
dwelling unit is immediately adjacent, at 16964
West 179th Street Brighton Avenue.
South: Single-Family Residential Zone (R-1)4
Southwest: General Industrial Zone (M-2)5
East
East: South Normandie Avenue and an existing
UPRR track (north/south orientation) are
immediately adjacent and to the east.
Northeast/Southeast: Multi- and single-family
residential uses are across South Normandie
Avenue, respectively.
East: General Industrial Zone (M-2)5
Northeast: Normandie Estates Specific Plan6 /
Southeast: Single-Family Residential Zone (R-1)4
West
Brighton Way (an alleyway) is to the west, with
single-family and duplex residential uses across
the alley.
Low-Density Multiple Family Residential Zone (R2)3
Notes:
1. City of Gardena. (2020). Zoning. Available at https://cityofgardena.org/wp-content/uploads/2020/11/Gardena_Zonning_2020.pdf.
2. GMC Chapter 18.36: Industrial Zone (M-1). See GMC §18.36.040: Performance Standards, for property development standards.
3. GMC Chapter 18.14: Low-Density Multi-Family Residential Zone (R-2). See GMC §18.14.050: Property Development Standards, for property development standards.
4. GMC Chapter 18.12: Single-Family Residential Zone (R-1). See GMC §18.12.050: Property Development Standards, for property development standards.
5. GMC Chapter 18.38: General Industrial Zone (M-2). M-1 Zone performance standards apply; see GMC §18.36.040.
6. Normandie Estates Specific Plan single-family detached residential.
7. GMC §18.14.050: Property Development Standards.
DEIR Page 2-11
Additionally, the Project proposes to redesignate and rezone two parcels that are adjacent to the site and outside the proposed Specific Plan area to be consistent with existing uses, as depicted on Exhibit 2-2. These areas include the residential parcel at 16964 West 179th Street Brighton Avenue and the UPRR parcel immediately adjacent and east of the Project site.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 2-13, Exhibit 2-4: Conceptual Site Plan
(Previous Conceptual Site Plan dated December 15, 2022) Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
(Revised Conceptual Site Plan dated February 27, 2024)
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 2-15
Additionally, the Project proposes approximately 50,493 44,420 total SF of open space, comprised of approximately 20,150 13,600 SF of private open space and approximately 30,343 32,820 SF of common open space. The Project proposes approximately 20,432 SF of planting areas, including approximately 10,553 SF within Subarea A and approximately 9,879 SF within Subarea B.
DEIR Page 2-15, Table 2-4: Land Use Summary – Proposed Project Table 2-2: Land Use Summary - Proposed Project
Description Industrial
(Square Feet)1
Residential1
(Gross Square Feet) (Dwelling Units)
Industrial (to be removed) -115,424 - -
Industrial (to be removed, but
excluded from Project impact offsets) 9,324
Apartment Building - 308,308 328
Townhome-Style Residential - 120,673 121,270 75
Project Total -106,100 +428,981 +429,578 +403
Notes:
1. See Table 2-1.
2. Urban Architecture Lab (2022 2024). 16911 Normandie Apartments and Townhomes Entitlement Set, Sheet No. G0.01: Project Information.
DEIR Page 2-15
The Project proposes an approximately 308,308-SF apartment building with 328 DU at a density of approximately 155 154 DU/AC.
DEIR Page 2-15
Each Subarea A unit would be provided a minimum of 50 9,850 SF of private open space. The common open space amenities proposed in Subarea A total approximately 22,698 22,140 SF and include: roof deck with BBQs and seating areas; swimming pool with BBQ and seating areas; a dog park fitness room; club houses; and a courtyard with seating area.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 2-16, Table 2-5: Land Use Summary – Proposed Apartment Building1 Table 2-3: Land Use Summary – Proposed Apartment Building 1 Level Description Floor Area2
(Square Feet)
Dwelling
Units
L1 Lobby 2,800 2,080
Amenity I: Fitness Room 2,682 2,526
L2 - L7 Apartment Units 241,109 241,065
328 (68 Studio, 194
1-Bedroom,
66 2- Bedroom)
Balconies (Covered)4 6,991
L3 Amenity II: Courtyard 1,446 1,332
Amenity III: Pool Court 1,500 1,382
L4 Amenity IV: BBQ Covered Dining Area 795 725
Other Other3 50,985 52,207
Total 308,308
Notes:
1. Urban Architecture. (2022 2024). 16911 Normandie Apartments & Townhomes Entitlement Set.
2. “Floor Area,” as defined in GMC Chapter 18:04: Definitions.
3. Other = Circulation, stairs, elevator shafts, trash vestibules, and trash rooms.
4. Only covered portions of balconies are included in the floor area calculation.
DEIR Page 2-16
o Vehicle Parking, 195 Spaces: 135 155 Standard, 20 electric vehicle charging (one of which is a van electric vehicle charging), and 8 accessible, and 32 tandem.
DEIR Page 2-16
o Vehicle Parking, 204 Spaces: 150 170 Standard and 20 electric vehicle charging and 34 tandem.
The apartment building would provide 20 spaces with EV chargers installed, 40 spaces that are EV capable with electrical panel space and load capacity, and 100 spaces that are EV ready with branch circuit, raceway, and receptacles. The EV parking spaces would be distributed between the building’s first two levels.
DEIR Page 2-16
Up to 90 66 spaces could be tandem; tandem spaces could only be rented as a pair to a single unit.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 2-16
The Project proposes 75 townhome-style units in nine ten buildings (totaling approximately 120,673 121,270 gross SF), at a density of approximately 24 DU/AC.
DEIR Page 2-17
The various proposed townhome product types are 30 two bedroom, 35 65 three-bedroom, and 10 four-bedroom units.
DEIR Page 2-17, Table 2-6: Land Use Summary – Proposed Townhomes Table 2-4: Land Use Summary – Proposed Townhomes
Level Description Floor Area1 (Square Feet) Dwelling Units L1-L3
Townhouses 115,982 119,480
30 two-bedroom
35 65 three-bedroom
10 four-bedroom
Balconies (Covered)2 3,916 1,190
L1 Amenity V 775 600
Subtotal 120,673 121,270
Source: Urban Architecture. (2022 2024). 16911 Normandie Apartments & Townhomes Entitlement Set.
Notes:
1. “Floor Area,” as defined in GMC Chapter 18:04: Definitions.
2. Only covered portions of balconies are included in the floor area calculation.
DEIR Page 2-17
The common open space amenities proposed in Subarea B total approximately 7,645 8,680 SF and include the following: swimming pool with BBQ and seating areas; dog park; club house; and paseos with seating areas playground.
DEIR Page 2-19
Removing approximately 170 linear feet of railroad spur track, which enters the Project site on UPRR property and that formerly served the southernmost industrial building (i.e., 16911 South Normandie Avenue).
DEIR Page 2-19
Residential Parcel at 16964 179th Street Brighton Avenue Concerning the SFR parcel immediately adjacent to the Project site’s southwest corner (not a part of the Specific Plan area) at 16964 West 179th Street Brighton Avenue, the Project proposes to redesignate the parcel from Industrial to Single Family Residential, and rezone from General Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Industrial Zone (M 2) to Single Family Residential Zone (R-1) consistent with the existing residential land use.
DEIR Page 2-22
o Concerning the residential parcel at 16964 West 179th Street Brighton Avenue, a General Plan amendment to change the land use designation on the General Plan Land Use Map from Industrial to Single-Family Residential; and rezone from General Industrial Zone (M2) to Single Family Residential Zone (R-1) consistent with existing residential land use.
DEIR Page 2-22
o Concerning the residential parcel at 16964 West 179th Street Brighton Avenue, a zoning map amendment to change the zone on the Zoning Map from General Industrial (M-2) Zone to Single-Family Residential (R-1) Zone; and DEIR Section 4.1: Air Quality
DEIR Page 4.1-1
It is noted, the Air Quality Report and Health Risk Assessment identified above were based on an earlier Conceptual Site Plan, which has since been slightly modified (“February 2024 Conceptual Site Plan”). Section 2.3: Project Characteristics describes the proposed Project based on the February 2024 Conceptual Site Plan. Given the February 2024 Conceptual Site Plan involved only minor modifications to the Project, the Air Quality Report and Health Risk Assessment significance conclusions remain valid and applicable to the February 2024 Conceptual Site Plan.
It is further noted that Kimley-Horn conducted a third-party review on behalf of the City of Gardena (“City”) of the Project’s Air Quality Report and Health Risk Assessment; see Appendix
4.1-1 and Appendix 4.1-2.
DEIR Page 4.1-19
Error! Reference source not found. Table 4.1-8: Maximum Residential Receptor and Carcinogenic Resk presents the carcinogenic risk estimate for the maximum exposed residential receptor.
DEIR Section 4.2: Cultural Resources
DEIR Page 4.2-17
The depth of excavation for the Project is approximately 60 feet below the surface, which would likely require excavation of underlying alluvial sediments and removal of the overlying artificial fill.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 4.2-19
The maximum anticipated depth of excavation below the existing surface grade is estimated at 60 feet.
DEIR Section 4.3: Energy
DEIR Page 4.3-1
It is noted, the Energy Assessment and Air Quality Report identified above were based on an earlier Conceptual Site Plan, which has since been slightly modified (“February 2024 Conceptual Site Plan”). Section 2.3: Project Characteristics describes the proposed Project based on the February 2024 Conceptual Site Plan. Given the February 2024 Conceptual Site Plan involved only minor modifications to the Project, the Energy Assessment and Air Quality Report significance conclusions remain valid and applicable to the February 2024 Conceptual Site Plan.
It is further noted that Kimley-Horn conducted a third-party review on behalf of the City of Gardena (“City”) of the Project’s Air Quality Technical Report; see Appendix 4.1-1.
DEIR Page 4.3-13
Additionally, the Project’s proposed apartment building would provide 1.2 parking spaces per unit, including approximately 40 electric vehicle (EV) spaces 20 spaces with EV chargers installed, 40 spaces that are EV capable with electrical panel space and load capacity, and 100 spaces that are EV ready with branch circuit, raceway, and receptacles which would to encourage carpooling or other alternate modes of transportation.
DEIR Section 4.5: Greenhouse Gas Emissions
DEIR Page 4.5-1
It is noted, the GHG Technical Report identified above was based on an earlier Conceptual Site Plan, which has since been slightly modified (“February 2024 Conceptual Site Plan”). Section 2.3:
Project Characteristics describes the proposed Project based on the February 2024 Conceptual Site Plan. Given the February 2024 Conceptual Site Plan involved only minor modifications to the Project, the GHG Technical Report significance conclusions remain valid and applicable to the February 2024 Conceptual Site Plan.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 4.5-27, Table 4.5-2: Summary of Construction GHG Emissions Table 4.5-5: Summary of Construction GHG Emissions
Calendar Year
Total Off-Road
Emissions
Total On-Road Emissions Total
Construction
Emissions
Worker 1 Vendor Hauling
(MT CO2e)
20212024 234.36 39.86 23.61 52.2553.52 350.09351.35
20222025 365.09 301.17 38.28 − 704.53
20232026 364.32 375.53 56.40 − 796.25
Total2027 238.75 244.91 37.10 − 520.76
Total 1,202.52 961.47 155.38 53.52 2,372.89
30-year Amortized 79
1. Construction emissions include on-site and off-site (worker/vendor/hauling) emissions, estimated using CalEEMod. CO2e includes CO2, CH4, and N2O emissions, weighted by their respective global warming potentials.
2. CalEEMod - California Emissions Estimator Model
CH4 = methane; CO2 = carbon dioxide; CO2e = carbon dioxide equivalents; GHG = greenhouse gases; MT = metric tons; N2O = nitrous oxide; yr = year
Source: Ramboll US Corporation. (2023). Greenhouse Gas Technical Report Table 7; see Appendix 4.5-1.
DEIR Page 4.5-30, Table 4.5-4: City of Gardena Climate Action Plan Analysis Table 4.5-6: City of Gardena Climate Action Plan Analysis Strategy Goal Project Analysis
Land Use and
Transportation
(LUT)
A Accelerate the market
for EV vehicles
No Conflict. The Project would designate
approximately 40 percent of the 399 parking stalls
in the apartment building to be capable, ready, or
equipped for EV Chargers. More specifically, the
Project would provide 10 percent of parking stalls
to be EV capable, 25 percent of parking stalls to be
EV ready with Level 2 EV charging receptacles, and
5 percent of parking stall to be equipped with
Level 2 EV Chargers.
B Encourage ride-sharing
No Conflict. A designated loading area at the
apartment building along Normandie Avenue
would be signed and distinguished (e.g., with
paving and/or paint) such that it may be utilized
as a pick-up and drop-off zone for ride-sharing
services.
C Encourage transit
usage
No Conflict. Existing GTrans bus stops are located
less than 600 feet to the north of the Project site
along 166th Street. The Project includes ROW
improvements along 169th Street which would
create a continuous pedestrian path and allow
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Strategy Goal Project Analysis
greater access to public transit opportunities.
Additional Torrance Transit and Metro services
are located approximately 0.25 mile south of the
Project site, at the Artesia Boulevard and South
Normandie Avenue intersection. The Los Angeles
County Metropolitan Transportation Authority
(Metro) Harbor Gateway Transit Center is also
located approximately 0.9 mile to the south,
providing more access to public transit
opportunities. Per the NCSP, new apartment
residents who sign a 12-month lease would be
offered a one-time free monthly Metro pass.
D
Adopt active
transportation
initiatives
No Conflict. The Project would provide 173 bicycle
parking spaces on the first level of the apartment
building (located in secured facilities accessible
only by apartment building residents). All bicycle
parking would be located in a safe, convenient
location, encouraging the use of bicycle
transportation by residents and guests.
E Parking strategies
No Conflict. The vehicle parking spaces would be
unbundled from the rental of the apartment units
to encourage alternate modes of transportation.
F Organizational
strategies
No Conflict. The proposed apartment amenities
include a multi-purpose office space to provide
workspace for residents that work from home.
Additionally, this amenity would encourage future
residents to telecommute work and therefore
reduce VMT.
G Land use strategies
No Conflict. The Project proposes 403 DU at a
density of 77 (DU/AC). The apartment building
would provide 155 154 DU/AC and the
townhomes would provide 24 DU/AC.
H Digital technology
strategies
No Conflict. The Project buildings would be
capable of connection to a future fiber network in
order to implement the South Bay Fiber-Optic
Master Plan.1
Energy Efficiency
(EE)
A
Increase energy
efficiency in existing
residential units
Not Applicable. The Project does not involve
existing residential units.
B Increase energy
efficiency in new
No Conflict. The Project would be built to meet
the California Green Building Code. Additionally,
the proposed pools would use electricity for
1 Magellan Advisors. (2017). Fiber-Optic Master Plan – Prepared for the South Bay Workforce Investment Board and the South Bay Cities Council of Governments.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Strategy Goal Project Analysis
residential
developments
filters, pumps, and water heating rather than
natural gas.
C
Increase energy
efficiency in existing
commercial units
Not Applicable. The Project site is currently
occupied by industrial uses.
D
Increase energy
efficiency in new
commercial
developments
Not Applicable. The Project includes only
residential uses.
E
Increase energy
efficiency through
water efficiency
No Conflict. The Project would be subject to
compliance with the California Green Building
Code, which requires that indoor potable water
use be reduced by 20 percent through the use of
water saving fixtures and/or flow restrictions.
F
Decrease energy
demand through
reducing urban heat
island effect
No Conflict. The Project would reduce the
impervious surface area by 13.8 approximately 8.6
percent, thereby reducing the temperature of the
site and surrounding area. The Project would also
provide shade from providing 89 75 new trees.
G
Participate in
education, outreach,
and planning for
energy efficiency
Not Applicable. The Project is a new residential
development, and as such, would not directly be
involved in planning for energy efficiency.
H
Increase energy
efficiency in municipal
buildings
Not Applicable. The Project is a new residential
development.
I
Increase energy
efficiency in city
infrastructure
Not Applicable. The Project is a new residential
development, and as such, would not directly be
involved in planning for the City’s infrastructure
efficiency.
J
Reduce energy
consumption in the
long- term
No Conflict. New residential and non-residential
buildings would be subject to the 2022 Title 24
Part 6 Building Code.
Solid Waste
(SW)
A
Increase Diversion and
Reduction of
Residential Waste
No Conflict. The Project would be subject to
compliance with the state’s waste diversion goal
of 75 percent waste diversion by 2020.
B
Increase Diversion and
Reduction of
Commercial Waste
Not Applicable. The Project is a new residential
development.
C Reduce and Divert
Municipal Waste
Not Applicable. The Project is a new residential
development.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Strategy Goal Project Analysis
Urban Greening
(UG)
A
Increase and maintain
urban greening in the
community
No Conflict. The Project includes an increase of
approximately 50,493 44,420 SF of open space
and proposed to plant 75 new trees.
B
Increase and maintain
urban greening in
municipal facilities
Not Applicable. The Project does not involve
municipal facilities.
Energy
Generation &
Storage
(EGS)
A
Support energy
generation and storage
in the community
Not Applicable. The Project is a new residential
development, which would be serviced by SCE.
Sources: Refer to Exhibit 2-4: Conceptual Site Plan and Appendix 4.5-1 for assumptions used in this analysis.
DEIR Page 4.5-30, Table 4.5-5: RTP/SCS Goals and Analysis Table 4.5-7: RTP/SCS Goals Analysis
Goal Project Analysis
Goal 1
Encourage regional economic
prosperity and global
competitiveness.
Not Applicable. The Project proposes residential
uses only.
Goal 2
Improve mobility, accessibility,
reliability, and travel safety for
people and goods.
No Conflict. The Project includes ROW
improvements along West 169th Street which
would create a continuous pedestrian path and
allow greater access to public transit opportunities.
The Project proposes to construct sidewalks along
the Project site frontage: on the south side of West
169th Street (between Brighton Way and South
Normandie Avenue), on the north side of West
170th Street (between Brighton Way and South
Normandie Avenue), on the west side of South
Normandie Avenue (between West 169th Street
and West 170th Street), and on the east side of
Brighton Way (between West 169th Street and
West 170th Street). Additionally, the Project
proposes to construct approximately 266 linear
feet of offsite sidewalk improvements along the
south side of West 169th Street, just west of the
Project site, between Brighton Way and the alley
just west of Brighton Avenue. Additionally, the
Project includes railroad improvements on
Normandie Avenue. Both ROW and Railroad
improvements would upgrade existing
infrastructure and increase mobility, reliability, and
travel safety for people and goods.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Goal Project Analysis
Goal 3
Enhance the preservation, security,
and resilience of the regional
transportation system.
No Conflict. The Project includes railroad
improvements on Normandie Avenue. These
improvements would enhance the preservation,
security, and resilience of the regional
transportation system.
Goal 4
Increase person and goods
movement and travel choices within
the transportation system.
No Conflict. The Project includes sidewalk
improvements, as described in Goal 2 above. The
Project also proposes railroad track improvements
along South Normandie Avenue, which include the
following:
• Removing the approximately 170 linear feet of
railroad spur track, which enters the project site
on UPRR property.
• Removing approximately 830 linear feet of
railroad spur currently located along the Project
site’s eastern boundary.
• A new median both north and south of the track
alignment, and
• New warning devices and tactile warning strips
on the South Normandie Avenue east and west
sidewalks.
• Refreshing railroad crossing pavement markings
immediately north and south of the track
alignment.
Goal 5 Reduce greenhouse gas emissions
and improve air quality.
No Conflict. The Project site is in an urban area
near existing transit routes and freeways. The
Project’s location within an urbanized, walkable
area would reduce trip lengths, which would
reduce GHG and air quality emissions.
Goal 6 Support healthy and equitable
communities
No Conflict. The Project does not exceed South
Coast AQMD’s regional or localized thresholds.
Based on the Friant Ranch decision, projects that
do not exceed the South Coast AQMD’s localized
significance thresholds (LSTs) would not violate any
air quality standards or contribute substantially to
an existing or projected air quality violation and
result in no criteria pollutant health impacts.
Goal 7
Adapt to a changing climate and
support an integrated regional
development pattern and
transportation network.
Not Applicable. This is not a project-specific goal.
Goal 8
Leverage new transportation
technologies and data-driven
solutions that result in more efficient
travel.
No Conflict. As mentioned previously, the Project
would designate approximately 40 percent of the
559 399 apartment parking stalls to be capable,
ready, or equipped for EV Chargers. Each
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Goal Project Analysis
townhome unit would have one EV ready space
within each garage. Additionally, a designated
loading area at the apartment building along
Normandie Avenue would be signed and
distinguished (e.g., with paving and/or paint) so
that it may be used as a pick-up and drop-off zone
for ride-sharing services.
Goal 9
Encourage development of diverse
housing types in areas that are
supported by multiple transportation
options.
No Conflict. The Project proposes various housing
types that would provide diverse housing options
and be served by public transit located within
approximately 0.25 mile of the Project site. Existing
GTrans bus stops are located less than 600 feet
north of the Project site along 166th Street.
Additional Torrance Transit and Metro services are
located approximately 0.25 mile south of the
Project site, at the Artesia Boulevard and South
Normandie Avenue intersection. The Los Angeles
County Metropolitan Transportation Authority
(Metro) Harbor Gateway Transit Center is also
located approximately 0.9 mile south of the Project
site, providing more access to public transit
opportunities. The Project includes ROW
improvements along 169th Street, which would
create a continuous pedestrian path and allow
greater access to public transit opportunities.
Further, the Project would provide new apartment
residents who sign a 12-month lease one free
monthly Metro pass.
Goal 10
Promote conservation of natural and
agricultural lands and restoration of
habitats.
Not Applicable. The Project site is not located on
agricultural lands and does not contain native
habitat.
Source: Southern California Association of Governments. (2020). Connect SoCal (2020 - 2045 Regional Transportation Plan/Sustainable Communities Strategy.
DEIR Section 4.6: Hazards and Hazardous Materials
DEIR Page 4.6-9
According to California Division of Oil, Gas and Geothermal Resources (CalGEM), no oil or gas wells are located on one abandoned “dry hole” “wildcat” well, identified as “Gardena E.H”, exists 121 feet north and 55 feet east from the intersection of 170th Street and Brighton Way thereby placing the well within the parking area east of the southernmost building. There are no oil or gas wells located orimmediately adjacent to the site. The closest well was identified to be located approximately 480 feet south of the site and is reported as “abandoned”.
Normandie Crossing Specific Plan Project Section 3.0
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DEIR Page 4.6-19
Pursuant to GMC Section 18.42.200 (B), the Project is required to comply with the objective standards of the South Coast Air Quality Management District (SCAQMD) Rule 1403 for asbestoscontaining materials. SCAQMD Rule 1403 provides requirements for demolition and renovation activities to include asbestos surveying, notification, ACM removal procedures and time schedules, ACM handling and clean-up procedures, and storage, disposal, and landfilling requirements for asbestos-containing waste materials.
DEIR Page 4.6-20
The existing buildings were noted as a REC due to potential ACM and LBP. Demolition of the onsite buildings has the potential to cause airborne asbestos and LBP concentrations that would exceed federal and State thresholds and may pose an exposure risk for construction workers.
Therefore, ACM and LBP would be removed or stabilized prior to demolition. Condition of Approval (COA) HAZ-1 requires an ACM and LBP survey of the existing onsite buildings. COA HAZ-1 includes measures for the safe dismantling and removal of building components and debris and prevents the accidental release of asbestos, and COA HAZ-2 includes measures to safely demolish structures containing potential LBP, thereby protecting workers and the public from potential exposure to hazardous materials and wastes during demolition. Further, GMC §18.42.200(B) requires the Project to comply with the objective standards of the SCAQMD Rule 1403, which provides requirements asbestos surveying, notification, ACM removal procedures and time schedules, ACM handling and clean-up procedures, and storage, disposal, and landfilling requirements for asbestos-containing waste material. Therefore, following compliance with COA HAZ-1, COA HAZ-2, and GMC §18.42.200(B), the potential presences of these materials would not result in a significant hazard to the public through reasonably foreseeable upset and accident conditions.
DEIR Page 4.6-21
As previously addressed, the Phase I ESAs identified various onsite RECs associated with past uses of the Project site. As discussed in Section 4.6.1: Existing Setting, there is an existing abandoned well within the Project site where townhomes are proposed. This well is already abandoned and would be capped during Project construction in coordination with CALGEM.
DEIR Section 4.7: Hydrology and Water Quality
DEIR Page 4.7-1
Information in this section is based primarily on hydrology and water quality data provided in Appendix 4.7-1: Water Resources Technical Report (“Water Resources Technical Report”).
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 4.7-1
It is noted, the Water Resources Technical Report was based on an earlier Conceptual Site Plan, which has since been slightly modified (“February 2024 Conceptual Site Plan”). Section 2.3:
Project Characteristics describes the proposed Project based on the February 2024 Conceptual Site Plan. A follow-up 16911 S Normandie Water Resources Technical Report and Updated Entitlements Package Dated February 27, 2024 (“Water Resources Analysis”) (Fuscoe Engineering, March 7, 2024) (see Appendix 4.7-2) was conducted to analyze the February 2024 Conceptual Site Plan. The Water Resources Analysis found the Water Resources Technical Report’s significance conclusions remain valid and applicable to the February 2024 Conceptual Site Plan.
It is further noted that Kimley-Horn conducted a third-party review on behalf of the City of Gardena (“City”) of the Project’s Water Resources Technical Report; see Appendix 4.7-1.
DEIR Page 4.7-17
The Project proposes various exterior open spaces, thus, would increase the Project site’s pervious surfaces from almost nothing (0.3 percent) to 14.1 approximately 8.6 percent.
DEIR Page 4.7-18
The proposed Project would result in an increase in landscaped areas throughout the Project site, which would decrease impervious surfaces from 99.7 percent under existing conditions to 85.9
91.1 percent under proposed Project conditions.
DEIR Page 4.7-19, Table 4.7-4: Existing Versus Proposed Drainage Conditions Table 4.7-8: Existing Versus Proposed Drainage Conditions Drainage Area Area (acres) % Impervious Q10 (cfs) Q25 (cfs) Q50 (cfs) Existing 5.25 99.70 10.61 13.80 16.76
Proposed 5.25 85.9 91.1 9.18 12.10 14.80
Difference 0 13.8 8.6 1.43 1.70 1.96
% Change from Existing
to Proposed Conditions - -13.8% -8.6% -13.5% -12.3% -11.7% Source: Appendix 4.7-1, Table 6
DEIR Page 4.7-24
Fuscoe Engineering, Inc. (2024). 16911 S Normandie Water Resources Technical Report and Updated Entitlements Package Dated February 27, 2024; see Appendix 4.7-2.
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Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Section 4.8: Land Use and Planning
DEIR Page 4.8-5
Southwest: As noted above, there is one single-family residential dwelling unit immediately adjacent to the Project site and to the southwest, at 16964 West 179th Street Brighton Avenue.
DEIR Page 4.8-7
The parcel immediately adjacent to the Project site’s southwest corner, at 16964 West 179th Street Brighton Avenue, and the parcel immediately adjacent and east of the Project site are both designated Industrial.
DEIR Page 4.8-11
The multi-family residential development proposes two types of residential uses: an apartment building with 328 DU at the Project site’s northern portion; and 75 townhome-style units within nine ten buildings; see Exhibit 2-4: Conceptual Site Plan.
DEIR Page 4.8-11, Table 4.8-4: Gardena General Plan 2006 Analysis Table 4.8-9: Gardena General Plan 2006 Analysis
General Plan Policy Project Analysis
Community Development Element: Land Use Plan
LU Goal 1: Preserve and protect existing single-family and low/medium-density residential neighborhoods while promoting the development of additional high-quality housing types in the City.
Policy LU 1.1: Promote sound housing and
attractive and safe residential
neighborhoods.
No Conflict. The NCSP would implement new zoning and
development standards to promote development of
high-quality housing in the City. The Project facilitates the surrounding neighborhood’s transition into a more
complete community, in that it would bring new
residents to the neighborhood, bring new housing to this area, improve the streetscape, and activate the
pedestrian realm.
Policy LU 1.2: Protect existing sound
residential neighborhoods from
incompatible uses and development.
No Conflict. Factors influencing land use compatibility include aesthetics, air quality, noise, and traffic. As concluded in Section 4.2: Air Quality, Section 4.9: Noise, Section 4.13: Transportation, and Section 4.16
Aesthetics, respectively, the Project would result in less than significant operational impacts concerning these
resource areas, which in turn would influence land use
compatibility. The surrounding properties include singleand multi-family land uses. Therefore, the Project would Normandie Crossing Specific Plan Project Section 3.0
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be a compatible land use and would involve removal of
potentially incompatible industrial uses with NCSP
approval.
Policy LU 1.4: Locate new medium- and highdensity residential developments near neighborhood and community shopping
centers with commensurate high levels of
community services and facilities.
No Conflict. Commercial uses and services are located
approximately 0.16 mile south of the Project site at the Artesia Boulevard at Normandie Avenue intersection.
These shopping centers are characterized by commercial
and retail uses that would provide community services
and facilities to the Project’s future residents.
Additionally, the Project would cluster urban-density
housing at an appropriate location in the vicinity of the Harbor Gateway Transit Center, which would offer easy
access to public transportation and reduce their
automobile dependence.
Policy LU 1.5: Provide adequate residential
amenities such as open space, recreation,
off-street parking and pedestrian features in
multi-family residential developments.
No Conflict. The Project would incorporate quality
residential amenities, including private and community
open spaces. The Project’s apartment amenities include
a fitness room, dog park, and bike room on the ground
level; pools, BBQ’s and courtyards with fire pits on level three; and a roof deck and club room on level seven. The Project’s townhome amenities include a dog park, paseos playground, courtyard with BBQ’s and fire pits, and a
pool. The Project provides adequate residential
amenities which would create more attractive and livable spaces for residents. The Project would also provide
approximately 399 off-street vehicle and 173 bicycle
parking spaces.
Policy LU 1.6: Ensure residential densities are
compatible with available public service and
infrastructure systems.
No Conflict. The Project permits residential density
compatible with available public service and
infrastructure systems. As described in Section 4.12:
Public Services and Recreation, and Section 4.15:
Utilities and Service Systems, the Project includes
measures to ensure that the plan area is served by
adequate public services, infrastructure, and utilities.
Policy LU 1.8: Minimize through-traffic on
residential streets.
No Conflict. The Project proposes three vehicle access
points at 169th Street (north), 170th Street (south), and Normandie Avenue (east). 169th Street and 170th Street
are classified as Local Streets in the GGP. Traffic on these two roadways proceed to Normandie Avenue, which is
classified as a Major Collector. The Project minimizes
through-traffic on residential streets by orienting
vehicular access towards Normandie Avenue.
Normandie Crossing Specific Plan Project Section 3.0
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Community Development Element: Economic Development Plan ED Goal 3: Attract desirable businesses to locate in the City.
Policy ED 3.3: Maintain a multidisciplinary
proactive approach to improve the City’s
image as a desirable business location.
No Conflict. The Project facilitates the development of quality housing near local technology and creative sector companies and other employment centers to further
attract desirable businesses to locate in the City.
Innovative technology firms and their employees place a premium on quality-of-life and livability factors,
including access to quality housing options; social,
cultural, and environmental amenities; access to shops
and restaurants; and low-stress commutes. Project
implementation would help alleviate the negative
impacts of a lack of housing for local technology and
creative sector employees. The Project adopts a multidisciplinary, proactive approach, balancing job growth in the expanding technology sector with new high-quality
housing opportunities to enable local employees to live close to where they work.
Community Development Element: Community Design Plan
DS Goal 1: Enhance the visual environment and create a positive image of the City.
Policy DS 1.3: Promote a stronger design
review process to ensure that public and
private projects comply with best design
practices and standards.
No Conflict. The Project has been subject to City review and approval to ensure that future development is held
to quality design practices and standards.
Policy DS 1.4: Provide a sense of arrival to
Gardena through entry monument signs,
landscaping features, architectural and
motifs at key gateway locations.
No Conflict. The Project would enhance the visual
environment by replacing obsolete, industrial warehouse buildings with a new multi-family development. The
Project would incorporate high-quality design and
landscaping consistent with the Specific Plan standards.
Developing new residential uses in proximity to growing local technology and creative sector industries would
help create a positive image of the City. The Project
would provide onsite landscaping features and a highquality sign identifying the Project, consistent with GMC Chapter 18.58 sign standards, at a key gateway location in the City.
DS Goal 2: Enhance the aesthetic quality of the residential neighborhoods in the City.
Policy DS 2.1: Provide stronger design
guidelines for residential development,
including both new construction and
additions to existing single-family units or
multi-family dwellings.
No Conflict. The Project is intended to achieve quality and attractively designed development that can serve as a model for future multi-family development in the City.
The Project would replace aged and dilapidated industrial warehouse buildings with a residential development that is intended to serve as a catalyst to transform southeast Gardena into a multi-family neighborhood.
Policy DS 2.2: Ensure that new and
remodeled dwelling units are designed with
Normandie Crossing Specific Plan Project Section 3.0
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architectural styles, which are varied and are
compatible in scale and character with
existing buildings and the natural
surroundings.
Policy DS 2.3: Encourage a variety of
architectural styles, massing, floor plans,
color schemes, building materials, façade
treatments, elevation and wall articulations.
No Conflict. The NCSP development standards would
ensure the development includes a variety of massing,
floorplans, color schemes, façade treatments, elevations, and wall articulations.
Policy DS 2.7: Require appropriate setbacks,
massing, articulation and height limits to
provide privacy and compatibility where
multiple-family housing is developed
adjacent to single-family housing.
No Conflict. The apartment building portion of the
Project design and access is oriented towards Normandie Avenue and away from the nearest single-family housing
located to the south and west of the Project site. Further, the Project appropriately transitions building massing
from a single- to multi-family scale by locating the
townhome style buildings along the Project boundary
that borders single-family housing (south and west) and the apartment building near the multi-family apartments (north) and Normandie Avenue (east).
Policy DS 2.9: Integrate new residential
developments with the surrounding built
environment. In addition, encourage a strong
relationship between the dwelling and the
street.
Policy DS 2.10: Provide landscape
treatments (trees, shrubs, groundcover, and
grass areas) within multi-family
development projects in order to create a
“greener” environment for residents and
those viewing from public areas.
No Conflict. The Project would provide landscape
treatments that would create a “greener” environment.
The Project would replace existing industrial warehouses with a multi-family residential building that incorporates street trees to shade the street and sidewalk and create a pedestrian-scale screen between the ground level and
upper levels of the building. The upper-level courtyards would all be landscaped and visible from the street,
further enhancing the “green” environment for residents and those viewing from public areas.
Policy DS 2.11: Incorporate quality
residential amenities such as private and
communal open spaces into multi-unit
development projects in order to improve
the quality of the project and to create more
attractive and livable spaces for residents to
enjoy.
No Conflict. The Project would incorporate quality
residential amenities, including 16,120 13,600 SF of
private and 32,900 32,820 SF of community open spaces.
The Project’s apartment amenities include a fitness
room, dog park, pool, and bike room on the ground level; pools, BBQs and courtyards on level 3; and a roof deck
and club room on level 7. The Project’s townhome
amenities include a dog park, paseos playground,
courtyard with BBQs, and a pool. These amenities would
create more attractive and livable spaces for residents to enjoy.
Policy DS 2.12: Provide well-designed and
safe parking areas that maximize security,
surveillance, and efficient access to building
entrances.
No Conflict. The apartment building portion of the
Project would provide parking in an enclosed garage
consisting of two vertical floors, starting at the ground level. The parking garage would be accessible only to
residents and would be secured by a key fob entry
Normandie Crossing Specific Plan Project Section 3.0
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system. Residents would be able to enter the building
directly from the parking garage. The townhome units
would have enclosed parking garages.
Policy DS 2.14: Require design standards be
established to provide for attractive building
design features, safe egress and ingress,
sufficient parking, adequate pedestrian
amenities, landscaping, and proper signage.
No Conflict. The Project includes design guidelines to
ensure that the Project is designed with a varied but
cohesive architectural style. These design standards
would ensure that the Project would be designed with
attractive building design features, safe egress and
ingress, sufficient parking, adequate pedestrian
amenities, landscaping, and proper signage.
Policy DS 2.15: Promote innovative
development and design techniques, new
material and construction methods to
stimulate residential development that
protects the environment.
No Conflict. The Project would provide a new high-quality residential development through Specific Plan
implementation, which would conform to the latest
CALGreen sustainability standards and encourage
attractive architectural design and features to stimulate residential development and protect the environment.
Community Development Element: Circulation Plan
CI Goal 1: Promote a safe and efficient circulation system that benefits residents and businesses and integrates with the greater Los Angeles/South Bay transportation system.
Policy CI 1.1: Prioritize long-term
sustainability for the City of Gardena, in
alignment with regional and state goals, by
promoting infill development, reduced
reliance on single-occupancy vehicle trips,
and improved multi-modal transportation
networks, with the goal of reducing air
pollution and greenhouse gas emissions,
thereby improving the health and quality of
life for residents.
No Conflict. The Project’s apartment building portion
would provide 173 bicycle parking spaces and 399 auto
parking spaces, consistent with the NCSP but less than
the City’s parking requirements, providing 1.2 parking
spaces per apartment unit. As such, the Project would
discourage multi-vehicle households. Providing less
parking spaces per unit encourages residents to carpool or seek alternative modes of transportation. The Project further promotes use of multi-modal transportation
networks through its close proximity to such networks.
Existing GTrans bus stops are located less than 600 feet to the north of the Project site along 166th Street.
Additional Torrance Transit and Metro services are
located approximately 0.25 mile to the south of the
Project site, at the intersection of Artesia Boulevard and South Normandie Avenue. The Los Angeles County
Metropolitan Transportation Authority (Metro) Harbor
Gateway Transit Center is also located approximately 0.9 mile to the south, providing more access to public transit opportunities. Further, per the NCSP, new residents who sign a 12-month lease would be offered one free monthly Metro pass. The Project would provide two parking
spaces per townhouse unit, plus 10 guest parking spaces.
CI Goal 3: Develop Complete Streets to promote alternative modes of transportation that are safe and efficient for commuters, and available to persons of all income levels and disabilities.
Normandie Crossing Specific Plan Project Section 3.0
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Policy CI 3.1: Work with Gardena Municipal
Bus Lines and MTA to increase the use of
public transit, establish or modify routes, and
improve connectivity to regional services.
No Conflict. Transit and pedestrian facilities exist near the Project site. Existing GTrans bus stops are located less than 600 feet to the north of the Project site along 166th Street. Additional Torrance Transit and Metro services
are located approximately 0.25 mile to the south of the Project site, at the intersection of Artesia Boulevard and South Normandie Avenue. The Los Angeles County
Metropolitan Transportation Authority (Metro) Harbor
Gateway Transit Center is also located approximately 0.9 mile to the south, providing more access to public transit opportunities. To improve access to public
transportation, the Project includes the construction of onsite and offsite sidewalks in this area. The Project
includes the construction of sidewalks per Local Street requirements along the south side of 169th Street,
Brighton Way (west), and 170th Street (south).
Additionally, the Project proposes to construct offsite sidewalk improvements offsite along the south side of
169th Street. The Project, with the incorporation of these sidewalk improvements, would improve connectivity to
regional services and promote alternative modes of
transportation for residents. Further, the NCSP proposes that new residents who sign a 12-month lease would be
offered one free monthly Metro pass. This provision
would increase the use of established public transit in the area.
Policy CI 3.3: Maintain and expand sidewalk
installation and repair programs, particularly
in areas where sidewalks link residential
neighborhoods to local schools, parks, and
shopping areas.
No Conflict. The Project would include reconstruction of sidewalks, curbs, and gutters adjoining the Project site.
Furthermore, as mentioned above, the Project proposes
to construct offsite sidewalk improvements offsite along the south side of 169th Street and onsite along Brighton Way (west) and 170th Street (south) pursuant to the GGP Circulation Element requirements for a Local Street (2
lanes, undivided with parking).
Policy CI 3.4: Maintain a citywide bicycle
route and maintenance plan that promotes
efficient and safe bikeways integrated with
the MTA’s regional bicycle system.
No Conflict. The Project promotes bicycle usage through provision of bicycle access along street frontages and
bicycle parking.
Housing Element
Goal 3.0: Minimize the impact of governmental constraints on housing construction and cost.
Policy 3.3: Encourage the use of special
development zones and other mechanisms
to allow more flexibility in housing
developments.
No Conflict. The Project reduces the impact of
governmental constraints on housing construction and
cost by implementing special zoning and development
standards to permit more flexibility in housing
developments in southeast Gardena. The Project offers
Normandie Crossing Specific Plan Project Section 3.0
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an opportunity to create a vibrant, multi-family
neighborhood. The Project facilitates more diverse multifamily housing options to serve the City’s growing and evolving technology industry, and balances job growth
with new high-quality housing opportunities. By
permitting denser development than would otherwise be
permitted under existing zoning, the Project incentivizes construction of new multi-family housing with a variety of unit types thereby reducing costs.
Goal 4.0: Provide adequate residential sites through appropriate land use and zoning to accommodate the City’s share of regional housing needs.
Policy 4.1: Implement land use policies that
allow for a range of residential densities.
No Conflict. Upon adoption of the General Plan
Amendment and zone change to Specific Plan, the Project would be consistent with land use designations and
zoning to provide for the development of multi-family
residential development. The provision of up to 403
residential units near regional serving public transit
infrastructure assists the City in meeting its share of the regional housing needs allocation. Currently, residential development in southeast Gardena primarily consists of
single-family housing with minimal multi-family housing along arterials. The Project permits a greater range of residential densities than is currently permitted in this area of the City. Additionally, three parcels of the existing Project site are designated with a Housing Overlay which identifies that the site has potential to be redeveloped with residential uses to help the City meet its Regional Housing Needs Allocation.
Community Resources Element: Conservation Plan
CN Goal 2: Conserve and protect groundwater supply and water resources.
Policy CN 2.2: Comply with the water
conservation measures set forth by the
California Department of Water Resources.
No Conflict. The Project conserves and protects
groundwater supply and water resources through
compliance with all applicable regulations, including the water conservation measures set forth by the
Department of Water Resources. The Project site is
approximately 99.7% impervious under existing
conditions.2 The Project would reduce the impermeable
area to approximately 85.90 91.1% , an approximately
13.80 8.6% reduction by incorporating approximately
31,000 20,432 SF of new planting areas. The Project
would be required to comply with all applicable
Policy CN 2.6: Encourage and support the
proper disposal of hazardous waste and
waste oil. Monitor businesses that generate
hazardous waste materials to ensure
compliance with approved disposal
procedures.
2 Urban Architecture Lab. (2022). 16911 Normandie Apartments and Townhomes Entitlement Set, Sheet No. G0.01: Project Information.
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regulations regarding the disposal of hazardous waste
and waste oil during construction.
Goal 3: Reduce the amount of solid waste produced in Gardena.
Policy CN 3.1: Comply with the requirements
set forth in the City’s Source Reduction and
Recycling Element.
No Conflict. The Project would comply with all applicable local and state requirements for waste diversion during both construction and operations, including the City’s
Source Reduction and Recycling Element.
CN Goal 4: Conserve energy resources through the use of technology and conservation methods.
Policy CN 4.1: Encourage innovative building
designs that conserve and minimize energy
consumption.
No Conflict. The Project would be a multi-family
development subject to Title 24 requirements. The
Project would be designed to achieve best practices for architectural design and land development that enhance
the City’s infrastructure, reduce consumption of nonrenewable resources, and limit pollutants and greenhouse gas emissions. The Project would comply
with the 2022 CALGreen sustainability standards, or
those in effect at the time that plans are submitted.
Policy CN 4.2: Require compliance with Title
24 regulations to conserve energy.
CN Goal 5: Protect the City’s cultural resources.
Policy CN 5.3: Protect and preserve cultural
resources of the Gabrielino Native American
Tribes found or uncovered during
construction.
No Conflict. The Project would incorporate measures to
protect and preserve any cultural resources of the
Gabrielino Native American Tribe, or any other Tribe,
found or uncovered during construction. See
Section 4.14: Tribal Cultural Resources.
Community Safety Element: Public Safety Plan
PS Goal 1: Maintain a high level of fire and police protection for residents, businesses and visitors.
Policy PS 1.6: Ensure that law enforcement,
crime prevention, and fire safety concerns
are considered in the review of planning and
development proposals in the City.
No Conflict. The City has considered law enforcement,
crime prevention, and fire safety concerns in its Project review. The building and parking structure would be
accessible only to residents. The five spaces directly off Normandie Avenue will be made available for public
parking. The Project proposes 10 guest parking spaces,
which would be located near the townhome units. The
Project would comply with all applicable Fire Code and
fire safety regulations.
PS Goal 2: Protect the community from dangers associated with geologic instability, seismic hazards and other natural hazards.
Policy PS 2.3: Require compliance with
seismic safety standards in the Uniform
Building Code.
No Conflict. The Project would be required to comply
with the seismic safety standards in the Uniform Building Code.
Policy PS 2.4: Require geotechnical studies
for all new development projects located in
an Alquist-Priolo Earthquake Fault Zone or
areas subject to liquefaction.
No Conflict. The Project site is near parcels within a
liquefaction zone; therefore, a geotechnical study was
prepared for the Project area; see Appendix 4.4-1:
Preliminary Geotechnical Investigation.
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PS Goal 4: Increase public awareness of crime and fire prevention, and emergency preparedness and procedures.
Policy PS 4.3: Promote professional
management of multi-family residential
buildings.
No Conflict. The Project’s proposed multi-family
residential building would be professionally managed and the property managers would develop standard
emergency preparedness plans and procedures.
Community Safety Element: Noise Plan
N Goal 2: Incorporate noise considerations into land use planning decisions.
Policy N 2.4: Require mitigation of all
significant noise impacts as a condition of
project approval.
No Conflict. The Project’s potential for generating noise impacts on the surrounding environment both during
construction and operation is addressed in Section 4.9:
Noise. As concluded in Section 4.9: Noise, impacts
associated with Project onsite construction activities
would be significant and unavoidable despite the
specified mitigation measures. In accordance with Policy
2.4, mitigation is required to minimize construction noise impacts. As to Policies 2.5 and 2.6, the Project would
conduct interior noise level studies and achieve interior noise level standards as required by the Building Code. As to Policy 2.9, the Project would incorporate design
features necessary to control residential interior noise levels and minimize exposure of residents to nearby
mobile noise sources in accordance with the Building
Code standards for interior noise levels.
Policy N 2.5: Require proposed projects to be
reviewed for compatibility with nearby
noise-sensitive land uses with the intent of
reducing noise impacts.
Policy N 2.6: Require new residential
developments located in proximity to
existing commercial/ industrial operations to
control residential interior noise levels as a
condition of approval and minimize exposure
of residents in the site design.
Policy N 2.9: Encourage the creative use of
site and building design techniques as a
means to minimize noise impacts.
N Goal 3: Develop measures to control non-transportation noise impacts.
Policy N 3.2: Require compliance with noise
regulations. Review and update Gardena’s
policies and regulations affecting noise.
No Conflict. The Project would be subject to compliance with the City’s noise ordinance.
Policy N 3.3: Require compliance with
construction hours to minimize the impacts
of construction noise on adjacent land.
No Conflict. The Project would be subject to compliance with the City’s regulations regarding permitted
construction hours.
Source: City of Gardena. 2006. Gardena General Plan 2006, Updated 2022. https://www.cityofgardena.org/general-plan/. Accessed May 2023.
DEIR Page 4.8-21
These approvals are needed for Project development, which proposes one seven-story apartment building with 328 apartments and nine ten three-story structures which include 75 townhome style units to replace the warehouse buildings currently on the property.
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DEIR Section 4.9: Noise
DEIR Page 4.9-1
It is noted, the Noise Impact Study was based on an earlier Conceptual Site Plan, which has since been slightly modified (“February 2024 Conceptual Site Plan”). Section 2.3: Project Characteristics describes the proposed Project based on the February 2024 Conceptual Site Plan.
A follow-up Project Modified Site Plan – Operational Noise Analysis (“Operational Noise Analysis”) (Acoustical Engineering Services, March 7, 2024) was conducted (see Appendix 4.9-2) to analyze the February 2024 Conceptual Site Plan. The Operational Noise Analysis found the Noise Impact Study’s significance conclusions remain valid and applicable to the February 2024 Conceptual Site Plan.
It is further noted, Kimley-Horn conducted a third-party review on behalf of the City of Gardena (“City”) of the Project’s Noise Impact Study; see Appendix 4.9-1.
DEIR Page 4.9-19
-Townhomes: swimming outdoor pool with BBQ and seating areas; dog park; club house; and paseos with seating areas playground.
DEIR Page 4.9-20
Concerning the February 2024 Conceptual Site Plan, the location of the townhomes pool (L1) changed to the eastern portion of the Project site to approximately 430 feet northeast of sensitive receptor R1 and approximately 140 feet west of sensitive receptor R3. Although the outdoor activity noise levels presented in Table 4.9-8 were modelled using the pool’s original location, the noise levels associated with the pool’s modified location would be less or similar to those presented in the table. In its modified location, the pool would move further away from sensitive receptor R1, thus noise levels would be less than 46.6 dBA, resulting in a less than significant impact. In its modified location, the pool would move closer to sensitive receptor R3, however, as shown above in Table 4.9-8, the estimated noise from outdoor activities at receptor R2, which is the receptor nearest the modified pool location, is only 37.7 dBA, which would be far below the significance threshold of 67.3 dBA. The pool’s relocation would not increase outdoor operational noise levels such that the significance threshold would be exceeded.
Further, any increase in outdoor activity noise levels at sensitive receptor R3 would be masked by offsite mobile roadway noise along South Normandie Avenue. Thus, the Project’s outdoor stationary noise source noise levels associated with the February 2024 Conceptual Site Plan would remain less than significant.
DEIR Page 4.9-29
Acoustical Engineering Services, Inc. (2024). Project Modified Site Plan – Operational Noise Analysis; see Appendix 4.9-2.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Section 4.10: Population and Housing
DEIR Page 4.10-10
The Project proposes to remove all existing onsite structures and, in their place, construct a 403- DU multi-family residential development with two types of residential uses: an apartment building with 328 DU at the Project site’s northeastern portion; and 75 townhome-style units within nine ten buildings at the Project site’s southern portion and along the western site boundary; see Exhibit 2-4: Conceptual Site Plan. Table 2-45: Land Use Summary – Proposed Apartment Building summarizes the apartment building’s proposed floor areas and various proposed apartment product types (i.e., 68 studio, 194 one-bedroom, and 66 two-bedroom).
Table 2-56: Land Use Summary – Proposed Townhomes summarizes the townhome proposed floor areas and the various proposed townhome product types (i.e., 30 two bedroom, 35 65 three-bedroom, and 10 four-bedroom).
DEIR Section 4.12: Recreation
DEIR Page 4.12-6
The Normandie Crossing Specific Plan (Section VI. Landscape and Open Space Plan) specifies that the Project must provide a minimum of 16,400 9,850 SF (50 SF per unit for 60 percent of the units) of private open space and 22,698 22,140 SF of outdoor common open space for the proposed apartments and 3,750 SF (50 SF per unit) of private space and 7,645 8,680 SF of indoor and outdoor common open space for the proposed townhomes.
DEIR Page 4.12-6
Overall, the Project proposes approximately 50,493 44,420 SF of open spaces, including approximately 20,150 13,600 SF of private open space and approximately 30,343 32,820 SF of common open space.
DEIR Page 4.12-6
Each Subarea A unit would be provided provide a minimum of 50 SF of private open space for 60 percent of the units (197 units).
DEIR Page 4.12-6
Each Subarea B unit would be provided 50 SF of private open space (i.e., balconies and roof decks yards). The amenities proposed in Subarea B’s public open spaces are as follow: swimming pool with BBQ and seating areas; dog park; club house; and paseos with seating areas a playground.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Section 4.13: Transportation
DEIR Page 4.13-1
It is noted, the CEQA Transportation Assessment and Local Transportation Assessment identified above were based on an earlier Conceptual Site Plan, which has since been slightly modified (“February 2024 Conceptual Site Plan”). Section 2.3: Project Characteristics describes the proposed Project based on the February 2024 Conceptual Site Plan. Given the February 2024 Conceptual Site Plan involved only minor modifications to the Project, the CEQA Transportation Assessment and Local Transportation Assessment significance conclusions remain valid and applicable to the February 2024 Conceptual Site Plan.
It is further noted, Kimley-Horn conducted a third-party review on behalf of the City of Gardena (“City”) of the Project’s CEQA Transportation Impact Assessment and Local Transportation Assessment; see Appendix 4.13-1 and Appendix 4.13-2.
DEIR Page 4.13-16
Removing approximately 170 linear feet of the spur track, which enters the project site and on UPRR property that formerly serves served the southernmost industrial building (16911 Normandie Avenue);
DEIR Section 4.15: Utilities and Service Systems
DEIR Page 4.15-1
It is noted, the Water Resources Technical Report and Energy Assessment identified above were based on an earlier Conceptual Site Plan, which has since been slightly modified. However, from the time the reports were completed, the Conceptual Site Plan has not changed concerning Project elements which are foundational to these studies and which would inform Projectrelevant data. Section 2.3: Project Characteristics describes the proposed Project elements based on the current February 2024 Conceptual Site Plan. Because the Conceptual Site Plan has not changed concerning Project elements foundational to the Water Resources Technical Report and Energy Assessment, their conclusions remain valid and applicable to the February 2024 Conceptual Site Plan. As such, updates to these studies to reflect the February 2024 Conceptual Site Plan are not warranted. Fuscoe Engineering provided a memorandum on March 7th, 2024 confirming that the conclusions from the Water and Wastewater Technical Report dated April 2023 remain valid and applicable to the February 2024 Conceptual Site Plan.
DEIR Page 4.15-25
The Project’s estimated wastewater generation would be approximately 86,500 88,000 gpd, or approximately 75,890 77,390 gpd (0.08 mgd) over existing conditions; see Table 4.15-7:
Estimated Project Wastewater Generation.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 4.15-25, Table 4.156-7: Estimated Project Wastewater Generation Table 4.15-10: Estimated Project Wastewater Generation
Land Use Dwelling Units Average Generation
Factor (gpd/DU)1
Total Wastewater
Generation (gpd)
Apartments
68 Units – (Studio) 150 10,200
194 Units – ( 1-BR) 200 38,800
66 Units – (2-BR) 250 16,500
Townhomes
10 Units – (4-BR) 300 3,000
35 65 Units – (3-BR) 300 10,500 19,500
30 Units – (2- BR) 250 7,500
Total Project 86,500 88,000
Total Existing2 -10,610
Net Project + 75,890 +77,390 (0.08
mgd)
Note:
1 Based on the sewer generation factors from the “Estimated Average Daily Sewage Flows for Various Occupancies” document from LA County Public Works.
2 See Table 4.15-4.
Source: Appendix 4.7-1, Table 4.
DEIR Page 4.15-29
The Project’s estimated water demand would total approximately 158,211 159,266 gpd, or approximately 145,479 146,534 gpd over existing conditions; see Table 4.15-9: Estimated Project Water Demand.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 4.15-30, Table 4.15-9: Estimated Project Water Demand Table 4.15-11: Estimated Project Water Demand
Land Use Units Average Demand
Factor (gpd/DU)1
Total
Water Demand (gpd)
Apartments
68 Units – (Studio) 180 12,240
194 Units – ( 1-BR) 240 46,560
66 Units – (2-BR) 300 19,800
Townhomes
10 Units – (4-BR) 360 3,600
35 65 Units – (3-BR) 360 12,600 23,400
30 Units – (2- BR) 300 9,000
Pool(s)2
1 Unit @ - L1
Courtyard 13,614 13,614
1 Units @ - L1
Courtyard 2,693 2,693
1 Unit @ - L3
Courtyard 35,904 35,904
Landscaping 30,891 20,432 SF ETWU Method3, 4 2,200 1,455 Total Project 158,211 159,266
(177.2 178.4 AFY)
Total Existing5 -12,732
Net Project + 145,479 +146,534
(+163 +164.1 AFY)
Note:
1 Based on 120% of the sewer generation factors from the “Estimated Average Daily Sewage Flows for Various Occupancies” document from LA County Public Works. See Golden State Water Company 2020 Urban Water Management Plan Southwest Service Area, page 1-2. 2 Pools vary in size: therefore, pools have different water consumption values per unit. 3 Demand based on Estimated Total Water Use equation: (Eto*plant factor*landscaped area* 0.62)/irrigation efficiency. Utilizing CIMIS Reference Evapotranspiration Zones Map ET of 46.6 in/yr, and a conservative plant factor of 0.7 and irrigation efficiency of 0.81 proposed condition.
4 The Project’s proposed landscaping was updated to total 30,205 SF (See Section 3.0: Project Description) after completion of this analysis.
Because the Project’s updated landscaping would generate less water demand, this analysis conservatively assumes 30,891 SF of proposed landscaping for purposes of determining water demand.
5 See Table 4.15-1.
Source: Appendix 4.15, Table 3.
DEIR Page 4.15-31
The Project’s increase in water demand of 145,479 146,534 gpd (163 164.1 AFY) represents approximately 6.5% of the UWMP’s forecast increase in demand between 2025 and 2045.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 4.15-31
As discussed above, the Project’s estimated wastewater generation would be approximately 86,500 88,000 gpd, or approximately 75,890 77,390 gpd (0.08 mgd) over existing conditions; see Table 4.15-7.
DEIR Page 4.15-31
The Project’s estimated wastewater generation of 75,890 77,390 gpd (0.076 0.08 mgd) comprises less than 0.06 percent of JWPCP’s remaining available capacity of 156.9 mgd.
DEIR Section 4.16: Aesthetics
DEIR Page 4.16-10
At 16964 West 179th Street Brighton Avenue, rezone from General Industrial (M-2) Zone to Single-Family Residential (R-1) Zone;
DEIR Section 5.0: Other CEQA Considerations
DEIR Page 5-3
The Project would remove all onsite uses to develop a 403-DU multi-family residential development with two types of residential uses: an apartment building with 328 DU at the Project site’s northern portion; and 75 townhome-style units within nine ten buildings at the Project site’s southern portion and along the western site boundary.
DEIR Section 6.0: Alternatives To The Proposed Project
DEIR Page 6-2
The Project proposes a 403-dwelling unit (DU) multi-family residential development with two types of residential uses: an apartment building with 328 DU at the Project site’s northern portion; and 75 townhome-style units within nine ten buildings at the Project site’s southern portion and along the western site boundary.
DEIR Page 6-4
The analysis presented below compares the potential environmental impacts associated with the following alternatives to impacts from the proposed Project:
“No Project/No Construction” Alternative;
“No Project/Existing Land Use Designation” Alternative; “Reduced Density” Alternative; and
“Community Input” Alternative.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Throughout the following analysis, the alternatives’ impacts are analyzed for each environmental issue area, as examined in Sections 4.1: Air Quality through 4.16: Aesthetics. In this manner, each Alternative can be compared to the Project on an issue-by-issue basis. Table 6-3:
Comparison of Alternatives Table 6-12: Comparison of Alternatives, included at the end of this Section, provides an overview of the alternatives analyzed and a comparison of each Alternative’s impacts in relation to the Project. This Section also identifies alternatives that were considered by the lead agency but were rejected as infeasible. Section 6.6: Environmentally Superior Alternative, references the “environmentally superior” Alternative, as required by the State CEQA Guidelines.
DEIR Page 6-16, Table 6-1: Comparison Between Proposed Project and No Project/Existing Land Use Designation Alternative
Table 6-1: Comparison Between Proposed Project and No Project/Existing Land Use Designation Alternative
Description Apartment
Building (DU)1
Townhomes
(DU)1
Density
(DU/AC)1
Floor Area
(SF)1
Proposed Project 328 75 77
429,000
429,578
(Residential)
No Project/Existing Land Use
Designation Alternative
200,310
228,690
(Industrial)
Difference -328 -75 -200,888
% Difference -100% -100% -47%
-53%
Note:
1. DU = dwelling units; AC = acre; SF = square feet.
DEIR Page 6-23
The Project proposes an apartment building approximately 90 feet tall and nine ten townhome buildings approximately 40 feet tall, as measured from the finished floor (i.e., the level of the finished floor on the ground level) of the roof’s highest point.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
DEIR Page 6-25, Table 6-2: Comparison Between Proposed Project and Reduced Density Alternative
Table 6-2: Comparison Between Proposed Project and Reduced Density Alternative Description
Apartment
Building
(DU)1
Townhome
s (DU)1
Density
(DU/AC)
Height of
Building
(Stories)
Floor Area
(SF)
Proposed Project 328 75 77 7 429,000
429,578
Reduced Density
Alternative 192 75 51 5 253,110
Subtotal Difference -136 -0
Total Difference -136 -2 -175,890
-176,468
% Difference -34% -41%
Note: DU = dwelling units; and AC = acre.
DEIR Page 6-25
The Reduced Density Alternative proposes approximately 34 percent fewer DU than the Project and less floor area (approximately 253,110 SF compared to approximately 429,000 429,578 SF), thus, proportionately fewer construction emissions as presented in Table 4.1-5 would occur.
DEIR Page 6-33
6.4.5 COMMUNITY INPUT” ALTERNATIVE
The Community Input Alternative was added as a result of input received from the community through the public hearing and public review processes, as well as from a follow-up meeting the Applicant had with neighborhood residents following the March 19, 2024 Planning Commission meeting. This new Alternative addresses the following primary concerns that were raised by the community and neighborhood residents: density; and apartment building height and mass, parking, and the alignment of the driveway on 170th Street.
DESCRIPTION OF ALTERNATIVE
The Community Input Alternative assumes development of the Project site similar to the proposed Project. The townhomes would remain unchanged; however, under this Alternative, the apartment building would be reduced to 258 DUs (from 328 DU) and the building height would be reduced to five above grade stories at a maximum height of 70 feet from existing grade (from seven above grade stories at a maximum height of 90 feet from existing grade) and would include one level of subterranean parking (with none under the proposed Project). This Alternative proposes a total of 333 DU, or approximately 17 percent fewer DU than the Project’s Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
proposed 403 DU and would reduce the density to 63 DU/AC (from 77 DU/AC). With fewer units, this Alternative would include fewer affordable units (7 affordable DU rather than 20 affordable DU). Table 6-3: Comparison Between Proposed Project and Community Input Alternative compares development under the Project and the Community Input Alternative.
Table 6-3: Comparison Between Proposed Project and Community Input Alternative Description
Apartment Building (DU)1
Townhomes
(DU)1 Total DU Density(DU/AC)
Height of Apartment Building Floor Area
Market (SF)
Rate Affordable Subtotal Above Grade Stories
Below Grade
Stories
Proposed Project 308 20 328 75 403 77 7 0 429,000
Community Input
Alternative 251 7 258 75 333 63 5 1 367,000
Subtotal Difference -57 -13 -70 0 -- -2 +1 --
Total DU Difference -70 -- -1 -62,000
% Difference -17% -- -- -14%
Note:
1. DU = dwelling units, SF=square feet, and AC = acre.
Table 6-4: Community Input Alternative Parking compares parking under the Project and parking under the Community Input Alternative. Under this Alternative, onsite vehicle parking would be reduced to 556 spaces (from 559 spaces) and bicycle parking would be reduced to 69 spaces (from 173 spaces). However, given this Alternative would include 70 fewer DU, the parking spaces per DU ratio would increase to 1.67 spaces per DU (from 1.39 spaces per DU).
Table 6-4: Community Input Alternative Parking
Description Total
DU1
Total Parking Spaces2 Parking Spaces per DU Ratio
Apartment
Building Townhomes Total Apartment Building Townhomes Total Proposed Project 403 399
150 + 10
guest
parking
559
1.22 2.13 1.39
Community Input
Alternative 333 387
150 + 19
guest
parking
556 1.5 2.25 1.67
Total Difference -70 -12 +9 -3 0.28 0.12 +0.28
% Difference -17% -3% +6% -1% 23% 6% +20%
Note:
1. DU = dwelling units
2. Total parking spaces includes electric vehicle charging, accessible, guest, and standard parking spaces.
Except the townhome’s 170th Street access driveway, it is assumed all access driveways under this Alternative would be the same as the Project, thus, this Alternative would similarly require offsite railroad improvements pursuant to CPUC standards and UPRR guidelines. Under this Alternative, the townhome’s 170th Street access driveway would be relocated west to align with the Brighton Avenue at West 170th Street intersection. Under the Community Input Alternative, Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
more grading would be required for the proposed subterranean parking (approximately 40,730 cubic yards of cut and export with a maximum depth of excavation to 15.0 feet below ground surface [bgs]) rather than approximately 10,000 cubic yards of cut and export with a maximum depth of excavation to 6.0 feet bgs). Additionally, because construction hauling trips are determined based on project-specific grading material movement, under the Community Input Alternative, more construction hauling trips would occur (approximately 2,546 construction hauling trips rather than 625 construction hauling trips).3 Similar to the Project, construction under this Alternative would occur over approximately 3.5 years.
As discussed more fully below, all impacts of the Community Input Alternative except for construction noise, including those associated with the subterranean parking structure, dirt export, and hauling, are found to be less than significant similar to the original project.
IMPACT COMPARISON TO THE PROPOSED PROJECT
Air Quality
Table 4.1-5: Construction Air Pollutant Emissions provides the Project’s construction-related maximum daily criteria air pollutant (CAP) emissions using the CARB-approved CalEEMod Version 2020.4 computer program, which was the most recent version when the Project’s Notice of Preparation (NOP) was released in 2021. Table 4.1-5 shows the Project’s construction-related maximum daily CAP emissions would be below the SCAQMD’s mass daily significance thresholds, resulting in a less than significant impact.
The Community Input Alternative’s construction-related emissions were calculated using CalEEMod Version 2022.1, which is the most current version of the computer program. To compare the Community Input Alternative’s construction-related criteria air pollutant emissions and the proposed Project’s emissions using the same computer model, the Project’s construction-related emissions were also calculated using CalEEMod Version 2022.1 for informational purposes only; see Appendix 6.0-1: Air Quality, Greenhouse Gas, and Noise Modeling Data for proposed Project and Community Input Alternative construction assumptions and CalEEMod Version 2022.1 outputs.4
Table 6-5: Community Input Alternative Construction Air Pollutant Emissions provides the construction-related maximum daily criteria air pollutants emissions for the proposed Project and the Community Input Alternative using CalEEMod Version 2022.1. Table 6-5 shows the Community Input Alternative’s construction-related maximum daily criteria air pollutant emissions and shows they would be greater than the proposed Project for VOC, less than the proposed Project for NOX and CO, and the same as the proposed Project for SOx, PM10, and PM2.5.
While the Community Input Alternative would result in greater regional emissions for one pollutant, like the proposed Project, this Alternative’s construction-related maximum daily 3 California Air Pollution Control Officers Association (CAPCOA). CalEEMod User Guide, Appendix C Emission Calculation Details for CalEEMod, Section 4.6.1 Default Values for Vehicle Trip Rate Pg. C-19. Retrieved from:
https://www.caleemod.com/documents/user-guide/04_Appendix%20C.pdf. Accessed October 23, 2024.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
emissions would be below the SCAQMD significance thresholds and impacts would be less than significant.
Table 6-5: Community Input Alternative Construction Air Pollutant Emissions Year
Maximum Daily Criteria Air Pollutant Emissions 1,2.3
(lb/day)
VOC4 NOx CO SOx PM105 PM2.55
2025 0.51 5.57 25.34 0.05 8.05 4.07
2026 1.32 5.46 28.49 0.05 3.34 1.62
2027 1.16 3.83 21.86 0.02 3.01 0.75
2028 30.10 0.98 5.70 0.00 1.05 0.25
Community Input
Alternative Maximum 6 30 6 28 <1 8 4
Proposed Project
Maximum 12 9 48 <1 8 4
SCAQMD Significance
Threshold8 75 100 550 150 150 55
Exceed Threshold? No No No No No No
1. Numbers are rounded for reporting purposes. The sum of the emissions may not add up due to rounding.
2. Emissions shown here are based on the specific construction schedule and hauling material for the Alternative and the Project. Emissions were estimated using CalEEMod Version 2022.1. CalEEMod defaults were used for on-site construction equipment mix and on-road vehicle trips. See Appendix 6.0-1 for detailed CalEEMod outputs for the Alternative and the Project. Analysis assumes on-site fugitive dust control [watering three times daily during construction].
3. Alternative and Project construction assume the use of USEPA Tier 4 for construction equipment greater than 50 hp.
4. For purposes of this analysis, VOC emissions are assumed to be equal to ROG emissions.
5. PM emissions are estimated as a sum of exhaust, tire wear, brake wear, and fugitive dust emissions. PM fugitive dust emissions during construction include a 55% reduction (for watering at least two times daily to comply with SCAQMD Rule 403).
6. SCAQMD Air Quality Significance Thresholds. Available at http://www.aqmd.gov/docs/defaultsource/ceqa/handbook/scaqmd-air-quality-significance-thresholds.pdf?sfvrsn=2.
CalEEMod = California Emissions Estimator Model; CO = carbon monoxide; lb = pounds; NOx = nitrogen oxides; PM = particulate matter; PM10 = particulate matter less than 10 microns in diameter; PM2.5 = particulate matter less than 2.5 microns in diameter; ROG = reactive organic gases; SCAQMD = South Coast Air Quality Management District; SOX = oxides of sulfur; VOC = volatile organic compounds
Source: Kimey-Horn and Associates, Inc. (2024). See Appendix 6.0-1.
Table 4.1-7: Localized Significance of Construction Emissions provides the Project’s maximum daily on-site construction-related criteria air pollutant emissions using the CalEEMod Version 2020.4, which was the most recent version when the Projects NOP was released in June 2021.
Table 4.1-7 shows that the Project’s maximum daily on-site construction related criteria air pollutant emissions would be less than the SCAQMD mass-rate LSTs for NOx, CO, PM10, and PM2.5. The Project’s contribution to the localized air concentrations of these pollutants would be less than significant.
The Community Input Alternative’s maximum daily on-site construction-related criteria air pollutant emissions were calculated using CalEEMod Version 2022.1. To compare the Community Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Input Alternative’s maximum daily on-site construction related criteria air pollutant emissions and the proposed Project’s emissions using the same computer model, the Project’s maximum daily on-site construction related criteria air pollutant emissions were also calculated using CalEEMod Version 2022.1 for informational purposes only; see Appendix 6.0-1 for proposed Project and Community Input Alternative construction assumptions and CalEEMod Version 2022.1 outputs.
Table 6-6: Community Input Alternative Localized Significance of Construction Emissions (Maximum Pounds Per Day) provides the maximum daily on-site construction-related criteria air pollutant emissions for the proposed Project and the Community Input Alternative using CalEEMod Version 2022.1. Table 6-6 shows that would be greater than the proposed Project for PM10 and PM2.5 and less than the proposed Project for CO, NOX and 1-hour NOX. While the Community Input Alternative would result in greater maximum daily on-site construction-related emissions for two pollutants, like the proposed Project, this Alternative’s maximum daily on-site construction-related emissions would not exceed the SCAQMD mass-rate LSTs and impacts would be less than significant. Like the Project, the Alternative’s contribution to the localized air concentrations of these pollutants would also be less than significant.
Table 6-6: Community Input Alternative Localized Significance of Construction Emissions (Maximum Pounds Per Day)
Emission Type Maximum Daily On-Site Construction Emissions (lb/day) 1 CO NOX 1-Hour NOX 2 PM10
3 PM2.53
Community Input Alternative
Maximum 24.3 2.6 2.6 8.0 4.1
Proposed Project Maximum 28.31 4.5 4.5 7.7 3.9
SCAQMD Localized Significance
Thresholds4 1,796 197 109 15 8
Exceed Threshold? No No No No No
1. Emissions represent the change in on-site emissions due to the proposed land uses relative to emissions from the existing conditions. Emissions were estimated using CalEEMod Version 2022.1.
2. An approximated LST was estimated to evaluate the federal 1-hour NO₂ standard for the Project and Alternative, as the SCAQMD LST has not been updated to reflect this standard. This value was estimated by scaling the SCAQMD LST that represents the state 1-hr NO₂ standard with the ratio of the federal to state 1-hr NO₂ standard (0.10 ppm/0.18 ppm).
3. PM fugitive dust emissions for the Project and Alternatives during unmitigated construction include a 55% reduction (for watering at least two times daily to comply with South Coast AQMD Rule 403).
4. LSTs based on a 5-acre Project site SRA 3 (Southwest Coastal LA County) for a 25-m receptor distance. LSTs were obtained from the 2008 SCAQMD Final Localized Significance Threshold Methodology, Appendix C, Mass Rate LST Look-up Tables. Available at: http://www.aqmd.gov/home/regulations/ceqa/air-quality-analysishandbook/localized-significance-thresholds.
CalEEMod® - California Emissions Estimator Model; CO - carbon monoxide; lb – pounds; LST - Localized Significance Threshold; NO2 - nitrogen dioxide; NOx - nitrogen oxides; PM10 - coarse particulate matter; PM2.5 - fine particulate matter; South Coast AQMD - South Coast Air Quality Management District
Source: Kimley-Horn and Associates Inc. (2024). See Appendix 6.0-1.
As shown in Table 4.1-6, the Project’s operational criteria pollutant emissions would be below the SCAQMD’s mass daily significance thresholds and would result in a less than significant air Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
quality impact. The Community Input Alternative would result in less operational emissions than the Project given it proposes 17 percent fewer DUs and 14 percent less floor area. Therefore, the Community Input Alternative’s contribution to the localized air concentrations of these pollutants would be less than significant during operations.
The Community Input Alternative would result in less impacts than the proposed Project regarding air quality. The Community Input Alternative, like the proposed Project, would result in less than significant construction-related emissions. Because the Community Input Alternative would include fewer DU, long-term operational emissions associated with vehicle trips, energy usage, and areas sources would be less than the proposed Project.
Cultural Resources
The Project would result in no impact to historical resources and less than significant impacts to as yet undiscovered archaeological resources, with mitigation incorporated. The Community Input Alternative would involve demolition and ground disturbing construction activities similar to the Project, but increased depth of excavation for the proposed subterranean parking.
Although the increased depth of excavation could increase the likelihood of encountering as yet undiscovered archaeological resources, incorporation of similar mitigation would sufficiently avoid or mitigate potential impacts to as yet undiscovered archaeological resources. Therefore, like the Project, this Alternative would not cause a substantial adverse change in the significance of an archaeological resource pursuant to State CEQA Guidelines § 15064.5, and a less than significant impact would occur.
The Project’s potential to disturb as yet undiscovered human remains was concluded to be less than significant through compliance with the established regulatory framework and with mitigation incorporated. The Community Input Alternative would involve demolition and ground disturbing construction activities similar to the Project, but increased depth of excavation due to the proposed subterranean parking. Although the increased depth of excavation could increase the likelihood of encountering undiscovered human remains, compliance with the established regulatory framework would reduce impacts to less than significant in the event human remains are encountered. The Project would result in no impact to historical resources and less than significant impacts to as yet undiscovered archaeological resources, with mitigation incorporated.
The Community Input Alternative would result in similar impacts as the proposed Project regarding cultural resources with mitigation incorporated.
Energy
As shown in Table 4.3-5: Project and Countywide Energy Consumption, the Project would result in construction-related energy consumption from diesel fuel, and gasoline usage. However, the Project would result in less than significant impacts concerning construction-related energy consumption since wasteful, inefficient, or unnecessary consumption of energy resources would not occur following compliance with Title 24 requirements.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
The Community Input Alternative’s construction-related energy consumption is identified in Table 6-7: Community Input Alternative Construction Energy Consumption. As shown in Table 6-7, under the Community Input Alternative there would be less construction-related diesel and gas consumption. Additionally, this Alternative would also be subject to compliance with Title 24 requirements. Like the Project, the Community Input Alternative’s construction activities would not result in wasteful, inefficient, or unnecessary consumption of energy resources, resulting in a less than significant impact.
Table 6-7: Community Input Alternative Construction Energy Consumption Energy
Type
Community
Input Alternative
Annual Energy
Consumption
(gallons)
Los Angeles
County Annual
Energy
Consumption1,2
(gallons)
Alternative
Percentage of
Countywide
Consumption
Proposed Project
Annual
Energy
Consumption
(gallons)4
Proposed Project
Percentage of
Countywide
Consumption
Diesel3 155,127 507,214,212 0.0306% 160,224 0.0316%
Gasoline3 81,486 3,816,162,983 0.0021% 121,444 0.0032%
Notes:
1. The Alternative’s and Project increases in electricity and natural gas consumption are compared with the total consumption in Los Angeles County in 2021.
2. The Alternative’s and Project increases in automotive fuel consumption are compared with the countywide fuel consumption in 2021.
3. Countywide fuel consumption is from the California Air Resources Board EMFAC2021 model.
4. The proposed Project’s annual energy consumption in Table 4.3-5 was calculated using input from CalEEMod Version 2020.4, which was the most recent version when the Project’s NOP was released in 2021. The Community Input Alternatives construction related energy consumption were calculated using inputs from CalEEMod Version 2022.1, which is the most current Version. To compare the Community Input Alternative’s construction energy and the Project’s construction energy, the Project’s construction energy was also calculated using inputs from CalEEMod Version 2022.1 for informational purposes only.
Source: Kimley-Horn and Associates Inc. (2024). See Appendix 6.0-1.
The Project’s operational energy consumption would occur from building energy use, water use, and transportation-related fuel use; see Table 4.3-5. The Project would be subject to compliance with applicable energy standards. Therefore, Project operations would not result in wasteful, inefficient, or unnecessary consumption of energy resources, resulting in a less than significant impact concerning energy. Further, the Project would not conflict with/obstruct a State or local plan for renewable energy or energy efficiency. Under the Community Input Alternative, operational energy consumption would be proportionately less than the Project, as approximately 17 percent fewer DU would operate under this Alternative. Like the Project, this Alternative would not result in wasteful, inefficient, or unnecessary consumption of energy resources during operations, resulting in a less than significant impact concerning energy.
The Community Input Alternative would result in less impacts than the proposed Project regarding energy. The Community Input Alternative would result in similar construction-related energy consumption but less operational-related energy consumption. Like the Project, this Alternative would not result in wasteful, inefficient, or unnecessary consumption of energy resources, resulting in less than significant impacts concerning energy.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Geology, Soils, and Paleontological Resources
Grading and earthwork activities during Project construction would expose soils to potential short-term erosion by wind and water. During construction, the Project would be subject to compliance with the GMC erosion and siltation control measures and the Construction General Permit. Following compliance with the established regulatory framework (i.e., the GMC and Construction General Permit), the Project’s potential impacts concerning soil erosion and loss of topsoil would be less than significant. Under the Community Input Alternative, more grading and increased depth of excavation as compared to the proposed Project would be required for the proposed subterranean parking. However, like the proposed Project, following compliance with the established regulatory framework, this Alternative’s potential impacts concerning soil erosion and loss of topsoil would be less than significant.
Under the Community Input Alternative, more grading and increased depth of excavation as compared to the proposed Project would be required for the proposed subterranean parking.
Therefore, a Preliminary Geotechnical Report was prepared to evaluate potential impacts under this Alternative; see Appendix 6.0-2: Preliminary Geotechnical Report. The Geotechnical Report concluded that within incorporation of standard recommendations, this Alternative would not be subject to strong seismic ground shaking, seismic-related ground failure, including liquefaction, landslides, or unstable geologic units or soils. Like the Project, this Alternative would be subject to compliance with standard engineering practices, CBSC regulations, and the Geotechnical Investigation’s recommendations for design and construction, which would be verified by the Gardena Building Services Division in accordance with Gardena Municipal Code section 18.42.200.A. Therefore, like the proposed Project, this Alternative would result in less than significant impacts concerning geology and soils.
Project construction-related impacts (i.e., ground disturbing activities) on paleontological resources are concluded to be less than significant, with mitigation incorporated. The Community Input Alternative would involve demolition and ground disturbing construction activities similar to the Project, but with an increased depth of excavation due to the proposed subterranean parking. Although the increased depth of excavation could increase the likelihood of encountering as yet undiscovered paleontological resources, compliance with the COA and incorporation of MM would reduce impacts to less than significant in the event paleontological resources are encountered.
The Community Input Alternative would result in similar impacts as the proposed Project regarding geology, soils, and paleontological resources.
Greenhouse Gas Emissions
Table 4.5-3: Summary of Operational GHG Emissions provides the Project’s amortized construction emissions and operational maximum opening year GHG emissions using the CalEEMod Version 2020.4 computer program, which was the most recent version when the Project’s NOP was released in 2021. Table 4.5-3 shows Project emissions would not exceed SCAQMD’s bright line, unadopted screening-level threshold.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
The Community Input Alternative’s construction GHG emissions were calculated for each year of construction activity using CalEEMod computer program Version 2022.1, which is the most current version of the computer program. To compare the Community Input Alternative construction GHG emissions and the proposed Projects emissions using the same computer model, the Project’s construction related GHG emissions were also calculated using CalEEMod Version 2022.1 for informational purposes only;; see Appendix 6.0-1 for proposed Project and Community Input Alternative construction assumptions and CalEEMod Version 2022.1 outputs.
Table 6-8: Community Input Alternative’s Summary of Construction GHG Emissions provides the construction-related GHG emissions for the proposed Project and the Community Input Alternative using CalEEMod Version 2022.1. As shown in Table 6-8, the Community Input Alternative’s construction related GHG emissions would be greater than the proposed Project for on-road hauling trips, and less than the proposed Project for on-road worker and vendor trips, off-road emissions, and total construction-related GHG emissions. While the Community Input Alternative would result in greater GHG emissions for hauler trips, overall construction GHG emissions and the Alternative’s amortized GHG emissions are lower than the proposed Project.
Table 6-8: Community Input Alternative’s Summary of Construction GHG Emissions Calendar Year
Total Off-Road
Emissions
Total On-Road Emissions
Total
Construction
Emissions1
Worker Vendor Hauling
(MT CO2e)
2025 525.60 16.31 - 187.80 730.32
2026 322.60 352.81 186.20 23.70 885.30
2027 171.98 297.62 157.0 - 626.01
2028 8.97 48.71 - - 57.65
Community Input
Alternative Total
1,029.15 715.45 343.20 211.50 2,299.29
Proposed Project
Total
1,076.3 1,066.3 474.1 86.6 2,703.19
Community Input Alternative 30-year Amortized 77
Proposed Project 30-year Amortized 90
1. Construction emissions for the Community Input Alternative and the Project include on-site and off-site (worker/vendor/hauling) emissions, estimated using CalEEMod Version 2022.1. CO2e includes CO2, CH4, and N2O emissions, weighted by their respective global warming potentials.
CH4 = methane; CO2 = carbon dioxide; CO2e = carbon dioxide equivalents; GHG = greenhouse gases; MT = metric tons; N2O = nitrous oxide; yr = year
Source: Kimley-Horn and Associates Inc. (2024). See Appendix 6.0-1.
The Community Input Alternative would result in proportionately less operational GHG emissions than the proposed Project, as approximately 17 percent fewer DU would operate under this Alternative.
The Community Input Alternative would result in less impacts than the proposed Project regarding greenhouse gasses. The Community Input Alternative would result in similar Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
construction GHG emissions and less operational GHG emissions than the proposed Project. Like the Project, GHG emissions would not exceed significance thresholds, thus would be less than significant under this Alternative.
Hazards and Hazardous Materials
The proposed Project would require demolition of onsite buildings which could expose construction workers to concentrations exceeding federal and state thresholds. Additionally, Project construction activities could create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Implementation of COA HAZ-1 and COA HAZ-2, and MM HAZ-1, would reduce impacts to less than significant.
Like the Project, the Community Input Alternative construction would require demolition of onsite buildings, which could expose construction workers to concentrations exceeding federal and state thresholds. Also like the Project, construction activities under this Alternative could create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment.
Additionally, the Community Input Alternative would involve more grading and increased depth of excavation (15.0 feet bgs). Because the historical high groundwater level in the area is 15.0 feet bgs and groundwater was encountered during exploration with samples taken up to 22.0 ft bgs, groundwater could be encountered and exposed to construction-related hazardous materials release. However, like the Project, construction activities under this Alternative would be subject to applicable rules and regulations under NPDES General Construction Permit regulations and GMC standards. Further, like the Project, compliance with all applicable federal, state, and local requirements concerning the handling, storage, and disposal of hazardous waste, would reduce the potential for this Alternative’s construction activities to create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment release contaminants into environment (i.e., groundwater). Like the Project, impacts would be less than significant with COA and mitigation (i.e., COA HAZ-1 and COA HAZ-2, and MM HAZ-1) incorporated.
The Phase II Investigation identified PCE and VOC concentrations that exceed DTSC screening levels for residential applications and recommended conducting a VIRE to determine a possible vapor intrusion threat to future residents on the Project site. The VIRE determined the cancer risk estimated to result from unmitigated vapor intrusion was below the DTSC thresholds at the apartment building, but above the thresholds at the townhomes. Therefore, the VIRE recommended that an engineered vapor mitigation measure (such as an impermeable membrane) be included in the design of any townhome and that the apartment building parking structure include sufficient ventilation to minimize accumulation of VOCs. With incorporation of COA HAZ-1, COA HAZ-2, MM HAZ-1 and MM HAZ-2, the Project would not create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving soil and groundwater contamination.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Under the Community Input Alternative, more grading and increased depth of excavation as compared to the proposed Project would be required for the proposed subterranean parking.
Therefore, a VIRE was prepared to evaluate potential impacts under this Alternative; see Appendix 6.0-3: VIRE. The VIRE concluded estimated cancer risks under this Alternative would be below the DTSC thresholds with mitigation(i.e., MM HAZ-2). Therefore, like the Project, with mitigation incorporated, impacts would be less than significant.
Like the Project, this Alternative would require offsite railroad improvements pursuant to CPUC to minimize potential impacts from derailments. Therefore, compliance with CPUC standards and UPRR guidelines would bring the crossing up to current CPUC standards and UPRR guidelines, thus, a less than significant impact would occur.
The Community Input Alternative would result in similar impacts as the proposed Project regarding hazards and hazardous materials.
Hydrology and Water Quality
Like the Project, this Alternative’s construction activities would require compliance with NPDES and GMC requirements, which include implementation of construction water quality BMPs. This Alternative would involve more grading and increased depth of excavation than the Project, but water quality BMPs and compliance with NPDES and GMC requirements would prevent this Alternative’s construction activities from violating any water quality standards or waste discharge requirements or otherwise substantially degrading surface or ground water quality, and a less than significant impact would occur.
Following compliance with NPDES and GMC requirements, which include implementation of operational water quality BMPs, the Project’s operations would not violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality, thereby resulting in less than significant impact. Under this Alternative, approximately 17 percent fewer DU would be built. As such, this Alternative is assumed to result in similar operational impacts as the Project, although to a lesser degree than the Project.
Therefore, like the Project, impacts under this Alternative would be less than significant.
The Project would result in an overall decrease in impervious surface coverage from existing conditions and increase in infiltration of stormwater runoff, which would decrease the existing peak flow rates due to a decrease in impervious surface coverage. The Project would not impede or redirect flood flows, and would not result in substantial erosion, increase the rate or amount of surface runoff, or create runoff that would exceed the capacity of existing stormwater drainage systems, since no net increase of flows would be expected. Like the Project, this Alternative would also decrease the site’s impervious surface coverage and increase in infiltration of stormwater runoff, as this Alternative proposes a similar development footprint and impervious surfaces. Therefore, like the Project, this Alternative would decrease peak flow rates and would not impede or redirect flood flows, result in substantial erosion, increase the rate or amount of surface runoff, or create runoff that would exceed the capacity of existing stormwater Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
drainage systems, since no net increase of flows would be expected. Like the Project, a less than significant impact would occur under this Alternative.
The historical high groundwater level in the area is 15.0 feet bgs and groundwater was encountered during exploration with samples taken up to 22.0 ft bgs; see Appendix 4.4-1:
Preliminary Geotechnical Investigation. Although the Project would require excavation of existing soils, excavation depth would be at a higher elevation (6.0 feet bgs) than the historical high groundwater level elevation in the area, therefore, Project construction activities are not expected to encounter groundwater. If perched groundwater were encountered during excavation, it would be directed to a dewatering system and discharged in accordance with all applicable rules and regulations under NPDES General Construction Permit regulations and City grading permit conditions. As a result, potential Project construction-related groundwater impacts would be less than significant.
Under the Community Input Alternative, construction would involve more grading and increased depth of excavation (15.0 feet bgs). As concluded in Appendix 6.0-2: Preliminary Geotechnical Investigation, the historical high groundwater level in the area is 15.0 feet bgs and groundwater was encountered during exploration with samples taken up to 22.0 ft bgs. Therefore, groundwater could be encountered, and temporary dewatering operations could be required under this Alternative. Dewatering operations would discharge water in accordance with all applicable rules and regulations under NPDES General Construction Permit regulations and GMC Standards. Compliance with NPDES General Construction Permit and GMC standards would reduce impacts to less than significant. Therefore, like the Project, construction under this Alternative would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge.
The Project’s proposed structures would be constructed above the historical high groundwater level elevation in the area, and permanent dewatering operations are not anticipated to be required. Under the Community Input Alternative, the apartment’s proposed subterranean parking would be constructed at 12 feet bgs near the historical high groundwater level elevation in the area. Therefore, Appendix 6.0-2 recommends basement waterproofing to be incorporated into this Alternative’s final design. Basement waterproofing could involve application of sealants on foundation walls to prevent infiltration, interior drainage systems to remove infiltration, or other methods to minimize groundwater infiltration in the subterranean parking area. Like the Project, the Gardena Building Services Division would review this Alternative’s plans to verify compliance with standard engineering practices, the GMC/CBSC, and the Preliminary Geotechnical Investigation’s (Appendix 6.0-2) recommendations for design including which basement waterproofing method should be incorporated into the Alternative’s final design. The basement waterproofing method determined for the Alternative would have a nominal impact on groundwater levels in the area. Further, the Project site is not located within a groundwater recharge basin. Therefore, through compliance with standard engineering practices, the GMC/CBSC, and the Preliminary Geotechnical Investigation’s (Appendix 6.0-2) recommendations for design, which are required to be imposed in accordance with Gardena Municipal Code Section Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
18.42.200.A, this Alternative would not substantially decrease groundwater supplies or interfere substantially with groundwater recharge, and a less than significant impact would occur.
The Project would rely on GSWC for water service. GSWC’s water sources include imported water, groundwater wells from the Southwest System, and recycled water. GSWC would have sufficient water supplies available to serve the Project and reasonably foreseeable future development during normal, dry, and multiple dry years. The water demand, including groundwater, under this Alternative would be proportionately less than the Project, as approximately 17 percent fewer DU would be developed under this Alternative. Therefore, like the Project, GSWC would have sufficient water supplies available to serve this Alternative and reasonably foreseeable future development during normal, dry, and multiple dry years.
The Project proposes to increase the Project site’s pervious surfaces, which would improve the Project site’s stormwater percolation/groundwater recharge capacity over existing conditions.
Further, the Project would include low impact development (LID) best management practices (BMPs) to increase infiltration of stormwater runoff. Therefore, the Project would not interfere with groundwater recharge and impacts would be less than significant. Like the Project, the Community Input Alternative would result in an overall increase in pervious surface which would improve the site’s stormwater percolation/groundwater recharge capacity over existing conditions. This Alternative would also include LID BMPs, which would further increase infiltration of stormwater runoff on the site. As discussed above, under the Community Input Alternative, the apartment’s proposed subterranean parking would be constructed at 12 feet bgs near the historical high groundwater level elevation in the area, where groundwater could infiltrate subterranean parking during operations. Therefore, this Alternative would include basement waterproofing which could involve application of sealants on foundation walls to prevent infiltration, interior drainage systems to remove infiltration, or other methods to minimize groundwater infiltration in the subterranean parking area. Basement waterproofing methods could involve the removal of minimal groundwater. However, given the Project site is not located within a groundwater recharge basin, operations under this Alternative would not interfere with groundwater recharge and impacts would be less than significant.
The Community Input Alternative would result in similar impacts as the proposed Project regarding hydrology and water quality.
Land Use and Planning
To accommodate the proposed apartment building and townhomes, the Project would remove the approximately 115,424 SF of industrial buildings. The Project would replace the Project site’s existing General Plan Industrial and Industrial, High Density 30 Overlay land use designations with Specific Plan, and Industrial (M-1), General Industrial (M-2), and Housing Overlay 4 (HO-4) zoning with Normandie Crossing Specific Plan (NCSP). To implement the Project, the Applicant would require several discretionary permits/approvals, including General Plan/General Plan Map Amendments, Zone Change and Zone Map Amendment, and Zoning Text Amendment, and Normandie Crossing Specific Plan (NCSP), among others; see Section 2.6. As discussed in Section Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
4.8: Land Use, the Project would not conflict with the GGP policies and plans, GMC standards or with the RTP/RCP’s long-term goals and policies concerning air quality, water quality, transportation, and infrastructure. Therefore, the Project would result in a less than significant impact concerning a potential conflict with a GGP, GMC, or RTP/SCS land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.
The Community Input Alternative assumes similar entitlements and development as the Project; however, this Alternative proposes 17 percent fewer DU, as indicated in Table 6-3. Therefore, like the Project, this Alternative would not conflict with GGP policies and plans and GMC standards. Additionally, as discussed in the Community Input Alternative discussion regarding air quality, water quality, and transportation, this Alternative would not conflict with the RTP/RCP’s long-term goals and policies concerning air quality, water quality, transportation, and infrastructure. Therefore, like the Project, this Alternative would result in less than significant impacts concerning a potential conflict with a GGP, GMC, or RTP/SCS land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect.
The Community Input Alternative would result in similar impacts as the proposed Project regarding land use and planning.
Noise
The Project’s construction-related noise impacts would be significant and unavoidable, despite implementation of mitigation measures (MM NOI-1 and MM NOI-2) concerning construction equipment and a temporary noise barrier, based on exceedance of noise standards, the proposed building height (seven stories), and extended construction period; see Table 4.9-6.
Construction activities under the Community Input Alternative would occur within the same footprint and distance from sensitive receptors as the Project. As compared to the Project, this Alternative would construct approximately 17 percent fewer DUs and approximately 62,000 fewer square feet, however, more grading and depth of excavation would be required for the parking garage. Table 6-9: Community Input Alternative’s Estimated Construction Noise Levels provides the Alternative’s estimated construction noise levels for various construction phases at the nearest offsite noise-sensitive receptors. The construction noise levels for the Community Input Alternative were estimated using the same methodology as the proposed Project. Table 6- 9 provides the Alternative’s estimated construction noise levels at the nearest offsite noisesensitive receptors with MM NOI-1 and MM NOI-2 incorporated; see Section 4.9 for a description of the mitigation used in the construction noise analysis. As indicated in Table 6-9, construction noise for the Community Input Alternative would be the same as the proposed Project for all construction phases except the grading phase due to this Alternative’s increased depth of excavation. Despite implementation of MM NOI-1 and MM NOI-2 achieving an approximately 12- dBA attenuation (i.e., noise reduction), the Community Input Alternative’s construction noise levels at all six of the significantly impacted noise-sensitive receptors (i.e., receptor locations R1, R2, R4, R5, R6, and R7) would also exceed the City’s specified thresholds. The Community Input Alternative would result in higher construction noise levels than the proposed Project only at Receptor R3, as it would be located nearest the apartment building’s construction activities.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
However, as identified in Table 6-9, although this Alternative’s construction noise levels at Receptor R3 would be modestly greater than the Project’s, this Alternative’s construction noise levels would still be below the City’s specified thresholds. Therefore, like the Project, this Alternative would still result in a significant unavoidable impact concerning construction noise, but to a slightly higher degree than the Project.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
Table 6-9: Community Input Alternative’s Estimated Construction Noise Levels Receptor
Location
Estimated Noise Levels by Construction Phase1
dBA (Leq)
2 Measured
Ambient
Noise
Levels2
Significance
Threshold3
Alternative
Mitigated
Noise
Level4
Proposed
Project
Mitigated
Noise
Level4
Demolition Site
Preparation Grading Foundation Construction
Building
Construction
Paving/
Landscaping
R1 86.8 86.7 85.4 83.5 85.3 85.1 49.0 59.0 74.8 74.8
R2 83.8 83.7 82.1 80.4 81.4 81.1 55.1 65.1 71.8 71.8
R3 72.1 71.9 74.9 68.4 68.0 67.4 69.9 79.9 62.9 60.1
R4 81.2 81.0 79.4 77.7 78.0 77.6 56.9 66.9 69.2 69.2
R5 84.6 84.5 83.1 81.3 82.5 82.2 54.8 64.8 72.6 72.6
R6 84.6 84.5 83.1 81.3 82.5 82.2 54.6 64.6 72.6 72.6
R7 81.2 81.0 80.1 77.7 78.0 77.6 56.9 66.9 69.7 69.7
Notes:
1. Detailed calculation worksheets are included in Appendix 6.0-1.
2. See Table 4.9-5: Construction Equipment Noise Emission Reference Levels and Usage Factors.
3. 10 dBA over ambient threshold.
4. With Mitigation Measure MM NOI-1: Construction Equipment Noise and MM NOI-2: Construction Noise implemented.
Source: Kimley-Horn and Associates Inc. (2024). See Appendix 6.0-1.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
As shown in Table 4.9-11, the Project’s composite stationary source noise level would be below the significance thresholds, resulting in a less than significant impact. The Community Input Alternative would generate similar operational noise as the Project, but to a slightly lesser degree than the Project since this Alternative proposes 17 percent fewer DU. The Project would result in less than significant impacts from mobile noise sources. This Alternative would also be anticipated to result in less than significant impacts from mobile noise sources, however, proportionately less than the Project as this Alternative would generate fewer trips.
The Project’s construction-related vibration impacts associated with human annoyance would be less than significant with mitigation incorporated (MM NOI-3). As indicated in Table 4.9-12, the Project’s estimated vibration velocity levels from all construction equipment would be below the City’s significance criteria at all offsite vibration-sensitive receptors, except receptor location R1.
Table 6-10: Community Input Alternative Construction Vibration Impacts – Human Annoyance, provides the Alternative’s estimated construction-related vibration levels pursuant to the City’s significance criteria of 80 VdB for human annoyance. The estimated construction vibration levels for the Community Input Alternative were estimated using the same methodology as the proposed Project. As indicated in Table 6-10, the estimated vibration velocity levels for the Community Input Alternative would be the same as the proposed Project for all pieces of construction equipment except this Alternative adds vibration from caisson drilling (required due to depth of excavation under this Alternative), which is not required for the proposed Project.
The Community Input Alternative would result in higher construction vibration levels than the proposed Project only at receptor R4 as it would be closer to where the proposed apartment building drilling would occur under this Alternative. However, as also indicated in Table 6-10, although the construction vibration at this receptor location would be modestly higher under this Alternative than under the proposed Project, the construction vibration at this receptor would still be below the City’s significance criteria of 80 VdB for human annoyance.
Under this Alternative, the estimated vibration velocity levels from all pieces of construction equipment would be below the City’s significance criteria at all remaining offsite vibrationsensitive receptors, except receptor R1, where the estimated construction vibration level would be up to 87 VdB. To prevent the Community Input Alternative’s construction-related vibration impacts, implementation of MM NOI-3: Construction Vibration Impacts, which prohibits the use of large construction equipment greater than 400 horsepower or loaded trucks within 45 feet from receptor location R1 would still be required for this Alternative. Additionally, the Community Input Alternative would result in the same construction vibration levels as the proposed Project at all remaining receptors identified in Table 6-10. Like the Project, this Alternative would still result in a less than significant impact with mitigation incorporated concerning construction vibration for human annoyance.
Normandie Crossing Specific Plan Project Section 3.0
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Table 6-10: Community Input Alternative’s Construction Vibration Impacts – Human Annoyance Receptor
Location
Estimated Vibration Velocity Levels
at the Offsite Vibration-Sensitive Receptors, VdB1
Significance
Threshold2
VdB
Community
Input
Alternative
Maximum
Vibration
Velocity
Alternative
Significant
Impact?
Proposed
Project
Maximum
Vibration
Velocity
Proposed
Project
Significant
Large Impact?
Bulldozer
Caisson
Drilling
Loaded
Trucks
JackhammerSmall
Bulldozer
FTA Reference
Vibration Levels
at 25 feet
87 87 86 79 58 -- -- -- -- --
R1 87 57 86 79 58 80 87 Yes 87 Yes
R2 78 53 77 70 49 80 78 No 78 No
R3 68 63 67 60 39 80 68 No 68 No
R4 74 75 73 66 45 80 75 No 74 No
R5 79 68 78 71 50 80 79 No 79 No
R6 75 69 74 67 46 80 75 No 75 No
R7 74 74 73 66 45 80 74 No 74 No
1. Vibration level calculated based on FTA reference vibration level at 25-foot distance.
2. Significance threshold is based on City vibration limit of 0.01 in/sec converted to VdB, 20*log(0.01*1,000,000).
Source Appendix 4.9-1 Table 13.
Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
The Project’s construction-related vibration impacts associated with building damage would be less than significant. As indicated in Table 4.9-13, the estimated vibration velocity levels from construction equipment would be below the FTA’s significance criteria for building damage of 0.2 PPV at the nearest offsite buildings.
Table 6-11: Community Input Alternative Construction Vibration Impacts – Building Damage Criteria provides the estimated vibration levels at the nearest offsite buildings for this Alternative. The construction vibration levels for the Community Input Alternative were estimated using the same methodology as the proposed Project. As indicated in Table 6-11, the estimated vibration velocity levels for the Community Input Alternative would be the same as the proposed Project for all pieces of construction equipment except this Alternative adds vibration from caisson drilling (required due to depth of excavation under this Alternative), which is not required for the proposed Project. The Community Input Alternative would result in higher construction vibration levels than the proposed Project only at the residential buildings to the north and east as they would be closer to where the apartment building drilling would occur under this Alternative. However, as also indicated in Table 6-11, although the construction vibration at these two buildings would be modestly higher under this Alternative than under the proposed Project, the construction vibration at these two buildings would still be below the FTA’s significance criteria for building damage at all offsite vibration-sensitive receptors. Therefore, like the proposed Project, the Alternative’s construction-related vibration levels, pursuant to the significance criteria for building damage, would be less than significant without mitigation.
Normandie Crossing Specific Plan Project Section 3.0
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Table 6-11: Community Input Alternative’s Construction Vibration Impacts – Building Damage Receptor
Location
Estimated Vibration Velocity Levels
at the Offsite Vibration-Sensitive Receptors, PPV1 Significance Threshold2
PPV
Community
Input
Alternative
Maximum
Vibration
Alternative
Significant
Impact?
Proposed
Project
Maximum
Vibration
Proposed
Project
Significant
Impact? Large
Bulldozer
Caisson
Drilling
Loaded
Trucks
JackhammerSmall
Bulldozer
FTA Reference
Vibration Levels
at 25 feet
0.089 0.089 0.076 0.035 0.003 -- -- -- -- --
Residential
building to the
North
0.019 0.024 0.016 0.008 0.001 0.2 0.024 No 0.019 No
Residential
buildings to the
South
0.024 0.018 0.020 0.009 0.001 0.2 0.024 No 0.024 No
Residential
buildings to the
East
0.010 0.011 0.008 0.004 0.000 0.2 0.011 No 0.010 No
Commercial
buildings to West 0.089 0.010 0.076 0.035 0.003 0.2 0.089 No 0.089 No Residential
building adjacent
to the Project site
0.192 0.003 0.164 0.075 0.007 0.2 0.192 No 0.192 No
1. Vibration level calculated based on FTA reference vibration level at 25-foot distance.
2. Significance threshold is based on FTA vibration limit of 0.20 in/sec PPV Source Appendix 4.9-1 Table 13.
Normandie Crossing Specific Plan Project Section 3.0
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The Community Input Alternative would result in less impacts than the proposed Project regarding noise and vibration. The Community Input Alternative would result in similar construction noise impacts, similar construction-related vibration impacts, and less operational noise impacts. Notwithstanding, the Alternative would still have significant and unavoidable impacts regarding construction noise despite implementation of MM NOI-1 and MM NOI-2 and would still require implementation of MM NOI-3 to mitigate the vibration impacts to nearby sensitive receptors to less than significant levels.
Population and Housing
The Project proposes 403 DUs. As indicated in Table 4.10-7, the Project is forecast to generate a population growth of approximately 1,088 persons. The Project would induce unplanned population growth in the City directly through new housing, but the Project’s forecast population growth is not considered substantial. This Alternative is forecast to generate proportionately less population growth than the Project given 17 percent fewer DUs would be constructed. Assuming
2.70 persons per household, this Alternative is forecast to generate a population growth of 899 persons. As with the proposed Project, this Alternative would induce unplanned population growth, but it would not be significant. Like the Project, this Alternative would not displace existing housing.
The 2021-2029 Housing Element Update identified a total of 122 opportunity housing sites, which includes a portion of the Project site (Sites A and B). As shown in Table 4.10-6, the City’s RHNA allocation is 5,735 units. The Project would meet approximately 7 percent of the City’s 6th Cycle RHNA allocation, including providing 20 units of affordable housing. Thus, the Project would be in furtherance of meeting the City’s 6th Cycle RHNA allocation.
Under this Alternative, 70 fewer DUs (including 57 fewer market rate DUs and 13 fewer affordable housing DUs) would be provided. This Alternative would also be in furtherance of meeting the City’s RHNA allocation, however, to a lesser degree than the Project. However, Housing Elements include a housing buffer in the site inventory to avoid violating the No Net Loss requirement. The HEU sites inventory provides for a total (including ADUs) of 6,586 housing units, a 13 percent buffer above the City’s RHNA allocation. Therefore, given the 13 percent buffer in housing units included in the HEU, this Alternative’s provision of fewer market rate and affordable housing units would not preclude the City from meeting their RHNA obligation and the findings under Government Code § 65863 can be made.
The Community Input Alternative would result in similar impacts as the proposed Project regarding population and housing.
Public Services
The Project would generate an incremental increase in demand for fire and police protection, and library services. However, because the Project site is in a developed area where these services and equipment/infrastructure are already in place, the Project would not require construction of new or physically altered fire and police protection, or library facilities, resulting Normandie Crossing Specific Plan Project Section 3.0
Revised and Updated Final Environmental Impact Report Errata to the Draft EIR
in a less than significant impact. Like the proposed Project, this Alternative would incrementally increase demands on fire and police protection services, and library facilities, but to a lesser degree than the Project given fewer DUs would be developed. Notwithstanding, neither this Alternative nor the Project would result in a significant impact concerning fire and police protection services, or library facilities as neither would result in an adverse physical impact associated with the provision of new or physically altered facilities.
The Project is forecast to generate a student population growth of approximately 151 students at the LAUSD, which would incrementally increase the demand for school facilities and services.
Although, insufficient capacity exists at the high school, with payment of school impact fees in accordance with SB 50, Project impacts would be fully mitigated and no physical impacts concerning school facilities would occur. The Community Input Alternative would involve approximately 17 percent fewer DU, with proportionately less student population increase and demand for school facilities as the Project. Like the Project, payment of school impact fees would fully mitigate potential impacts and no physical impacts concerning school facilities would occur.
The Community Input Alternative would result in less demand for public services, as the Project since fewer DUs would be constructed. Like the Project, this Alternative would not result in an adverse physical impact associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for fire and police protection, or library services.
The Community Input Alternative would result in less impacts than the proposed Project regarding public services.
Recreation
Neither the Project nor this Alternative would result in adverse physical impacts associated with governmental park facilities, since neither proposes to provide or physically alter a government park facility. Further, like the Project, the Community Input Alternative Applicant would be required to comply with GMC Chapter 17.20, which requires payment of fees for future recreational purposes in the City for the townhome units. Therefore, like the Project, impacts would be less than significant.
The Project’s forecast population growth would incrementally increase the use of existing neighborhood and regional parks and/or other recreational facilities, but not to the degree that substantial physical deterioration of existing facilities would occur or be accelerated given the Project would provide onsite open space and recreational facilities. Under the Community Input Alternative, fewer DUs would be developed, and proportionately less forecast population growth would occur. Therefore, this Alternative would also incrementally increase the use of existing neighborhood and regional parks and/or other recreational facilities, but to a lesser degree than the Project. Like the Project, this Alternative would not increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated, and a less than significant impact would occur.
Normandie Crossing Specific Plan Project Section 3.0
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Like the Project, this Alternative proposes onsite open space and recreational amenities. The Project’s proposed open spaces and recreational facilities are discussed as part of the overall environmental analyses of this EIR. As concluded in these sections, the Project’s environmental effects would be reduced to less than significant through compliance with the established regulatory framework and implementation of the specified mitigation measures, except concerning construction noise, which would be a significant and unavoidable impact. However, given construction of the proposed open spaces and recreational facilities alone would not result in a significant and unavoidable impact concerning noise, construction or expansion of recreational facilities would not be considered to have an adverse physical effect on the environment and a less than significant impact with incorporation of mitigation would occur.
Given this Alternative’s proposed open spaces and recreational facilities would be similar in nature and scale to the Project’s, their construction-related impacts would also not be considered significant with mitigation incorporated. Therefore, like the Project, this Alternative would result in less than significant environmental effects associated with construction of the proposed open spaces and recreational facilities, with mitigation incorporated.
The Community Input Alternative would incrementally increase the use of existing neighborhood and regional parks/other recreational facilities to a lesser degree than the Project, and therefore would result in less impacts as the Project regarding recreational facilities.
Transportation
The proposed Project would not conflict with a program, plan, ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities, and a less than significant impact would occur. The Community Input Alternative proposes a similar residential development layout, except the townhome’s 170th Street access driveway would be relocated west to align with the Brighton Avenue at West 170th Street intersection. The modified access would not conflict with Community Development Element, Circulation Plan policies, nor other programs, plans, ordinances, or policies addressing the circulation system, transit, roadway, bicycle, or pedestrian facilities and would result in less than significant impacts.
The Project is located within a low VMT generating area, one of the three screening criteria for VMT. Therefore, the Project would result in a less than significant impact concerning VMT. This Alternative is on the same site, thus, would also be screened from further VMT, resulting in a less than significant impact concerning VMT.
Project construction would require traffic lane, parking lane and/or sidewalk closures, but would not result in the complete closure of any public or private streets and would implement a Construction Traffic Management Plan (PDF TR-1), approved by the City, to minimize the potential conflicts between construction activities, street traffic, bicyclists, and pedestrians during construction, as well as ensure adequate emergency access. Temporary construction activities would not impede the use of road for emergencies or emergency response vehicles.
Therefore, the Project would result in less than significant impacts concerning emergency access.
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required to minimize the potential conflicts between construction activities, street traffic, bicyclists, and pedestrians during construction, as well as ensure adequate emergency access, similar to the Project. Following implementation of similar traffic management measures (i.e., PDF TR-1) as a part of this Alternative’s construction, less than significant impacts would also occur.
The Community Input Alternative would result in similar impacts as the proposed Project regarding transportation.
Tribal Resources
The Project would result in less than significant impacts to as yet undiscovered tribal cultural resources, with incorporation of MM TCR-1, MM TCR-2, and MM TCR-3, as requested by the Gabrieleno Band of Mission Indians-Kizh Nation. The Community Input Alternative would also involve demolition and ground disturbing construction activities similar to the Project, but increased depth of excavation due to the proposed subterranean parking. Although the increased depth of excavation could increase the likelihood of encountering undiscovered tribal cultural resources, incorporation of MM TCR-1, MM TCR-2, and MM TCR-3 would reduce impacts to less than significant in the event tribal cultural resources are encountered.
The Community Input Alternative would be result in similar impacts as the proposed Project regarding tribal cultural resources.
Utilities and Service Systems
As shown in Table 4.15-7, Table 4.15-8, and Table 4.15-9, Project operations would increase wastewater generation, electricity demand, and water demand, but would decrease solid waste generation. The Project would require construction of new connections to nearby existing water, wastewater conveyance, stormwater, electric power, and telecommunication facilities. With mitigation incorporated, the Project’s environmental effects from construction of new facilities would be reduced to less than significant through compliance with the established regulatory framework and implementation of the specified mitigation measures, except concerning construction noise, which would be a significant and unavoidable impact. However, given construction of the proposed utilities and service systems alone would not result in a significant and unavoidable impact concerning noise, construction of the proposed utilities and service systems would not be considered to have an adverse physical effect on the environment and a less than significant impact with incorporation of mitigation would occur. The Community Input Alternative would also result in an overall increase from existing conditions in wastewater generation, electricity demand, and water demand, but proportionately less than the Project since this Alternative proposes 17 percent fewer DUs. Therefore, like the Project, this Alternative’s environmental effects from construction of new facilities would be reduced to less than significant through compliance with the established regulatory framework and implementation of the specified mitigation measures, except concerning construction noise, which would be a significant and unavoidable impact. However, given construction of the proposed utilities and service systems alone would not result in a significant and unavoidable impact concerning noise, construction of the proposed utilities and service systems would not be Normandie Crossing Specific Plan Project Section 3.0
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considered to have an adverse physical effect on the environment and a less than significant impact with incorporation of mitigation would occur under this Alternative.
The Community Input Alternative would result in less demands concerning utilities and service systems than the Project, but similar impacts concerning environmental effects associated with construction of the proposed utilities and service systems.
Aesthetics
The Project proposes a 403-unit apartment building and 75 townhomes. The maximum height of the apartment building would be seven stories above ground at approximately 90 feet from existing grade and the townhomes would be three stories above ground at approximately 40 feet from existing grade . Under this Alternative, the site’s visual character/quality would be altered similar to the Project since the existing industrial use would be removed and replaced with residential uses (a 258 DU apartment building and 75 townhomes). However, under this Alternative, the site’s visual character/quality would be altered to a lesser degree than the Project, given the apartment building under this Alternative would be only five stories above ground at a maximum of 70 feet from existing grade, whereas the Project proposes seven stores at a maximum of 90 feet from existing grade.
The Project would not result in a significant source of light or glare. This Alternative proposes 70 fewer DU, thus aesthetic impacts from light and glare would be proportionately less under this Alternative compared to the Project. As with the Project, this Alternative would result in less than significant light and glare impacts.
The Community Input Alternative would result in less impacts than the proposed Project regarding aesthetics/light and glare.
ABILITY TO MEET PROJECT OBJECTIVES
The Community Input Alternative would fulfill most of the Project objectives but would provide fewer market rate and affordable housing units. This Alternative would still support the expanding technology and creative sector with newly constructed high-quality housing opportunities, cluster urban residential development near technology firms and large employment centers, establish housing development that meets high standards of design and pursues environmental sustainability, and redevelop a blighted site while increasing tax revenues to the City and supporting the City’s RHNA goals. However, because this Alternative proposes 70 fewer DU (13 fewer affordable housing and 57 fewer market rate DU) than the Project, this Alternative would not accomplish these objectives to the same degree as the Project. In addition, the tax revenues to the City would be proportionately reduced and the City’s RHNA goals would be supported to a lesser degree. This Alternative would not avoid the Project’s unavoidable significant construction-related noise impacts and would result in similar construction-related vibration impacts as the proposed Project. Notwithstanding, construction-related noise and vibration impacts are temporary and intermittent. The Community Input Alternative would result in similar construction noise, similar construction-related vibration impacts, and less operational Normandie Crossing Specific Plan Project Section 3.0
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noise impacts. Notwithstanding, the Alternative would still have significant and unavoidable impacts regarding construction noise despite implementation mitigation, similar to the Project.
DEIR Section 6.0: Alternatives To The Proposed Project
DEIR Page 6-63
According to State CEQA Guidelines §15126.6(e)(2), “No Project” Alternative, “If the environmentally superior alternative is the “no project” alternative, the EIR shall also identify an environmentally superior alternative among the other alternatives.” Table 6-3 Table 6-12 summarizes the comparative analyses presented above (i.e., the Alternatives compared to the proposed Project). As indicated in Table 6-3 Table 6-12, the environmentally superior Alternative is the No Project/No Construction Alternative. Among the other Alternatives, the Reduced Density Alternative is the environmentally superior Alternative. As shown in Table 6-3 Table 6- 12 and Table 6-4 Table 6-13, it would result in similar or less impacts for all resources areas except population and housing, for which it would result in greater impacts than the Project. However, this Alternative would not eliminate the only unavoidable significant impact of construction noise and would not achieve the objectives to the same degree as the proposed Project.
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Table 6-4 Table 6-12: Comparison of Alternatives
Sections
Alternative 6.4.2:
No Project/No
Construction
Alternative 6.4.3:
No Project/Existing
Land Use
Designation
Alternative 6.4.4:
Reduced Density
Alternative 6.4.5:
Community Input
Air Quality
Cultural Resources = = =
Energy
Geology, Soils, and
Paleontological
Resources
= = =
Greenhouse Gas
Emissions
Hazards & Hazardous
Materials = =
Hydrology & Water
Quality
= =
Land Use & Planning = =
Noise* ** ** **
Population & Housing =
Public Services =
Recreation =
Transportation = =
Tribal Cultural
Resources = = =
Utilities & Service
Systems = = =
Aesthetics
Indicates an impact that is greater than the proposed Project (environmentally inferior). Indicates an impact that is less than the proposed Project (environmentally superior). = Indicates an impact that is equal to the proposed Project (neither environmentally superior nor inferior). ** Impact would still be significant and unavoidable.
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Table 6-13: Alternatives Ability to Meet Project Objectives Would the Alternative:
Alternative 6.4.2:
No Project/No
Construction
Alternative 6.4.3:
No Project/Existing
Land Use
Designation
Alternative 6.4.4:
Reduced Density
Alternative 6.4.5
Community Input
Diversify the City of Gardena’s
existing housing options, by
providing a range of housing types
and sizes, to serve the region’s
growing and evolving technology
and creative sectors and aid in
recruiting and retaining talent for
local companies?
No No
Yes –
but to a lesser
degree
Yes –
but to a lesser
degree
Support the expanding technology
and creative sector with newly
constructed, high-quality housing
opportunities, enabling local
employees to live close to where
they work?
No No
Yes –
but to a lesser
degree
Yes –
but to a lesser
degree
Cluster urban residential
development near technology firms,
other large employment centers,
and commercial corridors providing
City residents with the opportunity
to live, work, and shop with less
reliance on automobiles?
No No
Yes –
but to a lesser
degree
Yes –
but to a lesser
degree
Establish housing development that
meets high standards of design and
pursues environmental
sustainability?
No No Yes Yes
Redevelop a blighted site, increase
tax revenues to the City, provide
affordable housing to support the
City’s Regional Housing Needs
Assessment goals, and create a
catalyst for future development in
this part of Gardena.
No No
Partially, it would not
provide affordable
housing.
Yes –
but to a lesser
degree
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DEIR Appendix 4.13-2: Local Transportation Assessment
3.3.1 Freeway Ramp & Intersection Queueing at State Facilities As detailed below in section 3.7, based on the Project’s estimates, trip generation and distribution, few trips are expected at the I-405 off-ramps to Normandie/190th or the I-110 offramps to Redondo Beach Boulevard (<25 peak hour trips at each location). Therefore, the Project is not expected to add two or more car lengths to these off-ramp queues during peak hours, exacerbate potentially unsafe ramp conditions at these locations (if such conditions exist or are projected to occur in the opening year of the Project), and analysis is not needed. At the intersection of SR-91 and Vermont Avenue, Project traffic is expected to primarily be eastbound and westbound through movements since primary Project access is from Normandie Avenue, where most turning movements would occur. As such, the Project is not expected to add substantial traffic to any left or right-turning movements at the intersection of SR-91 and Vermont Avenue, and the Project is not expected to materially affect the utilization of turn pocket storage that would lead to an impedance of through traffic. Therefore, no further analysis is needed related to queueing at these locations.
3.3.2 Pedestrian & Bicycle Volumes at State Facilities
As detailed below in section 3.7, 5% of the Project’s net new trips are expected to be walking or biking in nature, which may also include a subsequent trip on transit. This amounts to less than 10 trips during either peak hour in total. Most of these non-transit biking and walking trips are expected to be local in nature, accessing nearby schools and businesses within 0.5 miles of the Project Site. Substantial bicycle and pedestrian trips generated by the Project are not expected to occur at the SR-91 and Vermont Avenue, I-405 off-ramps at Normandie/190th, or I-110 offramps at Redondo Beach Boulevard intersections given how far away they are from the Project Site. SR-91 and Vermont Avenue is located 0.8 miles from the Project Site, while the other two intersections are located over one mile from the Project Site. Because these locations are outside of the Project Study Area, Multi-Modal Conflict Analyses and/or Complete Street Access considerations should not be necessary.
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4.0 MITIGATION MONITORING AND REPORTING
PROGRAM
The California Environmental Quality Act (CEQA) requires that all public agencies establish monitoring and/or reporting procedures for mitigation adopted as conditions of approval in order to mitigate or avoid significant environmental impacts. This Mitigation Monitoring and Reporting Program (MMRP) has been developed to provide a vehicle by which to monitor mitigation measures (MMs) outlined in the Gardena Normandie Crossing Specific Plan Project (“Project”) Environmental Impact Report (EIR). The Project MMRP has been prepared in conformance with Public Resources Code § 21081.6 and City of Gardena (“City”) monitoring requirements. Specifically, Public Resources Code § 21081.6 states:
(a) When making findings required by paragraph (1) of subdivision (a) of Section 21081 or when adopting a mitigated negative declaration pursuant to paragraph (2) of subdivision (c) of Section 21080, the following requirements shall apply:
(1) The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. For those changes which have been required or incorporated into the project at the request of a responsible agency or a public agency having jurisdiction by law over natural resources affected by the project, that agency shall, if so requested by the lead or responsible agency, prepare and submit a proposed reporting or monitoring program.
(2) The lead agency shall specify the location and custodian of the documents or other material which constitute the record of proceedings upon which its decision is based.
State CEQA Guidelines § 15097 provides clarification of mitigation monitoring and reporting requirements and guidance to local lead agencies on implementing strategies. The reporting or monitoring program must be designed to ensure compliance during project implementation. The City is the Lead Agency for the Project and is therefore responsible for ensuring MMRP implementation. The MMRP has been drafted to meet Public Resources Code § 21081.6 requirements as a fully enforceable monitoring program.
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The MMRP is comprised of the Mitigation Program and includes measures to implement and monitor the Mitigation Program. The MMRP defines the following for each MM:
Definition of Mitigation. The Mitigation Measure contain the criteria for mitigation, either in the form of adherence to certain adopted regulations or identification of the steps to be taken in mitigation.
Responsible Party or Designated Representative. Unless otherwise indicated, an applicant would be the responsible party for implementing the mitigation, and the City of Gardena or designated representative is responsible for monitoring the performance and implementation of the mitigation measures. To guarantee that the mitigation will not be inadvertently overlooked, a supervising public official acting as the Designated Representative is the official who grants the permit or authorization called for in the performance. Where more than one official is identified, permits or authorization from all officials shall be required.
Time Frame. In each case, a time frame is provided for performance of the mitigation or the review of evidence that mitigation has taken place. The performance points selected are designed to ensure that impact-related components of project implementation do not proceed without establishing that the mitigation is implemented or ensured. All activities are subject to the approval of all required permits from agencies with permitting authority over the specific activity.
The numbering system in the table corresponds with the Draft EIR numbering system. The MMRP table “Verification” column will be used by the parties responsible for documenting when the mitigation measure has been completed. The City will complete ongoing documentation and mitigation compliance monitoring. The completed MMRP and supplemental documents will be kept on file at the City Community Development Department.
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NORMANDIE CROSSING SPECIFIC PLAN PROJECT
MITIGATION MONITORING AND REPORTING PROGRAM
MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
CULTURAL RESOURCES
MM CUL-1: Inadvertent Discovery of an Archaeological
Resource. Before ground disturbing activities are initiated on the Project site, a qualified archaeologist shall be retained to conduct a Pre-construction Worker Training on the types of unanticipated resources that could be encountered during construction, based on the site’s history. This archaeologist may also be retained to ensure prompt assessment in the event that unanticipated cultural resources are encountered during construction.
If archaeological resources are exposed during construction, work within 50 feet of the find must stop until a qualified archaeologist can evaluate the significance of the find.
Construction activities may continue in other areas. If the discovery proves significant under CEQA (14 CCR 15064.5[f]; PRC 21082), additional work such as testing, or data recovery may be warranted.
Prior to any Ground
Disturbance
Notification to
Construction
Personnel
General Contractor
During
Construction, If an
Archaeological
Resource is
Discovered
Archaeological
Resource Evaluation
Qualified
Archaeologist
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GEOLOGY, SOILS, AND PALEONTOLGICAL RESOURCES
MM GEO-1: Monitor for Paleontological Resources: Monitoring shall be conducted by a Paleontological Monitor, defined as one who meets the SVP standards for a Paleontological Resource Monitor. The Paleontological Monitor shall be under the supervision of the Project Paleontologist. As defined in the PRMMP, Paleontological monitoring shall include inspection of exposed sedimentary units during active excavations within sensitive geologic sediments that occur in previously undisturbed sediment, which has been estimated as any portion of the Project site where excavation exceeds 0.9 m (3.0 feet) in depth. The frequency of monitoring shall be based on consultation with or periodic inspection by the Project Paleontologist and shall depend on the rate of excavation and grading activities and the materials being excavated.
During Ground
Disturbance
Paleontological
Resources
Monitoring
Paleontological
Monitor
HAZARDOUS MATERIALS & WASTES
MM HAZ-1: Construction Management Plan. Prior to issuance of any demolition permit for the onsite structures, a construction management plan addressing procedures and requirements for responding to disturbance of undocumented contaminated soil shall be prepared and submitted to the City for review and approval.
Prior to Demolition
Permit Issuance
Prepare a
Construction
Management Plan
Community
Development
Director
MM HAZ-2: Engineered Vapor Mitigation and Ventilation. Prior to commencement of construction activities, the City of Gardena Building Department shall review the building plans to verify that an engineered vapor measure (such as an impermeable
membrane or equivalent) is included in the design of all townhomes and that the apartment parking structures include sufficient ventilation to minimize accumulation of VOCs on the Prior to
Construction
Activities
Verification of an
engineered vapor
measure within the
design of all
townhomes and
apartment parking
structures.
Building and Safety
Department Chief
Building Official
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Project site. The impermeable vapor membrane shall not
underlay non-slab areas, such as landscaping and the dog run area, because these spaces are not enclosed. The City of Gardena Building Department shall have oversight/sign-off responsibility for the vapor barrier.
NOISE
MM NOI-1: Construction Equipment Noise. Prior to issuance of any Demolition or Grading Permit, the Public Works Department shall verify that the Project plans and specifications include provisions that require all power construction equipment (including combustion engines), fixed or mobile to be: 1) equipped with state-of-the-art noise shielding and muffling devices (consistent with manufactures’ standards); and 2) properly maintained to ensure that no additional noise, due to worn or improperly maintained parts, would be generated.
Prior to issuance of
any demolition or
grading permit
Verification of
provisions that
require all power
construction
equipment to be
equipped with noise
shielding and
muffling devices
and properly
maintained
Public Works
Director
MM NOI-2: Construction Noise. A temporary and impermeable sound barrier shall be provided along the Project northern, southern, and western property line. The temporary sound barrier shall be minimum 10-foot high and provide minimum 12 dBA noise reduction, and shall have a minimum Sound
Transmission Class rating of STC-25, such as, acoustical barrier blanket (with STC-25 rating) or 3/4" thick exterior grade plywood.
Prior to and During
Construction
Provide a
Temporary and
Impermeable Sound
Barrier
Community
Development
Director
MM NOI-3: Construction Vibration Impacts. The use of large construction equipment (e.g., large bulldozer greater than 400 horsepower and/or loaded trucks) shall be a minimum of 45 feet away from the off-site residence adjacent to the Project site (receptor R1) (16964 Brighton Ave).
During Construction Provide a minimum
45-foot buffer away
from residences
adjacent to the
Project site
Community
Development
Director
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TRIBAL CULTURAL RESOURCES
MM TCR-1: Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing Activities.
A. The Applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject Project at all Project locations (i.e., both on-site and any off-site locations that are included in the Project description/definition and/or required in connection with the Project, such as public improvement work). “Grounddisturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring,
grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the
issuance of any permit necessary to commence a grounddisturbing activity.
C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing
activities, the type of construction activities performed, locations of ground- disturbing activities, soil types, culturalrelated materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native Prior to any Ground
Disturbance
During
Construction Phases
Involving GroundDisturbing Activities
Contract a Tribal
Monitor/Consultant
Copy of executed
monitoring
agreement
Tribal Cultural
Resources
Monitoring &
Complete Daily
Monitoring Logs
Community
Development
Director
Tribal
Monitor/Consultant
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American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Applicant/lead agency upon written request to the Tribe.
D. On-site tribal monitoring shall conclude upon the latter of the following: (1) written confirmation to the monitor from a designated point of contact for the Applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the Project site or in
connection with the Project are complete; or (2) a
determination and written notification by the monitor to the Applicant/lead agency that no future, planned construction activity and/or development/construction phase at the
Project site possesses the potential to impact TCRs.
MM TCR-2: Unanticipated Discovery of Human Remains and
Associated Funerary Objects.
A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code § 5097.98, are also to be treated according to this statute.
B. If human remains and/or grave goods are discovered or recognized on the Project site, then all construction activities shall immediately cease within 200 feet of the discovery.
Health and Safety Code § 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner
recognizes the human remains to be those of a Native
American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the During
Construction, Upon
Discovery of any
human remains or
grave goods
Telephone
communication
with the Native
American Heritage
Commission within
24 hours
County Coroner
Native American
Heritage
Commission
Qualified Tribal
Monitor/Consultant
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Native American Heritage Commission, and Public Resources Code § 5097.98 shall be followed.
C. Human remains and grave/burial goods found with such remains shall be treated alike per California Public Resources Code § 5097.98(d)(1) and (2).
D. Construction activities may resume in other parts of the Project site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the monitor
determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the Project manager express consent of that determination (along with any other mitigation measures the monitor and/or
archaeologist deems necessary). (CEQA Guidelines §
15064.5(f).)
E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.
MM TCR-3: Procedures for Burials and Funerary Remains. This mitigation measure shall only apply if the Gabrielino Band of Mission Indians-Kizh Nation is designated the Most Likely Descendant (“MLD”) by the NAHC:
A. The Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term “human remains” encompasses more than
human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.
B. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.
C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact.
During
Construction, if an
Unanticipated
Discovery, and the
Gabrieleno Band of
Mission Indians –
Kizh Nation is
Designated Most
Likely Descendant
If there are four or
more burials
Implement Koo-nasgna Burial Policy
Creation of a
cemetery treatment
plan
Tribal
Monitor/Consultant
Normandie Crossing Specific Plan Project Section 4.0
Revised and Updated Final Environmental Impact Report Mitigation Monitoring and Reporting Program
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TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.
D. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation
opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of
working hours. The Tribe will make every effort to recommend diverting the Project and keeping the remains in situ and protected. If the Project cannot be diverted, it may be determined that burials will be removed.
E. In the event preservation in place is not possible despite good faith efforts by the Applicant/developer and/or landowner, before ground-disturbing activities may resume on the Project site, the landowner shall arrange a designated site location within the footprint of the Project for the respectful reburial of the human remains and/or ceremonial objects.
F. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the Project site but at a location agreed upon If discovered
remains cannot be
fully documented
and recovered on
the same day
If preservation in
place is not possible
Covering of remains
with muslin cloth
and a steel plate to
protect remains
-or24-hour guard
outside working
hours
Designation of site
location within the
footprint of the
Project for reburial
Gabrielino Band of
Mission Indians-Kizh
Nation
Native American
Heritage Council
Normandie Crossing Specific Plan Project Section 4.0
Revised and Updated Final Environmental Impact Report Mitigation Monitoring and Reporting Program
MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.
G. The Tribe will work closely with the Project’s qualified archaeologist to ensure that the excavation is treated
carefully, ethically, and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.
Normandie Crossing Specific Plan Project Section 4.0
Revised and Updated Final Environmental Impact Report Mitigation Monitoring and Reporting Program
NORMANDIE CROSSING SPECIFIC PLAN PROJECT
MITIGATION MONITORING AND REPORTING PROGRAM
MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
CULTURAL RESOURCES
MM CUL-1: Inadvertent Discovery of an Archaeological
Resource. Before ground disturbing activities are initiated on the Project site, a qualified archaeologist shall be retained to conduct a Pre-construction Worker Training on the types of unanticipated resources that could be encountered during construction, based on the site’s history. This archaeologist may also be retained to ensure prompt assessment in the event that unanticipated cultural resources are encountered during construction.
If archaeological resources are exposed during construction, work within 50 feet of the find must stop until a qualified archaeologist can evaluate the significance of the find.
Construction activities may continue in other areas. If the discovery proves significant under CEQA (14 CCR 15064.5[f]; PRC 21082), additional work such as testing, or data recovery may be warranted.
Prior to any Ground
Disturbance
Notification to
Construction
Personnel
General Contractor
During
Construction, If an
Archaeological
Resource is
Discovered
Archaeological
Resource Evaluation
Qualified
Archaeologist
Normandie Crossing Specific Plan Project Section 4.0
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GEOLOGY, SOILS, AND PALEONTOLGICAL RESOURCES
MM GEO-1: Monitor for Paleontological Resources: Monitoring shall be conducted by a Paleontological Monitor, defined as one who meets the SVP standards for a Paleontological Resource Monitor. The Paleontological Monitor shall be under the supervision of the Project Paleontologist. As defined in the PRMMP, Paleontological monitoring shall include inspection of exposed sedimentary units during active excavations within sensitive geologic sediments that occur in previously undisturbed sediment, which has been estimated as any portion of the Project site where excavation exceeds 0.9 m (3.0 feet) in depth. The frequency of monitoring shall be based on consultation with or periodic inspection by the Project Paleontologist and shall depend on the rate of excavation and grading activities and the materials being excavated.
During Ground
Disturbance
Paleontological
Resources
Monitoring
Paleontological
Monitor
HAZARDOUS MATERIALS & WASTES
MM HAZ-1: Construction Management Plan. Prior to issuance of any demolition permit for the onsite structures, a construction management plan addressing procedures and requirements for responding to disturbance of undocumented contaminated soil shall be prepared and submitted to the City for review and approval.
Prior to Demolition
Permit Issuance
Prepare a
Construction
Management Plan
Community
Development
Director
MM HAZ-2: Engineered Vapor Mitigation and Ventilation. Prior to commencement of construction activities, the City of Gardena Building Department shall review the building plans to verify that an engineered vapor measure (such as an impermeable
membrane or equivalent) is included in the design of all townhomes and that the apartment parking structures include sufficient ventilation to minimize accumulation of VOCs on the Prior to
Construction
Activities
Verification of an
engineered vapor
measure within the
design of all
townhomes and
apartment parking
structures.
Building and Safety
Department Chief
Building Official
Normandie Crossing Specific Plan Project Section 4.0
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REPORTING
METHODS
RESPONSIBLE FOR
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MONITORING
VERIFICATION
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Project site. The impermeable vapor membrane shall not
underlay non-slab areas, such as landscaping and the dog run area, because these spaces are not enclosed. The City of Gardena Building Department shall have oversight/sign-off responsibility for the vapor barrier.
NOISE
MM NOI-1: Construction Equipment Noise. Prior to issuance of any Demolition or Grading Permit, the Public Works Department shall verify that the Project plans and specifications include provisions that require all power construction equipment (including combustion engines), fixed or mobile to be: 1) equipped with state-of-the-art noise shielding and muffling devices (consistent with manufactures’ standards); and 2) properly maintained to ensure that no additional noise, due to worn or improperly maintained parts, would be generated.
Prior to issuance of
any demolition or
grading permit
Verification of
provisions that
require all power
construction
equipment to be
equipped with noise
shielding and
muffling devices
and properly
maintained
Public Works
Director
MM NOI-2: Construction Noise. A temporary and impermeable sound barrier shall be provided along the Project northern, southern, and western property line. The temporary sound barrier shall be minimum 10-foot high and provide minimum 12 dBA noise reduction, and shall have a minimum Sound
Transmission Class rating of STC-25, such as, acoustical barrier blanket (with STC-25 rating) or 3/4" thick exterior grade plywood.
Prior to and During
Construction
Provide a
Temporary and
Impermeable Sound
Barrier
Community
Development
Director
MM NOI-3: Construction Vibration Impacts. The use of large construction equipment (e.g., large bulldozer greater than 400 horsepower and/or loaded trucks) shall be a minimum of 45 feet away from the off-site residence adjacent to the Project site (receptor R1) (16964 Brighton Ave).
During Construction Provide a minimum
45-foot buffer away
from residences
adjacent to the
Project site
Community
Development
Director
Normandie Crossing Specific Plan Project Section 4.0
Revised and Updated Final Environmental Impact Report Mitigation Monitoring and Reporting Program
MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
TRIBAL CULTURAL RESOURCES
MM TCR-1: Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing Activities.
A. The Applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject Project at all Project locations (i.e., both on-site and any off-site locations that are included in the Project description/definition and/or required in connection with the Project, such as public improvement work). “Grounddisturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring,
grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the
issuance of any permit necessary to commence a grounddisturbing activity.
C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing
activities, the type of construction activities performed, locations of ground- disturbing activities, soil types, culturalrelated materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native Prior to any Ground
Disturbance
During
Construction Phases
Involving GroundDisturbing Activities
Contract a Tribal
Monitor/Consultant
Copy of executed
monitoring
agreement
Tribal Cultural
Resources
Monitoring &
Complete Daily
Monitoring Logs
Community
Development
Director
Tribal
Monitor/Consultant
Normandie Crossing Specific Plan Project Section 4.0
Revised and Updated Final Environmental Impact Report Mitigation Monitoring and Reporting Program
MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
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MONITORING
VERIFICATION
DATE INITIALS
American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Applicant/lead agency upon written request to the Tribe.
D. On-site tribal monitoring shall conclude upon the latter of the following: (1) written confirmation to the monitor from a designated point of contact for the Applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the Project site or in
connection with the Project are complete; or (2) a
determination and written notification by the monitor to the Applicant/lead agency that no future, planned construction activity and/or development/construction phase at the
Project site possesses the potential to impact TCRs.
MM TCR-2: Unanticipated Discovery of Human Remains and
Associated Funerary Objects.
A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code § 5097.98, are also to be treated according to this statute.
B. If human remains and/or grave goods are discovered or recognized on the Project site, then all construction activities shall immediately cease within 200 feet of the discovery.
Health and Safety Code § 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner
recognizes the human remains to be those of a Native
American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the During
Construction, Upon
Discovery of any
human remains or
grave goods
Telephone
communication
with the Native
American Heritage
Commission within
24 hours
County Coroner
Native American
Heritage
Commission
Qualified Tribal
Monitor/Consultant
Normandie Crossing Specific Plan Project Section 4.0
Revised and Updated Final Environmental Impact Report Mitigation Monitoring and Reporting Program
MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
Native American Heritage Commission, and Public Resources Code § 5097.98 shall be followed.
C. Human remains and grave/burial goods found with such remains shall be treated alike per California Public Resources Code § 5097.98(d)(1) and (2).
D. Construction activities may resume in other parts of the Project site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the monitor
determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the Project manager express consent of that determination (along with any other mitigation measures the monitor and/or
archaeologist deems necessary). (CEQA Guidelines §
15064.5(f).)
E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.
MM TCR-3: Procedures for Burials and Funerary Remains. This mitigation measure shall only apply if the Gabrielino Band of Mission Indians-Kizh Nation is designated the Most Likely Descendant (“MLD”) by the NAHC:
A. The Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term “human remains” encompasses more than
human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.
B. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.
C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact.
During
Construction, if an
Unanticipated
Discovery, and the
Gabrieleno Band of
Mission Indians –
Kizh Nation is
Designated Most
Likely Descendant
If there are four or
more burials
Implement Koo-nasgna Burial Policy
Creation of a
cemetery treatment
plan
Tribal
Monitor/Consultant
Normandie Crossing Specific Plan Project Section 4.0
Revised and Updated Final Environmental Impact Report Mitigation Monitoring and Reporting Program
MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.
D. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation
opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of
working hours. The Tribe will make every effort to recommend diverting the Project and keeping the remains in situ and protected. If the Project cannot be diverted, it may be determined that burials will be removed.
E. In the event preservation in place is not possible despite good faith efforts by the Applicant/developer and/or landowner, before ground-disturbing activities may resume on the Project site, the landowner shall arrange a designated site location within the footprint of the Project for the respectful reburial of the human remains and/or ceremonial objects.
F. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the Project site but at a location agreed upon If discovered
remains cannot be
fully documented
and recovered on
the same day
If preservation in
place is not possible
Covering of remains
with muslin cloth
and a steel plate to
protect remains
-or24-hour guard
outside working
hours
Designation of site
location within the
footprint of the
Project for reburial
Gabrielino Band of
Mission Indians-Kizh
Nation
Native American
Heritage Council
Normandie Crossing Specific Plan Project Section 4.0
Revised and Updated Final Environmental Impact Report Mitigation Monitoring and Reporting Program
MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.
G. The Tribe will work closely with the Project’s qualified archaeologist to ensure that the excavation is treated
carefully, ethically, and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.
RESOLUTION NO. 6684
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF GARDENA,
CALIFORNIA AMENDING THE LAND USE PLAN OF THE CITY OF
GARDENA GENERAL PLAN BY CHANGING THE LAND USE
DESIGNATION OF THE 5.25 ACRE PROPERTY LOCATED AT 16829, 16835, AND 16907 SOUTH NORMANDIE AVENUE TO SPECIFIC PLAN, CHANGING THE LAND USE DESIGNATION OF THE 0.11 ACRE
PROPERTY LOCATED AT 16964 BRIGHTON AVENUE TO SINGLE
FAMILY RESIDENTIAL, CHANGING THE LAND USE DESIGNATION OF THE 0.43 ACRE PROPERTY LOCATED AT THE EASTERN EDGE OF
THE SPECIFIC PLAN AREA TO PUBLIC/INSTITUTIONAL AND MAKING
MINOR TEXT CHANGES TO THE LAND USE PLAN
WHEREAS, on December 22, 2021, 16911 Normandie Associates, LLC (“Developer”), filed an application for a General Plan Amendment to the Land Use Plan (the “General Plan Amendment”), Specific Plan, Zone Change, Zoning Code Amendment, Vesting Tentative Tract Map, and Site Plan Review to develop a 273 unit apartment building and 76 townhome style units on a total of 5.25 acres located at 16829, 16835, and 16907 South Normandie Avenue (APN ## 6106-030-011, 6106-030-015, 6106-030- 016 - 6106-030-017) (the “Property); and
WHEREAS, on December 22, 2022, Developer amended its project to develop a 328 unit apartment building and 75 townhomes on the Property; and WHEREAS, the City determined that in addition to the residential development and needed entitlements proposed by Developer, the project should also include revisions to the General Plan land use designations and zoning for two adjacent properties on the same block as the Project to match the actual uses of the properties. Specifically, for the property located at 16964 Brighton Avenue (APN # 6106-030-008), change the General Plan Amendment from Industrial to Single Family Residential and change the zoning from General Industrial (M-2) to Single Family Residential (R-1); and for the property just to the east of the Project site owned by the Southern Pacific Railroad (APN # 6106-030- 800), change the General Plan land use designation from Industrial to Public/Institutional and change the zoning from General Industrial (M-2) to Official (O); and WHEREAS, the General Plan Amendments, Specific Plan, Zone Changes, Zoning Code Amendments, Development Agreement, Site Plan Review, and Vesting Tentative Tract Map are collectively referred to as the Project; and WHEREAS, on March 19, 2024, the Planning Commission of the City of Gardena held a duly, noticed public hearing on the Project at which time it considered all evidence presented, both written and oral, but did not recommend approval of the Project; and
Normandie Crossing Specific Plan Resolution No. 6684
GPA #3-21
2 WHEREAS, on September 30, 2024, Developer submitted revised plans to the City for a new alternative to be considered which consists of 70 fewer units in the apartment building and a reduction in height level from ground floor from seven stories to five stories, with one underground level of parking (hereafter the “Community Input Alternative;” and
WHEREAS, on December 3, 2024, the Planning Commission held a duly noticed public hearing on the Project, including revisions to the Final EIR to address the new Community Input Alternative submitted by the Developer; and WHEREAS, at the close of the public hearing the Planning Commission recommended that the City Council certify the Revised and Updated Final EIR, make CEQA findings regarding mitigation measures and alternatives, adopt a statement of overriding considerations, and approve all of the requested entitlements for the Community Input Alternative; and
WHEREAS, on January 14, 2025, the City Council of the City of Gardena held a duly noticed hearing on the Project; and
WHEREAS, after the close of the public hearing and prior to adopting this Resolution, the City Council adopted Resolution No. 6683 certifying the EIR, adopting the Mitigation Monitoring and Reporting Program, making findings with regard to alternatives and mitigation measures; and adopting a statement of overriding considerations;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council of the City of Gardena does hereby find that the General Plan Amendments changing the land use designation of the 3.9 acre parcel (APN # 6106- 030-017) shown on Exhibit A from Industrial to Specific Plan, and changing the land use designation of the 1.36 acre parcels (APN ## 6106-030-015, 6106-030-016, and 6106- 030-011) from Industrial with a High Density 30 Overlay to Specific Plan as shown on Exhibit A and amending the text of the Land Use Plan as shown on Exhibit B is in the public interest for the following reasons:
A. The General Plan Amendment will allow the development of a high-density, 333-unit, residential development made up of 75-townhome style units and 258 first-class apartment units which will provide new and needed housing opportunities in the City.
These residential units will provide numerous amenities for the occupants.
B. The General Plan Amendment will allow development of housing which will satisfy approximately 10 percent of the City’s Regional Housing Needs Assessment (RHNA) allocation for above-moderate housing and provide seven units for moderate income units for the Sixth Cycle Housing Element.
Normandie Crossing Specific Plan Resolution No. 6684
GPA #3-21
3 C. The General Plan Amendment will allow a development which will provide needed housing to nearby employers in the City of Gardena as well as neighboring cities.
D. The General Plan Amendment will allow a development which will help revitalize a site that is blighted and does not meet current development standards and improve safety conditions relating to the railway crossing and sidewalk on Normandie Avenue.
E. The General Plan Amendment which will allow residential uses is more compatible with the surrounding neighborhood than the current designation which allows industrial uses adjacent to residential uses. The High Density 30 overlay already allowed residential development of a portion of the project site.
F. The General Plan Amendment will allow development which will provide the following benefits to the City:
1. As identified above, the City’s final RHNA allocation for the 6th Cycle of the Housing Element is 5,735 units, with 2,595 units being allocated to the abovemoderate income level and 2,246 units allocated to lower income units. This Project will satisfy approximately 10 percent of the City’s above-moderate allocation and provide seven moderate income units.
2. The Project will help revitalize a site that does not meet current development standards and whose buildings are in a deteriorated condition.
3. The Project will provide the following one-time economic benefits from the construction:
a. The Project will provide numerous construction jobs
amounting to the equivalent of 1,580 total job years. As the Project includes a commitment from the developer to implement a local hiring policy, this will benefit lower income individuals and individuals who live in the City. Additionally, there will be an indirect benefit of additional jobs created because of the construction jobs, amounting to approximately another 414 job years; and.
b. Construction is expected to create approximately $109 million in total labor income, due to direct, indirect, and induced workers associate with the construction. Of that, $80.9 million is projected to be paid to onsite construction employees, providing individuals with additional income to spend on services and goods in Gardena; and
c. The principles of Developer also own Tasoro, a company which provides quality building materials for apartments and is located in Gardena. Use of these products will provide sales tax revenue to the City. Additionally, the
Normandie Crossing Specific Plan Resolution No. 6684
GPA #3-21
4 Development Agreement provides for a local buying program for construction goods as well as a local hire program; and
d. Developer will pay in-lieu park fees under the Subdivision Map Act of $10,000 per unit on the 75 condominium units; and e. Developer will provide one-time construction-related revenues totaling over $3 million, including construction fees, development impact fees, and sales tax from construction materials; and
f. Each contractor that does business in the City will be required to obtain and pay for a City business license.
4. The Project will provide the following recurring annual revenues to the City:
a. The creation of approximately 73 jobs per year which includes 47 direct onsite jobs, plus indirect and induced jobs created in the local economy by residential spending; and
b. Economic output associated with operations of
approximately $12.6 million per year in the local economy, of which $7.1 million is attributable to the value of direct project operations and household spending; and c. Over $455,538 in revenues per year, $444,938 larger than the estimated revenues generated by the current use at the Property. This includes sales tax, property tax, utility tax, and other revenues generated from the new residential units.
5. Adding new residents to the City will create more residential spending in the City from people eating at local restaurants, shopping in Gardena, and using services in Gardena and will therefore help existing businesses and encourage new businesses.
6. The Project will help encourage people to use alternate means of transportation by providing one-month free transit passes to persons who sign a oneyear lease.
7. The Project will provide off-site safety improvements by providing sidewalks along 169th street where there currently are none.
8. The Project will provide safety improvements by upgrading the railway crossing and sidewalks in front of the Project site along Normandie Avenue.
G. Approval of the text changes to the Land Use Plan, as shown in Exhibit B, reflect the updates to Table LU-1 to include the Project.
Normandie Crossing Specific Plan Resolution No. 6684
GPA #3-21
5 H. Approval of the General Plan Amendment is consistent with other goals of the General Plan:
1. Land Use Plan Goal 1: Preserving and protecting existing singlefamily and low/medium density residential neighborhoods while promoting the development of additional high-quality housing types in the City;
2. Economic Development Plan Goal 3: Attract desirable businesses to locate in the City;
3. Community Design Plan Goal 1: Enhance the visual environmental and create a positive image of the City;
4. Community Design Plan Goal 2: Enhance the aesthetic quality of the residential neighborhoods in the City;
5. Circulation Plan Goal 1: Promote a safe and efficient circulation system that benefits residents and businesses and integrates with the greater Los Angeles/South Bay transportation system.
6. Circulation Plan Goal 3: Promote alternative modes of transportation that are safe and efficient for commuters, and available to persons of all income levels and disabilities;
7. Housing Element Goal 3.0: Minimize the impact of governmental constraints on housing construction and cost;
8. Housing Element Goal 4.0: Provide adequate residential sites through appropriate land use and zoning to accommodate the City’s share of regional housing needs;
9. Housing Element Goal 5.0: Promote equal opportunity for all residents to reside in the housing of their choice;
10. Conservation Plan Goal 2: Conserve and protect groundwater supply and water resources;
11. Conservation Plan Goal 3: Reduce the amount of solid waste produced in Gardena;
12. Conservation Plan Goal 4: Conserve energy resources through the use of technology and conservation methods;
Normandie Crossing Specific Plan Resolution No. 6684
GPA #3-21
6 13. Conservation Plan Goal 5: Protect the City’s cultural resources;
14. Public Safety Plan Goal 1: Maintain a high level of fire and police protection for residents, businesses and visitors;
15. Public Safety Plan Goal 2: Protect the community from dangers associated with geologic instability, seismic hazards and other natural hazards;
16. Public Safety Plan Goal 4: Increase public awareness of crime and fire prevention, and emergency preparedness and procedures;
17. Noise Plan Goal 2: Incorporate noise considerations into land use planning decisions; and
18. Noise Plan Goal 3: Develop measures to control non-transportation noise impacts.
I. The General Plan Amendment allows the adoption of the Normandie Crossing Specific Plan. Without this change, the development cannot be built.
J. As demonstrated by the EIR which was certified pursuant to Resolution No. 6683, the Project, including the General Plan Amendment, will not be detrimental to the public health, safety and general welfare. The only impact which was significant and unavoidable was construction noise, which is temporary in nature.
K. The General Plan Amendment will not adversely affect the orderly development of property or the preservation of property values. The General Plan Amendment allows a development which will replace decades-old buildings that are in a state of disrepair.
SECTION 2. The City Council of the City of Gardena does hereby find that the General Plan Amendment changing the land use designation of the 0.11 acre parcel (APN # 6106- 030-008) shown on Exhibit A from Industrial to Single Family Residential is in the public interest as it will provide a land use designation that is consistent with the existing use of the property and consistent with the surrounding neighborhood uses which are residential.
SECTION 3. The City Council of the City of Gardena does hereby find that the General Plan Amendment changing the land use designation of the 0.43 acre parcel (APN # 6106- 030-800) shown on Exhibit A from Industrial to Single Family Residential is in the public interest as it will provide a land use designation that is consistent with the existing use of the property.
Normandie Crossing Specific Plan Resolution No. 6684
GPA #3-21
7 SECTION 4. The City Council hereby approves the General Plan Amendments changing the General Plan Land Use Designations of the 3.9 acre parcel (APN # 6106-030-017) shown on Exhibit A from Industrial to Specific Plan, changing the land use designation of the 1.36 acre parcels (APN ## 6106-030-015, 6106-030-016, and 6106-030-011) from Industrial with a High Density 30 Overlay to Specific Plan as shown on Exhibit A, changing the land use designation of the 0.11 acre parcel (APN # 6106-030-008) shown on Exhibit A from Industrial to Single Family Residential, and changing the 0.43 acre parcel (APN 6106-030-800) shown on Exhibit A from Industrial to Public/Institutional.
Additionally, the City Council approves the text changes to the City’s Land Use Plan as shown on Exhibit B.
SECTION 5. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance, or any part thereof is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portion of this ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared unconstitutional.
SECTION 6. Custodian of Record. Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information in the findings which precede this section are based on the entire record.
The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. The documents and materials that constitute the record of proceedings on which these findings and approval are based are located in the Community Development Department at City Hall, 1700 W. 162nd Street, Gardena, California 90247. The Custodian of Records is Greg Tsujiuchi, Community Development Director who can be reached at 310/217-9546 or [email protected].
SECTION 7. Certification. The City Clerk shall certify the passage of this resolution.
Normandie Crossing Specific Plan Resolution No. 6684
GPA #3-21
8 SECTION 8. Effective Date. This ordinance shall not become effective or be in force until thirty (30) days from and after the date of its adoption.
Passed, approved, and adopted this ____day of January, 2025.
TASHA CERDA, Mayor
ATTEST:
MINA SEMENZA, City Clerk
APPROVED AS TO FORM:
CARMEN VASQUEZ, City Attorney
Exhibit A – General Plan Land Use Changes for GPA #3-21 Exhibit B – General Plan Land Use Text Change
Normandie Crossing Specific Plan Resolution No. 6684
GPA #3-21
9 Adopted General Plan Amendment #3-21
Exhibit A
New General Plan Land
Use Designation:
Specific Plan
New General Plan Land
Use Designation:
Single Family
New General Plan Land
Use Designation:
Public Institutional
Docusign Envelope ID: 1FF6AD21-C9DD-4499-B80B-C9BE39743C14 Normandie Crossing Specific Plan Resolution No. 6684
GPA #3-21
10 Table LU-1 – Updated January
2025
Gardena Specific Plans
Specific Plans Adoption
Year
Location Description
Emerald Square 1999 177th St. between Budlong
Ave. and Vermont Ave.
159 single-family homes within a 21.5-
acre gated community.
Redondo Village 1999 Redondo Beach Blvd. west
of Van Ness Ave.
Two gated residential communities
consisting of 65 detached condominium
units within a 5-acre gated community.
Gardena Village 1999 North side of Artesia Blvd.
between Denker St. and
Western Ave.
59 detached condominium units within a
5.7-acre gated community.
Cottage Place 2003 Budlong Ave. between
144th St. and 146th St.
35 detached condominium units within a
2.9-acre gated community.
Normandie
Estates/Normandie
Courtyard
2004/
2019
Southeast corner of
Normandie Ave. and 168th
St.
21 detached condominium units within a
1.5-acre gated community. In 2019, 9
more units added as Phase II within .71
additional acres.
Carnelian 2004 Vermont Ave. between
141st St. and 135th St.
101 single-family detached homes within
an 11.4-acre gated community.
Normandie Place 2008 14532 – 14602
Normandie Ave. 12 single-family homes within a 38,280
square foot area.
Ascot Village 2011 1249 W. 139th St. 14 single-family homes within a 43,000 square foot area
Platinum Row 2015 14504 S. Normandie Ave. 96 townhome development within a 4.69 acre property
Western Avenue 2017 16958 Western Ave. 46 attached condominium units within a
2.31-acre property
Gardena Transit
Oriented Development
2021 12850 – 12900 Crenshaw
Blvd.
265 residential units within a 1.33 acre
property
1450 Artesia 2023 South east corner of Artesia
Blvd. and
Normandie Ave.
To be developed with
industrial/commercial uses
Normandie Crossing 2025 Southwest corner of
Normandie Ave and 169th
Street
333 residential unit development
Exhibit B
Docusign Envelope ID: 1FF6AD21-C9DD-4499-B80B-C9BE39743C14 ORDINANCE NO. 1878
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF GARDENA, CALIFORNIA AMENDING SECTION 18.08.010 OF THE GARDENA
MUNICIPAL CODE RELATING TO ESTABLISHED ZONES, AMENDING
THE GARDENA ZONING MAP BY REZONING THE 5.25 ACRE
PROPERTY LOCATED AT 16829, 16835, and 16907 SOUTH
NORMANDIE AVENUE TO NORMANDIE CROSSING SPECIFIC PLAN,
REZONING THE 0.11 ACRE PROPERTY LOCATED AT 16964
BRIGHTON AVENUE TO SINGLE FAMILY RESIDENTIAL, REZONING
THE 0.43 ACRE PROPERTY LOCATED AT THE EASTERN EDGE OF
THE SPECIFIC PLAN AREA TO OFFICIAL, APPROVING THE
NORMANDIE CROSSING SPECIFIC PLAN, INCLUDING THE SITE
PLAN CONTAINED THEREIN, APPROVING A DEVELOPMENT
AGREEMENT, AND APPROVING AN AFFORDABLE HOUSING
AGREEMENT RELATING TO THE NORMANDIE CROSSING SPECIFIC
PLAN
WHEREAS, on December 22, 2021 16911 Normandie Associates, LLC (“Developer”), filed an application for a General Plan Amendment to the Land Use Plan (the “General Plan Amendment”), Specific Plan, Zone Change, Zoning Code Amendment, Vesting Tentative Tract Map, and Site Plan Review to develop a 273 unit apartment building and 76 townhome style units on a total of 5.25 acres located at 16829, 16835, and 16907 South Normandie Avenue (APN ## 6106-030-011, 6106-030-015, 6106-030- 016 - 6106-030-017) (the “Property); and
WHEREAS, on December 22, 2022, Developer amended its project to develop a 328 unit apartment building and 75 townhomes on the Property; and WHEREAS, the City determined that in addition to the residential development and needed entitlements proposed by Developer, the project should also include revisions to the General Plan land use designations and zoning for two adjacent properties on the same block as the Project to match the actual uses of the properties. Specifically, for the property located at 16964 Brighton Avenue (APN# 6106-030-008), change the General Plan Amendment from Industrial to Single Family Residential and change the zoning from General Industrial (M-2) to Single Family Residential (R-1); and for the property just to the east of the Project site owned by the Southern Pacific Railroad (APN# 6106-030-800), change the General Plan land use designation from Industrial to Public/Institutional and change the zoning from General Industrial (M-2) to Official (O); and WHEREAS, the General Plan Amendments, Specific Plan, Zone Changes, Zoning Code Amendment, Development Agreement, Site Plan Review, and Vesting Tentative Tract Map are collectively referred to as the Project; and
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
2 WHEREAS, on March 19, 2024, the Planning Commission of the City of Gardena held a duly, noticed public hearing on the Project at which time it considered all evidence presented, both written and oral; and
WHEREAS, on April 2, 2024, the Planning Commission adopted PC Resolution No. 4-24, recommending that the City Council certify the Environmental Impact Report, but did not recommend approval of the Project; and
WHEREAS, after the Planning Commission’s actions, Developer attended a community meeting where the project was discussed; and
WHEREAS, on September 30, 2024, Developer submitted revised plans to the City for a new alternative to be considered which consists of 70 fewer units in the apartment building and a reduction in height level from ground floor from seven stories to five stories, with one underground level of parking (hereafter the “Community Input Alternative;” and
WHEREAS, on December 3, 2024, the Planning Commission held a duly noticed public hearing on the Project, including revisions to the Final EIR to address the new Community Input Alternative submitted by the Developer; and WHEREAS, at the close of the public hearing the Planning Commission recommended that the City Council certify the Revised Final EIR, make CEQA findings regarding mitigation measures and alternatives, adopt a statement of overriding considerations, and approve all of the requested entitlements for the Community Input Alternative; and
WHEREAS, on January 14, 2025, the City Council of the City of Gardena held a duly noticed hearing on the Project;
WHEREAS, after the close of the public hearing and prior to adopting this Resolution, the City Council adopted Resolution No. 6683 certifying the EIR, adopting the Mitigation Monitoring and Reporting Program, making findings with regard to alternatives and mitigation measures; and adopting a statement of overriding considerations; WHEREAS, after the close of the public hearing and prior to adopting this Ordinance the City Council also adopted Resolution No. 6684 approving the General Plan Amendment; and
WHEREAS, the Site Plan is incorporated into the Specific Plan and therefore requires approval by the City Council;
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF GARDENA DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Specific Plan Findings.
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
3 A. The Normandie Crossing Specific Plan will act as the zoning for the Property and establishes the permitted uses and development standards that apply to the Project.
B. The Specific Plan contains all of the requirements required by Government Code section 65451.
SECTION 2. Findings – Zoning Entitlements. The City Council of the City of Gardena does hereby find as follows with regard to the Normandie Crossing Specific Plan, associated zone changes for the Specific Plan area, and zoning code amendment (collectively, “Specific Plan Zoning Entitlements”):
A. The Zoning Code Amendment establishes a new zone, the Normandie Crossing Specific Plan zone. Creation of this zone is desirable and necessary to implement the proposed Project as the land use designation of the Specific Plan Property was changed to Specific Plan. Without amending the Gardena Zoning Code, the current zoning would not permit this residential development.
B. The Specific Plan Zoning Entitlements will allow the development of a highdensity, 333-unit residential development consisting of a 258 first-class apartment project and 75 townhome style condominium units in the southern portion of Gardena. The apartment building will provide seven affordable units for moderate income households, providing a variety of new and needed housing opportunities in the City. The 258 market rate units satisfies approximately 10 percent of the City’s Regional Housing Needs Assessment (RHNA) allocation for above-moderate housing for the Sixth Cycle Housing Element. A majority of the Specific Plan area, 3.9 acres, was not included on the Site Inventory for the City’s 6th Cycle Housing Element because the residential development was already being discussed with the City and the project is listed in the Housing Element as a pending project and the 403 units were accounted for in determining the City’s remaining RHNA obligation.
C. The Specific Plan Zoning Entitlements will allow a residential development which will provide needed housing to nearby employers in the City of Gardena as well as the neighboring cities.
D. The Specific Plan Zoning Entitlements will allow a development which will help revitalize a site that is rundown and does not meet current development standards and improve safety conditions relating to the railway crossing and sidewalk on Normandie Avenue.
E. A residential development is more compatible with the surrounding properties which are residential on all sides. The existing zoning allows industrial uses.
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
4 F. The Specific Plan Zoning Entitlements will allow development which will provide the following benefits to the City:
1. As identified above, the City’s final RHNA allocation for the 6th Cycle of the Housing Element is 5,735 units, with 2,595 units being allocated to the abovemoderate income level and 2,246 units allocated to lower income units. This Project will satisfy approximately 10 percent of the City’s above-moderate allocation and provide seven moderate income units.
2. The Project will help revitalize a site that does not meet current development standards and whose buildings are in a deteriorated condition.
3. The Project will provide the following one-time economic benefits from the construction:
a. The Project will provide numerous construction jobs
amounting to the equivalent of 1,580 total job years. As the Project includes a commitment from the developer to implement a local hiring policy, this will benefit lower income individuals and individuals who live in the City. Additionally, there will be an indirect benefit of additional jobs created because of the construction jobs, amounting to approximately another 414 job years.
b. Construction is expected to create approximately $109 million in total labor income, due to direct, indirect, and induced workers associate with the construction. Of that, $80.9 million is projected to be paid to onsite construction employees, providing individuals with additional income to spend on services and goods in Gardena.
c. The principles of Developer also own Tasoro, a company which provides quality building materials for apartments and is located in Gardena. Use of these products will provide sales tax revenue to the City. Additionally, the Development Agreement provides for a local buying program for construction goods as well as a local hire program.
d. Developer will pay in-lieu park fees under the Subdivision Map Act of $10,000 per unit on the 75 condominium units. e. Developer will provide one-time construction-related revenues totaling over $3 million, including construction fees, development impact fees, and sales tax from construction materials.
f. Each contractor that does business in the City will be required to obtain and pay for a City business license.
4. The Project will provide the following recurring annual revenues to the City:
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
5 a. The creation of approximately 73 jobs per year which includes 47 direct onsite jobs, plus indirect and induced jobs created in the local economy by residential spending.
b. Economic output associated with operations of
approximately $12.6 million per year in the local economy, of which $7.1 million is attributable to the value of direct project operations and household spending. c. Over $455,538 in revenues per year, $444,938 larger than the estimated revenues generated by the current use at the Property. This includes sales tax, property tax, utility tax, and other revenues generated from the new residential units.
5. Adding new residents to the City will create more residential spending in the City from people eating at local restaurants, shopping in Gardena, and using services in Gardena and will therefore help existing businesses and encourage new businesses.
6. The Project will help encourage people to use alternate means of transportation by providing one-month free transit passes to persons who sign a oneyear lease.
7. The Project will provide off-site safety improvements by providing sidewalks along 169th street where there currently are none.
8. The Project will provide safety improvements by upgrading the railway crossing and sidewalks in front of the Project site along Normandie Avenue G. Approval of the Specific Plan Zoning Entitlements is consistent with the General Plan.
1. Prior to adopting this Ordinance, the General Plan land use designation of this property was changed to Specific Plan so the Zone Change and adoption of the Specific Plan are consistent with the Land Use Plan.
2. The Zoning Changes implement a number of Goals of the Gardena General Plan including:
a. Land Use Plan Goal 1: Preserving and protecting existing single-family and low/medium density residential neighborhoods while promoting the development of additional high-quality housing types in the City;
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
6 b. Land Use Policy 1.4: Locate new medium- and high density residential developments near neighborhood and community shopping centers with commensurate high levels of community services and facilities; c. Land Use Policy 1.5: Provide adequate residential amenities such as open space, recreation, off-street parking and pedestrian features in multifamily residential developments;
d. Economic Development Plan Goal 3: Attract desirable
businesses to locate in the City;
e. Community Design Plan Goal 1: Enhance the visual
environmental and create a positive image of the City;
f. Community Design Plan Goal 2: Enhance the aesthetic
quality of the residential neighborhoods in the City;
g. Circulation Plan Goal 1: Promote a safe and efficient circulation system that benefits residents and businesses, and integrates with the greater Los Angeles/South Bay transportation system;
h. Circulation Plan Goal 3: Promote alternative modes of transportation that are safe and efficient for commuters, and available to persons of all income levels and disabilities;
i. Housing Element Goal 3.0: Minimize the impact of
governmental constraints on housing construction and cost; j. Housing Element Goal 4.0: Provide adequate residential sites through appropriate land use and zoning to accommodate the City’s share of regional housing needs;
k. Housing Element Goal 5.0: Promote equal opportunity for all residents to reside in the housing of their choice;
l. Conservation Plan Goal 2: Conserve and protect
groundwater supply and water resources;
m. Conservation Plan Goal 3: Reduce the amount of solid waste produced in Gardena;
n. Conservation Plan Goal 4: Conserve energy resources
through the use of technology and conservation methods; o. Conservation Plan Goal 5: Protect the City’s cultural resources;
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
7 p. Public Safety Plan Goal 1: Maintain a high level of fire and police protection for residents, businesses and visitors; q. Public Safety Plan Goal 2: Protect the community from dangers associated with geologic instability, seismic hazards and other natural hazards; r. Public Safety Plan Goal 4: Increase public awareness of crime and fire prevention, and emergency preparedness and procedures; s. Noise Plan Goal 2: Incorporate noise considerations into land use planning decisions; and
t. Noise Plan Goal 3: Develop measures to control nontransportation noise impacts.
H. The Zoning Entitlements implement the public convenience, general welfare and good land use practice for the reasons set forth above.
SECTION 3. Additional Zoning Changes.
A. Approval of the zone change for the 0.11 acre parcel located at 16964 Brighton Avenue will bring the zoning into compliance with the use of the property at that location and the zone change will be consistent with the General Plan amendment.
B. Approval of the zone change for the 0.43 acre parcel located on the east side of the Specific Plan area will bring the zoning into compliance with the use of the property at that location and the zone change will be consistent with the General Plan amendment.
SECTION 4. Development Agreement Findings.
In addition to the benefits described above relating to the Specific Plan Zoning Entitlements, the Development Agreement provides the following additional benefits:
A. The Development Agreement will implement the Specific Plan and will provide the City with certain benefits that would otherwise be unattainable through the other land use approvals in exchange for providing valuable development rights of a highdensity mixed-use housing project along with a 5 year entitlement with two 5 year extension options.
B. The Development Agreement provides that the developer will implement a hire and buy local policy which will assist local residents and businesses, as well as provide economic benefits to the City of Gardena through increased sales tax revenues.
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
8 C. The Development Agreement will provide for seven moderate income rental units in the City with a guaranteed affordability of 55 years.
SECTION 5. No Net Loss Findings.
A. The three parcels of land comprising the 1.36 acres on the northern portion of the development (APN 6106-030-015, 6106-030-016, and 6106-030-011) have a high density 30 general plan overlay and a zoning overlay of high density 30 (HO-4). These parcels were identified as inventory sites in the City’s 6th Cycle 2021 – 2029 Housing Element and there was to be a total of 31 moderate income units on these sites.
B. Pursuant to Government Code section 65863, the City must make sure development opportunities remain available throughout the planning period to accommodate the City’s regional housing needs allocation (RHNA), especially for lower and moderate income households. When the City approves a development on an inventory site with fewer units than shown in the Housing Element, it must make findings that the remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level and the approval is consistent with the adopted General Plan.
1. The City’s RHNA allocation for moderate income is 894 units; the 6th Cycle Housing Element identified sites for 1797 moderate income units, leaving a surplus of 913 units. Therefore, there are more than sufficient sites to provide for the fact that no moderate units will be built on the identified sites.
2. Prior to adopting this Ordinance, the City Council adopted Resolution No. 6684 changing the land use designation to Specific Plan. This project is consistent with the General Plan as amended and the Housing Element which included adequate surplus inventory to account for the situation that not all properties would develop with housing at the assumed income levels.
SECTION 6. Section 18.08.010 of the Gardena Municipal Code is hereby amended to read as follows:
18.08.010 Zones established.
In order to carry out the purposes and provisions of this title, the city is divided into several zones, known as follows:
R-1 Single-family residential zone
R-2 Low-density multiple-family residential zone
R-3 Medium density multiple-family residential zone
R-4 High density multiple-family residential zone
M-U Mixed use overlay
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
9 C-R Commercial residential zone
P Parking zone
O Official zone
C-P Business and professional office zone
H-B Home business zone
C-2 Commercial zone
C-3 General commercial zone
C-4 Heavy commercial zone
M-1 Industrial zone
M-2 General industrial zone
-SP Specific plan zones as follows:
Artesia Corridor Specific Plan
Ascot Village Specific Plan
Carnelian Specific Plan
Cottage Place Specific Plan
Emerald Square Specific Plan
Gardena Transit Oriented Development Specific Plan
Gardena Village Specific Plan
Normandie Crossing Specific Plan
Normandie Estates Specific Plan
Normandie Place Specific Plan
Redondo Village Specific Plan
Platinum Row Specific Plan
SECTION 7. Legislative Approvals.
Based on the findings set forth above:
A. The City Council hereby approves the zone change of the 3.9 acre parcel of the Specific Plan Area (APN # 6106-030-017) from General Industrial (M-2) to Normandie Crossing Specific Plan as shown in Exhibit A, attached hereto and incorporated herein by reference;
B. The City Council hereby approves the zone change of the 1.36 acre parcels of the Specific Plan Area (APN ## 6106-030-015, 6106-030-016, and 6106-030-011) from Industrial (M-1) with a High Density 30 Overlay (HO-4) to Normandie Crossing Specific Plan as shown in Exhibit A, attached hereto and incorporated herein by reference; C. The City Council hereby approves the zone change to the 0.11 acre parcel (APN # 6106-030-008) from General Industrial (M-2) to Single-Family Residential (R-1) as shown on Exhibit A, attached hereto and incorporated herein by reference;
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
10 C. The City Council hereby approves the zone change to the 0.43 acre parcel located to the east of the Specific Plan area (APN # 6105-030-800) from General Industrial (M-2) to Official (O), as shown in Exhibit A, attached hereto and incorporated herein by reference;
D. The City Council hereby approves the Normandie Crossing Specific Plan, a copy of which is attached hereto as Exhibit B, subject to the conditions of approval attached hereto as Exhibit D, which exhibits are attached hereto and incorporated herein by reference.
E. The City Council hereby approves the Development Agreement attached hereto as Exhibit E, attached hereto and incorporated herein by reference.
SECTION 8. Site Plan Approval.
The Site Plan for the Project is included as Exhibit A to the Specific Plan and is approved as part of the Specific Plan. The plans being approved are dated November 1, 2024, and attached hereto as Exhibit C. The City Council makes the following findings with regard to the Site Plan:
A. The physical location, size, massing, setbacks, pedestrian orientation, and placement of proposed structures on the site and the location of proposed uses within the project are consistent with the applicable standards:
Analysis: The project is consistent with the applicable standards as the standards are set forth in the Normandie Crossing Specific Plan and the Project implements this Plan.
B. The development is consistent with the intent and general purpose of the general plan and provisions of the Zoning Code:
Analysis: The Land Use Designation for the Property is Specific Plan and the zoning is Normandie Crossing Specific Plan. As the development implements the Specific Plan, it is consistent with both the General Plan land use designation and the zoning. Additionally, the development implements numerous other goals and policies of the Specific Plan as outlined above.
C. The health and safety services (police and fire) and public infrastructure are sufficient to accommodate the new development:
Analysis: The development has been reviewed by the Gardena Police Department and the Los Angeles County Fire Department. Neither Department has raised any issues regarding the ability to provide services. Additionally, the project has received will serve letters from the various utilities.
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
11 D. The project is compatible with the surrounding sites and neighborhoods:
Analysis: The project is a high-density residential project located on a major collector street. Property immediately to the north is developed with an SRO project that has density of 90 units/acre. The density of the apartment building, which is along Normandie Avenue, is 120 units/acre. The apartment buildings are buffered from the existing residential zones to the west and south by the 3-story townhome units which have a density of 24 units/acre.
E. The project has been determined to be exempt from CEQA or the appropriate environmental document has been completed and required findings have bene made:
Analysis: An EIR has been prepared for the Project in accordance with CEQA and the CEQA Guidelines.
SECTION 9. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this ordinance, or any part thereof is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portion of this ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsection, subdivision, paragraph, sentence, clause or phrase be declared unconstitutional.
SECTION 10. Custodian of Record. Each and every one of the findings and determinations in this Ordinance are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information in the findings which precede this section are based on the entire record.
The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact. The documents and materials that constitute the record of proceedings on which these findings and approval are based are located in the Community Development Department at City Hall, 1700 W. 162nd Street, Gardena, California 90247. The Custodian of Records is Greg Tsujiuchi, Community Development Director who can be reached at 310/217-9546 or [email protected].
SECTION 11. Certification. The City Clerk shall certify the passage of this ordinance and shall cause the same to be entered in the book of original ordinances of said City; shall make a minute passage and adoption thereof in the records of the meeting at which time the same is passed and adopted; and shall, within fifteen (15) days after the passage and adoption thereof, cause the same to be published as required by law, in a publication of general circulation.
SECTION 12. Effective Date. This Ordinance shall not become effective or be in force until thirty (30) days from and after the date of its adoption.
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
12 Passed, approved, and adopted this ____ day of January, 2025.
TASHA CERDA, Mayor
ATTEST:
MINA SEMENZA, City Clerk
APPROVED AS TO FORM:
CARMEN VASQUEZ, City Attorney
on the findings set forth above:
x Exhibit A – Normandie Crossing Specific Plan Zone Change for ZC #4-21 x Exhibit B – Normandie Crossing Specific Plan
x Exhibit C – Project Plans
x Exhibit D – Conditions of Approval
x Exhibit E – Development Agreement
x Exhibit F – Draft Affordable Housing Agreement
Normandie Crossing Specific Plan Ordinance No. 1878
SP #1-21; ZC #4-21; ZTA #6-21; SPR #11-21; & DA #2-21
13 Exhibit A
Adopted Zone Change #4-21
New Zoning
Designation:
Normandie Crossing
Specific Plan
New Zoning
Designation:
Single Family Residential
(R-1)
New Zoning
Designation:
Official (O)
Docusign Envelope ID: C64713DE-C465-4F87-A9BF-E5865ED0A8A7
CITY OF GARDENA
NORMANDIE
CROSSING
SPECIFIC PLAN
XXXX 2025
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN
i
TABLE OF CONTENTS
CHAPTER 1. SUMMARY STATEMENT ............................................................................. 1 CHAPTER 2. INTRODUCTION ........................................................................................ 2 I. Authority....................................................................................................................... 2 II. Purpose and Intent....................................................................................................... 3 III. Site Location ................................................................................................................. 3 IV. Project History and Background ................................................................................... 6 V. Project Description ....................................................................................................... 7 VI. Environmental Assessment........................................................................................... 8 VII. Related Applications and Documents........................................................................... 8 CHAPTER 3. CONTEXT AND EXISTING CONDITIONS ................................................. 10 I. Plan Area and Land Uses............................................................................................. 10 II. Topography................................................................................................................. 11 III. Geology and Soils........................................................................................................ 12 IV. Hydrology ................................................................................................................... 13 V. General Plan and Zoning Designations ....................................................................... 13 VI. Circulation................................................................................................................... 14 VII. Utilities and Services................................................................................................... 15 CHAPTER 4. SPECIFIC PLAN CONCEPTS.................................................................... 17 I. Project Goals and Objectives...................................................................................... 17 II. Site Plan and Renderings ............................................................................................ 18 III. Transportation and Circulation Plan ........................................................................... 18 IV. Grading Plan ............................................................................................................... 23 V. Public Facilities and Utilities Plan................................................................................ 25 VI. Landscape and Open Space Plan ................................................................................ 27 CHAPTER 5. DEVELOPMENT REGULATIONS AND REQUIREMENTS ........................... 37 I. Development Standards............................................................................................. 37 II. Design Standards........................................................................................................ 40 III. Recreation and Open Space Standards....................................................................... 43 IV. Parking and Loading ..................................................................................................... 43 V. Nonconformities......................................................................................................... 45 VI. Maintenance Standards.............................................................................................. 45 VII. Standards for Accessory Structures, Additions, Walls, Fences, Other Changes.......... 45 VIII.Sign Program............................................................................................................... 46
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 2. INTRODUCTION ii
CHAPTER 6. GENERAL PLAN CONSISTENCY ............................................................. 48 I. Applicable Goals and Policies...................................................................................... 48 II. General Plan Consistency Analysis.............................................................................. 49 CHAPTER 7. IMPLEMENTATION................................................................................... 60 I. Phasing Program......................................................................................................... 60 II. Plan Review Process ................................................................................................... 60 III. CEQA Review .............................................................................................................. 60 IV. Infrastructure Improvements/Coordination............................................................... 60 V. Financing Measures.................................................................................................... 61 VI. Administration of Plan ................................................................................................ 61 EXHIBIT A....................................................................................................................... 65 EXHIBIT B ....................................................................................................................... 67 EXHIBIT C ...................................................................................................................... 69 EXHIBIT D....................................................................................................................... 72
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 1. SUMMARY STATEMENT 1 CHAPTER 1. SUMMARY STATEMENT
The Normandie Crossing Specific Plan (Specific Plan, or Plan) facilitates the transition of a large underutilized industrial lot into a multi-family residential development offering both apartment and townhome units where residents live near, and walk or bicycle to, schools, shopping, and recreation. The Specific Plan allows the development of up to 333 residential units with related residential amenities and ancillary uses within the 5.25-acre Specific Plan Area (Plan Area) in the City of Gardena (City). The Specific Plan is designed to be compatible with adjacent and anticipated land uses and the surrounding built environment, including the surrounding residential neighborhoods. The Specific Plan regulates buildout of the Plan Area in a manner that is consistent with applicable State law.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 2. INTRODUCTION 2 CHAPTER 2. INTRODUCTION
I. AUTHORITY
The Specific Plan provides for the orderly and efficient development and revitalization of the plan area consistent with the City of Gardena General Plan policies and objectives.
The Specific Plan is a regulatory document prepared pursuant to the provisions of California Government Code sections 65450 through 65457, which grant local government agencies the authority to prepare specific plans for the systematic implementation of their general plan for all or part of the area covered by the General Plan.
Government Code sections 65450 through 65454 establish the authority to adopt a Specific Plan, identify the required contents of a Specific Plan, and mandate consistency with the General Plan.
Per Government Code section 65451, a Specific Plan must include text and a diagram or diagrams which specify all of the following in detail:
• The distribution, location, and extent of the uses of land, including open space within the area covered by the plan.
• The proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy and other essential facilities proposed to be located within the land area covered by the plan and needed to support the land uses described in the plan. • Standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. • A program of implementation measures including regulations, programs, public works projects and financing measures necessary to carry out the above items. • A discussion of the relationship of the Specific Plan to the General Plan.
As a regulatory document, the Specific Plan implements the General Plan as the new zoning for the Specific Plan Area. All future development plans and entitlements within the Specific Plan boundaries must be consistent with the applicable standards set forth in
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 2. INTRODUCTION 3 this document as described in Chapter 8 (Implementation); the Gardena Municipal Code (Municipal Code or Code), where not modified by the Specific Plan; and the General Plan.
II. PURPOSE AND INTENT
The Specific Plan integrates a wide range of high-quality housing options into the City, including apartments ranging from studio to two-bedroom units and townhomes ranging from three- to four-bedroom units. This newly constructed multi-family housing development will replace a large underutilized industrial lot creating a more compatible development with the surrounding residential neighborhoods and resident-serving commercial uses.
III. SITE LOCATION
The Plan Area is made up of four tax parcels that total approximately 228,559 square feet, or 5.25 acres, and is located at 16829, 16835, and 16907 South Normandie Avenue (commonly referred to as 16911 Normandie Avenue) in the City. The Plan Area is situated between Normandie Avenue and Brighton Way, and between 169th Street and 170th Street, excluding the existing single-family home located at 16964 Brighton Avenue. The location of the Plan Area within the City boundaries is illustrated in Figure 1. An aerial photograph of the Plan Area vicinity is provided in Figure 2. The Specific Plan divides the Plan Area in two subareas: Subarea A will include up to 258 apartment units and Subarea B will include up to 75 townhome style units. Subarea A and Subarea B are shown in Figure 2.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 2. INTRODUCTION 4 Figure 1. Regional and Project Vicinity Map
Figure 2. Project Aerial
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 2. INTRODUCTION 5 Regional Setting
The City of Gardena is located in the South Bay area of Los Angeles County, approximately nine miles south of downtown Los Angeles, approximately seven miles southeast of the Los Angeles International Airport, and approximately 10 miles north of the Los Angeles Ports in San Pedro. The location of the Plan Area in its regional setting is illustrated in Figure 1. A number of freeways provide regional access to and from Gardena, including the San Diego Freeway (I-405), the Artesia Freeway (SR-91), the Harbor Freeway (I-110), and the Century Freeway (I-105). Since its incorporation in 1930, the City has grown from a three-square-mile community known for its farm products to an approximate sixsquare-mile, highly developed City with a population of over 60,000.
Local Setting
The 5.25-acre Plan Area is located in the southern portion of the City of Gardena south of Redondo Boulevard and north of Artesia Boulevard. The Union Pacific Railroad Torrance Branch (Railroad) abuts approximately half of the eastern edge of the Plan Area and enters the Plan Area just south of the current vehicle driveway. Normandie Avenue runs to the east of the Railroad and eventually abuts the north portion of the eastern edge of the Plan Area. Brighton Way, an alley, abuts the Plan Area immediately to the west, 169th Street abuts the Plan Area immediately to the north, and 170th Street abuts the Plan Area immediately to the south. The Plan Area does not include the single-family home located at 16964 Brighton Ave.
The Plan Area is part of a diverse urban environment with a diverse set of land uses including single-family homes and low-density multi-family residential developments on Brighton Way and 170th Street, and commercial and retail uses on Artesia Boulevard to the south and on Normandie Avenue to the north. Except for auto-related uses north of the Plan Area on Normandie, the Plan Area is one of the only industrial developments in the vicinity.
Regional access to the Plan Area is provided by Normandie Avenue and a network of arterial and collector streets. The arterial street that serves the Plan Area is Artesia Boulevard. The collector streets include Normandie Avenue, Gardena Boulevard, and 166th Street. The local streets include 169th Street and 170th Street.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 2. INTRODUCTION 6 The Plan Area is within walking distance of several bus stops, including the GTrans Route 1X, which connects to both the LA Metro C Line Redondo Beach Station and Harbor Freeway Station. The Plan Area is also within walking distance (approximately 1/2 mile) of a variety of resident-serving commercial uses on Artesia Boulevard, including grocery stores and restaurants. The Specific Plan’s transit-rich setting offers future residents’ access to regional destinations, including beaches to the west and downtown Los Angeles to the north, without the need for an automobile. Direct access to major freeways also allows convenient automobile access.
IV. PROJECT HISTORY AND BACKGROUND
The South Bay is evolving from a historically underutilized, heavy-industrial area to a hub of innovation and creativity, home to technology firms and industries. The presence of internationally prominent technology and creative companies is anticipated to attract other technology firms considering expansion or relocation. However, innovative technology firms and their employees place a premium on quality-of-life and livability factors. These factors include access to high-quality housing; social, cultural, and environmental amenities; access to shops and restaurants; and lower-stress commutes.
The Specific Plan will support the expanding regional technology industry with newly constructed, high-quality, multi-family housing options. The current jobs-housing regional imbalance negatively impacts the local economy, the regional transportation network, the environment, and the personal lives of employees and their families. The Specific Plan is consistent with recent legislative efforts (such as Senate Bills 375 and 743) that aim to reduce greenhouse gas emissions by encouraging development proximate to transit and employment centers which ultimately shortens trip lengths and reduces vehicle miles traveled (VMT).
The Plan Area is 5.25 acres and is currently designated as Industrial under the General Plan Land Use Plan and is located in the M-1 (Industrial) and M-2 (General Industrial) zoning districts. The M-1 portion, which is the northern 1.32-acre portion, also has a High Density 30 Overlay under the General Plan and an HO-4 (High Density 30) Overlay under the zoning regulations. The manufacturing zoning districts do not permit residential uses and permit a maximum FAR of 1.0:1 and a maximum building height of 65 feet; and the Residential Overlay allows 30 dwelling units per acre and a 55-foot height limit. By comparison, the Specific Plan zoning permits residential density of up to 64 dwelling units
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 2. INTRODUCTION 7 per acre, maximum FAR of up to 1.6:1, and building heights of up to (70 feet), with no more than five stories above grade, as further described below.
V. PROJECT DESCRIPTION
Redevelopment of the Plan Area under the Specific Plan requires the demolition of six existing one- and two-story industrial buildings for the construction of a residential development with up to 333 residential units. The Specific Plan would provide no more than 366,191 square feet of residential floor area, resulting in a floor area ratio (FAR) of up to 1.6:1. The Specific Plan would result in a density of 64 dwelling units per acre.
The Specific Plan divides the Plan Area into two subareas. Subarea A provides a five-story above-grade apartment building with up to 258 apartment units (Apartment Building).
The Apartment Building will also have one subterranean level, which will be used for parking along with the first above ground story. Subarea B provides 75 three-story townhome-style units (Townhomes). Development of each of the subareas is described in further detail below.
The Project architectural style will draw upon new local technology buildings or other nearby features that contribute to the aesthetic ambience of the immediate area. The Specific Plan will provide consistency in architectural style throughout the Plan Area and will promote a high-quality design achieved through the creative use of massing, roof forms, materials, and facades.
Subarea A
Subarea A will be developed with the Apartment Building, which includes up to 258 apartment units (244,971 square feet of residential floor area) in five stories above ground with a maximum height of 70 feet, as measured from the finished floor (i.e., the level of the finished floor on the ground level) to the highest point on the roof, and one subterranean level. The Apartment Building will include four levels of residential units over two levels of parking, starting at the subterranean level. The Apartment Building will provide 387 unbundled vehicle parking spaces, including 29 spaces for guest parking. Up to 50 percent of the required parking spaces within Subarea A may be compact spaces.
Additionally, up to 110 of the spaces would be available as tandem spaces that can be leased as a pair to a single unit. The Apartment Building will also provide 69 on-site bicycle parking spaces for residents (65 secured long-term and four short-term spaces). Subarea
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 2. INTRODUCTION 8 A will provide the following amenities: a roof deck with seating area; a swimming pool with BBQ and seating areas; a dog park; a fitness room; club house; and a large courtyard with seating area.
The specific land use regulations and development standards applicable within Subarea A are described in further detail in Chapter 5 of the Specific Plan.
Subarea B
Subarea B will be developed with up to 75 Townhomes (121,220 square feet of residential floor area), each of which with a maximum height of 40 feet, as measured from the finished floor (i.e., the level of the finished floor on the ground level) to the highest point on the roof. Each unit will include a two-car garage, three levels of living space and a yard or balcony. In addition to the 150 vehicle parking spaces provided within the Townhomes, 19 guest spaces will be provided within Subarea B. Subarea B will provide the following amenities: a swimming pool with BBQ and seating areas; a club house; and a dog park.
The specific land use regulations and development standards applicable within Subarea B are described in further detail in Chapter 5 of the Specific Plan.
VI. ENVIRONMENTAL ASSESSMENT
An Environmental Impact Report (EIR) has been prepared and certified in accordance with the provisions of the California Environmental Quality Act (CEQA) to address the potential environmental effects of the Specific Plan. As required by the Mitigation Monitoring and Reporting Program that was adopted in conjunction with the EIR, the Specific Plan will implement mitigation measures to reduce potential impacts resulting from development pursuant to the Specific Plan to a less-than-significant level [(SCH#2023050241)]. All mitigation measures identified in the EIR are incorporated in this Specific Plan by reference, and included as Exhibit D.
VII. RELATED APPLICATIONS AND DOCUMENTS
In addition to approval of this Specific Plan (SP #1-21), the following entitlements were also approved by the City and are required to develop the Specific Plan:
General Plan Amendment (GPA #3-21)
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 2. INTRODUCTION 9 A general plan amendment to (i) change the land use designation on the General Plan Land Use Map from “Industrial” and “Industrial, High Density 30 Overlay” to “Specific Plan” and (ii) amend the Land Use Element text and Land Use Element Table LU-3 to allow the mix of uses and densities specified in this Specific Plan.
Zone Change/Zone Text Amendement (ZC #4-21/ZTA #6-21)
A corresponding zoning map amendment to replace the existing Industrial (M-1) with a High Density 30 Overlay (HO-4) and General Industrial (M-2) zoning with the Normandie Crossing Specific Plan zone and to amend the text of the Gardena Municipal Code to add this new zone.
Development Agreement (DA #2-21)
A development agreement between the City and developer that guarantees the right to build the development as set forth in this Specific Plan for a period of 5 years, with the right to a 5 year extension, and provides community benefits to the City in the form of affordable housing, sidewalk improvements to 169th and 170th Street and improvements to the railroad crossing and sidewalk along Normandie Avenue.
Vesting Tentative Tract Map (VTM #2-21)
A vesting tentative tract map to merge four lots into one with condominiums for the Townhomes and one parcel for the Apartment Building.
Site Plan Review (SPR #11-21)
A Site Plan Review to review of the physical design of the development.
Affordable Housing Agreement
An agreement between the City and the developer that guarantees that seven units in Subarea A will remain affordable to moderate income households for a 55-year period.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 3. CONTEXT AND EXISTING CONDITIONS 10 CHAPTER 3. CONTEXT AND EXISTING CONDITIONS
I. PLAN AREA AND LAND USES
The Plan Area consists of four tax parcels totaling approximately 5.25 acres in size, situated between Normandie Avenue and Brighton Way, and between 169th Street and 170th Street, except for the single-family home located at 16964 Brighton Ave. Existing land uses in the Specific Plan Area include six, one- and two-story buildings within an industrial lot developed with warehouse logistics uses and associated offices and surface parking lots at the time the Specific Plan was initiated, with paved parking located throughout the Plan Area. The Plan Area is surrounded by single-family homes to the west and south, apartment complex to the north and townhomes to the east across Normandie Avenue.
A photo of the existing development within the Plan Area is provided in Figure 3.
Figure 3. Existing Development
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 3. CONTEXT AND EXISTING CONDITIONS 11 II. TOPOGRAPHY
The topography of the Plan Area slopes from the northeast corner to the southwest corner, with an elevation difference of approximately seven feet across the Plan Area.
A topographical survey of the Specific Plan Area is provided in Figures 4a and 4b.
Figure 4a. Topographical Survey
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 3. CONTEXT AND EXISTING CONDITIONS 12 Figure 4b. Topographical Survey (Cont’d)
III. GEOLOGY AND SOILS
A geotechnical study of the Specific Plan Area was prepared by Hamilton & Associates on October 25, 2021. Existing geology and soils conditions are taken from the geotechnical study.
Based on review of available geologic maps, the Plan Area is not located within an AlquistPriolo Earthquake Fault Zone. The Inglewood Fault is located approximately 0.6 miles west of the Plan Area. In addition, the Plan Area is not located in a liquefaction zone.
The Plan Area is underlain by artificial fill and alluvium. The fill encountered on the Plan Area at a depth of five feet from existing grade. The fill is in turn underlain by native alluvial soils.
Groundwater was encountered at an approximate depth of 22 feet below the existing grade. Based on available groundwater data, the historically highest groundwater level for the Plan Area was approximately 15 feet below the existing grade.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 3. CONTEXT AND EXISTING CONDITIONS 13 The primary geologic hazard at the Plan Area is moderate to strong ground motion (acceleration) caused by an earthquake on any of the local or regional faults. The potential for other earthquake-induced hazards was also evaluated including surface rupture, liquefaction, dynamic settlement, inundation and landslides.
IV. HYDROLOGY
A hydrology study of the Specific Plan Area was prepared by Fuscoe Engineering on August 10, 2022.
The Plan Area runoff sheet flows to a catch basin near the intersection between 169th Street and Normandie Ave as well as a catch basin on Normandie Ave. The catch basin on 169th Street and Normandie Ave discharge into LA County storm drain system which flows southerly through Dominguez Channel. All roof flows from the southerly existing buildings and paved parking areas are captured by a series of drains and discharge directly to ground level, where they join surface-level sheet flows and discharge to a catch basin location on Brighton Way.
The grading pattern for the proposed development will largely be consistent with that of the existing condition and surface flow northwest towards southeast. The Plan Area is currently approximately 100 percent impervious. The Specific Plan will decrease the impervious area of the site by approximately nine percent to 91 percent.
V. GENERAL PLAN AND ZONING DESIGNATIONS
The City’s General Plan Land Use Plan currently designates the Plan Area for Industrial land uses. The Industrial land use designation is intended for industrial park development, with permitted uses such as offices, laboratories, research and development, manufacturing, maintenance services, machine shops, commercial printing, parking lots and restaurants. Its corresponding zoning includes Industrial (M-1) and General Industrial (M-2), the current zoning of the Plan Area. The M-1 portion of the Plan Area, which is the northern 1.32-acre portion, also has a High Density 30 Overlay under the General Plan and an HO-4 (High Density 30) Overlay under the zoning regulations.
Properties to the north, across West 169th Street, are also designated Industrial and zoned M-1 and are developed with a 63-unit studio apartment project as allowed in the
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 3. CONTEXT AND EXISTING CONDITIONS 14 M-1 zone. The Normandie Estates Specific Plan is located across Normandie Avenue east and northeast of the Plan Area. Property designated as Single-family Residential and zoned Single-family Residential (R-1) is also located to the east of the Plan Area, across Normandie Avenue and to the south across West 170th Street; and properties designated Medium Residential and zoned Low Density Multiple-Family Residential Zone (R-2) to the west and northwest; and adjoining property to the southwest is designated Industrial and zoned M-2, but will be concurrently changed to a single family residential general plan designation and zoning.
As described in Chapter 7, the General Plan, General Plan Land Use Map, Zoning Ordinance and Zoning Map have been amended by resolution and ordinance concurrent with adoption of this Specific Plan to ensure complete consistency.
VI. CIRCULATION
Four major freeways provide regional access to the Plan Area: I-105 to the north, I-405 to the west, and the I-110 and SR-91 to the east.
The I-110 and SR-91 freeways connect to the Plan Area via Artesia Boulevard, which runs east-west and connects to Normandie Avenue, which runs north-south along the eastern boundary of the Plan Area. Normandie Avenue provides local access to the site and is a major collector roadway with two lanes in each direction that runs through the City.
The Union Pacific Torrance Branch Railroad (Railroad), carrying port-related and refineryrelated fright, runs along Normandie Avenue corridor south of 166th Street and passes the Plan Area.
Existing sidewalks are provided along the site frontage and within a continuous and complete pedestrian network in the surrounding area. A sidewalk along the south side of 169th Street and along the west side of Normandie Avenue north of the railroad crossing provides pedestrian access to the site. Sidewalks along the south side of 169th Street are discontinuous for a short segment from just west of the project to Halldale Avenue.
Sidewalks are also not present on Brighton Way, which is a public alleyway, or on 170th Street adjacent to the Plan Area. Marked crosswalks, curb ramps, and pedestrian signals are provided at the nearest signalized intersections along Normandie Avenue at 166th Street and 170th Street, which provides direct access to bus transit stops and surrounding land uses. Normandie Avenue is designated as a bike route (Class III). Additionally, 166th
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 3. CONTEXT AND EXISTING CONDITIONS 15 Street, 170th Street and Gardena Boulevard are designated as bike routes (Class III), but not on segments directly adjacent to the Plan Area.
See Chapter 4, Section III of this Specific Plan for details on the TDM strategies implemented by the Specific Plan.
VII. UTILITIES AND SERVICES
Ensuring the Specific Plan Area is served by adequate infrastructure is critical to the successful implementation of the Plan and future development of the area.
Stormwater and Drainage
Stormwater from the Plan Area is generally conveyed to the Dominguez Channel through catch basins on 169th Street and Normandie Avenue. The Plan Area is currently built out and covered with a combination of structures, surface parking, and other impervious surfaces.
Sewer
Wastewater at the Plan Area is conveyed via an existing 15-inch public sewer line underneath Normandie Avenue owned and maintained by Los Angeles County Sanitation District, which connects to a network of sewer lines that ultimately convey wastewater flows to the Joint Water Pollution Control Plant (JWPCP).
Water
Water and fire services are provided to the property by an 8-inch line owned and maintained by the Golden State Water Company. There are currently existing domestic and fire water laterals serving the site. There are two existing fire hydrants adjacent to the Plan Area, including one located near the intersection of 169th Street and Normandie Avenue and another located more south along Normandie Avenue.
Electrical Power
The Plan Area is currently served by overhead power lines along Normandie Avenue, 170th Street and Brighton Way owned and maintained by SoCal Edison.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 3. CONTEXT AND EXISTING CONDITIONS 16 Natural Gas
The Southern California Gas Company provides natural gas to the Plan Area with mains along and near the Plan Area.
Solid Waste
Waste Resources of Gardena provides solid waste pickup services for the City.
Public Services
The Los Angeles County Fire Department (LACFD) provides fire protection services and emergency medical service to the City. The closest facility to the Plan Area, located 0.9 miles to the Plan Area and a three-minute driving distance, is Fire Station 158 at 1650 W 162nd Street, Gardena, CA 90247. The provision of water for fire suppression is available from existing water lines via adjacent hydrants.
The Gardena Police Department (Gardena PD) provides police protection services to the City. The Plan Area is approximately 0.5 miles from the police station located at 1718 W 162nd Street, Gardena, CA 90247. The Gardena PD divides the City into three districts, each with its own District Policing Team. The Plan Area is located within District 3.
The Los Angeles County Library provides library services to the City. There are two libraries within City limits. The closest library facility to the Plan Area, located 0.5 miles to the northwest and a three-minute driving distance, is the Gardena Mayme Dear Library at 1731 W Gardena Boulevard.
The Los Angeles Unified School District provides educational services and facilities for students from kindergarten through twelfth grade. The Plan Area is within the service district of LAUSD and is served by the following schools: Denker Avenue Elementary, Peary Middle School, and Gardena High School. There are private schools in the area as well.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 17 CHAPTER 4. SPECIFIC PLAN CONCEPTS
I. PROJECT GOALS AND OBJECTIVES
The overall goal of the Specific Plan is to transform a large underutilized industrial lot and introduce a wide range of high-quality housing options into the City, including apartment and townhome units. This newly constructed multi-family housing development will replace a large underutilized industrial lot creating a more compatible development with the surrounding residential neighborhoods and resident-serving commercial uses.
Implementation of the Specific Plan would provide newly-constructed, high-quality multifamily housing and help facilitate a more complete community by bringing new residents to the neighborhood, reducing the regional jobs-housing imbalance, improving the streetscape, and activating the pedestrian realm. The Specific Plan permits urban residential land uses and establishes building and site design, transportation, infrastructure, and streetscape strategies to achieve this vision. The project is guided by the following major objectives:
1. Diversify the City of Gardena’s existing housing options, by providing a range of housing types and sizes, including apartment and townhome style options, to serve the region’s growing and evolving technology and creative sectors and aid in recruiting and retaining talent for local companies.
2. Support the expanding technology and creative sector with newly constructed, high-quality housing opportunities, enabling local employees to live close to where they work.
3. Cluster urban residential development near technology firms, other large employment centers, and commercial corridors providing City residents with the opportunity to live, work, and shop with less reliance on automobiles.
4. Establish housing development that meets high standards of design and pursues environmental sustainability.
5. Redevelop a blighted site, increase tax revenues to the City, provide affordable housing to support the City’s Regional Housing Needs Assessment goals, and create a catalyst for future development in this part of Gardena.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 18 II. SITE PLAN AND RENDERINGS
The Specific Plan generally provides for development of up to 333 residential units with related amenities and ancillary uses. A full copy of the Site Plan, including the renderings, is attached as Exhibit A. Development within the Plan Area must be substantially consistent with this Exhibit.
III. TRANSPORTATION AND CIRCULATION PLAN
The circulation plan for the Specific Plan is provided in Figure 5.
Figure 5. Circulation Plan
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 19 On-Site Circulation and Access
The project replaces a large underutilized industrial lot containing warehouse logistics uses with associated offices and surface parking lots that contain one curb cut that interrupts the sidewalk along Normandie Avenue with a new residential development with amenities.
Vehicular access to the Plan Area will be provided by the following four driveways (see Figure 5):
• Driveway 1 serves Subarea A and provides access to the Apartment Building’s parking garage from 169th Street west of Normandie Avenue. • Driveway 2 also serves Subarea A and provides a right-in/right-out only to the Apartment Building’s parking garage from southbound Normandie Avenue. • Driveway 3 serves Subarea B and provides access to the Townhomes from 170th Street. This driveway also serves as fire truck access for both Subarea A and Subarea B.
• Driveway 4 also serves Subarea B and provides access to the Townhomes from 169th Street. This driveway also serves as fire truck access for both Subarea A and Subarea B.
Development under the Specific Plan will include 556 on-site vehicle parking spaces: 387 spaces for the Apartment Building in Subarea A; and 169 spaces for the Townhomes in Subarea B. For Subarea A, on-site vehicle parking will be provided in an enclosed garage within the Apartment Building consisting of two vertical floors, starting at the subterranean level. The Apartment Building parking garage is designed to permit twoway travel between the two levels with adequate circulation. For Subarea B, on-site vehicle parking will be provided in ground level, two-car garages in each of the Townhomes. Internal roadways within Subarea B link Driveways 3 and 4 to all the Townhomes, but do not connect to the Apartment Building garage in Subarea A. These internal roadways are a minimum of 24 feet wide with a 26-foot wide marked fire access lane in compliance with LACFD requirements and offer a continuous fire access lane through the Plan Area.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 20 Off-Site Improvements
The Specific Plan will provide offsite sidewalk and railroad improvements, as described below.
169th Street Sidewalk Improvements
Approximately 266 linear feet of offsite sidewalk improvements will be provided along the south side of 169th Street, just west of the Plan Area, between Brighton Way and the alley just west of Brighton Avenue, as shown in Exhibit B. The sidewalk improvements will be constructed pursuant to Municipal Code Section 17.08.170 and designed to be consistent with the City General Plan Circulation Element requirements for a Local Street.
Normandie Avenue Railroad Improvements
Various railroad track and roadway/sidewalk improvements will be provided along South Normandie Avenue pursuant to current California Public Utilities Commission (CPUC) standards and UPRR guidelines, as follows and shown in Exhibit C:
• Removing approximately 170 linear feet of railroad spur track which enters the Plan Area and formerly served the southernmost industrial building (i.e., 16911 Normandie Avenue).
• Removing approximately 830 linear feet of railroad spur track, which enters the Plan Area and formerly served the central industrial building (i.e., 16907 South Normandie Avenue).
• Constructing a new median both north and south of the track alignment. • Installing new warning devices and tactile warning strips on the South Normandie Avenue east and west sidewalks.
• Refreshing (i.e., adding a slurry seal) the railroad crossing pavement markings immediately north and south of the track alignment.
• Installing approximately 210 linear feet of realigned sidewalk improvements over the railroad tracks with channelized railing along the west side of Normandie Avenue.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 21 Pedestrian Access
Pedestrian access to Subarea A will be provided on the ground floor with primary pedestrian access located at the building lobby located on the northeastern portion of the site at Normandie Avenue and 169th Street. Additional restricted pedestrian access will also be provided around the perimeter of the Apartment Building connecting 169th Street and Normandie Avenue, and via the parking garage. Pedestrian access to Subarea B will be provided on 169th Street and 170th Street. On-site pedestrian circulation within Subarea B will consist of a network of pathway connections between residential units and common areas.
Marked crosswalks, curb ramps, and pedestrian signals are provided at the nearest signalized intersections along Normandie Avenue at 166th Street and 170th Street, which provide direct access to bus transit stops and surrounding land uses.
Transit Access
The Plan Area is located less than a mile walking distance from five different bus routes:
Line 1X (GTrans): Connects the LA Metro C Line Redondo Beach Station and Gardena to Downtown Los Angeles. Route 1X runs express service between Redondo Beach Boulevard and Harbor Freeway C (Green)/J (Silver) Line Station where connections can be made Downtown Los Angeles. There are two bus stops within 0.25-mile of the Plan Area: both are located on 166th Street and Brighton Avenue (eastbound and westbound).
Line 2 (GTrans): Circles Western, Imperial Highway, Vermont, Normandie and PCH up to just past the 105 freeway and south to Harbor UCLA Medical Center. The northbound stop is approximately 0.8 miles from the Plan Area at Vermont Avenue and Gardena Boulevard and the southbound stop is approximately 0.6 miles at Vermont Avenue and 170th Street.
Line 1 (Torrance Transit): This line goes from Del Amo Fashion Center at Carson and Hawthorne Boulevards to Figueroa Street located at the 105 Freeway. Both the northbound and southbound stops are at Vermont Avenue and Gardena Boulevard approximately 0.8 miles from the Plan Area.
Line 13 (Torrance Transit): This line goes from Veteran’s Park in Redondo Beach, north to Artesia Boulevard through Hermosa Beach to Vermont Avenue, past California State University Dominguez Hills, and ending in the City of Commerce across from the Crystal Casino. Both the eastbound and westbound stops are
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 22 approximately 0.4 miles from the Plan Area at Artesia Boulevard and Normandie Avenue.
Line 344 (Metro): This line goes from Palos Verdes Drive and Hawthorne Boulevard to Artesia Boulevard, and then along Vermont Avenue to the Harbor Gateway Transit Center. The bus stops are both approximately 0.4 miles from the Plan Area, also at Artesia Boulevard and Normandie Ave.
Harbor Gateway Transit Center: The Transit Center, located at 731 West 182nd Street, is a large bus station that serves as a transport hub for the South Bay region of Los Angeles County, including the City of Gardena. The J line can be accessed from this station which provides transit to both downtown Los Angeles and San Pedro. Numerous other lines can be accessed from here as well. The Transit Center also includes a 980 space park and ride. The Transit Center is approximately
0.9 miles from the Plan Area.
Bicycle Access
Secured long-term bicycle storage (65 spaces) will be provided in Subarea A within the enclosed Apartment Building garage, and short-term bicycle parking (four spaces) will be provided off Normandie Avenue near the driveway to the Apartment Building garage.
Separated or protected bicycle facilities are not currently provided along Normandie Avenue along the Plan Area. Designated bike routes (Class III) in the vicinity are Normandie Avenue, 170th Street, 166th Street, and Gardena Boulevard.
Transportation Demand Management
This section describes transportation demand management (TDM) strategies that will be implemented in Subarea A to advance the Specific Plan’s vision for multi-modal transportation. The Specific Plan will integrate TDM measures to reduce single-occupant automobile travel and take advantage of the Specific Plan’s proximity to large employment centers, transit services, and bicycle and pedestrian facilities. The following applicable TDM strategies shall be provided by the developer or the property owner of the Specific Plan.
Unbundled Parking. There shall be a charge for parking spaces within Subarea A.
The developer or property owner shall unbundle automobile parking charges from the rents or other fees charged for leasing residential units in Subarea A. None of
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 23 the parking spaces will be allowed to be leased to non-residents of the apartment building.
Pre-Leasing for Area Employees. Residential units within Subarea A shall be marketed exclusively for a 30-day period to residents who are employees working within a one-mile radius of the development, before the units are offered for rent to the general public. The developer or property owner shall submit a pre-leasing marketing plan for Subarea A to the Community Development Director for review and approval prior to issuance of a certificate of occupancy. The developer or property owner must then demonstrate compliance with the approved 30-day exclusive marketing plan prior to issuance of a final certificate of occupancy.
Transit Information. To ensure that residential tenants within Subarea A are aware of transit options and TDM programs available to them, an information board or kiosk shall be posted in a central location in the Apartment Building. Transit information will also be available online, and the website will be advertised on the information board or kiosk.
On-site Residential Bicycle Parking. Bicycle parking spaces (69 spaces, including 65 long-term and four short-term spaces) shall be provided within Subarea A. There will also be unsecured bicycle parking spaces for guests, provided at-grade on a first-come, first-serve basis. All bicycle parking shall be located in a safe, convenient location, encouraging the use of bicycle transportation by residents and guests.
Ride-Sharing Pick-Up/Drop-Off. A designated loading area within the Subarea A shall be signed and distinguished (e.g., with paving and/or paint) so that it may be utilized as a pick-up and drop-off zone for ride-sharing services.
One-time Free Monthly Pass. Within Subarea A, when units become available for rent, new residents who commence a 12-month lease shall be offered a one-time free monthly Zone 1 EZTransit pass.
IV. GRADING PLAN
The grading plan for the Plan Area is provided in Figure 6.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 24 Figure 6. Grading Plan
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 25 The Plan Area will be graded to mimic the existing grading and drainage patterns. The overall grading and drainage pattern will be northwest towards southeast. Onsite area drains and catch basin will collect all onsite runoff prior to discharging through the curb into the existing gutter.
V. PUBLIC FACILITIES AND UTILITIES PLAN
Existing utility infrastructure capacity for this area has been confirmed through regional area capacity studies and load-based assessment using proposed development parameters.
Stormwater and Drainage
As noted above, the Plan Area is currently approximately 100 percent impervious.
Construction under Specific Plan will decrease the Plan Area’s impermeability by approximately nine percent. The Specific Plan will not substantially change either the amount or rate of stormwater runoff flows currently generated in the Plan Area. In compliance with existing regulations, the Specific Plan developers or property owner will provide all necessary drainage improvements and implement best management practices (BMPs) in compliance with National Pollutant Discharge Elimination System (NPDES) requirements, through a combination of infiltration, biofiltration, and possibly some capture-and-reuse in compliance with Municipal Code Section 8.70.110. The drainage improvements are subject to the City’s standard development review and permit process, including plan checks and inspections.
The Plan Area shall be graded to collect stormwater onsite and route the water by means of various BMP solutions and into the street flow line of Normandie Avenue. The Specific Plan shall utilize overflow drainage features if an influx of stormwater overtaxes the system.
Stormwater within the Plan Area will be treated as determined by the Los Angeles County 85th Percentile 24-hour event precipitation isohyetal map.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 26 Sewer
As noted above, wastewater at the Plan Area is conveyed via an existing 15-inch public sewer line underneath Normandie Avenue owned and maintained by Los Angeles County Sanitation District, which connects to a network of sewer lines that ultimately convey wastewater flows to the Joint Water Pollution Control Plant (JWPCP).
It is not anticipated that any City or County sewer lines will need to be upsized.
Development within the Plan Area will connect to the existing 15-inch sewer main through a series of laterals varying in size.
Water
As noted above, there are two existing fire hydrants adjacent to the Plan Area, including one located near the intersection of 169th Street and Normandie Avenue and another located more south along Normandie Avenue.
Development within the Plan Area under the Specific Plan will connect a domestic water line, a fire line, and irrigation line to the 8-inch existing main. Development of the Specific Plan will include all state mandated water-saving features, including water-efficient faucets, shower heads, and toilets.
Electrical Power
As noted above, the Plan Area is currently served by overhead power lines along Normandie Avenue, 170th Street and Brighton Way maintained by SoCal Edison.
Development within the Plan Area will connect to the existing lines.
Natural Gas
As noted above, the Southern California Gas Company provides natural gas to the Plan Area with mains along and near the Plan Area. Development within the Plan Area will connect to the existing mains.
Solid Waste
As noted above, solid waste pickup for the Plan Area will be handled by Waste Resources of Gardena. Trash pickup locations will be coordinated with Waste Resources.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 27 Public Services
As described above, the Plan Area and surrounding area is developed and afforded all municipal services, and the Specific Plan can be adequately served by existing public services without the need for expansion.
VI. LANDSCAPE AND OPEN SPACE PLAN
Landscaping
The total landscaped area within the Plan Area is approximately 20,083 square feet (or approximately nine percent of the Plan Area). The landscaping within the Plan Area will provide a distinct visual impression and community identity, soften the urban experience, and provide a high level of aesthetic standards complemented by the quality of the building materials, all of which will assure an attractive environment enhancing the quality of life for its residents. The Specific Plan includes a layered landscape program with the proposed plants throughout the project regionally adapted with a focus on minimizing water use.
The Specific Plan will be consistent with the State and City of Gardena water efficient landscape ordinances. The plant design utilizes water-wise landscaping principles, including a low percentage of water-thirsty plants, smart irrigation controllers, drip irrigation, and bark mulch to slow evapotranspiration and weed germination.
The Specific Plan will provide street trees along the frontages of 169th Street, 170th Street and Normandie Avenue. The street trees will provide a valuable vertical element, shade the street and sidewalk, and create a pedestrian scale screen at the ground level.
Open Space
The Specific Plan will provide private open space for each unit throughout the Plan Area, in addition to public open spaces consisting of a series of interior amenity rooms, courtyards and outdoor areas, both active and passive for use by residents and their guests, as described below for each Subarea.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 28 Subarea A
A minimum of 50 square feet of private open space (i.e., balconies) shall be provided for 155 of the 258 units (60 percent) in Subarea A (7,750 square feet). Additionally, approximately 21,739 square feet of indoor and outdoor common open space shall be provided within Subarea A, including at a minimum:
• Roof deck with seating area;
• Swimming pool with BBQ, and seating areas;
• Dog park;
• Fitness room;
• Club house; and
• Large courtyard with seating area.
A total of approximately 29,489 square feet of open space shall be provided in Subarea A.
Subarea B
A minimum of 50 square feet of private open space (i.e., yards or balconies) per unit shall be provided in Subarea B (3,750 square feet). Additionally, approximately 7,130 square feet of indoor and outdoor common open space shall be provided within Subarea B, including at a minimum:
• Swimming pool with BBQ and seating areas;
• Club house;
• Dog park; and
• Pocket park.
A total of approximately 10,880 square feet of open space will be provided in Subarea B.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 29 The recreation and open space plan for the Plan Area is provided in Figure 7a with more detailed plans provided in Figures 7b-h.
Figure 7a. Recreation and Open Space Plan
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 30 Figure 7b. Rooftop (Subarea A)
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 31 Figure 7c. Dog Park (Subarea A)
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 32 Figure 7d. Pool Court and Amenities (Subarea A)
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 33 Figure 7e. Central Courtyard (Subarea A)
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 34 Figure 7f. Pool Court and Amenities (Subarea B)
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 35 Figure 7g. Dog Park (Subarea B)
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 4. SPECIFIC PLAN CONCEPTS 36 Figure 7h. Pocket Park (Subarea B)
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NORMANDIE CROSSING SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
37 CHAPTER 5. DEVELOPMENT REGULATIONS AND
REQUIREMENTS
I. DEVELOPMENT STANDARDS
Permitted Uses
A project in the Plan Area shall only be occupied by land uses identified in this Specific Plan and shall be subject to the applicable City approval process identified in Chapter 8 (Implementation).
Subarea A
The following uses are permitted by right in Subarea A
• Multi-family housing, including apartment units;
• Residential amenities and ancillary uses, including home occupations that do not involve any physical client/customer contact at the residence, and any use customarily incidental to a permitted use;
• Any other use not specifically listed here determined by the Community Development Director to be similar to a permitted use.
Subarea B
• Multi-family housing, including attached and detached townhome style units; • Residential amenities and ancillary uses, including home occupations, and any use customarily incidental to a permitted use;
• Any other use not specifically listed here determined by the Community Development Director to be similar to a permitted use.
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CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
38 Prohibited Uses
Any use not listed as a permitted use, and not found to be sufficiently similar to a permitted use by the Community Development Director, is prohibited in both Subarea A and B. Additionally, the following uses are expressly prohibited in Subarea A and B:
• Short-term rentals, except short-term rental as permitted above in Subarea A; • Home-sharing rentals;
• Short-term corporate housing.
Density and Development Capacity
The density for the Specific Plan is determined by the entire Plan Area, and shall not exceed 64 units per acre. The maximum development allowed under the Specific Plan is 333 residential units with related amenities and ancillary uses, including 258 units within an Apartment Building in Subarea A and 75 Townhomes in Subarea B.
Maximum Building Height
Subarea A
The Apartment Building shall not exceed five above ground stories and 70 feet in height as measured from the finished floor (i.e., the level of the finished floor on the ground level) to the highest point on the roof, including non-habitable projections (including, without limitation, architectural features, elevator shafts mechanical equipment, stairwells, canopies, or shade structures).
Subarea B
The Townhomes shall not exceed three stories and 40 feet in height as measured from the finished floor (i.e., the level of the finished floor on the ground level) to the highest point on the roof, including non-habitable projections (including, without limitation, architectural features, elevator shafts mechanical equipment, stairwells, canopies, or shade structures).
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NORMANDIE CROSSING SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
39 Floor Area Ratio
The FAR for the Specific Plan shall not exceed a maximum of 1.6:1 as calculated over the entire Plan Area, excluding parking areas.
Dwelling Unit Size
Subarea A
The minimum dwelling unit size for the units within the Apartment Building in Subarea A shall be:
• 450 square feet for studio units.
• 550 square feet for one-bedroom units.
• 850 square feet for two-bedroom units, plus 150 square feet for each additional bedroom over two.
Subarea B
There are no minimum dwelling unit sizes for the Townhomes in Subarea B.
Setbacks
Setbacks within the entire Plan Area shall comply with the following (as measured from the property line):
• Front (Normandie Avenue): 10 feet
• Rear (Brighton Way): 10 feet
• Side (169th Street and 170th Street): 10 feet
Permitted Encroachments: Balconies and non-habitable architectural features (e.g., canopy or awning), planter boxes, outdoor seating for pedestrians and similar features may encroach within required setback areas by up to five feet. Fire lanes and other drive aisles may be located in the required side yard setbacks.
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NORMANDIE CROSSING SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
40 Affordable Housing
Seven moderate affordable housing units shall be provided and distributed throughout Subarea A for a period of 55 years.
II. DESIGN STANDARDS
The following standards are specifically tailored to ensure the quality development envisioned for the Specific Plan area. The purpose of the design standards is to ensure that development activity is integrated, sensitive to surrounding neighborhoods, provides positive imagery, and creates an inviting environment for residents and visitors, meeting the intent of the Specific Plan. The following design standards cover building form and massing, façade articulations along street frontages; siding materials; colors; landscaping; and lighting.
Design Standard 1: Form and Massing
Subarea A
• The structure should be broken up by creating horizontal emphasis using trim, protruding balconies, eaves, canopies, accent materials, or other ornamentation. • Modulation – The Apartment Building shall be designed with articulation in the horizontal and vertical plane that breaks down the massing into discrete, smaller sections.
• Balconies – All units that face a public right-of-way, shall have balconies oriented in that direction. All units that face a courtyard area, shall have the balconies oriented towards those areas. All railings for balconies shall consist of either metal or glass guard railing.
• Street Corner – The building shall have a major along Normandie Ave south of the corner at 169th street and Normandie. Additionally, the massing is further reduced by a seventh-floor roof deck at the corner of Normandie Ave and 169th Street.
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NORMANDIE CROSSING SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
41 Subarea B
• Horizontal Plane – Each Townhome Building shall have a change in horizontal plane at a minimum of every 30 feet.
• All primary entries into each townhome shall be recessed or under an eave or other projection.
• Balconies – All railings for balconies shall consist of either metal or glass guard railing.
• Windows – All windows must be recessed a minimum of 1.5 inches. This requirement shall apply to all structures within the Specific Plan area.
Design Standard 2: Siding Materials
• Materials shall be high quality, durable, and not readily deteriorate if exposed to the elements.
• Architectural features and materials shall wrap corners and provide the same level of detail as the primary façade.
• The materials used on each building shall be limited to concrete, cement plaster, cement board siding, glass, and metal screening.
Design Standard 3: Colors
• Colors shall include a base color and at least one accent color. • Only colors on the approved exterior color palette list, as approved by resolution of the City Council, are permitted by-right. Accent or trim colors that are not included on the approved color palette list are allowed provided that do not exceed 15 percent of the total surface area on each elevation of the building. • Stone veneer, approved metals and wood are not subject to the exterior palette list.
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NORMANDIE CROSSING SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
42 • All building shall be always maintained in good condition. The Director of Community Development or designee may require more frequent exterior maintenance if the improvements are not maintained in good condition.
Design Standard 4: Landscaping
• Landscaping for any development within the Specific Plan area must be consistent with the landscape plan concepts set forth in Chapter 4, Section VIII of this Specific Plan.
• Buildings and major pedestrian entrances should be oriented toward centers of activity, such as the primary street frontage.
• The property owner shall maintain all landscaped areas. • Landscaping shall not encroach within pedestrian walkways or impede the visibility of signage. All landscaping at driveway entrances and exits shall not exceed threefeet in height for the first ten-feet.
Design Standard 5: Lighting
• Open spaces and pedestrian areas shall be illuminated. • All exterior fixtures on the same building shall be of the same design, material, and color.
• All light fixtures shall be designed and located in a manner that does not allow spillover onto adjacent properties.
Design Standard 6: Sustainability
Development within the Specific Plan area shall conform to the most recent CALGreen mandatory sustainability standards in effect at the time of building plan submission.
Compliance with these standards results in a reduction of energy usage for any given building or complex.
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NORMANDIE CROSSING SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
43 III. RECREATION AND OPEN SPACE STANDARDS
Required Open Space
The Specific Plan shall provide a minimum of 50 square feet of private open space (i.e., balconies) for 155 of the 258 units (7,750 square feet) and approximately 21,739 square feet of common open space within Subarea A.
The Specific Plan shall provide a minimum of 50 square feet of private open spaces (i.e., yard or balcony deck) per unit (3,750 square feet) and approximately 7,130 square feet of common open space within Subarea B.
Consistent with Chapter 4, Section IV, the Specific Plan’s common open space includes courtyards and open areas, both active and passive, and indoor amenity areas for use by residents and their guests.
Open Space Standards
Private open space may be provided as a private balcony, patio, or landscape area adjoining and directly accessible to a residential dwelling unit, reserved for the exclusive use of residents of the dwelling unit and their guests.
Common open space shall be improved and reserved for the exclusive use of residents and their guests. Common open space shall be either active (e.g., swimming pool, recreation rooms, fitness rooms, club room, audio visual entertainment) or passive (e.g., lounges, accessible landscaping and outdoor seating areas, or similar improvements) and may be either enclosed (indoor or outdoor) or unobstructed from the ground to the sky.
IV. PARKING AND LOADING
Vehicle Parking
Subarea A
The Apartment Building will provide 387 vehicle parking spaces that will be unbundled, including 29 spaces for guest parking. Up to 50 percent of the required parking spaces within Subarea A may be compact spaces. Subarea A may also provide a maximum of 110 tandem spaces that can be leased as a pair to a single unit.
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NORMANDIE CROSSING SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
44 The minimum parking stall dimensions for required parking spaces within Subarea A are:
• Compact spaces: nine feet wide (to center of double striped lines) and 16 feet long • Standard spaces: nine feet wide (to center of double striped lines) and 18 feet long Each aisle of parking within Subarea A would consist of one row of compact spaces and one row of standard spaces separated by a two-way drive aisle of at least 24 feet in width.
In no circumstance will two rows of compact-sized parking spaces be provided within a single parking aisle, except in the limited circumstances where a parking space in the row of standard-sized spaces is located adjacent to a wall or other obstruction, in which case it will be designated as a compact space.
Subarea B
Each of the Townhomes will provide two spaces (150 spaces), some of which will be tandem, in addition to 19 guest spaces. The minimum width of the drive aisles within Subarea B shall be 24 feet.
A two-car tandem garage shall have a minimum interior dimension of 10 feet in width and 33 feet in depth. A two-car non-tandem garage shall have a minimum interior dimension of 20 feet in width and 19 feet in depth.
Parallel guest parking spaces shall have a minimum dimension of 18 feet in width and nine feet in depth.
Bicycle Parking
Secured long-term bicycle storage will be provided in Subarea A (65 stalls) within the enclosed Apartment Building garage, and short-term bicycle parking (four stalls) will be provided off Normandie Avenue near the driveway to the Apartment Building garage.
All bicycle parking shall be located in safe, convenient locations, encouraging the use of bicycle transportation by residents and residential guests. Storage for residents will be provided on rack type systems within secured/lockable rooms located throughout the project. There will also be unsecured bicycle parking spaces for guests, provided at-grade on a first-come, first-serve basis.
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NORMANDIE CROSSING SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
45 Loading Spaces
Loading spaces are not required for the Specific Plan. Any loading spaces that are constructed shall not be required to meet the minimum dimension requirements of Section 18.40.100 B. of the Gardena Municipal Code.
Transportation Demand Management Strategies
See Chapter 4, Section III of this Specific Plan for details on the TDM strategies implemented by the Specific Plan.
V. NONCONFORMITIES
The Plan Area is currently comprised of light industrial development. Following approval of this Specific Plan, the existing industrial uses shall be nonconforming to the provisions of the Specific Plan.
Nonconforming uses shall be subject to the provisions of Section 18.54.040 of the Gardena Municipal Code, which prevents nonconforming uses from being changed or expanded beyond what was established when the use became nonconforming. If a nonconforming use within the Plan Area ceases to operate or exist for a period of one year, it will be considered abandoned or discontinued without the need for any public hearing.
VI. MAINTENANCE STANDARDS
The developer or property owner shall be required to maintain the Plan Area in an orderly manner during and following construction. The developer or property owner shall perform all regular maintenance and necessary repairs to the exterior and interior of the Specific Plan. Should Subarea A and Subarea B be operated by two separate entities, then the developer or property owner associated with each Subarea will independently be responsible for maintenance under the Specific Plan.
VII. STANDARDS FOR ACCESSORY STRUCTURES, ADDITIONS, WALLS, FENCES,
OTHER CHANGES
Walls, fences, and gates will be used to identify separate areas and provide needed privacy and security, as shown in Exhibit A, Site Plan. Where constructed, walls, fences,
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NORMANDIE CROSSING SPECIFIC PLAN
CHAPTER 5. DEVELOPMENT REGULATIONS
AND REQUIREMENTS
46 and gates will be required to appear consistent in style and material, complementing the surrounding architectural styles. Landscaping elements should be planted and layered to provide screening. Vines and trellises are encouraged to help soften hard edges and screen walls from view.
All walls and fences in a front yard setback shall comply with the requirements of Gardena Municipal Code Section 18.42.070 A.2, except that the driveway on 169th Street associated with Subarea B shall be set back 10 feet. All walls or fences in the side and rear yard setbacks shall not exceed 10 feet in height and shall be constructed of solid decorative concrete masonry, open wrought iron or wood alternative composite material.
VIII. SIGN PROGRAM
A master sign program shall be submitted to the Community Development Director for administrative approval. The master sign program shall include identification and wayfinding signage throughout the Specific Plan Area.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 47 CHAPTER 6. GENERAL PLAN CONSISTENCY
I. APPLICABLE GOALS AND POLICIES
Relationship to the General Plan
The City of Gardena General Plan establishes the overall vision for growth and development in the community. The General Plan Land Use Element establishes clear and logical patterns of land use and standards for new development.
The Specific Plan provides for the orderly and efficient development and revitalization of the Plan Area consistent with the City of Gardena General Plan. The Specific Plan is a regulatory document prepared pursuant to the provisions of California Government Code sections 65450 through 65457, which grant local government agencies the authority to prepare specific plans for the systematic implementation of their general plan for all or part of the area covered by the general plan.
State law requires that any specific plan be consistent with the City’s General Plan. The Gardena General Plan – Community Development Element – Land Use Plan is amended concurrent with adoption of the Specific Plan to ensure technical consistency between the two documents. The general plan amendment will change the land use designation on the General Plan Land Use Map from "Industrial" to “Specific Plan” and amend the Land Use Element text and Land Use Element Table LU-3 to allow the mix of uses and densities specified in this Specific Plan.
Relationship to the Zoning Ordinance
Title 18 of the Gardena Municipal Code is the Zoning Ordinance, which provides the regulatory tool to implement the land use goals, policies, and actions established by the General Plan. The Zoning Ordinance identifies specific zoning districts in the city and prescribes development standards and regulations that apply to each district.
The Gardena Zoning Code and Map is also amended by ordinance concurrent with adoption of the Specific Plan to ensure complete and technical consistency. A Normandie Crossing Specific Plan zone replaces the site’s existing zoning, Industrial (M-1) and General Industrial (M-2). The contents of this Specific Plan will be adopted by ordinance and will replace the existing zoning standards.
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 48 Where the Zoning Ordinance’s regulations, development standards, design guidelines, and/or administrative procedures are inconsistent with this Specific Plan, the Specific Plan regulations, standards, guidelines, and procedures shall supersede. However, any issue not specifically addressed in the Specific Plan shall be subject to the standards and regulations of the Zoning Ordinance.
II. GENERAL PLAN CONSISTENCY ANALYSIS
The Specific Plan is consistent with the following General Plan goals and policies:
Housing Element
GOAL 3.0: Minimize the impact of governmental constraints on housing construction and cost.
Policy 3.3: Encourage the use of special development zones and other mechanisms to allow more flexibility in housing developments.
Consistent with Goal 3.0, the Specific Plan reduces the impact of governmental constraints on housing construction and cost. Consistent with Policy 3.3, the Specific Plan implements special zoning and development standards to permit more flexibility in housing developments in the Plan Area. The Specific Plan facilitates more diverse housing options to serve the City’s growing and evolving technology industry, and supports the local economy with newly constructed, high-quality multi-family housing opportunities. By permitting denser development than would otherwise be permitted under existing zoning, the Specific Plan incentivizes construction of new multi- family housing with a variety of unit types.
GOAL 4.0: Provide adequate residential sites through appropriate land use and zoning to accommodate the City’s share of regional housing needs.
Policy 4.1: Implement land use policies that allow for a range of residential densities.
Consistent with Goal 4.0, the Specific Plan provides the appropriate land use and zoning for development of multi-family residential uses, including affordable housing.
Construction of up to 333 residential units assists the City in meeting its share of the regional housing needs allocation. Currently, residential development in the vicinity of the
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NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 49 Plan Area primarily consists of single-family housing with multi-family housing along major arterials. The Specific Plan permits a greater range of residential densities than is currently permitted in this area of the City, consistent with Policy 4.1.
Policy 4.3: Encourage residential development within the new Housing Overlay.
The northern portion of the Specific Plan area has a housing overlay of HO-30. The Specific Plan exceeds this housing overlay density and encourages residential development in this area.
Policy 4.4: Encourage development at maximum attainable densities and encourage use of density bonuses for inclusion of affordable units.
The density proposed in the Specific Plan area exceeds that which was set forth in the HO30 designation in order to provide seven affordable housing units.
GOAL 5.0: Promote equal opportunity for all residents to reside in the housing of their choice.
Policy 5.2: Provide a range of housing options, locational choices, and price points to accommodate the diverse needs in Gardena and to allow for housing mobility.
Consistent with this goal and policy, the Specific Plan development will provide housing units that range from studio apartments to 3-story townhome style units, including seven apartment units for moderate-income households. The range in sizes and affordability helps accommodate Gardena’s diverse need.
Community Development Element - Land Use Plan
LU Goal 1: Preserve and protect existing single-family and low/medium-density residential neighborhoods while promoting the development of additional high-quality housing types in the City.
LU 1.1: Promote sound housing and attractive and safe residential neighborhoods.
LU 1.2: Protect existing sound residential neighborhoods from incompatible uses and development.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 50 LU 1.4: Locate new medium- and high-density residential developments near neighborhood and community shopping centers with commensurate high levels of community services and facilities.
LU 1.5: Provide adequate residential amenities such as open space, recreation, offstreet parking and pedestrian features in multi-family residential developments.
LU 1.6: Ensure residential densities are compatible with available public service and infrastructure systems.
LU 1.8: Minimize through-traffic on residential streets.
Consistent with Goal 1, the Specific Plan implements new zoning and development standards to promote the development of additional high-quality housing types in the City. The Specific Plan includes development standards and design guidelines to promote high quality housing and attractive and safe residential neighborhoods, consistent with Policy 1.1. The Specific Plan facilitates a transition from the single-family homes surrounding the Plan Area along Brighton Way and 170th Street to the Townhomes within Subarea B at the edge of the Plan Area to the denser Apartment Building within Subarea A off Normandie Avenue in the northeastern portion of the Plan Area near the multi-family and commercial uses immediately north of the Plan Area. The Specific Plan will bring new residents to the neighborhood, support the local economy, improve the streetscape, activate the pedestrian realm, and help transition an automobile-oriented corridor to more transit-friendly development.
Consistent with Policy 1.2, the Specific Plan protects the existing single-family residential homes surrounding the Plan Area along Brighton Way and 170th Street by replacing industrial uses with a high-quality multi-family development. As a residential project, the Specific Plan will be compatible with the adjacent residential neighborhood. Access to the Apartment Building is oriented to Normandie Avenue and away from the nearest residential neighborhood.
Consistent with Policy 1.4, the Specific Plan clusters urban-density within walking distance of a variety of resident-serving commercial uses on Artesia Boulevard, including grocery stores and restaurants. These features of the Specific Plan will increase convenience for residents and reduce future residents’ automobile dependence.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 51 Consistent with Policy 1.5, the Specific Plan provides residential amenities including open space, recreation areas, and structured off-street parking. Consistent with Chapter 4, Section IV, the Specific Plan’s common open space includes courtyards and open areas, both active and passive, and indoor amenity areas, for use by residents and their guests.
On-site parking for the Apartment Building will be provided in an enclosed garage on the subterranean level and the first floor above grade, and in individual two-car garages in each unit for the Townhomes.
Consistent with Policy 1.6, the Specific Plan permits residential density compatible with available public service and infrastructure systems. As described in Chapter 3., Section VII., Utilities, and Chapter 4., Section V., Public Utilities / Facilities Plan, of this Specific Plan, the Specific Plan includes measures to ensure that the plan area is served by adequate public services, infrastructure, and utilities.
Consistent with Policy 1.8, the project minimizes through-traffic on residential streets by orienting vehicular access for the Apartment Building in the northeastern portion of the Plan Area away from the single-family neighborhood primarily off Normandie Avenue, a major collector street. Vehicular access for the Townhomes component of the project would be provided in the northwestern portion of the Plan Area off 169th Street and in the southern portion of the Plan Area off 170th Street. While these access points are adjacent to the single-family neighborhoods, the Townhomes are less dense (75 units) than the Apartment Building (258 units) and therefore most of the vehicles entering the Plan Area will not enter the single-family neighborhoods surrounding the Plan Area. The Specific Plan does not disrupt any existing traffic patterns on residential streets.
Community Development Element – Economic Development Plan ED Goal 3: Attract desirable businesses to locate in the City.
ED 3.3: Maintain a multidisciplinary proactive approach to improve the City’s image as a desirable business location.
Consistent with Goal 3, the Specific Plan facilitates the development of high-quality housing which attracts desirable businesses to locate in the City. Implementation of the Specific Plan will help alleviate the negative impacts of a lack of housing for potential future employees. Consistent with Policy 3.3, the Specific Plan adopts a multidisciplinary,
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 52 proactive approach, supporting the expanding business sector with newly constructed, high-quality multi-family housing opportunities.
Community Development Element – Community Design Plan
DS Goal 1: Enhance the visual environment and create a positive image of the City.
DS 1.3: Promote a stronger design review process to ensure that public and private projects comply with best design practices and standards.
DS 1.4: Provide a sense of arrival to Gardena through entry monument signs, landscaping features, architectural and motifs at key gateway locations.
Consistent with DS Goal 1, the Specific Plan will enhance the visual environment by replacing a large underutilized industrial lot containing warehouse uses with associated offices and surface parking lot with a new multi-family development project. The Specific Plan will incorporate high-quality design and landscaping consistent with the standards of the Specific Plan to further enhance the visual environment. Developing new residential uses in proximity to resident-serving retail thus reduces dependencies on vehicle transportation and helps create a positive image of the City. Consistent with DS 1.3, development within the Plan Area will be subject to the City’s design review process.
Consistent with DS 1.4, the Specific Plan would provide on-site landscaping features consistent with the standards identified in this Specific Plan.
DS Goal 2: Enhance the aesthetic quality of the residential neighborhoods in the City.
DS 2.2: Ensure that new and remodeled dwelling units are designed with architectural styles, which are varied and are compatible in scale and character with existing buildings and the natural surroundings.
DS 2.3: Encourage a variety of architectural styles, massing, floor plans, color schemes, building materials, façade treatments, elevation and wall articulations.
DS 2.7: Require appropriate setbacks, massing, articulation and height limits to provide privacy and compatibility where multiple family housing is developed adjacent to single-family housing.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 53 DS 2.9: Integrate new residential developments with the surrounding built environment. In addition, encourage a strong relationship between the dwelling and the street.
DS 2.10: Provide landscape treatments (trees, shrubs, groundcover, and grass areas) within multi-family development projects in order to create a “greener” environment for residents and those viewing from public areas.
DS 2.11: Incorporate quality residential amenities such as private and communal open spaces into multi-unit development projects in order to improve the quality of the project and to create more attractive and livable spaces for residents to enjoy.
DS 2.12: Provide well-designed and safe parking areas that maximize security, surveillance, and efficient access to building entrances.
DS 2.14: Require design guidelines to be established to provide for attractive building design features, safe egress and ingress, sufficient parking, adequate pedestrian amenities, landscaping, and proper signage.
DS 2.15: Promote innovative development and design techniques, new material and construction methods to stimulate residential development that protects the environment.
Consistent with Goal 2, implementation of the Specific Plan would enhance the aesthetic quality of the Specific Plan Area. The Specific Plan is intended to achieve quality and attractively designed development that can serve as a model for future multi-family in the City. Implementation of the Specific Plan will replace an underutilized industrial lot containing warehouse uses with associated office and surface parking lots with a highquality residential development that is intended to serve as a catalyst to transform the Plan Area into a vibrant neighborhood. Consistent with Policies 2.2 and 2.3, Chapter 5 of the Specific Plan provides development regulations for residential development to ensure that development within the Specific Plan is designed with a varied, yet compatible architectural style. Consistent with Policy 2.14, these design standards will ensure that development within the Specific Plan would be designed with attractive building design
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 54 features, safe ingress and egress, sufficient parking, adequate pedestrian amenities, and landscaping.
Consistent with Policies 2.7 and 2.9, the Specific Plan was designed to respect the existing single-family neighborhoods surrounding the Plan Area. The Specific Plan replaces industrial uses with a high-quality multi-family development. As a residential project, the Specific Plan would be compatible with the adjacent residential neighborhood. Moreover, the Specific Plan facilitates a transition from the single-family homes surrounding the Plan Area along Brighton Way and 170th Street to the Townhomes within Subarea B at the edge of the Plan Area to the denser Apartment Building within Subarea A off Normandie Avenue in the northeastern portion of the Plan Area near the multi-family and commercial uses immediately north of the Plan Area. Access to the Apartment Building is oriented to Normandie Avenue and away from the nearest residential neighborhood.
Consistent with Policy 2.10, the Specific Plan, including the open space amenities, will provide landscape treatments that will create a “greener” environment. The Specific Plan will replace a large underutilized industrial lot containing warehouse uses with associated offices and surface parking lots with multi-family residential buildings that incorporate street trees to shade the street and sidewalk and create a pedestrian-scale screen on the ground level.
Consistent with Policy 2.11, implementation of the Specific Plan would incorporate quality residential amenities, including private and communal open spaces, into the proposed multi-family development project. Consistent with Chapter 4, Section IV, the Specific Plan’s common open space includes courtyards and open areas, both active and passive, and indoor amenity areas, for use by residents and their guests. These amenities would improve the quality of the project and create more attractive and livable spaces for residents.
Consistent with Policy 2.12, on-site vehicle parking for the Apartment Building will be provided in an enclosed garage consisting of two floors, starting at the subterranean level.
The Apartment Building parking garage is designed to permit two-way travel between the various levels with adequate circulation. The parking garage will be accessible only to residents and will be secured by a key fob entry system. Residents will be able to enter the building directly from the parking garage. For the Townhomes, on-site vehicle parking will be provided in ground level, two-car garages in each unit. Internal roadways link
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 55 Driveways 3 and 4 to all townhomes, but do not connect to the Apartment Building garage.
Consistent with Policy 2.12, the Specific Plan includes design guidelines to ensure the development is designed with a varied, yet compatible architectural style, attractive building design features, safe ingress and egress, sufficient parking, adequate pedestrian amenities and landscaping.
Consistent with Policy 2.15, the Specific Plan will conform to the latest CALGreen sustainability standards.
Community Development Element – Circulation Plan
Cl Goal 1: Promote a safe and efficient circulation system that benefits residents and businesses and integrates with the greater Los Angeles/South Bay transportation system.
Cl 1.1: Prioritize long-term sustainability for the City of Gardena, in alignment with regional and state goals, by promoting infill development, reduced reliance on single-occupancy vehicle trips, and improved multi-modal transportation networks, with the goal of reducing air pollution and greenhouse gas emissions, thereby improving the health and quality of life for residents.
Consistent with Goal 1, the Specific Plan promotes reduced reliance on single-occupancy vehicle trips and convenient access to multi-modal transportation through its location within a transit priority area and required TDM measures.
CI Goal 3: Develop Complete Streets to promote alternative modes of transportation that are safe and efficient for commuters, and available to persons of all income levels and disabilities.
CI 3.1: Work with Gardena Municipal Bus Lines and MTA to increase the use of public transit, establish or modify routes, and improve connectivity to regional services.
CI 3.3: Maintain and expand sidewalk installation and repair programs, particularly in areas where sidewalks link residential neighborhoods to local schools, parks, and shopping areas.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 56 Consistent with Goal 3, the Specific Plan promotes alternative modes of transportation by placing residents near resident-serving retail to which residents may easily walk or bike.
The Specific Plan is also within close proximity to a number of bus stops and a defined transit priority area. The project also facilitates development of a Complete Street along the Plan Area frontages by redeveloping a large underutilized industrial lot with associated offices and surface parking lots; reducing potential conflict points between vehicles and pedestrians; and providing street trees that will shade the street and sidewalk and create a pedestrian scale at the street level.
Consistent with Policy 3.1, public transit use will be encouraged as the Plan Area is located within a quarter mile of several bus stops. The TDM measures will also encourage use of public transportation.
Consistent with Policy 3.3, the sidewalks, curbs, and gutters adjoining the Plan Area will be reconstructed as part of the Specific Plan.
Community Resources Element—Conservation Plan
CN Goal 2: Conserve and protect groundwater supply and water resources.
CN 2.2: Comply with the water conservation measures set forth by the California Department of Water Resources.
Consistent with Goal 2 and its supporting policies, the Specific Plans conserves and protect groundwater supply and water resources through compliance with all applicable regulations, including the water conservation measures set forth by the Department of Water Resources. The project will decrease the impermeable area of the Plan Area by approximately nine percent.
CN Goal 3: Reduce the amount of solid waste produced in Gardena.
CN 3.1: Comply with the requirements set forth in the City’s Source Reduction and Recycling Element.
Consistent with Goal 3 and Policy 3.1, the Specific Plan will comply with all applicable requirements for waste diversion during construction and operation.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 57 CN Goal 4: Conserve energy resources through the use of technology and conservation methods.
CN 4.1: Encourage innovative building designs that conserve and minimize energy consumption.
CN 4.2: Require compliance with Title 24 CALGreen regulations to conserve energy.
Consistent with Goal 4 and Policy 4.1, the Specific Plan facilitates a multi-family and townhome development that meets high standards of environmental sustainability.
Development proposals within the Plan Area must be designed to achieve best practices for architectural design and land development that enhance the city’s infrastructure, reduce consumption of non-renewable resources, and limit pollutants and greenhouse gas emissions. Consistent with Policy 4.2, development within the Specific Plan will conform to the most recent CALGreen sustainability standards in effect at the time of building plan submission.
CN Goal 5: Protect the City’s cultural resources.
CN 5.3: Protect and preserve cultural resources of the Gabrielino Native American Tribes found or uncovered during construction.
Consistent with Goal 5 and its supporting policies, the Specific Plan will incorporate measures to protect and preserve any cultural resources of the Gabrielino Native American Tribe, or any other Tribe, found or uncovered during construction.
Community Safety Element—Public Safety Plan
PS Goal 1: Maintain a high level of fire and police protection for residents, businesses and visitors.
PS 1.6: Ensure that law enforcement, crime prevention, and fire safety concerns are considered in the review of planning and development proposals in the City.
Consistent with Policy 1.6, the City has considered law enforcement, crime prevention, and fire safety concerns in its review of the Specific Plan. The Apartment Building and parking structure will be accessible only to residents and secured by a key fob entry system.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 58 Specific Plan development will comply with all applicable Fire Code and fire safety regulations.
PS Goal 2: Protect the community from dangers associated with geologic instability, seismic hazards and other natural hazards.
PS 2.3: Require compliance with seismic safety standards in the Unified Building Code.
PS 2.4: Require geotechnical studies for all new development projects located in an Alquist-Priolo Earthquake Fault Zone or areas subject to liquefaction.
Consistent with Goal 2 and Policy 2.3, development within the Specific Plan is required to comply with the seismic safety standards in the Unified Building Code. Consistent with Policy 2.4, a geotechnical study was prepared for the Plan Area which confirmed that it is not located within an Alquist-Priolo Earthquake Fault Zone.
PS Goal 4: Increase public awareness of crime and fire prevention, and emergency preparedness and procedures.
PS 4.3: Promote professional management of multi-family residential buildings.
Consistent with Policy 4.3, development within the Plan Area will be professionally managed and the property managers will develop standard emergency preparedness plans and procedures for the project.
Community Safety Element—Noise Plan
N Goal 2: Incorporate noise considerations into land use planning decisions.
N 2.4: Require mitigation of all significant noise impacts as a condition of project approval.
N 2.5: Require proposed projects to be reviewed for compatibility with nearby noise-sensitive land uses with the intent of reducing noise impacts.
N 2.6: Require new residential developments located in proximity to existing commercial/ industrial operations to control residential interior noise levels as a condition of approval and minimize exposure of residents in the site design.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 6. GENERAL PLAN CONSISTENCY 59 N 2.9: Encourage the creative use of site and building design techniques as a means to minimize noise impacts.
Consistent with Goal 2, the City incorporated noise considerations into its review of the Specific Plan. Consistent with Policy 2.4, the Specific Plan’s potential for generating noise impacts on the surrounding environment both during construction and operation, and imposed mitigation measures as appropriate was analyzed. Consistent with Policies 2.5 and 2.6, the Specific Plan will conduct interior noise level studies and achieve interior noise level standards as required by the Building Code. In addition, consistent with Policy 2.9, the Specific Plan will incorporate design features necessary to control residential interior noise levels and minimize exposure of residents to nearby commercial and industrial uses in accordance with the Building Code standards for interior noise levels.
N Goal 3: Develop measures to control non-transportation noise impacts.
N 3.2: Require compliance with noise regulations. Review and update Gardena’s policies and regulations affecting noise.
N 3.3: Require compliance with construction hours to minimize the impacts of construction noise on adjacent land.
Consistent with Policy 3.2, the Specific Plan complies with the City’s noise ordinance.
Consistent with Policy 3.3, the Specific Plan complies with the City’s regulations regarding permitted construction hours.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 7. IMPLEMENTATION 60 CHAPTER 7. IMPLEMENTATION
I. PHASING PROGRAM
The Specific Plan is envisioned to be built in one phase, however, Subarea A and Subarea B could be built separately, each in a single phase. Phased occupancy of the Specific Plan is also permitted, so that Subarea A could be occupied while Subarea B is under construction or Subarea B could be occupied while Subarea A is under construction.
II. PLAN REVIEW PROCESS
Development in the Specific Plan area will be implemented through City review of maps, plans, plot plans, building permits, and other permits that may be required by the City to ensure compliance with the approved Site Plan #11-21. Any modification to the Site Plan attached as Exhibit A, including new construction or minor modifications to approved buildings, whether approved or not, shall be reviewed by the Community Development Director for conformance with the General Plan, this Specific Plan, the Zoning Ordinance (if not superseded by this Specific Plan), and all other applicable documents pursuant to Section VI of this Chapter of the Specific Plan.
III. CEQA REVIEW
For any subsequent discretionary approvals within the Specific Plans requiring further CEQA review, the City as lead agency will rely on the certified EIR for the Specific Plan, together with any necessary errata, addenda or subsequent or supplemental EIR to the fullest extent permitted by CEQA.
IV. INFRASTRUCTURE IMPROVEMENTS/COORDINATION
The developer or property owner shall be responsible for making transportation and infrastructure utility improvements identified as part of the Specific Plan and/or the EIR.
All improvements shall be to the specifications of the City of Gardena Community Development Department, Public Works Department, or another applicable City department.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 7. IMPLEMENTATION 61 V. FINANCING MEASURES
Implementation and financing of improvements of the Specific Plan depend exclusively on private investment and development. The developer or property owner shall be responsible for financing the Specific Plan, including all improvements and mitigation measures.
VI. ADMINISTRATION OF PLAN
Framework
Approval of the Specific Plan indicates acceptance by the Gardena City Council of a specific framework for the development of the Plan Area. That framework establishes specific standards and regulations, including permitted uses and development standards that constitute the zoning regulations for the Plan Area and regulate development within the Plan Area.
Review Authority
This Specific Plan shall be administered by the Community Development Department of the City of Gardena in accordance with the provisions of the Gardena Municipal Code, except to the extent superseded by the provisions of this Specific Plan.
Substantial Conformance
Substantial Conformance allows for administrative approval and interpretation of minor modifications to the Specific Plan graphics, and/or approved project design that do not change the meaning or intent of the Specific Plan or create a substantial modification of the approved Site Plan. Through this administrative review process the Community Development Director may find the project to be in substantial conformance with the Specific Plan and the Site Plan Review approval provided no significant modifications are proposed that require a Specific Plan amendment. “Significant modifications” are described in detail below.
Specific Plan Amendment
Amendments to this Specific Plan shall be processed for “significant modifications” in accordance with the applicable provisions of state law provided in California Government
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 7. IMPLEMENTATION 62 Code sections 65450 et seq. The procedures in Section 18.39.030 of the Gardena Municipal Code shall be followed for a proposed Specific Plan amendment. Each request for amendment shall specify the sections or portions of the Specific Plan that are affected by the amendment.
Any proposed “significant modification” which results in any of the following requires an amendment to the Specific Plan:
1. Any change in the permitted uses set forth in Chapter 5, Section I of this Specific Plan.
2. Any increase in the number of residential dwelling units in excess of 258 for the Apartment Building and 75 for the Townhomes.
3. An increase in building height above 70 feet for the Apartment Building and above 40 feet for the Townhomes.
4. A decrease in the minimum dwelling unit size by more than 20 percent.
5. A decrease in the minimum required amount of open space greater than five percent.
6. Any decrease in any building setback.
7. Any decrease in the amount of vehicular parking for the Specific Plan Area
8. A decrease in the minimum required amount of bicycle parking within the Specific Plan Area greater than 15 percent.
9. A substantial deviation, as determined by the Community Development Director, from the architectural, landscape, security or lighting plans as shown in Exhibit A.
10.A substantial deviation from and/or reduction in the amenities listed in Chapter 4, Section VI above, as determined by the Community Development Director.
Other than the “significant” modifications listed above that require a Specific Plan Amendment, all other modifications to the project are considered “minor” and may be processed via administrative Substantial Conformance review and approval.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 7. IMPLEMENTATION 63 Any modifications to the Site Plan, including a change to materials or colors used, shall be subject to the review and approval of the Community Development Director who will determine whether the change is “significant” or “minor.” If the Director determines that the change is significant, but still within the scope of the Specific Plan, the modification shall be approved by the Planning Commission, but no Specific Plan amendment shall be required.
Interpretation
In case of uncertainty or ambiguity to the meaning or intent of any provision of this Specific Plan, the Community Development Director has the authority to interpret the intent of the provision in question. The Director may, at his/her discretion, refer interpretations to the Planning Commission for consideration and action. Such a referral shall be accompanied by a written analysis of issues related to the interpretation. All interpretations made by the Community Development Director may be appealed to the Planning Commission in accordance with the appeal procedures set forth in Title 18 of the Gardena Municipal Code (2006). When used in this Specific Plan, the words “shall” and “must” are always mandatory.
The Specific Plan is not intended to interfere with, abrogate, or annul any easement, covenant, or other agreement to which the City is a party.
Where the Zoning Ordinance’s regulations, development standards, design guidelines, and/or administrative procedures are inconsistent with this Specific Plan, the Specific Plan regulations, standards, guidelines, and procedures shall supersede and control. However, any issue not specifically addressed in the Specific Plan shall be subject to the standards and regulations of the Zoning Ordinance.
Severability
If any section, subsection, sentence, clause, or phrase of this Specific Plan, or future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court, such decision shall not affect the validity of the remaining portions of the Specific Plan.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN CHAPTER 7. IMPLEMENTATION 64 CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT A
65 EXHIBIT A
SITE PLAN
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT A
66 CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT B
67 EXHIBIT B
OFFSITE SIDEWALK IMPROVEMENTS ON 169TH STREET
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT B
68 CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT C
69 EXHIBIT C
OFFSITE RAILROAD IMPROVEMENTS
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT C
70 CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
71 CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
72 EXHIBIT D
NORMANDIE CROSSING SPECIFIC PLAN
ENVIRONMENTAL IMPACT REPORT (SCH#2023050241)
MITIGATION MEASURES
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
73 NORMANDIE CROSSING SPECIFIC PLAN PROJECT
MITIGATION MONITORING AND REPORTING PROGRAM
MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
CULTURAL RESOURCES
MM CUL-1: Inadvertent discovery of an Archaeological
Resource. Before ground disturbing activities are initiated on the Project site, a qualified archaeologist shall be retained to conduct a Pre-construction Worker Training on the types of unanticipated resources that could be encountered during construction, based on the site’s history. This archaeologist may also be retained to ensure prompt assessment in the event that unanticipated cultural resources are encountered during construction.
If archaeological resources are exposed during construction, work within 50 feet of the find must stop until a qualified archaeologist can evaluate the significance of the find.
Construction activities may continue in other areas. If the discovery proves significant under CEQA (14 CCR 15064.5[f]; PRC 21082), additional work such as testing, or data recovery may be warranted.
Prior to any Ground
Disturbance
Notification to
Construction
Personnel
General Contractor
During
Construction, If an
Archaeological
Resource is
Discovered
Archaeological
Resource Evaluation
Qualified
Archaeologist
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
74 MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
GEOLOGY, SOILS, AND PALEONTOLGICAL RESOURCES
MM GEO-1: Monitor for Paleontological Resources: Monitoring shall be conducted by a Paleontological Monitor, defined as one who meets the SVP standards for a Paleontological Resource Monitor. The Paleontological Monitor shall be under the supervision of the Project Paleontologist. As defined in the PRMMP, Paleontological monitoring shall include inspection of exposed sedimentary units during active excavations within sensitive geologic sediments that occur in previously
undisturbed sediment, which has been estimated as any portion of the Project site where excavation exceeds 0.9 m (3 .0 feet) in depth. The frequency of monitoring shall be based on
consultation with or periodic inspection by the Project Paleontologist and shall depend on the rate of excavation and grading activities and the materials being excavated.
During Ground
Disturbance
Paleontological
Resources
Monitoring
Paleontological
Monitor
HAZARDOUS MATERIALS & WASTES
MM HAZ-1: Construction Management Plan. Prior to issuance of any demolition permit for the onsite structures, a construction management plan addressing procedures and requirements for responding to disturbance of undocumented contaminated soil shall be prepared and submitted to the City for review and approval.
Prior to Demolition
Permit Issuance
Prepare a
Construction
Management Plan
Community
Development
Director
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
75 MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
MM HAZ-2: Engineered Vapor Mitigation and Ventilation. Prior to commencement of construction activities, the City of Gardena Building Department shall review the building plans to verify that an engineered vapor measure (such as an impermeable
membrane or equivalent) is included in the design of all townhomes and that the apartment parking structures include sufficient ventilation to minimize accumulation of VOCs on the Project site. The impermeable vapor membrane shall not
underlay non-slab areas, such as landscaping and the dog run area, because these spaces are not enclosed. The City of Gardena Building Department shall have oversight/sign-off responsibility for the vapor barrier.
Prior to
Construction
Activities
Verification of an
engineered vapor
measure within the
design of all
townhomes and
apartment parking
structures.
Building and Safety
Department Chief
Building Official
NOISE
MM NOI-1: Construction Equipment Noise. Prior to issuance of any Demolition or Grading Permit, the Public Works Department shall verify that the Project plans and specifications include provisions that require all power construction equipment (including combustion engines), fixed or mobile to be: 1) equipped with state-of-the-art noise shielding and muffling devices (consistent with manufactures’ standards); and 2) properly maintained to ensure that no additional noise, due to worn or improperly maintained parts, would be generated.
Prior to issuance of
any demolition or
grading permit
Verification of
provisions that
require all power
construction
equipment to be
equipped with noise
shielding and
muffling devices
and properly
maintained
Public Works
Director
MM NOI-2: Construction Noise. A temporary and impermeable sound barrier shall be provided along the Project northern, southern, and western property line. The temporary sound barrier shall be minimum 10-foot high and provide minimum 12 Prior to and During
Construction
Provide a
Temporary and
Impermeable Sound
Barrier
Community
Development
Director
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
76 MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
dBA noise reduction, and shall have a minimum Sound
Transmission Class rating of STC-25, such as, acoustical barrier blanket (with STC-25 rating) or 3/4" thick exterior grade plywood.
MM NOI-3: Construction Vibration Impacts. The use of large construction equipment (e.g., large bulldozer greater than 400 horsepower and/or loaded trucks) shall be a minimum of 45 feet away from the off-site residence adjacent to the Project site (receptor R1) (16964 169th Street).
During Construction Provide a minimum
45-foot buffer away
from residences
adjacent to the Plan
Area
Community
Development
Director
TRIBAL CULTURAL RESOURCES
MM TCR-1: Retain a Native American Monitor Prior to
Commencement of Ground-Disturbing Activities.
A. The Applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject Project at all Project locations (i.e., both on-site and any off-site locations that are included in the Project
description/definition and/or required in connection with the Project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground-disturbing activity, or the
Prior to any Ground
Disturbance
Contract a Tribal
Monitor/Consultant
Copy of executed
monitoring
agreement
Tribal Cultural
Community
Development
Director
Tribal
Monitor/Consultant
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
77 MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
issuance of any permit necessary to commence a grounddisturbing activity.
C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground- disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Applicant/lead agency upon written request to the Tribe.
D. On-site tribal monitoring shall conclude upon the latter of the following: (1) written confirmation to the monitor from a designated point of contact for the Applicant/lead agency that all ground-disturbing activities and phases that may involve grounddisturbing activities on the Project site or in connection with the Project are complete; or (2) a determination and written notification by the monitor to the Applicant/lead agency that no future, planned construction activity and/or
development/construction phase at the Project site possesses the potential to impact TCRs.
During
Construction Phases
Involving GroundDisturbing Activities
Resources
Monitoring &
Complete Daily
Monitoring Logs
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
78 MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
MM TCR-2: Unanticipated Discovery of Human Remains and
Associated Funerary Objects.
A. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code § 5097.98, are also to be treated according to this statute.
B. If human remains and/or grave goods are discovered or recognized on the Project site, then all construction activities shall immediately cease within 200 feet of the discovery. Health and Safety Code § 7050.5 dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground-disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources Code § 5097.98 shall be followed.
C. Human remains and grave/burial goods found with such remains shall be treated alike per California Public Resources Code § 5097.98(d)(1) and (2).
D. Construction activities may resume in other parts of the Project site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the monitor determines in its sole discretion that resuming construction activities at that During
Construction, Upon
Discovery of any
human remains or
grave goods
Telephone
communication
with the Native
American Heritage
Commission within
24 hours
County Coroner
Native American
Heritage
Commission
Qualified Tribal
Monitor/Consultant
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
79 MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
distance is acceptable and provides the Project manager express consent of that determination (along with any other mitigation measures the monitor and/or archaeologist deems necessary). (CEQA Guidelines § 15064.5(f).)
E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.
MM TCR-3: Procedures for Burials and Funerary Remains. This mitigation measure shall only apply if the Gabrielino Band of Mission Indians-Kizh Nation is designated the Most Likely Descendant (“MLD”) by the NAHC:
A. The Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term “human remains” encompasses more than
human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains.
B. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery and a separate treatment plan shall be created.
C. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact.
During
Construction, if an
Unanticipated
Discovery, and the
Gabrieleno Band of
Mission Indians –
Kizh Nation is
Designated Most
Likely Descendant
If there are four or
more burials
Implement Koo-nasgna Burial Policy
Creation of a
cemetery treatment
plan
Tribal
Monitor/Consultant
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
80 MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as
associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.
D. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours. The Tribe will make every effort to recommend diverting the Project and keeping the remains in situ and protected. If the Project cannot be diverted, it may be determined that burials will be removed.
E. In the event preservation in place is not possible despite good faith efforts by the Applicant/developer and/or landowner, before ground-disturbing activities may resume on the Project site, the landowner shall arrange a designated site location within the footprint of the Project for the respectful reburial of the human remains and/or ceremonial objects.
F. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural If discovered
remains cannot be
fully documented
and recovered on
the same day
If preservation in
place is not possible
Covering of remains
with muslin cloth
and a steel plate to
protect remains
-or24-hour guard
outside working
hours
Designation of site
location within the
footprint of the
Project for reburial
Gabrielino Band of
Mission Indians-Kizh
Nation
Native American
Heritage Council
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
81 MITIGATION MEASURES (MM) IMPLEMENTATION
TIMING
MONITORING/
REPORTING
METHODS
RESPONSIBLE FOR
APPROVAL/
MONITORING
VERIFICATION
DATE INITIALS
patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the Project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.
G. The Tribe will work closely with the Project’s qualified archaeologist to ensure that the excavation is treated carefully, ethically, and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does NOT authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.
CITY OF GARDENA
NORMANDIE CROSSING SPECIFIC PLAN EXHIBIT D
82 INVESTMENT CORPORATION NORMANDIE CROSSING APARTMENTS & TOWNHOMES GARDENA, CA 90247 | ENTITLEMENT SUBMITTAL | 11/01/2024 PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY HALF SCALE (11X17): 50% 11/01/2024G0.00 SITE IMAGES AND SHEET INDEX SITE NORMANDIE AVE 170TH ST 169TH ST
BRIGHTON WAY GENERAL COVER G0.00 SITE IMAGES & SHEET INDEX G0.01 PROJECT DATA G2.10 FLOOR AREA DIAGRAM G2.20 OPEN SPACE DIAGRAM G2.30 HYDRANTS AND FIRE ACCESS PLAN G2.40 RAILROAD TRACK OVERLAY PLAN G2.50 SITE AREA - PARCEL SEPARATION CIVIL C1 VESTING TENTATIVE TRACT MAP C2 VTTM NOTES C3 CONCEPTUAL GRADING PLAN C4 PRELIMINARY UTILITY PLAN C5 PRELIMINARY FIRE ACCESS 1 2
3 4
5 1
2 3
4 5
6 SHEET INDEX
6 ARCHITECTURAL A0.01 PLOT PLAN A1.00 SITE PLAN A1.10 BASEMENT FLOOR PLAN A1.11 FIRST FLOOR PLAN A1.12 SECOND FLOOR PLAN A1.13 THIRD FLOOR PLAN A1.14 FOURTH FLOOR PLAN A1.15 FIFTH FLOOR PLAN A1.16 ROOF PLAN A2.01 VIEW 01 A2.02 VIEW 02 A2.03 VIEW 03 A2.04 VIEW 04 A2.05 VIEW 05 A2.06 VIEW 06 A2.07 VIEW 07 A2.08 VIEW 08 A2.09 VIEW 09 A2.10 VIEW 10 A2.20 BUILDING ELEVATIONS A2.21 BUILDING ELEVATIONS A2.22 BUILDING ELEVATIONS A2.23 BUILDING ELEVATIONS A2.24 BUILDING ELEVATIONS A3.01 BUILDING SECTION A3.02 BUILDING SECTION A5.01 ENLARGED UNIT PLANS A5.02 ENLARGED UNIT PLANS A5.03 ENLARGED UNIT PLANS A5.04 ENLARGED UNIT PLANS A5.05 ENLARGED UNIT PLANS A5.06 ENLARGED UNIT PLANS A5.07 ENLARGED UNIT PLANS A5.08 ENLARGED UNIT PLANS A5.09 ENLARGED UNIT PLANS A5.10 ENLARGED UNIT PLANS A5.11 ENLARGED UNIT PLANS A5.12 ENLARGED UNIT PLANS LANDSCAPE L1.01 BUBBLE DIAGRAM & PRECEDENT IMAGERY L1.02 OVERALL ILLUSTRATIVE PLAN L1.03 ILLUSTRATIVE PLAN L1.04 ILLUSTRATIVE PLANS L1.05 PLANTING PLAN L1.06 PLANT IMAGES L1.07 PLANT IMAGES L1.08 PLANT IMAGES LOW VOLTAGE LVA0.00 GENERAL NOTES, ABBREVIATIONS, AND LEGENDS LVA0.01 GUIDELINES AND SPECIFICATIONS LVA1.00 BASEMENT B1 FLOOR PLAN LVA1.01 FIRST FLOOR PLAN LVA1.02 SECOND FLOOR PLAN LVA1.03 THIRD FLOOR PLAN LVA1.04 FOURTH FLOOR PLAN LVA1.05 FIFTH FLOOR PLAN LVA1.06 ROOF FLOOR PLAN LVA2.00 ENLARGED UNIT PLANS LVA2.01 ENLARGED UNIT PLANS LVA2.02 ENLARGED UNIT PLANS LVA2.03 ENLARGED UNIT PLANS LVA2.04 ENLARGED UNIT PLANS LVA2.05 ENLARGED UNIT PLANS LVA2.06 ENLARGED UNIT PLANS LVA2.07 ENLARGED UNIT PLANS LVA2.08 ENLARGED UNIT PLANS LVA2.09 ENLARGED UNIT PLANS LVA2.10 ENLARGED UNIT PLANS LIGHTING LT-1.0 LIGHTING FIXTURE SCHEDULE LT-2.0 SITE LIGHTING LAYOUT LT-2.1 SITE PHOTOMETRIC AREA A LT-2.2 SITE PHOTOMETRIC AREA B LT-2.3 SITE PHOTOMETRIC AREA C LT-2.4 SITE PHOTOMETRIC AREA D LT-2.5 SITE LIGHTING RENDER LT-3.0 2ND FLR COURTYARD LIGHTING PLAN LT-3.1 2ND FLR COURTYARD PHOTOMETRIC LT-3.2 2ND FLR COURTYARD LIGHTING RENDER LT-4.0 2ND FLR POOL LIGHTING PLAN LT-4.1 2ND FLR POOL PHOTOMETRIC LT-4.2 2ND FLR POOL LIGHTING RENDER LT-5.0 ROOF DECK LIGHTING PLAN LT-5.1 ROOF DECK PHOTOMETRIC AND RENDER LT-6.0 LIGHTING SPECS 1 LT-6.1 LIGHTING SPECS 2 LT-6.2 LIGHTING SPECS 3 PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY HALF SCALE (11X17): 50% 11/01/2024 G0.01 PROJECT INFORMATION 880 6,580 125,900 137,516 29,920 234,175 244,971 371,691 366,191 492,911 DN 170TH STREET
(54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A
PART) BRIGHTON WAY X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X
X X X
X
X X X X X DN UP DN UP DN UP UP DN UP DN
28' 28'
28'
28'
28'
SCE XFMR PAD
8' x 10' 120/208V DN UP DN UP SLAB BOX 7' x 12' PME TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" SCE XFMR PAD 8' x 10' 120/208V SCE XFMR PAD 8' x 10' 120/208V DN UP
SCE XFMR PAD
8' x 10' 120/208V
170TH STREET
(54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A
PART) BRIGHTON WAY X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X
28'
170TH STREET BRIGHTON WAY
(54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A
PART) BRIGHTON WAY X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X X X X X X
X X X X X UP DN DN UP DN DN UP DN UP
DN DN DN DN DN DN DN DN DN
DN DN DN DN DN DN DN DN DN DN DN DN DN DN DN DN
DN DN DN DN DN DN DN DN UP DN
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP DNUP DNUP DNUP DNUP DNUP DN UP DNUP DNUP
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
170TH STREET
(54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A
PART) BRIGHTON WAY X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X
X X X
X
X X X X X UP DN UP DN UP DN UP DN UP DN FIRST FLOOR PLAN FIFTH FLOOR PLAN THIRD - FOURTH FLOOR PLANS SECOND FLOOR PLAN TOWNHOUSES 18,770 SF PARKING (COUNTED SEPARATELY) 62,900 SF ROOF DECK (NOT A PART OF GROSS FLOOR AREA) AMENITY IV 790 SF RESIDENTIAL APARTMENTS 46,625 SF CORRIDOR 7,790 SF STAIRS / ELEVATORS 1,350 SF RESIDENTIAL APARTMENTS 48,785 SF X 2 = 97,570 SF CORRIDOR 7,790 SF X 2 = 15,580 SF STAIRS / ELEVATORS 1,350 SF X 2 = 2,700 SF RESIDENTIAL APARTMENTS 45,320 SF CORRIDOR 8,750 SF STAIRS / ELEVATORS 1,350 SF AMENITY III 1,382 SF AMENITY II 1,332 SF STAIRS / ELEVATORS 1,320 SF LOBBY 3,190 SF TRASH ROOM 830 SF TRASH ROOM 278 SF AMENITY I 2,400 SF TRASH VESTIBULE 100 SF TRASH VESTIBULE 100 SF X 2 = 200 SF TRASH VESTIBULE 100 SF AMENITY 550 SF TOWNHOUSES 50,730 SF CORRIDOR 578 SF ELEC. BOH RESIDENTIAL COVERED BALCONIES 1,340 SF RESIDENTIAL COVERED BALCONIES 1,390 SF X 2 = 2,780 SF RESIDENTIAL COVERED BALCONIES 1,380 SF ELECTRICAL ROOM (NOT A PART OF GROSS FLOOR AREA) BIKE ROOM (COUNTED SEPARATELY) 820 SF BOH BOH (NOT A PART OF GROSS FLOOR AREA) UP UP UP 170TH STREET
(54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A
PART) BRIGHTON WAY X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X
X X X
X
X X X X X X X X X X X X X X X X X X X X X
SCE XFMR PAD
8' x 10' 120/208V SLAB BOX 7' x 12' PME TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" SCE XFMR PAD 8' x 10' 120/208V SCE XFMR PAD 8' x 10' 120/208V
SCE XFMR PAD
8' x 10' 120/208V BASEMENT FLOOR PLAN PARKING (COUNTED SEPARATELY) 62,769 SF BOH BOH NOTE: FLOOR AREA EXCLUDES AREAS USED FOR ACCESSORY GARAGE PURPOSES AND SUCH BASEMENT AND CELLAR AREAS AS ARE DEVOTED EXCLUSIVELY TO USES ACCESSORY TO THE OPERATION OF THE BUILDING. NOTE: FLOOR AREA EXCLUDES AREAS USED FOR ACCESSORY GARAGE PURPOSES AND SUCH BASEMENT AND CELLAR AREAS AS ARE DEVOTED EXCLUSIVELY TO USES ACCESSORY TO THE OPERATION OF THE BUILDING. TOWNHOUSES 49,980 SF TOWNHOUSE COVERED BALCONIES TYPE 2 540 SF TOWNHOUSE COVERED BALCONIES TYPE 4 650 SF DECKS AT TYPE 1 (NOT A PART OF GROSS FLOOR AREA) STAIRS / ELEVATORS 2,200 SF PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY HALF SCALE (11X17): 50% 0 32' 64' 128' 256' FULL SCALE (24X36): 1/64" = 1'-0" 11/01/2024G2.10 GROSS FLOOR AREA DIAGRAM RESIDENTIAL LOBBY AMENITY RESIDENTIAL CORRIDORS / STAIRS / ELEVATORS RESIDENTIAL BALCONY TRASH & RECYCLING ROOM NOT A PART OF GROSS FLOOR AREA PARKING (COUNTED SEPARATELY) 169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY BRIGHTON WAY ADJ. PROPERTY (NOT A PART) X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X UP DN DN UP DN DN UP DN UP
DN DN DN DN DN DN DN DN DN
DN DN DN DN DN DN DN DN DN DN DN DN DN DN DN DN
DN DN DN DN DN DN DN DN UP DN
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP DNUP DNUP DNUP DNUP DNUP DNUP DNUP DNUP
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY BRIGHTON WAY ADJ. PROPERTY (NOT A PART) X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X UP DN UP DN UP DN UP DN UP DN 28' 28'
28'
28'
28'
SCE XFMR PAD
8' x 10' 120/208V DN UP DN UP SLAB BOX 7' x 12' PME TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" SCE XFMR PAD 8' x 10' 120/208V SCE XFMR PAD 8' x 10' 120/208V DN UP
SCE XFMR PAD
8' x 10' 120/208V
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY BRIGHTON WAY ADJ. PROPERTY (NOT A PART) X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 28' DN 169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY BRIGHTON WAY ADJ. PROPERTY (NOT A PART) X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X DN UP DN UP DN UP UP DN UP DN FIRST FLOOR PLAN THIRD - FOURTH FLOOR PLANS FIFTH FLOOR PLAN 89'-6" SECOND FLOOR PLAN 26'-0"
8'-0" 52'-5"
24'-6"
8'-7" 31'-6"
35'-4"
35'-5" 69'-0" 32'-1" 8'-7"
32'-8"
24'-10" AMENITY I 2,400 SF DOG PARK 1,100 SF OPEN SPACE 2 3,300 SF DOG PARK 730 SF OPEN SPACE 1 460 SF RESIDENTIAL BALCONIES 50 SF EACH RESIDENTIAL BALCONIES 50 SF EACH RESIDENTIAL BALCONIES 50 SF EACH ROOF DECK 1,400 SF AMENITY IV 725 SF COURTYARD II 8,400 SF COURTYARD I 5,000 SF 32'-0" 32'-0" 45'-2" 108'-8"
80'-0" 51'-8"
93'-3" AMENITY III 1,382 SF AMENITY II 1,332 SF
8'-0"
8'-0"
8'-0"
46'-10" OPEN SPACE 3 1,940 SF
40'-9" 21'-4" AMENITY 550 SF
17'-11" 21'-1" 33'-3" PRIVATE OPEN SPACE - TH TYPE 1 50 SF EACH PRIVATE OPEN SPACE - TH TYPE 1 50 SF EACH PRIVATE OPEN SPACE - TH TYPE 2 50 SF EACH PRIVATE OPEN SPACE - TH TYPE 4 50 SF EACH PRIVATE OPEN SPACE - TH TYPE 3 50 SF EACH 8'-10" 58'-10" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY HALF SCALE (11X17): 50% 0 32' 64' 128' 256' FULL SCALE (24X36): 1/64" = 1'-0" 11/01/2024G2.20 OPEN SPACE DIAGRAM INTERIOR OPEN SPACE EXTERIOR OPEN SPACE PRIVATE OPEN SPACE 880 6,580 880 SF 28' 28'
28'
28'
28'
SCE XFMR PAD
8' x 10' 120/208V DN UP DN UP SLAB BOX 7' x 12' PME
TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" SCE XFMR PAD 8' x 10' 120/208V SCE XFMR PAD 8' x 10' 120/208V DN UP
SCE XFMR PAD
8' x 10' 120/208V 10'-0" SETBACK 10'-0" SETBACK
10'-0"
SETBACK
10'-0"
SETBACK 10'-0" SETBACK
10'-0"
SETBACK 10'-0" SETBACK
OHE OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE 42'-0" ROW
28' EAVE LINE AT UNDER 30'-0" EAVE LINE AT UNDER 30'-0" EAVE LINE AT UNDER 30'-0" EAVE LINE AT UNDER 30'-0" EAVE LINE AT UNDER 30'-0" EAVE LINE AT UNDER 30'-0" EAVE LINE AT UNDER 30'-0"
EAVE LINE AT UNDER 30'-0"
42" MAX PARAPET HEIGHT (LACFC 504.5)
42" MAX PARAPET
HEIGHT (LACFC 504.5)
+/-3'-11" HYDRANT
TO PL
7'-4" HYDRANT
TO PL
EXT. WALL CURB TO 23'-0"
3'-9" HYDRANT
TO PL
9'-0" HYDRANT
TO PL 26'-0" PRIVATE DRIVE
140'-0"
43'-4" CURB TO EXT. WALL
42" MAX PARAPET HEIGHT (LACFC 504.5)
42" MAX PARAPET HEIGHT (LACFC 504.5)
42" MAX PARAPET HEIGHT (LACFC 504.5)
42" MAX PARAPET HEIGHT (LACFC 504.5) 42" MAX PARAPET HEIGHT (LACFC 504.5) 42" MAX PARAPET HEIGHT (LACFC 504.5) 42" MAX PARAPET HEIGHT (LACFC 504.5)
42" MAX PARAPET HEIGHT (LACFC 504.5) EXISTING FIRE HYDRANT TO BE RELOCATED 140FT SOUTH OF NORMANDIE FIRE DEPT. ACCESS FROM ROADWAY (LACFC 504.1) DISTANCE FROM CURB TO EXTERIOR ENTRY DOOR = 15'-3" PROPOSED PUBLIC FIRE HYDRANT (RELOCATED) EXISTING FIRE HYDRANT EXISTING FIRE HYDRANT (WITHIN 300 FT OF LOT FRONTAGE) PROPOSED PRIVATE ON-SITE FIRE HYDRANT PROPOSED PRIVATE ON-SITE FIRE HYDRANT PROPOSED PRIVATE ON-SITE FIRE HYDRANT PROPOSED PUBLIC FIRE HYDRANT EXISTING FIRE HYDRANT NO PARKING ZONE (SHOWN IN RED) POOL AMENITY PARKING GARAGE LOBBY DOG PARK AMENITY I BOH ELEC ROOM BOH TRASH / RECYCLE ST-5 ST-1 EL-2 EL-1 ST-2 ST-3 ST-3 ST-4 SURFACE PARKING PRIVATE DRIVE AND FIRE LANE
PRIVATE DRIVE
PRIVATE DRIVE AND
FIRE LANE SHARED PRIVATE DRIVE WITH RECIPROCAL EASEMENT AND FIRE LANE BUILDING #1 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES EAVE HEIGHT AT FIRE LANE: 29'-6" < 30'-0" SEE SECTION A, G2.31 GROSS FLOOR AREA: 11,550 SF WALKWAY WALKWAY WALKWAY WALKWAY WALKWAY
WALKWAY
WALKWAY WALKWAY DOG PARK
WALKWAY EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT ENTRY / EXIT EXIT
WALKWAY PRIVATE DRIVE AND FIRE LANE
SHARED PRIVATE DRIVE
WITH RECIPROCAL
EASEMENT AND FIRE LANE BUILDING #2 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES EAVE HEIGHT AT FIRE LANE: 29'-6" < 30'-0" SEE SECTION A, G2.31 GROSS FLOOR AREA: 9,900 SF BUILDING #9 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES HEIGHT: 36'-0" > 30'-0" SEE SECTION B, G2.31 GROSS FLOOR AREA: 11,700 SF BUILDING #3 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES EAVE HEIGHT AT FIRE LANE: 29'-6" < 30'-0" SEE SECTION A, G2.31 GROSS FLOOR AREA: 9,900 SF BUILDING #4 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES EAVE HEIGHT AT FIRE LANE: 29'-6" < 30'-0" SEE SECTION A, G2.31 GROSS FLOOR AREA: 11,550 SF BUILDING #7 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES EAVE HEIGHT AT FIRE LANE: 29'-6" < 30'-0" SEE SECTION A, G2.31 GROSS FLOOR AREA: 9,900 SF BUILDING #10 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES EAVE HEIGHT AT FIRE LANE: 29'-6' < 30'-0" SEE SECTION A, G2.31 GROSS FLOOR AREA: 11,700 SF BUILDING #11 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES EAVE HEIGHT AT FIRE LANE: 29'-6' < 30'-0" SEE SECTION A, G2.31 GROSS FLOOR AREA: 13,080 SF BUILDING #8 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES EAVE HEIGHT AT FIRE LANE: 29'-6" < 30'-0" SEE SECTION A, G2.31 GROSS FLOOR AREA: 11,700 SF BUILDING #6 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES HEIGHT: 36'-0" > 30'-0" SEE SECTION B, G2.31 GROSS FLOOR AREA: 9,250 SF
WALKWAY
WALKWAY
WALKWAY
WALKWAY
TURNING RADIUS 46'-0"
32'-0"
TURNING RADIUS
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
46'-0"
TURNING RADIUS
TURNING RADIUS 32'-0"
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
TURNING RADIUS 46'-0"
TURNING RADIUS 32'-0" LACFD ACCESS LACFD ACCESS
LACFD ACCESS
LACFD ACCESS LACFD ACCESS OPEN SPACE MAILBOXES PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOS PROPOSED PRIVATE ON-SITE FIRE HYDRANT LACFD ACCESS LACFD ACCESS LACFD ACCESS (L1 TO COURTYARD) LACFD ACCESS LACFD ACCESS (FRONTS PROPERTY AND FIRE HYDRANTS ARE AVAILABLE)
(NO LADDER TRUCK ACCESS DUE TO EXISTING POWER LINES)
170TH STREET
(54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY NORMANDIE AVENUE BRIGHTON WAY 169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) EL-4 BUILDING #5 TYPE VA CONSTRUCTION OF 3-STORY TOWNHOMES HEIGHT: 36'-0" > 30'-0" SEE SECTION B, G2.31 GROSS FLOOR AREA: 9,250 SF GUEST PARKING GUEST PARKING GUEST PARKING
GUEST PARKING GUEST PARKING PRIVATE PATIOS
GUEST PARKING
PRIVATE PATIOS
PRIVATE PATIOS
PRIVATE PATIOS
WALKWAY GUEST PARKING EXIT EXIT LACFD APPROVED KNOX BOX TYPICAL LACFD ACCESS OPENINGS AT PERIMETER WALLS LANDSCAPE BUFFER SLIDING GATE ADJ. PROPERTY (NOT A PART) ST-6 COURTYARD II ABOVE COURTYARD I ABOVE 112' 112' GUEST PARKING 18'-0"
TURNING RADIUS
18'-0"
TURNING RADIUS 94' 102' 150' 70' 150' 70' 150' 90' 150'
PRIVATE DRIVE
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
TURNING RADIUS 18'-0" +/-50'-2" HYDRANT TO PL +/-45'-10" HYDRANT TO PL 28'-0"
(LACFC
503.2.1.2.2) 17'-7" (10'-0" MIN) (LACFC 503.2.1.2.2.1) 36'-0" STREET WIDTH 28'-0" AERIAL FIRE APPARATUS ROADWAY (LACFC 503.2.1.2.2) NO PARKING ZONE 28'-0" (LACFC 503.2.1.2.2) 30'-10" (LACFC 503.2.1.2.2) 28'-0"
(LACFC 503.2.1.2.2)
30'-0"
(LACFC 503.2.1.2.2) 15'-3"
28'-0"
(LACFC
503.2.1.2.2)
28'-0"
(LACFC
503.2.1.2.2) 5'-0"
5'-0"
5'-0" 5'-0"
20'-0"
GATE
LACFC 503.6
20'-0"
GATE
LACFC 503.6 24'-5" (10'-0" MIN) (LACFC 503.2.1.2.2.1)
5'-0"
5'-0" 10'-2" (10'-0" MIN)
(LACFC
503.2.1.2.2.1) 11'-10" 28'-0" 10'-2" (10'-0" MIN) (LACFC 503.2.1.2.2.1) 5'-0" MIN LACFD ACCESS GATE WITH KNOX BOX KEY 110' LACFD ACCESS 15'-6" NEW CONSTRUCTION OF A 5-STORY, 69'-11" TALL RESIDENTIAL BUILDING INCLUDING 258 APARTMENTS, AMENITY SPACES ON THE 1ST, 2ND, & 5TH FLOORS, COURTYARDS, DOG PARK AND A ROOF DECK. (4) STORIES OF CONSTRUCTION TYPE VA OVER TOTAL SF: 236,375 SF (1) STORY OF CONSTRUCTION TYPE IA TOTAL SF: 10,796 SF (W/ 126,480 SF VEHICULAR & BIKE PARKING) TOTAL SF: 137,276 SF TOTAL BUILDING GROSS FLOOR AREA TOTAL SF: 247,171 SF TOTAL BUILDING GROSS FLOOR AREA (W/ PARKING) TOTAL SF: 373,651 SF PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024G2.30 HYDRANTS AND FIRE ACCESS PLAN PROJECT SUMMARY AERIAL FIRE APPARATUS ACCESS ROADWAY (LACFC 503.2.1 - 503.2.9) · 169TH STREET (LACFC 503.2.1.2.2.1) · 170TH STREET PRIVATE DRIVE AND FIRE LANE WIDTH: · 28'-0" (LACFC 503.2.1.2.2) CENTERLINE RADII: · 32'-0" MIN FOR FIRE LANE (LACFC 503.2.4) FIRE SPRINKLERS: · THE BUILDING AND GARAGE MUST BE EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM, COMPLYING WITH PROVISIONS OF CBC 903.3.1.1 (NFPA 13). PRIVATE ON-SITE FIRE HYDRANTS: · 6" X 4" X 2 1/2" FIRE HYDRANTS CONFORMING TO AWWS STANDARD C503 OR APPROVED EQUAL · REQUIRED FIRE FLOW: 2,500 GPM @ 20 PSI FOR 2 HOURS PUBLIC FIRE HYDRANTS: · 6" X 4" X 2 1/2" FIRE HYDRANTS CONFORMING TO AWWS STANDARD C503· REQUIRED FIRE FLOW: TBD GPM @ 20 PSI FOR TBD HOURS BUILDING SUMMARY APARTMENT: HEIGHT = 87'-6", GROSS FLOOR AREA = 308,308 SF BUILDING 1: HEIGHT = 29'-6", GROSS FLOOR AREA = 11,550 SFBUILDING 2: HEIGHT = 29'-6", GROSS FLOOR AREA = 9,900 SFBUILDING 3: HEIGHT = 29'-6", GROSS FLOOR AREA = 9,900 SFBUILDING 4: HEIGHT = 29'-6", GROSS FLOOR AREA = 11,550 SFBUILDING 5: HEIGHT = 36'-0", GROSS FLOOR AREA = 9,250 SFBUILDING 6: HEIGHT = 36'-0", GROSS FLOOR AREA = 9,250 SFBUILDING 7: HEIGHT = 29'-6", GROSS FLOOR AREA = 9,900 SFBUILDING 8: HEIGHT = 29'-6", GROSS FLOOR AREA = 11,700 SFBUILDING 9: HEIGHT = 36'-0", GROSS FLOOR AREA = 11,700 SFBUILDING 10: HEIGHT = 29'-6", GROSS FLOOR AREA = 11,700 SF BUILDING 11: HEIGHT = 29'-6", GROSS FLOOR AREA = 13,080 SF GENERAL LOS ANGELES COUNTY FIRE NOTES A. WHERE REQUIRED. FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED AND MAINTAINED IN ACCORDANCE WITH SECTION 503.1.1 THROUGH 503.1.3. FIRE CODE 503.1 B. BUILDINGS AND FACILITIES. APPROVED FIRE APPARATUS ACCESS ROADS SHALL BE PROVIDED FOR EVERY FACILITY, BUILDING OR PORTION OF A BUILDING HEREAFTER CONSTRUCTED OR MOVED INTO OR WITHIN THE JURISDICTION. THE FIRE APPARATUS ACCESS ROAD SHALL COMPLY WITH THE REQUIREMENTS OF THIS SECTION AND SHALL EXTEND TO WITHIN 150 FEET OF ALL PORTIONS OF THE FACILITY AND ALL PORTIONS OF THE EXTERIOR WALLS OF THE FIRST STORY OF THE BUILDING AS MEASURED BY AN APPROVED ROUTE AROUND THE EXTERIOR OF THE BUILDING OF FACILITY. C. SPECIFICATIONS. FIRE APPARATUS ACCESS ROADS SHALL BE INSTALLED AND ARRANGED IN ACCORDANCE WITH (FIRE CODE) SECTIONS 503.2.1 THROUGH 503.2.9. D. DIMENSIONS. FIRE APPARATUS ACCESS ROADS SHALL HAVE AN UNOBSTRUCTED WIDTH OF NOT LESS THAN 20 FEET, EXCLUSIVE OF SHOULDERS, EXCEPT AS SPECIFIED IN SECTIONS 503.2.1.1 THROUGH 503.2.1.2.2.2, AND FOR APPROVED SECURITY GATES IN ACCORDANCE WITH SECTION 503.6. FIRE APPARATUS ACCESS ROADS SHALL HAVE AN UNOBSTRUCTED VERTICAL CLEARANCE CLEAR TO THE SKY. E. COMMERCIAL, INDUSTRIAL, AND MULTI-FAMILY RESIDENTIAL DEVELOPMENTS. FIRE APPARATUS ACCESS ROADS FOR COMMERCIAL, INDUSTRIAL, AND MULTI-FAMILY DEVELOPMENTS SHALL BE INSTALLED AND ARRANGED IN ACCORDANCE WITH SECTIONS 503.2.1.2.1 THROUGH 503.2.1.2.2.2. THE HIGHEST ROOF SURFACE SHALL BE DETERMINED BY MEASUREMENT OF THE VERTICAL DISTANCE BETWEEN THE ACCESS ROADWAY AND THE EAVE OF A PITCHED ROOF, THE INTERSECTION OF THE ROOF TO THE EXTERIOR WALL, OR THE TOP OF PARAPET, WHICHEVER IS GREATER. FIRE CODE 503.2.1.2. F. WHERE THE HIGHEST ROOF SURFACE DOES NOT EXCEED 30 FEET. FOR BUILDINGS WHERE THE VERTICAL DISTANCE BETWEEN THE ACCESS ROADWAY AND THE HIGHEST ROOF SURFACE DOES NOT EXCEED 30 FEET, FIRE APPARATUS ACCESS ROADS SHALL HAVE AN UNOBSTRUCTED WIDTH OF NOT LESS THAN 26 FEET, EXCLUSIVE OF SHOULDERS, AND AN UNOBSTRUCTED CLEARANCE CLEAR TO THE SKY. 503.2.1.2.1. G. WHERE THE HIGHEST ROOF SURFACE EXCEEDS 30 FEET. FOR BUILDINGS WHERE THE VERTICAL DISTANCE BETWEEN THE ACCESS ROADWAY AND THE HIGHEST ROOF SURFACE EXCEEDS 30 FEET, AN APPROVED FIRE APPARATUS ACCESS ROADWAY WITH A MINIMUM WIDTH OF 28 FEET, EXCLUSIVE OF SHOULDERS, SHALL BE PROVIDED IN THE IMMEDIATE VICINITY OF THE BUILDING OR PORTION THEREOF. THIS ROADWAY SHALL HAVE AN UNOBSTRUCTED CLEARANCE CLEAR TO THE SKY. 503.2.1.2.2. H. PROXIMITY TO BUILDING. AT LEAST ONE REQUIRED ACCESS ROUTE MEETING THIS CONDITION SHALL BE LOCATED SUCH THAT THE EDGE OF THE FIRE APPARATUS ACCESS ROADWAY, NOT INCLUDING SHOULDERS, THAT IS CLOSEST TO THE BUILDING BEING SERVED, IS BETWEEN 10 FEET AND 30 FEET FROM THE BUILDING, AS DETERMINED BY THE FIRE CODE OFFICIAL, AND SHALL BE POSITIONED PARALLEL TO ONE ENTIRE SIDE OF THE BUILDING. THE SIDE OF THE BUILDING ON WHICH THE FIRE APPARATUS ACCESS ROAD IS POSITIONED SHALL BE APPROVED BY THE FIRE CODE OFFICIAL. 503.2.1.2.2.1. I. OBSTRUCTIONS. OVERHEAD UTILITY AND POWER LINES SHALL NOT BE LOCATED OVER THE FIRE APPARATUS ACCESS ROAD AND THE BUILDING. OTHER OBSTRUCTIONS SHALL BE PERMITTED TO BE PLACED WITH THE APPROVAL OF THE FIRE CODE OFFICIAL. 503.2.1.2.2.2. J. DIMENSIONS MAINTAINED. THE DIMENSIONS OF APPROVED FIRE APPARATUS ROADS SHALL BE MAINTAINED AS ORIGINALLY APPROVED BY THE FIRE CODE OFFICIAL. 503.2.2.1. K. SURFACE. FACILITIES, BUILDINGS OR PORTIONS OF BUILDINGS HEREAFTER CONSTRUCTED SHALL BE ACCESSIBLE TO FIRE DEPARTMENT APPARATUS BY WAY OF AN APPROVED FIRE APPARATUS ACCESS ROAD THAT IS DESIGNED AND MAINTAINED WITH ASPHALT, CONCRETE OR OTHER APPROVED DRIVING SURFACE CAPABLE OF SUPPORTING THE IMPOSED LOAD OF FIRE APPARATUS WEIGHING AT LEAST 75,000 POUNDS. 503.2.3. L. TURNING RADIUS. THE MINIMUM TURNING RADIUS SHALL NOT BE LESS THAN 32 FEET MEASURED AT THE CENTERLINE OF THE REQUIRED ACCESS ROADWAY. 503.2.4. M. DEAD ENDS. DEAD-END FIRE APPARATUS ACCESS ROADS IN EXCESS OF 150 FEET SHALL BE PROVIDED WITH AN APPROVED TURNAROUND. SEE FIGURES 503.2.5(1) AND 503.2.5(2). THE TURNAROUND SHALL BE ORIENTED ON THE ACCESS ROADWAY IN THE PROPER DIRECTION OF TRAVEL. 503.2.5. N. GRADE. FIRE APPARATUS ACCESS ROADS SHALL NOT EXCEED 15 PERCENT IN GRADE. 503.2.7. O. AREA OF FIREFIGHTING OPERATIONS. THE AREA OF FIREFIGHTING OPERATIONS SHALL NOT BE LOCATED UNDERNEATH HIGH VOLTAGE TRANSMISSION LINES. 503.2.9. P. MARKING & SIGNAGE. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES OR MARKING THAT INCLUDE THE WORDS "NO PARKING - FIRE LANE" SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS, TO CLEARLY INDICATE THE ACCESS TO SUCH ROADS, OR TO PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAR AND LEGIBLE CONDITION AT ALL TIMES AND BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY. A NO-PARKING DESIGNATION SHALL MEET THE REQUIREMENTS OF CALIFORNIA VEHICLE CODE SECTION 22500.1 AND BE APPROVED BY THE FIRE CODE OFFICIAL. SIGNS SHALL HAVE A MINIMUM DIMENSION OF 12 INCHES WIDE BY 18 INCHES HIGH AND HAVE RED LETTERS ON A WHITE REFLECTIVE BACKGROUND. SIGNS SHALL BE POSTED ON ONE OR BOTH SIDES OF THE FIRE APPARATUS ROAD AS REQUIRED. 503.3 Q. MARKING OVERHEAD HIGH-VOLTAGE TRANSMISSION LINES. WHEN REQUIRED BY THE FIRE CODE OFFICIAL, FIRE APPARATUS ACCESS ROADS AND STRUCTURES LOCATED NEAR HIGH-VOLTAGE TRANSMISSION LINES SHALL BE POSTED WITH SIGNS, APPROVED BY THE FIRE CODE OFFICIAL, THAT INCLUDE THE WORDS "CAUTION OVERHEAD HIGH VOLTAGE TRANSMISSION LINES." 503.3.1. R. OBSTRUCTION OF FIRE APPARATUS ACCESS ROADS. FIRE APPARATUS ACCESS ROADS SHALL NOT BE OBSTRUCTED IN ANY MANNER, INCLUDING BY THE PARKING OF VEHICLES OR THE USE OF TRAFFIC CALMING DEVICES, INCLUDING BUT NOT LIMITED TO, SPEED BUMPS OR SPEED HUMPS. THE MINIMUM WIDTHS AND CLEARANCES ESTABLISHED IN SECTION 503.2.1 AND 503.2.2 SHALL BE MAINTAINED AT ALL TIMES. 503.4. S. TRAFFIC CALMING DEVICES. TRAFFIC CALMING DEVICES, INCLUDING BUT NOT LIMITED TO, SPEED BUMPS AND SPEED HUMPS, SHALL BE PROHIBITED UNLESS APPROVED BY THE FIRE CODE OFFICIAL. 503.4.1. T. GATES. THE INSTALLATION OF SECURITY GATES ACROSS A FIRE APPARATUS ACCESS ROAD SHALL BE APPROVED BY THE FIRE CODE OFFICIAL. WHERE SECURITY GATES ARE INSTALLED, THEY SHALL HAVE AN APPROVED MEANS OF EMERGENCY OPERATION. GATES SECURING THE FIRE APPARATUS ACCESS ROADS SHALL COMPLY WITH ALL OF THE FOLLOWING CRITERIA: 503.6. T.1. WHERE A SINGLE GATE IS PROVIDED, THE GATE WIDTH SHALL NOT BE LESS THAN 20 FEET, EXCEPT ON A FIRE ACCESS ROADWAY APPROVED TO BE LESSER WIDTH, IN WHICH CASE THE GATE SHALL NOT RESTRICT THAT WIDTH. WHERE A FIRE APPARATUS ROAD CONSISTS OF A DIVIDED ROADWAY, THE GATE WIDTH SHALL BE NOT LESS THAN 15 FEET FOR RESIDENTIAL USE AND 20 FEET FOR COMMERCIAL / INDUSTRIAL USES. T.2. GATES SHALL BE OF THE SWINGING OR SLIDING TYPE. T.3. CONSTRUCTION OF GATES SHALL BE OF MATERIALS THAT ALLOW MANUAL OPERATION BY ONE PERSON. T.4. GATE COMPONENTS SHALL BE MAINTAINED IN AN OPERATIVE CONDITION AT ALL TIMES AND REPLACED OR REPAIRED WHEN DEFECTIVE. T.5. ELECTRIC GATES SHALL BE EQUIPPED WITH A MEANS OF OPENING THE GATE BY FIRE DEPARTMENT PERSONNEL FOR EMERGENCY ACCESS. EMERGENCY OPENING DEVICES SHALL BE APPROVED BY THE FIRE CODE OFFICIAL. T.6. METHODS OF LOCKING SHALL BE SUBMITTED FOR APPROVAL BY THE FIRE CODE OFFICIAL. T.7. ELECTRIC GATE OPERATORS, WHERE PROVIDED, SHALL BE LISTED IN ACCORDANCE WITH UL 325. T.8. GATES INTENDED FOR AUTOMATIC OPERATION SHALL BE DESIGNED, CONSTRUCTED, AND INSTALLED TO COMPLY WITH THE REQUIREMENTS OF ASTM F2200. U. REQUIRED ACCESS. EXTERIOR DOORS AND OPENINGS REQUIRED BY THIS CODE OF THE CALIFORNIA BUILDING CODE SHALL BE MAINTAINED READILY ACCESSIBLE FOR EMERGENCY ACCESS BY THE FIRE DEPARTMENT. AN APPROVED ACCESS WALKWAY LEADING FROM FIRE APPARATUS ACCESS ROADS TO EXTERIOR OPENINGS SHALL BE PROVIDED WHERE REQUIRED BY THE FIRE CODE OFFICIAL. 504.1. V. ROOFTOP BARRIERS AND PARAPETS. NO PERSON SHALL INSTALL ANY SECURITY BARRIER, VISUAL BARRIER SCREEN, OR OTHER OBSTRUCTION ON THE ROOF OF ANY BUILDING IN SUCH MANNER AS TO OBSTRUCT FIRE FIGHTER INGRESS OR EGRESS IN THE EVENT OF FIRE OR OTHER EMERGENCY. PARAPETS SHALL NOT EXCEED 42 INCHES ON AT LEAST TWO SIDES OF THE BUILDING. THESE SIDES SHOULD FACE AN ACCESS ROADWAY OR YARD SUFFICIENT TO ACCOMMODATE LADDER OPERATIONS. 504.5. W. MULTIPLE RESIDENTIAL AND COMMERCIAL UNITS. MULTIPLE RESIDENTIAL AND COMMERCIAL UNITS HAVING ENTRANCE DOORS NOT VISIBLE FROM THE STREET OR ROAD SHALL HAVE, IN ADDITION TO THE REQUIREMENTS OF SECTION 505.1 ABOVE, APPROVED NUMBERS GROUPED FOR ALL UNITS WITHIN EACH STRUCTURE AND POSITIONED TO BE PLAINLY VISIBLE FROM THE STREET OR ROAD. SAID NUMBERS MAY BE GROUPED ON THE WALL OF THE STRUCTURE OR ON A MOUNTTING POST INDEPENDENT OF THE STRUCTURE. 505.1.1. X. WHERE REQUIRED. WHERE ACCESS TO OR WITHIN A NEW OR EXISTING STRUCTURE OR AN AREA IS RESTRICTED BECAUSE OF SECURED OPENING OR WHERE IMMEDIATE ACCESS IS NECESSARY FOR LIFESAVING OR FIRE-FIGHTING PURPOSES, THE FIRE CODE OFFICIAL IS AUTHORIZED TO REQUIRE AN APPROVED KEY BOX OR OTHER LIMITED-ACCESS DEVICE TO BE INSTALLED IN AN APPROVED LOCATION. THE KEY BOX SHALL BE OF AN APPROVED TYPE LISTED IN ACCORDANCE WITH UL 1037 AND SHALL CONTAIN KEYS TO GAIN NECESSARY ACCESS AS REQUIRED BY THE FIRE CODE OFFICIAL. 506.1 Y. WATER CERTIFICATE. EXCEPT AS OTHER PROVIDED BY THIS SECTION, EVERY APPLICATION FOR A BUILDING PERMIT SHALL BE ACCOMPANIED BY ONE OF THE FOLLOWING: Y.1. EVIDENCE INDICATING TO THE FIRE CODE OFFICIAL THAT THE PROPOSED STRUCTURE WILL BE PROVIDED WITH A RELIABLE WATER SUPPLY. THE FIRE CODE OFFICIAL MAY ACCEPT AS SUFFICIENT EVIDENCE A CERTIFICATE FROM A WATER UTILITY THAT IT CAN SUPPLY WATER TO THE PROPOSED STRUCTURE IN COMPLIANCE WITH TITLE 20 OF THE LOS ANGELES COUNTY CODE, EXCEPT THAT IF THE FIRE CODE OFFICIAL KNOWS THAT SUCH WATER UTILITY CANNOT SO SUPPLY WATER, THE FIRE CODE OFFICIAL MAY REJECT SUCH CERTIFICATE. Y.2. A CERTIFICATE FROM THE FIRE DEPARTMENT THAT THERE EXISTS, OR IS UNDER CONSTRUCTION, A PRIVATE WATER SUPPLY WHICH IN THE OPINION OF THE FIRE CODE OFFICIAL, IS ADEQUATE FOR FIRE PROTECTION. 507.1. Z. ALL HYDRANTS SHALL MEASURE 6"X4"X2 1-2" BRASS OR BRONZE, CONFORMING TO CURRENT AWWA STANDARD C503 OR APPROVED EQUAL. AA. PRIVATE HYDRANTS SHALL BE PROTECTED BY A 2HR RATED WALL (NOT OPENINGS) OR 10FT FROM AN APPROVED BUILDING PRIVATE DRIVE AND FIRE LANE (LACFC 503.2.1 - 503.2.9) FIRE APPARATUS PATH / TURNING RADIUS (LACFC 503.2.4) 150' HOSE LENGTH MAX (LACFC 503.1) 42" PARAPET HEIGHT MAX (LACFC 504.5) FIRE TRUCK & ROADWAY ACCESS (LACFC 503.1, 503.2.1.2, 503.2.1.2.2, 503.2.1.2.2.1, 503.2.1.2.2.2, 503.2.9, 503.4) NO PARKING ZONE AT 169TH STREET 3-STORY TOWNHOME WITH EAVE UNDER 30'-0" IN HEIGHT. COMPLIES WITH LACFC 503.2.1.2.2. SEE SECTION A ON SHEET A2.31 3-STORY TOWNHOME OVER 30'-0" IN HEIGHT. COMPLIES WITH LACFC 503.2.1.2.2 & 503.2.1.2.2.1. SEE SECTION B ON SHEET A2.31 EAVE LINE AT UNDER 30'-0" FIRE HYDRANT LOCATION WITHIN 300 FT OF THE LOT FRONTAGE (LACFC 507.5, C105.1) OUT OF COMPLIANCE LENGTH 28' 28'
28'
28'
28'
SCE XFMR PAD
8' x 10' 120/208V DN UP DN UP SLAB BOX 7' x 12' PME TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" SCE XFMR PAD 8' x 10' 120/208V SCE XFMR PAD 8' x 10' 120/208V DN UP
SCE XFMR PAD
8' x 10' 120/208V
170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A
PART) BRIGHTON WAY X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X
X X X
X
X X X X X
X X X X X X X X
X
X X X X X X X X X X X X X X X X X X X
X
X X X X X X X
X X X X X X X X X X X
28'
(E) RAILROAD TRACKS
(E) POWER POLE GATE SIGNAGE PUBLIC RAILROAD CROSSING UNION PACIFIC RAILROAD COMPANY (UP) ON NORMANDIE AVE. DOT #760509F RIGHT-OF-WAY AND SIDEWALK TO BE PROVIDED FOR ADA ACCESS AROUND RAILROAD EQUIPMENT PRIVATE RAILROAD CROSSING BETWEEN UNION PACIFIC RAILROAD COMPANY (UP) AND PROPERTY OWNER DOT #760510A 26'-0" DRIVEWAY +/- 131'-4" FROM FACE OF CURB (169TH ST) TO DRIVEWAY PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024G2.40 RAILROAD TRACK OVERLAY PLAN 28' 28'
28'
28'
28'
SCE XFMR PAD
8' x 10' 120/208V DN UP DN UP SLAB BOX 7' x 12' PME TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" SCE XFMR PAD 8' x 10' 120/208V SCE XFMR PAD 8' x 10' 120/208V 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" DN UP 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 12'-0" X 18'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 16'-0"
SCE XFMR PAD
8' x 10' 120/208V 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A
PART) BRIGHTON WAY X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X
X X X
X
X X X X X
X X X X X X X X
X
X X X X X X X X X X X X X X X X X X X
X
X X X X X X X
X X X X X X X X X X X
28' SUBAREA A 93,032 SF (2.14 AC) SUBAREA B 135,527 SF (3.11 AC) PARCEL 2 16911 S. NORMANDIE PARCEL 1 16831 S. NORMANDIE PARCEL 2 16911 S. NORMANDIE PARCEL 1 16831 S. NORMANDIE PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024G2.50 SITE AREA - LOT SEPARATION SUBAREA A: APARTMENTS SUBAREA B: TOWNHOUSES 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A PART) BRIGHTON WAY X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X ±8" RAISED CONCRETE PLATFORMS TO BE DEMOLISHED EXIST. BLDG TO REMAIN SHED 30'-0" 10'-0"
CENTERLINE OF STREET CENTERLINE OF STREET 30'-0" 60'-0" 30'-0"
CENTERLINE OF STREET
30'-0"
60'-0"
10'-0"
90'-0"
20'-0" PAVED DRIVEWAY ACCESS PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE
PROPERTY LINE PROPERTY LINE
PROPERTY LINE 600'-3"
99'-9" 49'-6"293'-8" BUILDING TO BE DEMOLISHED BUILDING TO BE DEMOLISHED BUILDING TO BE DEMOLISHED ALL PARKING STRIPING / STALLS TO BE REMOVED ALL PARKING STRIPING / STALLS TO BE REMOVED ADJACENT 1-STORY SINGLE FAMILY RESIDENTIAL (NOT A PART) ADJACENT 1-STORY SINGLE FAMILY RESIDENTIAL (NOT A PART) ADJACENT 3-STORY MULTI - FAMILY RESIDENTIAL (NOT A PART) ADJACENT 2-STORY MULTI - FAMILY RESIDENTIAL (NOT A PART) ADJACENT 1-STORY SINGLE - FAMILY RESIDENTIAL (NOT A PART) ADJACENT 3-STORY SINGLE - FAMILY RESIDENTIAL (NOT A PART) 441'-6" 322'-0" 600'-3"
110'-2" 281'-3"
89'-10" 431'-6"
303'-10" 580'-3" 202'-5" 49'-6" (E) RETAINING WALL TO REMAIN (E) BILLBOARDS +/- 30' HIGH +/- 131'-4" FROM FACE OF CURB (169TH ST) TO DRIVEWAY (E) TREE TO BE REMOVED (E) CHAINLINK FENCE TO BE REMOVED (E) CHAINLINK FENCE TO BE DEMOLISHED PARCEL 2 16911 S. NORMANDIE PARCEL 1 16831 S. NORMANDIE PARCEL 2 16911 S. NORMANDIE PARCEL 1 16831 S. NORMANDIE (E) FENCE TO BE REMOVED (E) RAILROAD TRACKS TO BE REMOVED (E) TREE TO BE REMOVED (E) TREE TO BE REMOVED (E) TREE TO BE REMOVED (E) TREE TO BE REMOVED PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024A0.01 PLOT PLAN 28' 28'
28'
28'
28'
SCE XFMR PAD
8' x 10' 120/208V DN UP DN UP SLAB BOX 7' x 12'PME
TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" SCE XFMR PAD 8' x 10' 120/208V SCE XFMR PAD 8' x 10' 120/208V DN UP
SCE XFMR PAD
8' x 10' 120/208V
170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A PART) BRIGHTON WAY 10'-0" SETBACK 10'-0" SETBACK 10'-0"
SETBACK
10'-0"
SETBACK 10'-0" SETBACK
10'-0"
SETBACK 10'-0" SETBACK
X X X
X X X
X
X X X X
X
X X X
X X X X X X X X X X X X X X X
X X X X
X X X
X
XX
X X X X X X
X X
X X X
X
X X
X
X X X X X X X X X X X X
X
X X 42'-0" ROW
28'
26'-0" DRIVEWAY PARCEL 2 16911 S. NORMANDIE PARCEL 1 16831 S. NORMANDIE PARCEL 2 16911 S. NORMANDIE PARCEL 1 16831 S. NORMANDIE 202'-5"
+/- 127'-10" FROM FACE OF CURB (169TH ST) TO DRIVEWAY PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE
PROPERTY LINE
PROPERTY LINE PROPERTY LINE
PROPERTY LINE
PROPERTY LINE RIGHT-OF-WAY & SIDEWALK TO BE PROVIDED FOR ADA ACCESS AROUND RAILROAD EQUIPMENT (E) OVERHEAD POWERLINES (E) POWER POLE SITE WALL (E) POWER POLE RAILROAD CROSSING DOUBLE LINES (E) BILLBOARDS +/- 30' HIGH TREE, REFER TO LANDSCAPE DOCUMENTS, TYP TREES, REFER TO LANDSCAPE DOCUMENTS TREES, REFER TO LANDSCAPE DOCUMENTS TREES, REFER TO LANDSCAPE DOCUMENTS TRANSFORMER AND UTILITIES (PER SCE) TRANSFORMER (PER SCE) (E) CHAINLINK FENCE TO BE DEMOLISHED (E) CHAINLINK FENCE TO BE DEMOLISHED NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES (INCLUDES AMENITY) TOTAL SF: 121,220 SF COURTYARD II AT L2 TRASH ROOM AT L1 DOG PARK AT L1 AMENITY AT L5 (SHOWN DASHED) LOBBY AT L1 BOH AT L1 ST-1 ST-2 ST-3 ST-5 ST-4 EL-1 & EL-2 EL-3 DRIVEWAY AMENITY AT L1 ELECTRICAL ROOM AT L1 T/R (L1) 20'-0" GATE OPEN SPACE 2 LANDSCAPE SEPARATION AT INTERIOR PROP. LINE OPEN SPACE 1 DOG PARK PRIVATE PATIOS PRIVATE PATIOS RESIDENTIAL ENTRY RESIDENTIAL ENTRY VEHICULAR ENTRY RIDE-SHARE ZONE W/ SEATING LANDSCAPE SEPARATION AT INTERIOR PROP. LINE NEW CONSTRUCTION OF A 5-STORY, 69'-11" TALL RESIDENTIAL BUILDING INCLUDING 258 APARTMENTS, AMENITY SPACES ON THE 1ST, 2ND, & 5TH FLOORS, COURTYARDS, DOG PARK AND A ROOF DECK. (4) STORIES OF CONSTRUCTION TYPE VA OVER TOTAL SF: 236,375 SF (1) STORY OF CONSTRUCTION TYPE IA TOTAL SF: 10,796 SF (W/ 126,480 SF VEHICULAR & BIKE PARKING) TOTAL SF: 137,276 SF TOTAL BUILDING GROSS FLOOR AREA TOTAL SF: 247,171 SF TOTAL BUILDING GROSS FLOOR AREA (W/ PARKING) TOTAL SF: 373,651 SF CORRIDOR ABOVE (SHOWN DASHED) COURTYARD I AT L2 ROOF DECK (L5) NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES DRIVEWAY EXIT EXIT LACFD ACCESS NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES OPEN SPACE 3 PRIVATE PATIOS PROPOSED PRIVATE ON-SITE FIRE HYDRANT PROPOSED PRIVATE ON-SITE FIRE HYDRANT PROPOSED PRIVATE ON-SITE FIRE HYDRANT
WALKWAY
WALKWAY
WALKWAY
WALKWAY
WALKWAY
WALKWAY WALKWAY WALKWAY WALKWAY
WALKWAY AMENITY (L1) GUEST PARKING
GUEST PARKING LACFD ACCESS LACFD ACCESS LACFD ACCESS WALKWAY LACFD ACCESS WALKWAY 20'-0" GATE MAILBOXES ELEC CLO. AMENITY 4 (L2) AMENITY 5 (L2) COURTYARD I (L2) COURTYARD II (L2) ST-6 (UP TO L2 COURTYARDS) CORRIDOR (L2 - L5) CORRIDOR (L2 - L5) CORRIDOR (L2 - L5)
CORRIDOR (L2 - L5) EL-4 NEW TYPE VA CONSTRUCTION OF 3-STORY TOWNHOUSES GUEST PARKING GUEST PARKING GUEST PARKING PRIVATE DRIVE AND FIRE LANE SHARED PRIVATE DRIVE WITH RECIPROCAL EASEMENT AND FIRE LANE
SHARED PRIVATE DRIVE WITH
RECIPROCAL EASEMENT AND
FIRE LANE
PRIVATE DRIVE AND FIRE LANE
GUEST PARKING GUEST PARKING
ELEC CLO. ELEC CLO. ELEC CLO. GUEST PARKING GUEST PARKING ELEC CLO. ELEC CLO. ELEC CLO. 3FT CLR 3FT CLR
3FT CLR
3FT CLR 3FT CLR 3FT CLR 3FT CLR
DRIVEWAY CENTERLINE & TRANSITION TRANSFORMER (PER SCE)
3FT CLR
ELEC CLO.
3FT CLR
ELEC CLO.
3FT CLR
ELEC CLO.
3FT CLR
ELEC CLO. 10X10 SITE TRIANGLES, TYP LACFD ACCESS LACFD ACCESS TO ST-6 & L2 COURTYARDS
PRIVATE PATIOS
PRIVATE PATIOS
PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOS PRIVATE PATIOS LACFD ACCESS WALKWAY
LACFD ACCESS WALKWAY LACFD ACCESS WALKWAY
CROSSWALK DRIVEWAY CENTERLINE DRIVEWAY CENTERLINE
DRIVEWAY CENTERLINE
DRIVEWAY CENTERLINE
DRIVEWAY CENTERLINE DRIVEWAY CENTERLINE DRIVEWAY CENTERLINE DRIVEWAY CENTERLINE
DRIVEWAY CENTERLINE EXIT EXIT EXIT EXIT EXIT EXIT PRIVATE PATIOS CROSSWALK MOVE-IN / LOADING BOH AT L1 BOH AT L1 GUEST PARKING SITE WALL SITE WALL SITE WALL SITE WALL ALONG INTERIOR PROP. LINE SITE WALL ALONG INT. PROP. LINE SITE WALL ALONG INT. PROP. LINE SITE WALL ALONG INT. PROP. LINE SITE WALL ALONG INT. PROP. LINE SITE WALL ALONG INT. PROP. LINE (E) RAILROAD CLEARANCE BIKE ROOM TREE, REFER TO LANDSCAPE DOCUMENTS, TYP 320'-0" 441'-6" 322'-0" 431'-6"
303'-10" 134'-0" BUILDING 8
40'-0"
134'-0"
BUILDINIG 9
134'-0"
BUILDING 10 40'-0" 40'-0" 40'-2"
146'-7"
BUILDING 11
37'-2" 126'-0" 37'-6" 147'-0" BUILDING 1 126'-0" BUILDING 2 126'-0" BUILDING 3 147'-0" BUILDING 4 37'-8" 9'-5" 9'-5" 9'-5" 4'-0"
5'-0"
30'-0"
27'-8" 6'-0" 7'-0"10'-0"7'-0" 26'-0" 4'-5" 4'-5" 4'-5" 4'-2" 10'-0" SETBACK 107'-6"
BUILDING 6 126'-0" BUILDING 7
107'-6"
BUILDING 5
4'-6" 5'-2" 30'-10"
28'-0" 28'-0"
28'-0" 28'-0" 28'-0" SITE WALL SITE WALL SITE WALL SITE WALL RELOCATED POWER POLE PER SCE PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024A1.00 SITE PLAN BUILDING OUTLINE BUILDING ABOVE STAIRS & ELEVATOR TOWERS BUILDING AT GRADE UP
UP TO L1
20% MAX UP BOH PARKING TOTAL : 200 SPACES ST-1 EL-1 EL-2 ST-3 ST-5 ST-4 EL-4 UP 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" EVEVEVEVEVEVEVEVEVEV EVEVEVEVEVEVEVEVEVEVEVEV EVEVEVEVEVEVEVEVEV EVEVEVEVEVEVEVEVEVEVEVEV
TTTTTTTTTTTTTTTT S T S
SSSSSSSSSSSSSSS 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" EV EV 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S S 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" S T 9'-0" X 16'-0" 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" S SS 9'-0" X 18'-0" S 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" S 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
S S S S S S S S S S S EVEVEV
SS EV 9'-0" X 18'-0" 9'-0" X 18'-0" S 9'-0" X 18'-0" EV 9'-0" X 18'-0" EV EV EV EV 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" TT 9'-0" X 16'-0"T 9'-0" X 16'-0" 9'-0" X 18'-0"T 9'-0" X 16'-0" 9'-0" X 18'-0" S 9'-0" X 16'-0" SSSS
SSSS
T 9'-0" X 16'-0"T 9'-0" X 16'-0"T 9'-0" X 16'-0"T 9'-0" X 16'-0"T 9'-0" X 16'-0" SSSS EV S EVEVEV 9'-0" X 18'-0" EV EV 9'-0" X 18'-0" EV 9'-0" X 18'-0" EV 9'-0" X 18'-0" EV EV EV 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" EV EV EV 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" EV 9'-0" X 18'-0" 9'-0" X 18'-0" EV 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" S S S 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S T 9'-0" X 16'-0" S EV 9'-0" X 18'-0" EV 9'-0" X 18'-0"
S
SS 9'-0" X 18'-0" S 9'-0" X 18'-0" S 9'-0" X 18'-0" S BOH 24'-0" CLEAR AISLE 24'-6"
CLEAR AISLE 8'-0" 24'-0" CLEAR AISLE 24'-0" CLEAR AISLE 24'-0" CLEAR AISLE 24'-0"
CLEAR AISLE
24'-0"
CLEAR AISLE 21'-0" 24'-0" 30'-9"
10'-1" 10'-1" 6'-11"
20'-5"
52'-1"
170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A PART) BRIGHTON WAY 10'-0" SETBACK 10'-0" SETBACK 10'-0"
SETBACK
10'-0"
SETBACK 10'-0" SETBACK
10'-0"
SETBACK 10'-0" SETBACK 42'-0" ROW
T
SCE XFMR PAD
8' x 10' 120/208V SLAB BOX 7' x 12'PME
TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" TSCE XFMR PAD 8' x 10' 120/208V TSCE XFMR PAD 8' x 10' 120/208V 24.60' FF EL-3 T
SCE XFMR PAD
8' x 10' 120/208V PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024A1.10 BASEMENT B1 FLOOR PLAN EV GUEST HC TANDEM 28' 28'
28'
28'
28' GUEST PARK
9X22 GUEST PARK9X22 GUEST PARK
9X22 GUEST PARK9X22 GUEST PARK9X22 GUEST PARK9X22 GUEST PARK9X22 DN TO BASEMENT B1
20% MAX
SCE XFMR PAD
8' x 10' 120/208V
3x10 ELEC ELEC 3x10
3x10 ELEC ELEC 3x10
2%
DN DN UP DN UP SLAB BOX 7' x 12'PME
TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" SCE XFMR PAD 8' x 10' 120/208V SCE XFMR PAD 8' x 10' 120/208V UP 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" EV CHARGER DN UP 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" HC HCHCHC HCHC 12'-0" X 18'-0" EVCS 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" HC 9'-0" X 18'-0" HC 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 16'-0" 9'-0" X 16'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 16'-0" TTTTT
TTTTTTTTTTTTTTTTT
SSSSS
SSSSSSSSSSSSSSSSS
SS S
SS
TT S
SSSS GUEST GUEST GUEST GUEST
S GUEST GUEST GUEST GUEST GUEST GUEST GUEST EVEVEVEVEVEVEVEVEVEV EVEVEVEVEVEV EVEVEVEVEV EVEVEVEVEVEVEVEVEV EV EV EV EV EV EV EV EV EV EV EV EV EVEVEVEVEVEV GUEST
SS EVEVEVEV GUEST GUEST GUEST GUEST GUEST GUEST GUEST GUEST GUEST EVEV EV EV EV SS
SS
TT GUEST EV GUEST GUEST GUEST GUEST GUEST GUEST
S S S
T EVEV
S S
SCE XFMR PAD
8' x 10' 120/208V 9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0" S SS 9'-0" X 18'-0" 9'-0" X 18'-0" S 9'-0" X 18'-0" GUEST 9'-0" X 18'-0" HC 3x10 ELEC ELEC 3x10 ELEC 3x7 ELEC 3x7 GUEST PARK 9X18 GUEST PARK 9X18 GUEST PARK 9X18
GUEST PARK
9X18 GUEST PARK
9X18 GUEST PARK
9X18
GUEST
9X18 PARK
3x10 ELEC
3x10 ELEC
3x10 ELEC
S S S S S S S S S S S
SS 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A PART) BRIGHTON WAY X X X
X X X
X
X X X X
X
X X X
X X X X X X X X X X X X X X X
X X X X
X X X
X
XX
X X X X X X
X X
X X X
X
X X
X
X X X X X X X X X X X X
X
X X
A A2.20
B A3.02
A A3.01
B A2.20
C A2.21 A A2.23
D A2.21
A A2.22B A2.22
C A2.22
B A2.23
C A2.23
A A2.24 B A2.24
C A2.23 D A2.23 TH R3 TH R4 TH R1 TH R2 TH R2 TH R2 TH R1 TH R1 TH R3 / R4 TH R3 / R4 GUEST PARK 9X18 TH R1 GUEST PARK 9X18 GUEST PARK 9X18 GUEST PARK 9X18 TH R1 GUEST PARK 9X18 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3a TH R3 TH R4 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R4 TH R3 TH R3 TH R4 TH R3 TH R4TH R3 TH R4 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R2 TH R2 TH R2 TH R2 TH R2 TH R2 TH R2 TH R2 TH R2 TH R2 34.8' (0'-0") FF 34.50' FF 35.10' FF 35.10' FF 34.8' FS 34.7' FS 35.2' FS34.8' FS 34.6' FS 34.8' FS 34.5' FS 34.4' FS 34.3' FS 34.40' FF 34.50' FF 34.70' FF 34.20' FF 34.50' FF 34.60' FF 34.70' FF 35.10' FF 34.10' FF (35.10') FF 28.9' FL 34.1' FS 35.06' FS 33.50' FF33.60' FF 35.10' FF 34.5' FS 35.10' FF 29.4' FL30.0' FF 28' DOG PARK AMENITY I (FITNESS) ELEC ROOM RESIDENTIAL ENTRY DRIVEWAY BIKE (65) LOBBY T / R TRASH / RECYCLE ST-1 BOH BOH PARKING TOTAL : 187 SPACES ST-3 GRASSCRETE SURFACE PARKING (APPLICANTS) GATE GATE RESIDENTIAL ENTRY VEHICULAR ENTRY VEHICULAR ENTRY VEHICULAR ENTRY RIDE-SHARE ZONE W/ SEATING 4000A/480V SERVICE 13'-6"X3'-2" 3000A/208V SERVICE 12'X3'-2" EL-3 PROPOSED PUBLIC FIRE HYDRANT (RELOCATED) PROPOSED PRIVATE ON-SITE FIRE HYDRANT PROPOSED PRIVATE ON-SITE FIRE HYDRANT PROPOSED PRIVATE ON-SITE FIRE HYDRANT PROPOSED PUBLIC FIRE HYDRANT EXISTING FIRE HYDRANT TO BE RELOCATED 140FT SOUTH OF NORMANDIE EXISTING FIRE HYDRANT EXISTING FIRE HYDRANT (WITHIN 300 FT OF LOT FRONTAGE) OPEN SPACE 1 OPEN SPACE 3 DOG PARK LACFD ACCESS LACFD ACCESS PRIVATE DRIVE AND FIRE LANE
PRIVATE DRIVE SHARED PRIVATE DRIVE WITH RECIPROCAL EASEMENT AND FIRE LANE WALKWAY WALKWAY WALKWAY WALKWAY WALKWAY WALKWAY WALKWAY WALKWAY / LACFD ACCESS WALKWAY / LACFD ACCESS INTERIOR PROP. LINE INTERIOR PROP. LINE TURNING RADIUS 46'-0"
32'-0"
TURNING RADIUS
46'-0"
TURNING RADIUS
46'-0"
TURNING RADIUS 32'-0"
TURNING RADIUS
TURNING RADIUS 46'-0"
TURNING RADIUS 32'-0" WALKWAY / LACFD ACCESS INTERIOR PROP. LINE INTERIOR PROP. LINE 20'-0" GATE LACFD ACCESS LACFD ACCESS ST-6 S-T BIKE (4) ST-4 MOVE-IN LOADING 15X35EL-4 RR OFFICE BREAK OFFICE ROOM PARCELS GREETER STOR EL-1 EL-2 MAIL BOH VEHICULAR ENTRY PROPOSED PRIVATE ON-SITE FIRE HYDRANT
PRIVATE DRIVE AND
FIRE LANE MAILBOXES
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
TURNING RADIUS 46'-0"
TURNING RADIUS 32'-0" 20'-0" GATE EXISTING FIRE HYDRANT POOL 32X15 OPEN SPACE 2 WALKWAY WALKWAY AMENITY 550 SF
CROSSWALK P.A. PLANTING AREA WALKWAY
CROSSWALK P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. BUILDING ABOVE (SHOWN DASHED) EXIT PLANTING AREA P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. PLANTING AREA BUFFER ALONG PL PLANTING AREA BUFFER ALONG PL PLANTING AREA BUFFER ALONG PL LACFD ACCESS P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A. P.A.
P.A. P.A. P.A. P.A. P.A. BOLLARDS AT WALKWAY RAMP BOLLARDS AT WALKWAY RAMP FIRE TRUCK REDUCED PATIO REDUCED PATIO P.A.
P.A. P.A.
P.A. PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO
PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO
PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO
PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO PATIO
PATIO PATIO PATIO PATIO PATIO PATIO
DRIVEWAY TRANSITION BOLLARDS AT WALKWAY RAMP
P.A.
DRIVEWAY TRANSITION SITE WALL SITE WALL SITE WALL
WALKWAY / LACFD ACCESS WALKWAY / LACFD ACCESS WALKWAY / LACFD ACCESS P.A. P.A.18'-0"
INTERNAL TURNING RADIUS
18'-0"
TURNING RADIUS
INTERNAL
18'-0"
INTERNAL TURNING RADIUS
SHARED PRIVATE DRIVE WITH
RECIPROCAL EASEMENT AND FIRE LANE SITE WALL, SEE CIVIL SITE WALL (SEE CIVIL) 10'X10' SIGHT TRIANGLES P.A. SITE WALL (+/-4' H, SEE CIVIL SITE WALL (+/-3'.1 H, SEE CIVIL SITE WALL (+/-1.5' H, SEE CIVIL SITE WALL (+/-0.5' H, SEE CIVIL 26'-0" DRIVEWAY
28'-0"
5'-0"
2'-5"
93'-5"
3'-0" 4'-0" 24'-0" CLEAR AISLE 24'-0" CLEAR AISLE 24'-0" CLEAR AISLE 69'-0" 62'-7" 28'-0"
24'-0"
CLEAR AISLE 8'-0"
29'-6"
24'-0"
CLEAR AISLE 40'-10" 18'-4"
16'-0" 14'-0" 4'-0" 4'-0" 3'-0" 3'-0"
28'-0"
4'-0" 5'-6"
16'-0"
1'-6"
4'-3" 17'-7" (10'-0" MIN) 36'-0" STREET WIDTH 28'-0" AERIAL FIRE APPARATUS ROADWAY 12'-0" 28'-0"
28'-0"
3'-0"
37'-2"
6'-3" 4'-0"
1'-6"
5'-0"
LACFD
ACCESS
2'-6" 4'-0" 4'-11" 6'-3" 4'-5" 4'-5" 4'-5" 4'-2" 4'-0" 4'-0" 10'-1" FROM EXT. WALL TO PL 10'-1"
FROM EXT.
WALL TO PL 1'-6" 1'-6"
1'-6"
1'-6"
1'-6"
1'-6" 1'-6" 5'-0"
1'-11"
9'-0"
10'-1" 3'-8" 5'-0" LACFD ACCESS 8'-8" 10'-1" 5'-0"
5'-0"
LACFD
ACCESS
5'-0"
5'-0"
LACFD
ACCESS
24'-0" 11'-10"
CLEAR AISLE
24'-0" 24'-0" CLEAR AISLE 3'-6" 4'-9"
34'-11" 21'-0"
53'-3"
30'-0"
DRIVEWAY
4'-0" 28'-10"
15'-0" 8'-0" 30'-10"1'-6"
4'-6" 4'-0" 35'-2" 4'-0"
4'-0" 28'-0" ST-5 ST-2 24" WIDE PLANTING AREA, TYP MAINTENANCE/ UTILITY ACCESS GATE ONLY LACFD ACCESS
PATIO PATIO PATIO PATIO PLANTING AREA SITE WALL SITE WALL 28'-0" 26'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024A1.11 FIRST FLOOR PLAN EV GUEST HC TANDEM DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP DNUP DNUP DNUP DNUP DNUP DNUP DNUP DNUP
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN
UP
DN DN
6'-0" 319'-10" 223'-8"
221'-10"
6'-0"
6'-0" 8'-0"
6'-0"
6'-0"
6'-0"
8'-0"
TYP @
COURTYARDS 105'-3"
5'-0"
8'-0"
TYP T T A A2.20 B A3.02 A A3.01 B A2.20 C A2.21 A A2.23 D A2.21 A A2.22 B A2.22 C A2.22 B A2.23 C A2.23 A A2.24 B A2.24 C A2.23 D A2.23 TH R3 TH R4 TH R1 TH R2 TH R2 TH R2 TH R1 TH R1 TH R3 / R4 TH R3 / R4 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A PART) BRIGHTON WAY 10'-0" SETBACK 10'-0" SETBACK 10'-0"
SETBACK
10'-0"
SETBACK 10'-0" SETBACK
10'-0"
SETBACK 10'-0" SETBACK 42'-0" ROW UP DN UP DN UP DN UP DN UP DN B1 B1 B1 C2 B3 B3 B3 B3 A3 C5 A1A1A1A1B1A1B2 B1 B4 A3 B6 B3 B3 B3 B3 B3 B3 B3 B3 A1a C3 C3 C3 C3 C3 B1 B1 A1a B8 (2ND FL ONLY) B1 B1 B1 A1 A1 B1 B1 B1 A1 A1 B1B1 B1 B1 B2 B2 B2 TH R1 TH R2 TH R2 TH R2 TH R2 TH R2 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R3 TH R4 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R4 TH R3 TH R3 TH R4 TH R3 TH R4TH R3 TH R4 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 C2 B1B7 C3 C3 C2a AMENITY III CORRIDOR CORRIDOR CORRIDOR AMENITY II COURTYARD I REFER TO LANDSCAPE DOCUMENTS COURTYARD II REFER TO LANDSCAPE DOCUMENTS EL-1 EL-2 ST-2 ST-3 EL-3 ST-5 ST-4 OPEN SPACE BELOW DOG PARK BELOW ST-6 EL-4 TH R2 TH R2 TH R2 TH R2 TH R2 OPEN SPACE BELOW AMENITY BELOW ST-1 PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024A1.12 SECOND FLOOR PLAN 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A PART) BRIGHTON WAY 10'-0" SETBACK 10'-0" SETBACK 10'-0"
SETBACK
10'-0"
SETBACK 10'-0" SETBACK
10'-0"
SETBACK 10'-0" SETBACK 42'-0" ROW T UP DN DN UP CORRIDOR CORRIDOR COURTYARD I BELOW (L3) COURTYARD II BELOW (L3) EL-2 ST-3 EL-3 B1 B1 B1 C2 B3 B3 B3 B3 C5 A1A1A1B1B2 B3B3 B3 B3 B3 B3 B3 B3 A1a C3a B1 A1a B1A1a A1 B1 B1 B1 A1 A1 B1 B1 B1 A1 A1 B1B1 ST-2 B1 B6 B4 OPEN SPACE BELOW DOG PARK BELOW A3 C3 C3 C3 C3 C3 A3 C2 B1 C3 CORRIDOR B7 319'-10" 223'-8" 221'-10"
6'-0"
6'-0" 8'-0"
6'-0" 105'-3" B1 DN EL-1 OPEN TO BELOW A1A1 C2a C3 B1 B2 B2 B2 C3a C3a DN UP DN UP ST-5 EL-4T ST-4
DN DN DN DN DN DN DN DN DN
DN DN DN DN DN DN DN DN DN DN DN DN DN DN DN DN
DN DN DN DN DN DN DN DN TH R1 TH R2 TH R2 TH R2 TH R2 TH R2 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R3 TH R4 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R4 TH R3 TH R4 TH R3 TH R4TH R3 TH R4 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R4 TH R3 TH R2 TH R2 TH R2 TH R2 TH R2 A A2.20 B A3.02 A A3.01 B A2.20 C A2.21 A A2.23 D A2.21 A A2.22 B A2.22 C A2.22 B A2.23 C A2.23 A A2.24 B A2.24 C A2.23 D A2.23 TH R3 TH R4 TH R1 TH R2 TH R2 TH R2 TH R1 TH R1 TH R3 / R4 TH R3 / R4 OPEN SPACE BELOW AMENITY BELOW UP DN ST-1 PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024A1.13 THIRD FLOOR PLAN 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A PART) BRIGHTON WAY 10'-0" SETBACK 10'-0" SETBACK 10'-0"
SETBACK
10'-0"
SETBACK 10'-0" SETBACK
10'-0"
SETBACK 10'-0" SETBACK 42'-0" ROW T 319'-10" 223'-8"
221'-10"
6'-0"
6'-0" 8'-0"
6'-0" 105'-3" DN T A A2.20 B A3.02 A A3.01 B A2.20 C A2.21 A A2.23 D A2.21 A A2.22 B A2.22 C A2.22 B A2.23 C A2.23 A A2.24 B A2.24 C A2.23 D A2.23 TH R3 TH R4 TH R1 TH R2 TH R2 TH R2 TH R1 TH R1 TH R3 / R4 TH R3 / R4 DN UP DN UP DN UP B1 B1 B1 C2 B3 B3 B3 B3 C5 A1A1A1A1B1A1B2 B3B3 B3 B3 B3 B3 B3 B3 A1a C3a B1 B1 A1a B1 B1 B1 A1 A1 B1 B1 B1 A1 A1 B1B1 B1 B6 B4 A3 C3 C3 C3 C3 C3 A3 C2 B1B7 C3 B1 B2 B2 B1B2 C3a A1a C3a A1 C3 UP DN CORRIDOR CORRIDOR COURTYARD I BELOW (L3) COURTYARD II BELOW (L3) EL-2 ST-3 EL-3 ST-2 OPEN SPACE BELOW DOG PARK BELOW SLOPED ROOF PORTION FLAT ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION CORRIDOR EL-1 OPEN TO BELOW ST-5 EL-4 ST-4 OPEN SPACE BELOW AMENITY BELOW C2a UP DN ST-1 PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024A1.14 FOURTH FLOOR PLAN T 319'-10"
188'-10" 35'-6"
6'-0"
6'-0"
6'-0" 32'-8"
23'-4" 8'-0"
6'-0" 105'-3" DN T A A2.20 B A3.02 A A3.01 B A2.20 C A2.21 A A2.23 D A2.21 A A2.22 B A2.22 C A2.22 B A2.23 C A2.23 A A2.24 B A2.24 C A2.23 D A2.23 TH R3 TH R4 TH R1 TH R2 TH R2 TH R2 TH R1 TH R1 TH R3 / R4 TH R3 / R4 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A PART) BRIGHTON WAY 10'-0" SETBACK 10'-0" SETBACK 10'-0"
SETBACK
10'-0"
SETBACK 10'-0" SETBACK
10'-0"
SETBACK 10'-0" SETBACK 42'-0" ROW DN UP DN UP DN UP A1A1A1A1B1A1B2 B1 B1 B1 C2 B3 B3 B3 B3 C5 B3B3 B3 B3 B3 B3 B3 B3 A1a C3a B1 B1 B1 A1 A1 B1 B1 B1 A1 A1 C3a B1 A1a B1A1a C3a A1 B1B1 B1 B6 B4 A3 C3 C3 C3 C3 C3 A3 C2 B1B7 C3 B1 B2 B2 B1B2 UP DN UP DN ROOF DECK COURTYARD I BELOW (L3) COURTYARD II BELOW (L3) CORRIDOR CORRIDOR AMENITY IV EL-1 EL-2 ST-3 EL-3 ST-2 OPEN SPACE BELOW DOG PARK BELOW SLOPED ROOF PORTION FLAT ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION CORRIDOR ST-5 EL-4 ST-4 OPEN SPACE BELOW AMENITY BELOW ST-1 PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024A1.15 FIFTH FLOOR PLAN DN A A2.20 B A3.02 A A3.01 B A2.20 C A2.21 A A2.23 D A2.21 A A2.22 B A2.22 C A2.22 B A2.23 C A2.23 A A2.24 B A2.24 C A2.23 D A2.23 TH R3 TH R4 TH R1 TH R2 TH R2 TH R2 TH R1 TH R1 TH R3 / R4 TH R3 / R4 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY BRIGHTON WAY (20' WIDE PAVED PUBLIC ALLEY) (54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
(80' WIDE PAVED PUBLIC STREET) FIRE APPARATUS ACCESS ROADWAY ADJ. PROPERTY (NOT A PART) BRIGHTON WAY 10'-0" SETBACK 10'-0" SETBACK 10'-0"
SETBACK
10'-0"
SETBACK 10'-0" SETBACK
10'-0"
SETBACK 10'-0" SETBACK 42'-0" ROW DN UP DN UP DN UP UP DN UP DN 42" MAX ROOF PARAPET HEIGHT (504.5) 42" MAX ROOF PARAPET HEIGHT (504.5) A A2.20 B A3.02 A A3.01 B A2.20 C A2.21 A A2.23 D A2.21 A A2.22 B A2.22 C A2.22 B A2.23 C A2.23 A A2.24 B A2.24 C A2.23 D A2.23 TH R3 TH R4 TH R1 TH R2 TH R2 TH R2 TH R1 TH R1 TH R3 / R4 TH R3 / R4 ROOF DECK BELOW AREA DEDICATED FOR FUTURE SOLAR - READY ROOFTOPS AREA DEDICATED FOR FUTURE SOLAR - READY ROOFTOPS MECHANICAL UNITS, TYP CORRIDOR BELOW, SHOWN DASHED TRASH CHUTE SHAFT, TYP COURTYARD I BELOW (L2) COURTYARD II BELOW (L2) EL-1 & EL-2 TOTAL ROOF AREA = 56,330 SF 56,330 SF X 15% = 8,450 SF SOLAR ZONE REQUIRED 8,450 SF PROVIDED (CEC 2022, SEC 110-10) ST-1 ST-2 ST-3 EL-3 ST-5 ST-4 OPEN SPACE BELOW DOG PARK BELOW SLOPED ROOF PORTION FLAT ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION OPEN SPACE BELOW FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION TRASH CHUTE SHAFT, TYP EL-4 3FT MIN. WALKING PAD 3FT MIN. WALKING PAD
3FT MIN. WALKING PAD 3FT MIN. WALKING PAD 3FT MIN. WALKING PAD BALCONIES BELOW (WHERE OCCUR) OPEN SPACE BELOW AMENITY BELOW SOLAR ZONE SOLAR ZONE SOLAR ZONE PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY 0 16' 32' 64' 128' FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% 11/01/2024A1.16 ROOF PLAN 3'-6"
504.5 169TH ST. FIRE APPARATUS ACCESS ROAD
12'-6" THIRD FL FOURTH FL FIRST FL (Ground Level) SECOND FL FIFTH FL TYPE V-A TYPE I-A T.O. STAIR SHAFT SHEATHING T.O. STAIR SHAFT PARAPET (HIGHEST POINT OF BUILDING)12'-10" 10'-2" 10'-2" 10'-2" BASEMENT10'-6" ROOF SHEATHING 9'-0 3/4"
FINISH
CEILING
UNIT
69'-11"
FROM LOWEST PORTION OF THE BUILDING (ABOVE GROUND)
TO THE HIGHEST POINT OF THE ROOF
55'-10" T.O. PARAPET
3'-6"
14'-1"
+/-9'-3"
FINISH
CEILING
(UNIT)
+/-9'-3"
FINISH
CEILING
(UNIT) SLOPE TO DRAIN
3'-6" SLOPE TO DRAIN 169TH ST. FIRE APPARATUS ACCESS
12'-6" ROAD THIRD FL FOURTH FL FIRST FL (Ground Level) SECOND FL FIFTH FL TYPE V-A TYPE I-A T.O. STAIR SHAFT SHEATHING T.O. STAIR SHAFT PARAPET (HIGHEST POINT OF BUILDING)12'-10" 10'-2" 10'-2" 10'-2" BASEMENT10'-6" ROOF SHEATHING 9'-0 3/4"
FINISH
CEILING
UNIT
69'-11"
FROM LOWEST PORTION OF THE BUILDING (ABOVE GROUND)
TO THE HIGHEST POINT OF THE ROOF
55'-10" T.O. PARAPET
3'-6"
14'-1"
+/-9'-3"
FINISH
CEILING
(UNIT)
+/-9'-3"
FINISH
CEILING
(UNIT)
3'-6" SLOPE TO DRAIN SLOPE TO DRAIN 0 8' 16' 32' 64' FULL SCALE (24X36): 1/16" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY HALF SCALE (11X17): 50% 11/01/2024A2.20 APARTMENT ELEVATIONS PL-102 CEMENT PLASTER COLOR 2 BEHR MQ5-5 - LIMOUSINE LEATHER MATCH RAILING / BALCONY ACCENT MT-103 METAL CANOPY, DOOR / FRAME & WINDOW MULLION DARK FINISH GR-101 GLASS GUARDRAIL GUARDRAIL TYPE 1 MT-102 METAL C-CHANNEL DARK GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 DARK FINISH GS-101 GLAZING SYSTEM MT-104 METAL PANEL WHITE CB-102 CEMENT BOARD "WOOD" COLOR 1 HORIZONTAL MATCH PL-107 CB-104 CEMENT BOARD PARKING SCREEN "WOOD" COLOR 1 MATCH PL-107 PL-104 CEMENT PLASTER COLOR 4 BEHR PPU24-17 - HAILSTORM GRAY PL-103 CEMENT PLASTER COLOR 3 BEHR 750C-3 - SANDSTONE CLIFF PL-106 CEMENT PLASTER COLOR 6 WINDOW SPANDREL MATCH ADJACENT WINDOW FRAME PL-101 CEMENT PLASTER COLOR 1 BEHR 75 - POLAR BEAR MT-101 VERTICAL SIDING PL-105 CEMENT PLASTER COLOR 5 BEHR PPU25-17 - EURO GRAY PL-107 CEMENT PLASTER COLOR 7 BEHR 710D-4 - HARVEST BROWN GR-101A GLASS POOL GUARDRAIL (3'-6" HIGH) PL-104 CEMENT PLASTER COLOR 4 PL-101 CEMENT PLASTER COLOR 1 CB-102 CEMENT BOARD COLOR 1, HORIZONTAL MT-101 VERTICAL SIDING PL-101 CEMENT PLASTER COLOR 1 PL-102 CEMENT PLASTER COLOR 2 CB-102 CEMENT BOARD COLOR 1, HORIZONTAL GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 GS-101 GLAZING SYSTEM GR-101 GLASS GUARDRAIL TYPE 1 PL-101 CEMENT PLASTER COLOR 1 A EXISTING BILLBOARD LOCATION (SHOWN DASHED) MT-104 METAL PANEL WHITE CB-102 CEMENT BOARD COLOR 1, HORIZONTAL GS-101 GLAZING SYSTEM TRANSFORMERS & UTILITIES ROLL-UP GARAGE DOOR PL-106 CEMENT PLASTER COLOR 6 PL-105 CEMENT PLASTER COLOR 5 MT-103 METAL CANOPY B - APARTMENTS - WEST ELEVATION PL-105 CEMENT PLASTER COLOR 5 PL-101 CEMENT PLASTER COLOR 1 PL-106 CEMENT PLASTER COLOR 6 PL-105 CEMENT PLASTER COLOR 5 PL-102 CEMENT PLASTER COLOR 2 PL-104 CEMENT PLASTER COLOR 4 PL-105 CEMENT PLASTER COLOR 5 CB-102 CEMENT BOARD COLOR 1, HORIZONTAL B A - APARTMENTS - EAST ELEVATION CB-104 CEMENT BOARD SCREEN PL-102 CEMENT PLASTER COLOR 2 PL-101 CEMENT PLASTER COLOR 1 PL-104 CEMENT PLASTER COLOR 4 PL-105 CEMENT PLASTER COLOR 5 PL-104 CEMENT PLASTER COLOR 4 CB-102 CEMENT BOARD COLOR 1, HORIZONTAL PL-104 CEMENT PLASTER COLOR 4 PL-105 CEMENT PLASTER COLOR 5 GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 OPEN OPEN OPEN OPEN ROOF DECK PL-107 CEMENT PLASTER COLOR 7 OPEN OPEN OPEN OPEN OPEN OPEN OPEN OPEN LACFD ACCESS GATE PL-105 CEMENT PLASTER COLOR 5 PL-103 CEMENT PLASTER COLOR 3 GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 CB-102 CEMENT BOARD COLOR 1, HORIZONTAL PL-106 CEMENT PLASTER COLOR 6 PL-105 CEMENT PLASTER COLOR 5 PL-105 CEMENT PLASTER COLOR 5 MT-103 METAL CANOPY GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 LACFD ACCESS GATE GR-101 GLASS GUARDRAIL TYPE 1 PL-106 CEMENT PLASTER COLOR 6 GS-101 GLAZING SYSTEM ON-SITE PRIVATE HYDRANT (WHERE OCCURS) PL-103 CEMENT PLASTER COLOR 3 PL-101 CEMENT PLASTER COLOR 1 CB-102 CEMENT BOARD COLOR 1, HORIZONTAL 28'-0" PRIVATE DRIVE AND FIRE LANE
12'-6" THIRD FL FOURTH FL FIRST FL (Ground Level) SECOND FL FIFTH FL TYPE V-A TYPE I-A T.O. STAIR SHAFT SHEATHING T.O. STAIR SHAFT PARAPET (HIGHEST POINT OF BUILDING)12'-10" 10'-2" 10'-2" 10'-2" BASEMENT10'-6" ROOF SHEATHING 9'-0 3/4"
FINISH
CEILING
UNIT
69'-11"
FROM LOWEST PORTION OF THE BUILDING (ABOVE GROUND)
TO THE HIGHEST POINT OF THE ROOF
55'-10" T.O. PARAPET
3'-6"
14'-1"
+/-9'-3"
FINISH
CEILING
(UNIT)
+/-9'-3"
FINISH
CEILING
(UNIT)
3'-6" SLOPE TO DRAIN SLOPE TO DRAIN NORMANDIE AVE. NOT A FIRE APPARATUS ACCESS ROADWAY NORMANDIE AVE. NOT A FIRE APPARATUS ACCESS ROADWAY 12'-6" THIRD FL FOURTH FL FIRST FL (Ground Level) SECOND FL FIFTH FL TYPE V-A TYPE I-A T.O. STAIR SHAFT SHEATHING T.O. STAIR SHAFT PARAPET (HIGHEST POINT OF BUILDING)12'-10" 10'-2" 10'-2" 10'-2" BASEMENT10'-6" ROOF SHEATHING 9'-0 3/4"
FINISH
CEILING
UNIT
69'-11"
FROM LOWEST PORTION OF THE BUILDING (ABOVE GROUND)
TO THE HIGHEST POINT OF THE ROOF
55'-10" T.O. PARAPET
3'-6"
14'-1"
+/-9'-3"
FINISH
CEILING
(UNIT)
+/-9'-3"
FINISH
CEILING
(UNIT) SLOPE TO DRAIN
3'-6" SLOPE TO DRAIN 0 8' 16' 32' 64' FULL SCALE (24X36): 1/16" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY HALF SCALE (11X17): 50% 11/01/2024A2.21 BUILDING ELEVATIONS PL-102 CEMENT PLASTER COLOR 2 BEHR MQ5-5 - LIMOUSINE LEATHER MATCH RAILING / BALCONY ACCENT MT-103 METAL CANOPY, DOOR / FRAME & WINDOW MULLION DARK FINISH GR-101 GLASS GUARDRAIL GUARDRAIL TYPE 1 MT-102 METAL C-CHANNEL DARK GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 DARK FINISH GS-101 GLAZING SYSTEM MT-104 METAL PANEL WHITE CB-102 CEMENT BOARD "WOOD" COLOR 1 HORIZONTAL MATCH PL-107 CB-104 CEMENT BOARD PARKING SCREEN "WOOD" COLOR 1 MATCH PL-107 PL-104 CEMENT PLASTER COLOR 4 BEHR PPU24-17 - HAILSTORM GRAY PL-103 CEMENT PLASTER COLOR 3 BEHR 750C-3 - SANDSTONE CLIFF PL-106 CEMENT PLASTER COLOR 6 WINDOW SPANDREL MATCH ADJACENT WINDOW FRAME PL-101 CEMENT PLASTER COLOR 1 BEHR 75 - POLAR BEAR MT-101 VERTICAL SIDING PL-105 CEMENT PLASTER COLOR 5 BEHR PPU25-17 - EURO GRAY PL-107 CEMENT PLASTER COLOR 7 BEHR 710D-4 - HARVEST BROWN GR-101A GLASS POOL GUARDRAIL (3'-6" HIGH) CB-102 CEMENT BOARD COLOR 1, HORIZONTAL GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 PL-102 CEMENT PLASTER COLOR 2 GS-101 GLAZING SYSTEM MT-103 METAL CANOPY PL-105 CEMENT PLASTER COLOR 5 SP-103 SIGNAGE (SEPARATE SUBMITTAL) PL-104 CEMENT PLASTER COLOR 4 PL-102 CEMENT PLASTER COLOR 2 PL-101 CEMENT PLASTER COLOR 1 PL-105 CEMENT PLASTER COLOR 5 GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 MT-103 METAL CANOPY PL-106 CEMENT PLASTER COLOR 6 CB-103 CEMENT BOARD COLOR 2, HORIZONTALGR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 C D EXISTING BILLBOARD LOCATION (SHOWN DASHED) EXISTING BILLBOARD LOCATION (SHOWN DASHED) GARAGE ROLL-UP DOOR GS-101 GLAZING SYSTEM PL-106 CEMENT PLASTER COLOR 6 MT-104 METAL PANEL WHITE PL-101 CEMENT PLASTER COLOR 1 PL-107 CEMENT PLASTER COLOR 7 GR-101A GLASS POOL ENCLOSURE PL-101 CEMENT PLASTER COLOR 1 D - APARTMENTS - SOUTH ELEVATION C - APARTMENTS - NORTH ELEVATION OPEN PL-107 CEMENT PLASTER COLOR 7 CB-103 CEMENT BOARD COLOR 2, HORIZONTAL PL-104 CEMENT PLASTER COLOR 4 PL-101 CEMENT PLASTER COLOR 1 MT-103 METAL CANOPY PL-105 CEMENT PLASTER COLOR 5 MT-101 VERTICAL PANEL GR-101 GLASS GUARDRAIL TYPE 1 OPEN OPEN OPEN OPEN OPEN OPEN OPEN PL-105 CEMENT PLASTER COLOR 5 LACFD ACCESS GATE PL-104 CEMENT PLASTER COLOR 4 PL-105 CEMENT PLASTER COLOR 5 PL-101 CEMENT PLASTER COLOR 1 PL-106 CEMENT PLASTER COLOR 6 GS-101 GLAZING SYSTEM PL-103 CEMENT PLASTER COLOR 3 PL-105 CEMENT PLASTER COLOR 5 PL-103 CEMENT PLASTER COLOR 3 CB-102 CEMENT BOARD COLOR 1, HORIZONTAL PL-102 CEMENT PLASTER COLOR 2 SP-103 SIGNAGE (SEPARATE SUBMITTAL) PL-105 CEMENT PLASTER COLOR 5 OPEN PL-106 CEMENT PLASTER COLOR 6 COURTYARD I ON-SITE PRIVATE HYDRANT (WHERE OCCURS) PL-103 CEMENT PLASTER COLOR 3 29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE 29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY HALF SCALE (11X17): 50% 11/01/2024A2.22 BUILDING ELEVATIONS 2 B - TOWNHOUSE 1 (REAR ELEVATION - GARAGE ENTRY) PEDESTRIAN ALLEY WALK 1 A - TOWNHOUSE 1 (FRONT ELEVATION - UNIT ENTRY)GARAGE ENTRY GARAGE ENTRY GARAGE ENTRY TOWNHOUSE TYPE 2 TYPE B TOWNHOUSE 1 TYPE A GARAGE ENTRY C - TOWNHOUSE 1 (SIDE ELEVATION - END CONDITION) TOWNHOUSE 1 TYPICAL END UNIT 3 CB-202 CEMENT BOARD COLOR 1, HORIZONTAL ST-201 STUCCO COLOR 1 TOWNHOUSE TYPE 2 TYPE A TOWNHOUSE 1 TYPE B PEDESTRIAN ALLEY WALK TOWNHOUSE TYPE 2 TYPE B "FRAME, COLOR 1" TOWNHOUSE 1 TYPE A "FRAME, COLOR 3" ELECTRICAL CLOSET (WHERE OCCUR) ST-201 STUCCO COLOR 1 ST-202 STUCCO COLOR 2 ST-206 STUCCO COLOR 6 ST-205 STUCCO COLOR 5 ST-203 STUCCO COLOR 3 MT-203 METAL CANOPY GR-202 VERTICAL PICKETS GUARDRAIL TYPE 2 GR-203 HORIZONTAL FENCING ST-206 STUCCO COLOR 6 ST-206 STUCCO COLOR 6 ST-202 STUCCO COLOR 2 ST-201 STUCCO COLOR 1 GR-203 HORIZONTAL FENCING GR-202 VERTICAL PICKETS GUARDRAIL TYPE 2 MT-203 METAL CANOPY ST-203 STUCCO COLOR 3 RF-201 COMPOSITION ROOFING ST-203 STUCCO COLOR 3 ST-201 STUCCO COLOR 1 ST-206 STUCCO COLOR 6 ELECTRICAL CLOSET (WHERE OCCUR) TOWNHOUSE TYPE 2 TYPE B "FRAME, COLOR 1" TOWNHOUSE 1 TYPE A "FRAME, COLOR 3" ST-203 STUCCO COLOR 3 0 4' 8' 16' 32' FULL SCALE (24X36): 1/8" = 1'-0" MT-203 METAL CANOPY, DOOR / FRAME & WINDOW MULLION DARK FINISH GR-201 GLASS POOL ENCLOSURE (5'-0" HIGH) MT-202 METAL C-CHANNEL DARK GR-202 VERTICAL PICKETS GUARDRAIL TYPE 2 GS-201 GLAZING SYSTEM CB-202 CEMENT BOARD "WOOD" COLOR 1 HORIZONTAL MATCH ST-205 ST-202 STUCCO COLOR 2 BEHR 750C-3 - SANDSTONE CLIFF ST-204 STUCCO COLOR 4 MATCH ADJACENT WINDOW FRAME ST-201 STUCCO COLOR 1 BEHR 75 - POLAR BEAR ST-203 STUCCO COLOR 3 BEHR PPU25-17 - EURO GRAY ST-205 STUCCO COLOR 5 BEHR 710D-4 - HARVEST BROWN ST-206 STUCCO COLOR 6 BEHR 740F-4 - DARK STORM CLOUD GR-203 HORIZONTAL FENCING AT PATIO FENCE MATCH ST-205 CMU-201 DECORATIVE FINISH CMU RF-201 COMPOSITION ROOFING GS-201 GLAZING SYSTEM GS-201 GLAZING SYSTEM RF-201 COMPOSITION ROOFING ST-203 STUCCO COLOR 3 ST-206 STUCCO COLOR 6 29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE 29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE STREET LVL PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY HALF SCALE (11X17): 50% 11/01/2024A2.23 BUILDING ELEVATIONS 1 ST-202 STUCCO COLOR 2 B - TOWNHOUSE 2 (REAR ELEVATION - GARAGE ENTRY) A - TOWNHOUSE 2 (FRONT ELEVATION - UNIT ENTRY) ST-201 STUCCO COLOR 1 ST-203 STUCCO COLOR 3 CMU-201 DECORATIVE CMU UNIT ENTRY GARAGE ENTRY GARAGE ENTRY GARAGE ENTRY UNIT ENTRY UNIT ENTRY C - TOWNHOUSE 2 2 (SIDE ELEVATION - END CONDITION) 3 ST-202 STUCCO COLOR 2 CB-202 CEMENT BOARD COLOR 1, HORIZONTAL ST-201 STUCCO COLOR 1 ST-203 STUCCO COLOR 3 GR-202 VERTICAL PICKETS GUARDRAIL TYPE 2 ELECTRICAL CLOSET (WHERE OCCURS) TOWNHOUSE 2 TYPE A ST-202 STUCCO COLOR 2 TOWNHOUSE 2 TYPE B TOWNHOUSE 2 TYPE A TOWNHOUSE 2 TYPE A TOWNHOUSE 2 TYPE B TOWNHOUSE 2 TYPE A TOWNHOUSE 2 TYPICAL END UNIT CB-103 CEMENT BOARD COLOR 1, HORIZONTAL 0 4' 8' 16' 32' FULL SCALE (24X36): 1/8" = 1'-0" ST-204 STUCCO COLOR 4 CB-203 CEMENT BOARD COLOR 1, HORIZONTAL MT-203 METAL CANOPY, DOOR / FRAME & WINDOW MULLION DARK FINISH GR-201 GLASS POOL ENCLOSURE (5'-0" HIGH) MT-202 METAL C-CHANNEL DARK GR-202 VERTICAL PICKETS GUARDRAIL TYPE 2 GS-201 GLAZING SYSTEM CB-202 CEMENT BOARD "WOOD" COLOR 1 HORIZONTAL MATCH ST-205 ST-202 STUCCO COLOR 2 BEHR 750C-3 - SANDSTONE CLIFF ST-204 STUCCO COLOR 4 MATCH ADJACENT WINDOW FRAME ST-201 STUCCO COLOR 1 BEHR 75 - POLAR BEAR ST-203 STUCCO COLOR 3 BEHR PPU25-17 - EURO GRAY ST-205 STUCCO COLOR 5 BEHR 710D-4 - HARVEST BROWN ST-206 STUCCO COLOR 6 BEHR 740F-4 - DARK STORM CLOUD GR-203 HORIZONTAL FENCING AT PATIO FENCE MATCH ST-205 CMU-201 DECORATIVE FINISH CMU RF-201 COMPOSITION ROOFING ST-201 STUCCO COLOR 1 ST-204 STUCCO COLOR 4 GS-201 GLAZING SYSTEM ST-206 STUCCO COLOR 6 GR-203 HORIZONTAL FENCING TRANSFORMER (WHERE OCCURS) 29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE 29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY HALF SCALE (11X17): 50% 11/01/2024A2.24 BUILDING ELEVATIONS GR-203 HORIZONTAL FENCING ST-201 STUCCO COLOR 1 CB-202 CEMENT BOARD COLOR 1, HORIZONTAL ST-203 STUCCO COLOR 3 2 1 A - TOWNHOUSE 3 & 4 (FRONT ELEVATION - UNIT ENTRY) B - TOWNHOUSE 3 & 4 (REAR ELEVATION - GARAGE ENTRY) GARAGE ENTRY GARAGE ENTRY GARAGE ENTRY GARAGE ENTRY UNIT ENTRY UNIT ENTRY UNIT ENTRY UNIT ENTRY C - TOWNHOUSE 3 (SIDE ELEVATION - END CONDITION) 3 TOWNHOUSE 3 TYPICAL END UNIT GR-202 VERTICAL PICKETS GUARDRAIL TYPE 2 UNIT ENTRY TOWNHOUSE 3 TOWNHOUSE 4 TOWNHOUSE 3 TOWNHOUSE 4 TOWNHOUSE 3 GARAGE ENTRY TOWNHOUSE 3 TOWNHOUSE 4 TOWNHOUSE 3 TOWNHOUSE 4 TOWNHOUSE 3 D - TOWNHOUSE 4 (AT PITCHED ROOF) (SIDE ELEVATION - END CONDITION) TOWNHOUSE 4 (AT PITCHED ROOF) END UNIT ELECTRICAL CLOSET (WHERE OCCUR) ST-206 STUCCO COLOR 6 ST-201 STUCCO COLOR 1 ST-202 STUCCO COLOR 2 ST-203 STUCCO COLOR 3 CB-202 CEMENT BOARD COLOR 1, HORIZONTAL PL-105 CEMENT PLASTER COLOR 5 PL-108 CEMENT PLASTER COLOR 8 PL-101 CEMENT PLASTER COLOR 1 GR-103 HORIZONTAL FENCING GR-102 VERTICAL PICKETS GUARDRAIL TYPE 2 MT-103 METAL CANOPY ST-201 STUCCO COLOR 1 CB-202 CEMENT BOARD COLOR 1, HORIZONTAL GR-202 VERTICAL PICKETS GUARDRAIL TYPE 2 GR-202 VERTICAL PICKETS GUARDRAIL TYPE 2 4 RF-201 COMPOSITION ROOFING TRANSFORMER (WHERE OCCUR) TRANSFORMER (WHERE OCCUR) ST-204 STUCCO COLOR 4 PL-105 CEMENT PLASTER COLOR 5 0 4' 8' 16' 32' FULL SCALE (24X36): 1/8" = 1'-0" ST-202 STUCCO COLOR 2 MT-203 METAL CANOPY, DOOR / FRAME & WINDOW MULLION DARK FINISH GR-201 GLASS POOL ENCLOSURE (5'-0" HIGH) MT-202 METAL C-CHANNEL DARK GR-202 VERTICAL PICKETS GUARDRAIL TYPE 2 GS-201 GLAZING SYSTEM CB-202 CEMENT BOARD "WOOD" COLOR 1 HORIZONTAL MATCH ST-205 ST-202 STUCCO COLOR 2 BEHR 750C-3 - SANDSTONE CLIFF ST-204 STUCCO COLOR 4 MATCH ADJACENT WINDOW FRAME ST-201 STUCCO COLOR 1 BEHR 75 - POLAR BEAR ST-203 STUCCO COLOR 3 BEHR PPU25-17 - EURO GRAY ST-205 STUCCO COLOR 5 BEHR 710D-4 - HARVEST BROWN ST-206 STUCCO COLOR 6 BEHR 740F-4 - DARK STORM CLOUD GR-203 HORIZONTAL FENCING AT PATIO FENCE MATCH ST-205 CMU-201 DECORATIVE FINISH CMU RF-201 COMPOSITION ROOFING ST-203 STUCCO COLOR 3 ST-203 STUCCO COLOR 3 ST-202 STUCCO COLOR 2 ST-203 STUCCO COLOR 3
PARKING AMENITY II AMENITY III UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT CORR CORR CORR CORR CORR CORR CORR VEHICULAR ENTRY COURTYARD II COURTYARD I APARTMENTS TOWNHOUSE X
SETBACK
PROPERTY LINE POOL (WHERE OCCURS) 169TH ST
CENTERLINE OF STREET
PROPERTY LINE
CURB
CURB
PARKING ZONE APARTMENT PORTION 28'-0" SHARED PRIVATE DRIVE WITH RECIPROCAL EASEMENT & FIRE LANE 3'-6"
504.5 +/-36'-0" STREET WIDTH 17'-7" 10'-0" MIN (LACFC 503.2.1.2.2.1) 28'-0" AERIAL FIRE APPARATUS ACCESS ROADWAY (LACFC 503.2.1.2.2)
PROPERTY LINE
CURB
PARKING ZONE
29'-6"
FROM FIRE LANE TO EAVE LINE UNIT CORR UNIT
12'-6" THIRD FL FOURTH FL FIRST FL (Ground Level) SECOND FL FIFTH FL TYPE V-A TYPE I-A T.O. STAIR SHAFT SHEATHING T.O. STAIR SHAFT PARAPET (HIGHEST POINT OF BUILDING)12'-10" 10'-2" 10'-2" 10'-2" BASEMENT10'-6" ROOF SHEATHING 9'-0 3/4"
FINISH
CEILING
UNIT
69'-11"
FROM LOWEST PORTION OF THE BUILDING (ABOVE GROUND)
TO THE HIGHEST POINT OF THE ROOF
55'-10" T.O. PARAPET
3'-6"
14'-1"
+/-8'-11"
FINISH
CEILING
(UNIT)
+/-8'-11"
FINISH
CEILING
(UNIT)
3'-6" SLOPE TO DRAIN SLOPE TO DRAIN PARKING
PROPERTY LINE
LANDSCAPE BUFFER8'-0" STAIR BEYOND ELEVATOR BEYOND STAIR BEYOND STAIR BEYOND ELEVATOR BEYOND LACFD ACCESS WALKWAY APARTMENTS TOWNHOUSE X
SETBACK
PROPERTY LINE 170TH ST TOWNHOUSE PORTION 10'-0" 28'-0" SHARED PRIVATE DRIVE WITH RECIPROCAL EASEMENT & FIRE LANE LIVING / KITCHEN GARAGE BEDROOMSSLOPE 26'-0" PRIVATE DRIVE TOWNHOME BUILDING #10 LIVING / KITCHEN GARAGE BEDROOMS SLOPE 29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO HIGHEST POINT OF BUILDING 15'-6" FROM CURB FACE TO BUILDING FACE CURB EDGE TOWNHOME BUILDING #9
3'-6"
42" MAX
3'-6"
42" MAX 30'-10" SHARED PRIVATE DRIVE WITH RECIPROCAL EASEMENT & FIRE LANE GUEST PARKING (WHERE OCCUR) LIVING / KITCHEN GARAGE BEDROOMS SLOPETOWNHOME BUILDING #11 29'-6"
FROM FIRE LANE TO EAVE LINE
3'-6"
42" MAX
3'-6"
42" MAX 24'-5" FROM EDGE OF FIRE LANE TO BUILDING EDGE LACFC 503.2.1.2.2.1 LIVING / KITCHEN GARAGE BEDROOMS SLOPE 3'-6"
42" MAX TOWNHOME BUILDING #5
36'-0"
FROM FIRE LANE TO HIGHEST POINT OF BUILDING
36'-0"
FROM FIRE LANE TO HIGHEST POINT OF BUILDING
36'-0"
FROM FIRE LANE TO HIGHEST POINT OF BUILDING
3'-6"
42" MAX
29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE
PROPERTY LINE
LANDSCAPE BUFFER
GUEST PARKING EDGE UNIT PATIO UNIT PATIO STAIR BEYOND LACFD ACCESS WALKWAY 0 8' 16' 32' 64' FULL SCALE (24X36): 1/16" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A3.01 BUILDING SECTION A BUILDING SECTION A 12'-6" THIRD FL FOURTH FL FIRST FL (Ground Level) SECOND FL FIFTH FL TYPE V-A TYPE I-A T.O. STAIR SHAFT SHEATHING T.O. STAIR SHAFT PARAPET (HIGHEST POINT OF BUILDING) 12'-10" 10'-2" 10'-2" 10'-2" BASEMENT10'-6" ROOF SHEATHING 9'-0 3/4"
FINISH
CEILING
UNIT
69'-11"
FROM LOWEST PORTION OF THE BUILDING (ABOVE GROUND)
TO THE HIGHEST POINT OF THE ROOF
55'-10" T.O. PARAPET
3'-6"
14'-1"
+/-8'-11"
FINISH
CEILING
(UNIT)
+/-8'-11"
FINISH
CEILING
(UNIT)
3'-6" SLOPE TO DRAIN SLOPE TO DRAIN
29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE CORR CORR CORR CORR APARTMENTS TOWNHOUSE
SETBACK
PROPERTY LINE
SETBACK
PROPERTY LINE LOBBY PARKING UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT UNIT CORR CORR CORR CORR CORR CORR CORR CORR NORMANDIE AVE. BRIGHTON WAY 28'-0" SHARED PRIVATE DRIVE WITH APARTMENT PORTION RECIPROCAL EASEMENT & FIRE LANE 10'-0" 10'-0" 3'-6"
LACFC 504.5 TOWNHOME BUILDING #1 LIVING / KITCHEN GARAGE BEDROOMS SLOPE UNIT ENTRY GARAGE ENTRY PARKING ELEVATOR SHAFT 12'-8"
CONFIRM MIN. CLEAR
HEIGHT WITH MANUF
3'-6"
ELEV.
PARAPET ROOF DECK EXT. CORR. STAIR SHAFT BEYOND ROOF PARAPET BEYOND ELEVATOR SHAFT ROOF PARAPET
PROPERTY LINE
LACFD ACCESS WALKWAY
LANDSCAPE BUFFER
29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE
SETBACK
PROPERTY LINE LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS SLOPE NORMANDIE AVENUE
SETBACK
PROPERTY LINE
29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE BRIGHTON WAY 10'-0" 10'-0" 28'-0" PRIVATE DRIVE & FIRE LANE 28'-0" SHARED PRIVATE DRIVE WITH RECIPROCAL EASEMENT & FIRE LANE TOWNHOME BUILDING #7 TOWNHOME BUILDING #4 LIVING / KITCHEN GARAGE BEDROOMS SLOPE 29'-6"
FROM FIRE LANE TO EAVE LINE
3'-6"
42" MAX LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS SLOPE UNIT ENTRY GARAGE ENTRY 12'-1 1/4" BUILDING FACE TO PROPERTY LINE GUEST PARKING (WHERE OCCUR) TOWNHOME BUILDING #8 TOWNHOME BUILDING #10 36'-0"
FROM FIRE LANE TO HIGHEST POINT
OF BUILDING
29'-6"
FROM FIRE LANE TO EAVE LINE
3'-6"
42" MAX
29'-6"
FROM FIRE LANE TO EAVE LINE
29'-6"
FROM FIRE LANE TO EAVE LINE
(GARAGE FACADE)
36'-0"
FROM FIRE LANE TO HIGHEST POINT
OF BUILDING
3'-6"
42" MAX
3'-6"
42" MAX LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS 28'-0" SHARED PRIVATE DRIVE WITH RECIPROCAL EASEMENT & FIRE LANE TOWNHOME BUILDING #8 36'-0"
FROM FIRE LANE TO HIGHEST POINT
OF BUILDING
SETBACK
PROPERTY LINE 170TH ST 10'-0" 30'-10" SHARED PRIVATE DRIVE WITH RECIPROCAL EASEMENT & FIRE LANE 29'-6"
FROM FIRE LANE TO EAVE LINE
36'-0"
FROM FIRE LANE TO
TO THE HIGHEST POINT OF BUILDING
9'-2" THIRD FL ROOF SHEATHING EAVE LINE10'-6" SECOND FL9'-4" HIGHEST POINT OF BUILDING6'-6" FIRST FL (FF) FIRE LANE GUEST PARKING (WHERE OCCUR) 29'-6"
FROM FIRE LANE TO EAVE LINE
(GARAGE FACADE) LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS LIVING / KITCHEN GARAGE BEDROOMS MAILBOXES GUEST PARKING AND OPEN SPACE TOWNHOME BUILDING #6 BEYOND 0 8' 16' 32' 64' FULL SCALE (24X36): 1/16" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A3.02 BUILDING SECTION B BUILDING SECTION B BUILDING SECTION C C BUILDING SECTION D D LIVING BATH ENTRY KITCHEN DINING BALCONY WD SLEEPING CLOSET LIVING BATH ENTRY KITCHEN DINING BALCONY WD SLEEPING CLOSET STUDIO - A1 547 SF STUDIO - A1a 520 SF 8'-7 3/4" 7'-7 3/4" 17'-6" 18'-8" 9'-9" 6'-4" 9'-8"
13'-1 3/4" 13'-9 1/4"
32'-0"
3'-4" 8'-7 3/4" 6'-10 3/4" 16'-9"
18'-8" 9'-9" 6'-4" 8'-11"
13'-1 3/4" 13'-9 1/4"
32'-0"
3'-4"
5'-6"
5'-6" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.01 ENLARGED UNIT PLANS 1 BD - B1 720 SF ENTRY KITCHEN CLOSET BATH LIVINGBALCONY WD CLOSET BEDROOM DINING STUDIO - A3 500 SF LIVING / SLEEPING DINING WD BATH BALCONY ENTRYKITCHEN ST-4 / ST-5 (WHERE OCCURS) CLOSETSH 10'-11 1/2" 18'-1 1/2"
32'-0"
30'-8" 11'-0 3/4" 11'-5 1/2" 22'-11 1/4"
13'-5" 6'-10" 9'-2" 7'-9" 13'-9"
5'-6" 11'-4 3/4" 22'-6 3/4"
18'-3" 10'-6" 6'-6" 14'-7 3/4"
13'-9" 15'-2"
30'-6"
32'-0" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.02 ENLARGED UNIT PLANS 1 BD - B3 685 SF 1 BD - B2 (INBOARD) 625 SF BEDROOM LIVING W.I.C. BATH ENTRY KITCHEN DINING BALCONY WD ENTRY WD BEDROOM CLOSET W.I.C. KITCHEN DINING LIVING BATH BALCONY SH 10'-9 1/2" 9'-2" 15'-5 1/2"
15'-0" 13'-9" 9'-3 1/4" 5'-10"
32'-0" 7'-4" 20'-0"
4'-11 1/2" 3'-1 1/4" 3'-3" 7'-8 1/2"
15'-0" 7'-1" 32'-9" 9'-2" 5'-5 1/4"
7'-2"
32'-0"11'-0"
31'-6"
8'-0"
16'-10"
4'-10 1/2"
5'-6" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.03 ENLARGED UNIT PLANS 1 BD - B4 637 SF LIVING BEDROOM KITCHEN DINING BATH ENTRY WD BALCONY W.I.C. 1 BD - B6 700 SF BALCONY BEDROOM LIVING DINING KITCHEN BATH WD ENTRY W.I.C. ST-2 (WHERE OCCURS) 13'-0 3/4" 9'-7 3/4" 25'-11 1/4" 5'-6"
11'-11 1/2" 9'-2"17'-2 1/2"
32'-0" 6'-5 1/4"
13'-9" 8'-6 3/4" 1'-11 3/4"11'-9"
5'-8 1/2" 9'-9"
2'-0" 13'-2" 10'-8 1/4" 25'-6 3/4"
5'-6" 10'-6 1/4" 2'-11" 14'-6 3/4" 8'-6 3/4" 6'-6"
9'-9" 6'-0" 13'-11 1/2"
32'-0"
2'-10 3/4" EL-3 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.04 ENLARGED UNIT PLANS 1 BD - B7 920 SF 1 BD - B8 (2RD FLOOR) 896 SF BALCONY BEDROOM KITCHEN ENTRY LIVING DINING WD BATH CLOSET SHELF SH BEDROOM DINING LIVING ENTRY KITCHEN WD SHELF BATH CL BALCONY TRASH / RECYCLE CHUTE EL-4 10'-8" 22'-5" 13'-7 3/4" 13'-5 1/4"
5'-6" 28'-5"
17'-11 1/2" 10'-11 1/2" 7'-2" 18'-8"
9'-2" 6'-10" 13'-5"
32'-0" 13'-5" 6'-10" 9'-2" 18'-11 1/2"
17'-11 1/4" 7'-9" 7'-2" 32'-0"
35'-3 3/4" 21'-9 1/4" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.05 ENLARGED UNIT PLANS 2 BD - C2 1,109 SF BALCONY LIVING BEDROOM BEDROOM KITCHEN DINING BATH ENTRY CLOSET CLOSET WD 17'-10 1/4"
11'-2 3/4" BALCONYLIVING BEDROOM BEDROOM KITCHEN DINING BATH ENTRY CLOSET SHELF WD SHELF 31'-2 1/2" 2 BD - C2a 1,139 SF SH SH 13'-4" 10'-11 1/2" 8'-6 1/2" 35'-5 1/2" 13'-4" 9'-2" 7'-1"
32'-0" 5'-2 1/4" 9'-2" 12'-10"
11'-9" 17'-2 1/2" 5'-6"
4'-6" 3'-0"
3'-8" 5'-6 3/4" 13'-4" 10'-11 1/2" 7'-4 1/2"
5'-6" 33'-3 3/4" 5'-2 1/4" 5'-6 3/4" 9'-2" 16'-7 3/4"
7'-1" 9'-2" 13'-4"
32'-0" 3'-0"
3'-8"
4'-6" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.06 ENLARGED UNIT PLANS 2 BD - C3 1,021 SF BALCONY LIVING BEDROOMKITCHEN DINING BATH BATH ENTRY W.I.C. CLOSET WD 2 BD - C3a 1,098 SF BALCONY LIVING BEDROOM BEDROOM BEDROOM KITCHEN DINING BATH BATH ENTRY W.I.C. CLOSET WD SHELF SH SH 10'-0" 10'-6 1/2" 10'-0" 32'-3 1/2" 13'-2" 8'-7 3/4" 7'-3 1/4" 11'-5 3/4" 3'-0 1/2" 5'-0" 10'-0" 9'-0 1/2" 7'-4" 13'-0 1/2" 5'-2"
32'-0"
5'-6" 10'-0" 12'-11 1/4" 10'-0" 34'-8 1/4"
13'-1 1/4" 8'-7 3/4" 7'-4" 11'-5 3/4" 5'-4 1/4" 10'-0"
9'-0 1/2" 7'-4" 13'-0 1/2" 5'-2"
32'-0" 5'-0"
5'-6" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.07 ENLARGED UNIT PLANS 2 BD - C5 1,020 SF BALCONY LIVING BEDROOM BEDROOM ENTRY CLOSET CLOSET BATH BATH WD KITCHEN DINING SH 10'-11" 2'-0" 8'-9" 8'-4 3/4" 32'-3 1/2" 5'-6"
12'-1" 9'-2" 8'-4" 5'-2 1/4" 5'-6 3/4" 7'-2" 11'-5 1/2" 10'-0" 18'-6"
32'-0" 3'-1 1/4"
4'-3 1/4"
4'-9" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO.
N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.08 ENLARGED UNIT PLANS FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN ROOF PLAN 290 SF (EXCLUDES GARAGE) 680 SF 680 SF TOWNHOUSE TYPE 1 3-BEDROOM 1,650 SF PRIVATE OPEN SPACE = 50 SF 1102A.3 MULTISTORY DWELLINGS 1102A.3.1 MULTISTORY APARTMENT OR CONDOMINIUM DWELLINGS IN BUILDINGS WITH NO ELEVATOR THIS SECTION SHALL APPLY TO MULTISTORY DWELLING UNITS ON THE GROUND FLOOR OF BUILDINGS WITHOUT ELEVATORS FOR WHICH AN APPLICATION FOR A CONSTRUCTION PERMIT IS SUBMITTED ON OR AFTER JULY 1, 2005. EXCEPTION: CARRIAGE UNITS AS DEFINED IN CHAPTER 2 AND REGULATED ONLY BY THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AS REFERENCED IN SECTION 1.8.2.1.2. AT LEAST 10 PERCENT BUT NOT LESS THAN ONE OF THE MULTISTORY DWELLINGS IN APARTMENT BUILDINGS WITH 3 OR MORE DWELLING UNITS AND/OR CONDOMINIUMS WITH 4 OR MORE DWELLING UNITS SHALL COMPLY WITH THE FOLLOWING: 1. THE PRIMARY ENTRY TO THE DWELLING UNIT SHALL BE ON AN ACCESSIBLE ROUTE UNLESS EXEMPTED BY SITE IMPRACTICALITY TESTS IN SECTION 1150A. 2. AT LEAST ONE POWDER ROOM OR BATHROOM SHALL BE LOCATED ON THE PRIMARY ENTRY LEVEL, SERVED BY AN ACCESSIBLE ROUTE AND SHALL COMPLY WITH THE PROVISIONS IN DIVISION IV. 3. ALL ROOMS OR SPACES LOCATED ON THE PRIMARY ENTRY LEVEL SHALL BE SERVED BY AN ACCESSIBLE ROUTE AND SHALL COMPLY WITH THE PROVISIONS IN DIVISION IV. ROOMS AND SPACES LOCATED ON THE PRIMARY ENTRY LEVEL AND SUBJECT TO THIS CHAPTER MAY INCLUDE BUT ARE NOT LIMITED TO KITCHENS, POWDER ROOMS, BATHROOMS, LIVING ROOMS, BEDROOMS OR HALLWAYS. 4. COMMON USE AREAS COVERED BY THIS SECTION SHALL BE ACCESSIBLE AS REQUIRED BY THIS CHAPTER. PUBLIC USE AREAS AS DEFINED IN CHAPTER 2 OF THIS CODE ARE SUBJECT TO PROVISIONS OF THE DIVISION OF THE STATE ARCHITECT (DSA-AC) AND ARE REFERENCED IN SECTION 1.9.1.1. THE MINIMUM NUMBER OF MULTIFAMILY DWELLING UNITS WHICH MUST COMPLY WITH THIS SECTION SHALL BE CALCULATED USING THE TOTAL NUMBER OF ALL MULTISTORY DWELLING UNITS IN BUILDINGS ON A SITE WHICH ARE SUBJECT TO THIS SECTION. ANY FRACTION THEREOF SHALL BE ROUNDED TO THE NEXT HIGHEST WHOLE NUMBER. ENTRY BEDROOM 2 BATH 2 WH 2-CAR GARAGE PATIO CLOSET UP SLOPE DN DECK DINING KITCHEN POWDER UP LIVING ROOM DN ISLAND PRIMARY SUITE 2 PRIMARY SUITE DN BATH 2 WIC BATH 1 CLOSET DECK BELOW W/D CANOPY BELOW ROOF DECK BELOW CANOPY BELOW
SLOPE PARAPET PARAPET
3'-7" 4'-1"
2'-0" 3'-6 3/4"
3'-11 1/2"
10'-0" 5'-9" 20'-0"
37'-2" 9'-7" 10'-0" 8'-6 1/2"
6'-0" 3'-2" 10'-0" 11'-0 3/4" 8'-6 1/4"16'-5" 21'-0"
13'-4" 5'-11" 9'-0" 10'-0"
37'-2"
13'-11 3/4" 5'-5" 21'-0" 20'-0"
11'-9 1/4" 24'-0"
6'-3 1/2"
37'-1 1/2"
11 1/2" 4'-7" 21'-0"
9'-2 3/4" 5'-7" 11'-6"
5'-11 1/2" 16'-0"
12'-10" 11'-5 3/4"
37'-2" 21'-0"
38'-1"
15'-6 3/4"
6'-6"
15'-8 1/4" 5'-11" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.09 ENLARGED UNIT PLANS FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN ENTRY WH BEDROOM 4 BATH 3 W/D CLOSET PATIO UP SLOPE KITCHEN DN POWDER DINING LIVING ROOM DECK UP ISLAND BEDROOM 2 BEDROOM 3 PRIMARY SUITE WIC CLOSET BATH 2 PRIMARY BATH DN WIC 350 SF (EXCLUDES GARAGE) 740 SF 760 SF 1102A.3 MULTISTORY DWELLINGS 1102A.3.1 MULTISTORY APARTMENT OR CONDOMINIUM DWELLINGS IN BUILDINGS WITH NO ELEVATOR THIS SECTION SHALL APPLY TO MULTISTORY DWELLING UNITS ON THE GROUND FLOOR OF BUILDINGS WITHOUT ELEVATORS FOR WHICH AN APPLICATION FOR A CONSTRUCTION PERMIT IS SUBMITTED ON OR AFTER JULY 1, 2005. EXCEPTION: CARRIAGE UNITS AS DEFINED IN CHAPTER 2 AND REGULATED ONLY BY THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AS REFERENCED IN SECTION 1.8.2.1.2. AT LEAST 10 PERCENT BUT NOT LESS THAN ONE OF THE MULTISTORY DWELLINGS IN APARTMENT BUILDINGS WITH 3 OR MORE DWELLING UNITS AND/OR CONDOMINIUMS WITH 4 OR MORE DWELLING UNITS SHALL COMPLY WITH THE FOLLOWING: 1. THE PRIMARY ENTRY TO THE DWELLING UNIT SHALL BE ON AN ACCESSIBLE ROUTE UNLESS EXEMPTED BY SITE IMPRACTICALITY TESTS IN SECTION 1150A. 2. AT LEAST ONE POWDER ROOM OR BATHROOM SHALL BE LOCATED ON THE PRIMARY ENTRY LEVEL, SERVED BY AN ACCESSIBLE ROUTE AND SHALL COMPLY WITH THE PROVISIONS IN DIVISION IV. 3. ALL ROOMS OR SPACES LOCATED ON THE PRIMARY ENTRY LEVEL SHALL BE SERVED BY AN ACCESSIBLE ROUTE AND SHALL COMPLY WITH THE PROVISIONS IN DIVISION IV. ROOMS AND SPACES LOCATED ON THE PRIMARY ENTRY LEVEL AND SUBJECT TO THIS CHAPTER MAY INCLUDE BUT ARE NOT LIMITED TO KITCHENS, POWDER ROOMS, BATHROOMS, LIVING ROOMS, BEDROOMS OR HALLWAYS. 4. COMMON USE AREAS COVERED BY THIS SECTION SHALL BE ACCESSIBLE AS REQUIRED BY THIS CHAPTER. PUBLIC USE AREAS AS DEFINED IN CHAPTER 2 OF THIS CODE ARE SUBJECT TO PROVISIONS OF THE DIVISION OF THE STATE ARCHITECT (DSA-AC) AND ARE REFERENCED IN SECTION 1.9.1.1. THE MINIMUM NUMBER OF MULTIFAMILY DWELLING UNITS WHICH MUST COMPLY WITH THIS SECTION SHALL BE CALCULATED USING THE TOTAL NUMBER OF ALL MULTISTORY DWELLING UNITS IN BUILDINGS ON A SITE WHICH ARE SUBJECT TO THIS SECTION. ANY FRACTION THEREOF SHALL BE ROUNDED TO THE NEXT HIGHEST WHOLE NUMBER. ROOF PLAN (AREA NOT INCLUDED IN FLOOR AREA CALCULATION) TOWNHOUSE TYPE 2 4-BEDROOM 1,850 SF PRIVATE OPEN SPACE = 50 SF 3'-6"
3'-3 1/2" 21'-6"
19'-6" 6'-0"
37'-6" 10'-9" 9'-4"
7'-11 1/2" 22'-0 1/2" 21'-6"
5'-6" 10'-9" 6'-1"
10'-2"
16'-4" 10'-6 1/2" 10'-0 1/2"
9'-4 1/2" 4'-10 1/2" 7'-1 1/4"
10'-8" 5'-0" 11'-10" 11'-7" 5'-5" 10'-11 3/4" 21'-6" 3'-10" 13'-5"
5'-6 3/4"
7'-11 1/2" 5'-8" 5'-9"
30'-6" 9'-6 1/4"
5'-11" 20'-6" 16'-0"
7'-3 1/2"
37'-6"
5'-1"
13'-10 1/2" 11'-4" 9'-8" 5'-8"
37'-6" 21'-6"
37'-6"
4'-3 3/4"
2'-0" 3'-2" 5'-2" 3'-2"
3'-9 3/4" 3'-5 1/2"3'-9 3/4" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.10 ENLARGED UNIT PLANS
BALCONY LIVING KITCHEN CLOSET DNUP BATH BEDROOM W/DDINING BATH BEDROOM CLOSET MASTER SUITEBATH DN WIC OPTIONAL SKYLIGHT SLOPE PARAPET PARAPET 1102A.3 MULTISTORY DWELLINGS 1102A.3.1 MULTISTORY APARTMENT OR CONDOMINIUM DWELLINGS IN BUILDINGS WITH NO ELEVATOR THIS SECTION SHALL APPLY TO MULTISTORY DWELLING UNITS ON THE GROUND FLOOR OF BUILDINGS WITHOUT ELEVATORS FOR WHICH AN APPLICATION FOR A CONSTRUCTION PERMIT IS SUBMITTED ON OR AFTER JULY 1, 2005. EXCEPTION: CARRIAGE UNITS AS DEFINED IN CHAPTER 2 AND REGULATED ONLY BY THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AS REFERENCED IN SECTION 1.8.2.1.2. AT LEAST 10 PERCENT BUT NOT LESS THAN ONE OF THE MULTISTORY DWELLINGS IN APARTMENT BUILDINGS WITH 3 OR MORE DWELLING UNITS AND/OR CONDOMINIUMS WITH 4 OR MORE DWELLING UNITS SHALL COMPLY WITH THE FOLLOWING: 1. THE PRIMARY ENTRY TO THE DWELLING UNIT SHALL BE ON AN ACCESSIBLE ROUTE UNLESS EXEMPTED BY SITE IMPRACTICALITY TESTS IN SECTION 1150A. 2. AT LEAST ONE POWDER ROOM OR BATHROOM SHALL BE LOCATED ON THE PRIMARY ENTRY LEVEL, SERVED BY AN ACCESSIBLE ROUTE AND SHALL COMPLY WITH THE PROVISIONS IN DIVISION IV. 3. ALL ROOMS OR SPACES LOCATED ON THE PRIMARY ENTRY LEVEL SHALL BE SERVED BY AN ACCESSIBLE ROUTE AND SHALL COMPLY WITH THE PROVISIONS IN DIVISION IV. ROOMS AND SPACES LOCATED ON THE PRIMARY ENTRY LEVEL AND SUBJECT TO THIS CHAPTER MAY INCLUDE BUT ARE NOT LIMITED TO KITCHENS, POWDER ROOMS, BATHROOMS, LIVING ROOMS, BEDROOMS OR HALLWAYS. 4. COMMON USE AREAS COVERED BY THIS SECTION SHALL BE ACCESSIBLE AS REQUIRED BY THIS CHAPTER. PUBLIC USE AREAS AS DEFINED IN CHAPTER 2 OF THIS CODE ARE SUBJECT TO PROVISIONS OF THE DIVISION OF THE STATE ARCHITECT (DSA-AC) AND ARE REFERENCED IN SECTION 1.9.1.1. THE MINIMUM NUMBER OF MULTIFAMILY DWELLING UNITS WHICH MUST COMPLY WITH THIS SECTION SHALL BE CALCULATED USING THE TOTAL NUMBER OF ALL MULTISTORY DWELLING UNITS IN BUILDINGS ON A SITE WHICH ARE SUBJECT TO THIS SECTION. ANY FRACTION THEREOF SHALL BE ROUNDED TO THE NEXT HIGHEST WHOLE NUMBER. TOWNHOUSE TYPE 3 3-BEDROOM 1,380 SF PRIVATE OPEN SPACE = 50 SF FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN 70 SF 660 SF 650 SF (EXCLUDES GARAGE) ROOF PLAN (AREA NOT INCLUDED IN FLOOR AREA CALCULATION) PATIO ENTRY GARAGE UP SLOPE
4'-11 3/4" 5'-0 1/4"
3'-6 1/2" 3'-3 1/4" 4'-5 1/2"
22'-8" 3'-8" 11'-8"
7'-0"
6'-8"
9'-9 1/4" 7'-6 1/2"
40'-0" 5'-3 3/4" 10'-0 1/4"
14'-1 1/2" 11'-9 3/4"
5'-6" 16'-8 1/2" 16'-8 1/2"
11'-0" 12'-1 1/2" 3'-6 1/4" 10'-0 1/4" 16'-8 1/2" 15'-10" 7'-6 1/2"
40'-0" 5'-3 3/4"
4'-11 1/4" 8'-3" 11'-0"
10'-2" 3'-5"
15'-10" 9'-0"
40'-0"
21'-3 1/2" 15'-9" 16'-0 1/2"
3'-7 1/2" 8'-5 1/2"
3'-11"
2'-0"
2'-0"
40'-0" 16'-8 1/2" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.11 ENLARGED UNIT PLANS
POWDER LIVING KITCHEN DINING DECK DNUP ISLAND W/D BATH BEDROOM CLOSET MASTER SUITE BATH DN WIC OPTIONAL SKYLIGHT SLOPE PARAPET PARAPET 1102A.3 MULTISTORY DWELLINGS 1102A.3.1 MULTISTORY APARTMENT OR CONDOMINIUM DWELLINGS IN BUILDINGS WITH NO ELEVATOR THIS SECTION SHALL APPLY TO MULTISTORY DWELLING UNITS ON THE GROUND FLOOR OF BUILDINGS WITHOUT ELEVATORS FOR WHICH AN APPLICATION FOR A CONSTRUCTION PERMIT IS SUBMITTED ON OR AFTER JULY 1, 2005. EXCEPTION: CARRIAGE UNITS AS DEFINED IN CHAPTER 2 AND REGULATED ONLY BY THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT AS REFERENCED IN SECTION 1.8.2.1.2. AT LEAST 10 PERCENT BUT NOT LESS THAN ONE OF THE MULTISTORY DWELLINGS IN APARTMENT BUILDINGS WITH 3 OR MORE DWELLING UNITS AND/OR CONDOMINIUMS WITH 4 OR MORE DWELLING UNITS SHALL COMPLY WITH THE FOLLOWING: 1. THE PRIMARY ENTRY TO THE DWELLING UNIT SHALL BE ON AN ACCESSIBLE ROUTE UNLESS EXEMPTED BY SITE IMPRACTICALITY TESTS IN SECTION 1150A. 2. AT LEAST ONE POWDER ROOM OR BATHROOM SHALL BE LOCATED ON THE PRIMARY ENTRY LEVEL, SERVED BY AN ACCESSIBLE ROUTE AND SHALL COMPLY WITH THE PROVISIONS IN DIVISION IV. 3. ALL ROOMS OR SPACES LOCATED ON THE PRIMARY ENTRY LEVEL SHALL BE SERVED BY AN ACCESSIBLE ROUTE AND SHALL COMPLY WITH THE PROVISIONS IN DIVISION IV. ROOMS AND SPACES LOCATED ON THE PRIMARY ENTRY LEVEL AND SUBJECT TO THIS CHAPTER MAY INCLUDE BUT ARE NOT LIMITED TO KITCHENS, POWDER ROOMS, BATHROOMS, LIVING ROOMS, BEDROOMS OR HALLWAYS. 4. COMMON USE AREAS COVERED BY THIS SECTION SHALL BE ACCESSIBLE AS REQUIRED BY THIS CHAPTER. PUBLIC USE AREAS AS DEFINED IN CHAPTER 2 OF THIS CODE ARE SUBJECT TO PROVISIONS OF THE DIVISION OF THE STATE ARCHITECT (DSA-AC) AND ARE REFERENCED IN SECTION 1.9.1.1. THE MINIMUM NUMBER OF MULTIFAMILY DWELLING UNITS WHICH MUST COMPLY WITH THIS SECTION SHALL BE CALCULATED USING THE TOTAL NUMBER OF ALL MULTISTORY DWELLING UNITS IN BUILDINGS ON A SITE WHICH ARE SUBJECT TO THIS SECTION. ANY FRACTION THEREOF SHALL BE ROUNDED TO THE NEXT HIGHEST WHOLE NUMBER. TOWNHOUSE TYPE 4 3-BEDROOM 1,545 SF PRIVATE OPEN SPACE = 50 SF FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FLOOR PLAN 300 SF 600 SF 645 SF (EXCLUDES GARAGE) ROOF PLAN (AREA NOT INCLUDED IN FLOOR AREA CALCULATION) BEDROOM BATH PATIO ENTRY UP CLOSET GARAGE SLOPE 3'-11" 3'-3 1/4"
3'-6"
9'-11" 2'-0" 5'-4 3/4" 20'-3 1/4"
40'-0"
6'-8" 9'-8 1/4" 5'-8 1/2" 20'-0 1/4" 20'-10 3/4" 4'-2 1/4" 11'-4 1/4"
34'-4 3/4" 10'-0 3/4" 5'-1 1/2" 16'-8 1/2" 12'-5"
5'-2 1/2" 33'-4 3/4" 16'-8 1/2"
40'-0" 16'-0"
7'-0"
21'-8" 5'-1 1/4"
40'-0"
12'-1 1/2" 3'-6 1/4" 10'-0 1/4" 16'-8 1/2" 15'-10"7'-6 1/2" 5'-3 3/4" 4'-11 1/4" 8'-3" 11'-0" 3'-5"
3'-7 1/2" 8'-5 1/2"
3'-11" 2'-11" 16'-8 1/2"
2'-0"
11'-0"
16'-8 1/2" 1'-6"
3'-6" 3'-4 3/4" 3'-4 3/4" 0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0" PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2024 PHASE LEGEND SHEET TITLE SHEET NO. N ENTITLEMENT SET NORMANDIE CROSSING APARTMENTS & TOWNHOMES 16911 S NORMANDIE AVE GARDENA | CA 90247 SAIKO INVESTMENT CORP. + NEXTGEN APARTMENTS LLC APARTMENT LOBBY COMMON / AMENITY OFFICE BOH CARPARK / SERVICE CIRCULATION AMENITY TERRACE LANDSCAPE S 1B 2B 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE AVE W 169TH ST
W 170TH ST BRIGHTON WAY TH1 TH2 TH3 TH4 TOWNHOUSE HALF SCALE (11X17): 50% 11/01/2024A5.12 ENLARGED UNIT PLANS DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com Z DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com Z
• Built-In Seating • Broadwalk • Sculptural Play Element • Overhead Structure • Tree Grove • Built-In Seating • Tubular Steel Fence • Festoon Lighting or Vine Planting
Central Green (Parks) Dog Runs
L1
L2
F
OPEN TO BELOW
DN
FAU
FAU
01020
10 20
40 SCALE: 1"-20'-0"
NTS
DN
Z
232 LINNIE CANAL
VENICE, CA 90291
[email protected]
J o b N u m b e r
D a t e
D r a w i n g N a m e
D r a w n B y
S c a l e
PROJECT NAME : DRAWING LABEL
09.23.24 ZF
NTS
SK-001
X
• Entertainment Wall (TV) • BBQ & Dining • Fire Tables • Lounge Seating • Raised Planters • Raised Planters • Seating • Broadwalk The Overlook (Roof Top) Alley Walks (Passive Spaces)
• Pool & Spa • Restroom • Lounge Furniture • BBQ • Firepit • Pool Gate • Cabanas • Built-In Seating • Overhead Structure • Entertainment Wall (TV) • Mailbox • Bench Seating • Canopy Tree Grove Pool Courts (Pool + Amenities) Pocket Park & Mailbox
BUBBLE DIAGRAM
& PRECEDENT IMAGERY
L1.01
W 170th St
W 169th St
Brighton Way
Normandie Ave
Apartments
Apartments
Apartments
Townhomes
Townhomes
Townhomes
Townhomes
Townhomes
Townhomes Townhomes Townhomes Townhomes Townhomes
DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z
OVERALL ILLUSTRATIVE PLAN
L1.02
EXISTING BILLBOARDS
+/- 30’-0” HIGH
RIDE SHARE DROP OFF/ PICK UP
AREA WITH BLOCK SEATING
UTILITY EQUIPMENTS
EXISTING TRAIN
TRACKS
PUBLIC
RIGHT-OF-WAY
VEHICULAR
GATE ENTRY
SCALE: 1/32” = 1’-0”
ALLEY WALKS A - DOG PARK (TOWNHOMES)
POCKET PARK & MAILBOX
(TOWNHOMES)
DOG PARK (APARTMENTS) POOL & AMENITY (TOWNHOMES)
COURTYARD & POOL COURT (APARTMENTS) - LEVEL 2
THE OVERLOOK (APARTMENT) - LEVEL 5TH
L1
L2
F
OPEN TO
BELOW
DN
FAU FAU
01020
10 20
40 SCALE: 1"-20'-0"
VEHICULAR
GATE ENTRY
TRANSFORMER
TRANSFORMER
NORMANDIE AVE
RESIDENTIAL
RESIDENTIAL
RESIDENTIAL
SURFACE
PARKING
RESIDENTIAL
RESIDENTIAL
ADJACENT
DEVLOPMENT
TOWNHOMES
TOWNHOMES
TOWNHOMES TOWNHOMES TOWNHOMES TOWNHOMES
GARAGE
AMENITY
APARTMENTS
TOWNHOMESTOWNHOMESTOWNHOMES
TOWNHOMES TOWNHOMES
W 170TH ST
W 169TH ST
ADJACENT
BUILDING
(NOT A PART)
AMENITY AMENITY
DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z
Pool Court - Townhouse (Pool + Amenities)
Pool Court - Apartment (Pool + Amenities)
L1.03
Dog Park (Apartment & Tot-Lot (Townhomes)
ILLUSTRATIVE PLAN
CABANA W/
HANGING LIGHT & SEATING
PLANTER W/
VARIOUS HEIGHTS
BUILT-IN DAY BED DINING TABLE
PLANTERS BUILT-IN BENCH
POOL GATE
BAR HIGH COUNTER
BOARDWALK
POOL GATE
CHAISE LOUNGE
SHADE STRUCTURE
BBQ COUNTER
BALCONY
BALCONY
BUILDING
BUILDING
BUILDING
BALCONY
BALCONY
BALCONY
BALCONY BALCONY BALCONY
HANGING LIGHTS BUILT-IN BENCH
FEATURE WALL W/ TV
LOUNGE
SEATING
W/ FIREPIT
LOUNGE
SEATING
W/ FIREPIT
SPA POOL
BUILDING
(GYM)
BUILDING
(APARTMENTS)
ELEVATOR
CORRIDOR
BUILDING
(APARTMENTS)
L1
L2
F
OPEN TO
BELOW
DN
FAU FAU
01020
10 20
40 SCALE: 1"-20'-0"
L1
L2
F
OPEN TO
BELOW
DN
FAU FAU
01020
10 20
40 SCALE: 1"-20'-0"
L1
L2
F
OPEN TO
BELOW
DN
FAU FAU
01020
10 20
40 SCALE: 1"-20'-0"
L1
L2
F
OPEN TO
BELOW
DN
FAU FAU
01020
10 20
40 SCALE: 1"-20'-0"
SCALE: 1/8” = 1’-0” SCALE: 1/8” = 1’-0”
SCALE: 1/8” = 1’-0” SCALE: 1/8” = 1’-0”
The Overlook (Roof Top)
TRELLIS
BBQ COUNTER
TV
BUILDING
(UNIT)
ELEVATOR
STAIRS
CLUB ROOM
HANGING SEATS
OVERHEAD STRUCTURE
HANGING LIGHTS
PLANTING W/ STEEL EDGING
PLANTER W/ VARIOUS HEIGHTS
BOARDWALK
FIRE TABLE
DINING TABLE PLANTERS
BATHROOM & SHOWER , GATE
SEE ARCHITECT’S
5’ MIN. WALL WITH FENCING DRAWINGS
POOL
CHAISE LOUNGE
PALM TREE
BBQ COUNTER
POOL GATE
BUILDING
(AMENITY)
BUILT-IN BENCH
GUARDRAIL
DOG PARK GATE
WALL
FIRE ACCESS
GATE
PENDANT LIGHT
PATIO
DOG PARK
PLANTER
DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z
L1
L2
F
OPEN TO
BELOW
DN
FAU FAU
01020
10 20
40 SCALE: 1"-20'-0"
SCALE: 1/8” = 1’-0”
ILLUSTRATIVE PLANS
L1.04
Pocket Park & Mailbox
BUILDING
(APARTMENTS)
BUILDING
(APARTMENTS)
BUILDING
(AMENITY)
BUILDING
(APARTMENTS)
BUILDING
(APARTMENTS)
42”H PLANTER
BREAKOUT ROOMS
BREAKOUT ROOMS
LOUNGE
SEATING
FESTOON LIGHTING
Central Courtyard
BALCONY
BALCONY BALCONY
BALCONY
BALCONY BALCONY
BALCONY BALCONY BALCONY
BALCONY
BALCONY
BALCONY BALCONY
BALCONY BALCONY
BALCONY BALCONY
BALCONY
TV SCREEN MOUNTED
ON SHADE STRUCTURE
GAMING TABLES
HAMMOCK
42”H PLANTER
FIRE TABLE
BUILT-IN SEATING
OUTDOOR WORKING SPACES
WOOD DECK
SHADE STRUCTURE
Dog Run
BUILDING
(TOWNHOMES)
DRIVEWAY
BUILDING
(TOWNHOMES)
BUILDING
(TOWNHOMES)
CONCRETE WALKWAY
BENCH
MAILBOX
DG
PARKING AREA
PRIMARY DOG PARK ENTRANCE GATE
4’ HIGH FENCE
BUILDING
(TOWNHOMES)
(E) 8’ HIGH BLOCK WALL
ACCESS GATE FOR
ELECTRICAL METER ROOM
TRANSFORMER
SCALE: 1/8” = 1’-0”
SCALE: 1/8” = 1’-0”
L1
L2
F
OPEN TO
BELOW
DN
FAU FAU
01020
10 20
40 SCALE: 1"-20'-0"
L1
L2
F
OPEN TO
BELOW
DN
FAU FAU
01020
10 20
40 SCALE: 1"-20'-0"
DOG PARK
DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z
7 Phoenix canariensis 24" BOX Low - Medium
17 Tabebuia roseo-alba 24" BOX
GROUND COVERS QTY BOTANICAL NAME SIZE WATER USE
1,069 sf
PARK & ALLEY WALKS:
LOMANDRA LONGIFOLIA
‘BREEZE’
PENNISETUM 'FAIRY TAILS'
AEONIUM SP.
AGAVE SP.
SENECIO CYLINDRICUS
ACHILLEA MILLEFOLIUM
EUPHORBIA RIGIDA
HELICHRYSUM PATIOLARE
VARIEGATA
ROSMARINUS SP.
5 GAL
1,401 sf
POOLS + ENTRY+ ROOF DECK:
AGAVE ATTENUATA
ACACIA 'COUSIN ITT'
CAREX DIVULSA
CARPENTERIA CALIFORNICA
HELICHRYSUM PATIOLARE
VARIEGATA
LOMANDRA LONGIFOLIA
‘BREEZE’
LEUCADENDRON SALIGNUM
'BLUSH'
LIRIOPE 'GIGANTEA'
NASSELLA TENUISSIMA
MUHLENBERGIA ‘WHITE CLOUD’
RUSSELIA EQUISETIFORMIS
PITTOSPORUM CLASSIFORIUM
‘COMPACTUM’
SENECIO VITALIS.
AEONIUM SP.
5 GAL
2,379 sf
COURTYARD:
AGAVE ATTENUATA
ACACIA 'COUSIN ITT'
CHONDROPETALUM TECTORUM
CAREX 'EVERGOLD'
DIETES GRANDIFLORA
'VARIEGATA'
DIANELLA 'BABY BLISS'
FATSIA JAPONICA
LOMANDRA LONGIFOLIA
‘BREEZE’
NASSELLA TENUISSIMA
PITTOSPORUM CLASSIFORIUM
‘COMPACTUM’
RUSSELIA EQUISETIFORMIS
SENECIO VITALIS
AEONIUM SP.
5 GAL
4,659 sf
SCREENING PLANTING:
PODOCARPUS ELONGATUS
'MONMAL'
PODOCARPUS MACROPHYLLUS
PITTOSPORUM TENUIFOLIUM
‘SILVER SHEEN’
15 GAL Low - Medium
10,276 sf
STREET PLANTING & PATIO:
LOMANDRA LONGIFOLIA
‘BREEZE’
PENNISETUM ‘FAIRY TAILS’
ACHILLEA MILLEFOLIUM
LIMONIUM PEREZII
5 GAL
TREES QTY BOTANICAL NAME SIZE WATER USE
3 Bauhinia aculeata 24" BOX
10 Cercis canadensis `Forest Pansy` 24" BOX Medium
7 Geijera parviflora 24" BOX Medium
29 Liriodendron tulipifera 'Arnold' 24" BOX Medium - High 7 Phoenix canariensis 24" BOX Low - Medium
17 Tabebuia roseo-alba 24" BOX
GROUND COVERS QTY BOTANICAL NAME SIZE WATER USE
1,069 sf
PARK & ALLEY WALKS:
LOMANDRA LONGIFOLIA
‘BREEZE’
PENNISETUM 'FAIRY TAILS'
AEONIUM SP.
AGAVE SP.
SENECIO CYLINDRICUS
ACHILLEA MILLEFOLIUM
EUPHORBIA RIGIDA
HELICHRYSUM PATIOLARE
VARIEGATA
ROSMARINUS SP.
5 GAL
1,401 sf
POOLS + ENTRY+ ROOF DECK:
AGAVE ATTENUATA
ACACIA 'COUSIN ITT'
CAREX DIVULSA
CARPENTERIA CALIFORNICA
HELICHRYSUM PATIOLARE
VARIEGATA
LOMANDRA LONGIFOLIA
‘BREEZE’
LEUCADENDRON SALIGNUM
'BLUSH'
LIRIOPE 'GIGANTEA'
NASSELLA TENUISSIMA
MUHLENBERGIA ‘WHITE CLOUD’
RUSSELIA EQUISETIFORMIS
PITTOSPORUM CLASSIFORIUM
‘COMPACTUM’
SENECIO VITALIS.
AEONIUM SP.
5 GAL
2,379 sf
COURTYARD:
AGAVE ATTENUATA
ACACIA 'COUSIN ITT'
CHONDROPETALUM TECTORUM
CAREX 'EVERGOLD'
DIETES GRANDIFLORA
'VARIEGATA'
DIANELLA 'BABY BLISS'
FATSIA JAPONICA
LOMANDRA LONGIFOLIA
‘BREEZE’
NASSELLA TENUISSIMA
PITTOSPORUM CLASSIFORIUM
‘COMPACTUM’
RUSSELIA EQUISETIFORMIS
SENECIO VITALIS
AEONIUM SP.
5 GAL
4,659 sf
SCREENING PLANTING:
PODOCARPUS ELONGATUS
'MONMAL'
PODOCARPUS MACROPHYLLUS
PITTOSPORUM TENUIFOLIUM
‘SILVER SHEEN’
15 GAL Low - Medium
10,276 sf
STREET PLANTING & PATIO:
LOMANDRA LONGIFOLIA
‘BREEZE’
PENNISETUM ‘FAIRY TAILS’
ACHILLEA MILLEFOLIUM
LIMONIUM PEREZII
5 GAL
PLANT_SCHEDULE
0 0 0
F
28' 28'
28'
28'28'28'
DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
PLANTING PLAN
SCALE: 1/32” = 1’-0” L1.05
L1
L2
F
OPEN TO
BELOW
DN
FAU FAU
01020
10 20
40 SCALE: 1"-20'-0"
NORMANDIE AVE
SURFACE
PARKING
TOWNHOMES TOWNHOMES TOWNHOMES TOWNHOMES
TOWNHOMES
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
TOWNHOMES
TOWNHOMESTOWNHOMESTOWNHOMES
TOWNHOMES TOWNHOMES
W 170TH ST
W 169TH ST
ADJACENT
BUILDING
(NOT A PART)
NORMANDIE APARTMENT & TOWNHOMES: LANDSCAPE INFORMATION
TREES PROPOSED:
169TH ST (RIGHT OF WAY): 5
NORMANDIE AVE (RIGHT OF WAY): 3
170TH ST (WITHIN PROPERTY): 5
RIGHT-OF-WAY (TOTAL): 8
ON GRADE TREES (APARTMENTS): 33
ABOVE GRADE TREES (APARTMENTS): 7
ON GRADE TREES (TOWNHOMES): 33
ABOVE GRADE TREES (TOWNHOMES): 0
TOTAL PROPOSED: 73
PLANTING AREAS PROPOSED:
GROUND LEVEL: 16,004 SF (APARTMENTS: 6,626 SF +TOWNHOMES: 9,378 SF) LEVEL 2 COURTYARDS: 3,480 SF (APARTMENTS)
LEVEL 5 ROOF DECK: 300 SF (APARTMENTS)
TOTAL PROPOSED PLANTING AREAS (APARTMENTS & TOWNHOMES): 19,784 SF COURTYARD & POOL COURT (APARTMENTS) - LEVEL 2
APARTMENT
LIMIT OF WORK LINE
LIMIT OF WORK LINE
THE OVERLOOK (APARTMENT) - LEVEL 5TH
BRIGHTON WAY
POOL
POOL
AMENITY
DOG RUN
DOG
PARK
POCKET PARK &
MAILBOX
DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z
PODOCARPUS GRACILIOR PODOCARPUS ‘ICEE BLUE’ PITTOSPORUM ‘SILVER SHEEN’ CHONDROPETALUM TECTORUM NASSELLA TENUISSIMA LOMANDRA LONGIFOLIA CAREX DIVULSA DIANELLA ‘BABY BLISS’
PLANT IMAGES
L1.06
BAUHINIA ACULEATA
LIRIODENDRON TULIPIFERA ‘ARNOLD’
CERCIS CANADENSIS ‘FOREST PANSY’
PHOENIX CANARIENSIS
GEIJERA PARVIFLORA
PLATANUS RACEMOSA TABEBUIA ROSEO-ALBA
PODOCARPUS ‘MONMAL’ PODOCARPUS MACROPHYLLUS
DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z
AGAVE SP.
PLANT IMAGES
L1.07
LIRIOPE ‘GIGABTEA’ MUHLENBERGIA ‘WHITE CLOUD’ FATSIA JAPONICA LIMONIUM PEREZII
AGAVE ATTENUATA
HELICHRYSUM PATIOLARE VARIEGATA ROSMARINUS SP.
CAREX ‘EVERGOLD’ ACHILLEA MILLEFOLIUM ACACIA ‘COUSIN ITT’ CARPENTERIA CALIFORNICA
EUPHORBIA RIGIDA RUSSELIA EQUISETIFORMIS
DIETES GRANDIFLORA ‘VARIEGATA’ PITTOSPORUM CLASSIFORIUM ‘COMPACTUM’ PENNISETUM ‘FAIRY TAILS’
DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z DN
PROJECT:
OWNER:
The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035
tel. 323.954.9996 www.u-a-lab.com © 2021
PHASE
SHEET TITLE
SHEET NO.
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 169TH ST
W 170TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
ENTITLEMENT SET
09/27/2024
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
232 LINNIE CANAL
VENICE, CA 90291
TEL 310.955.4700
www.zfreedman.com
Z
AEONIUM TABULIFORME AEONIUM ARBOREUM ‘ZWARTKOP’ AEONIUM ‘SUNBURST’ AEONIUM ‘KIWI’
PLANT IMAGES
L1.08
SENECIO VITALIS SENECIO CYLINDRICUS LEUCADENDRON SALIGNUM ‘BLUSH’ PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2022 PHASE SHEET TITLE SHEET NO. Project Systems Group Low Voltage+Communications+Security Design Consultant [email protected] (323) 363-1162 CONSULTANT: COASTLINE REAL ESTATE ADVISORS, INC. 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE APARTMENTS 16911 S NORMANDIE AVE GARDENA | CA 90247 GENERAL NOTES, ABBREVIATIONS, AND LEGENDS LV A0.00 FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% BRIGHTON WAY N W 169TH ST
W 170TH ST
NORMANDIE AVE 0 16' 32' 64' 128' GENERAL NOTES ABBREVIATIONS SYMBOLS (AS APPLICABLE) 1. THE COMMUNICATIONS CONTRACTOR RESPONSIBLE FOR ALL OF THE WORK DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS SHALL BE PREFFERED TO THROUGHOUT THESE DOCUMENTS AS THE "CONTRACTOR". 2. THE CONTRACTOR SHALL ADHERE TO ALL BUILDING RULES AND REGULATIONS. 3. ALL CABLES SHALL BE HOMERUN FROM THE COMMUNICATIONS OUTLETS TO THE TELECOM ROOM IN SPACE ABOVE CEILING OR IN DESIGNATED PATHWAYS THROUGH FLOOR BELOW OR THROUGH OPEN CEILING AREAS. 4. THESE COMMUNICATIONS DRAWINGS ARE TO BE USED IN CONJUNCTION WITH THE COMMUNICATIONS SPECIFICATIONS DOCUMENT. SHOULD THERE BE ANY DISCREPANCIES BETWEEN THE DRAWINGS AND THE SPECIFICATIONS, THE CONTRACTOR SHALL BRING IT TO THE IMMEDIATE ATTENTION OF THE CONSTRUCTION MANAGER. 5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR SURVEYING THE BUILDING AND LOCATING ALL BACKBOXES. CONDUITS, STUB-UPS DESIGNATED FOR THE SEQUENCE OF WORK WITH THE CONSTRUCTION MANAGER. 6. ALL CONDUITS AND SLEEVES DESIGNATED FOR COMMUNICATIONS USE, WHETHER THEY ARE UTILIZED BY THE CONTRACTOR OR NOT, SHALL BE FIRE STOPPED. 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION WITH OTHER TRADES AND DRAWINGS. FURTHERMORE, THE CONTRATOR SHALL COORDINATE THE SEQUENCE OF WORK WITH THE CONSTRUCTION MANAGER. 8. BACKBOXES, CONDUITS, STUB-UPS SHALL BE PROVIDED BY ELECTRICAL CONTRACTOR. 9. ALL CABLES SHALL BE INSTALLED IN CONDUIT AS DETAILED. WHERE INSTALLED ABOVE A SUSPENDED CEILING, CABLE MAY BE INSTALLED WITHOUT RACEWAY FROM THE CONDUIT STUB-UP TO THE NEAREST CABLE TRAY OR TELECOM ROOM. ALL CABLE INSTALLED ABOVE HUNG CEILINGS SHALL BE SUPPORTED WITH APPROVED CABLE SUPPORT DEVICES SUCH AS COMMUNICATIONS RATED J-HOOKS. ALL CABLE RUN ABOVE SUSPENDED CEILING SHALL BE PLENUM RATED, SHALL BE INSTALLED WITH AT LEAST 3" OF CLEAR VERTICAL SPACE ABOVE ANY COMPONENT OF THE SUSPENDED CEILING AND SHALL BE INSTALLED WITH MINIMUM OF 12" CLEAR OF FLUORESCENT LIGHT BALLASTS. 10. THE ENTIRE CABLE PLANT SHALL BE TESTED AS OUTLINED IN THE SPECIFICATIONS. 11. THE CONTRACTOR SHALL PROVIDE ALL CABLE, HARDWARE AND EQUIPMENT SHOWN ON THESE DAWINGS EXCEPT WHERE OTHERWISE NOTED. 12. THE CONTRACTOR MUST MAINTAIN A RUNNING UPDATED OF ALL FIELD OR CONTRACT DOCUMENT CHANGES AND UPDATE HIS "AS BUILT" DRAWINGS AS AN ONGOING PROCESS. 13. THE CONTRACTOR SHALL COORDINATE WITH ARCHITECTURAL ELEVATIONS FOR MOUNTING HEIGHTS OF ALL COMMUNICATIONS OUTLETS. UNLESS DIRECTED OTHERWISE, ALL WALL MOUNTED COMMUNICATIONS OUTLETS SHALL BE MOUNTED 18 INCHES ABOVE FINISHED FLOOR. UNLESS DIRECTED OTHERWISE, ALL MOUNTED TELEPHONE OUTLETS SHALL BE MOUNTED 42 INCHES ABOVE FINISHED FLOOR. 14. ALL EQUIPMENT, CABLING, RACEWAY, ETC. SHALL BE GROUNDED IN ACCORDANCE WITH THE SPECIFICATIONS AND ANSI J-ST-607-A. PROVIDE GROUND CONDUCTORS, GROUND CLAMPS, COMPRESSION TAPS, LUGS, ETC. AS REQUIRED FOR CONNECTION TO THE TELECOMMUNICATIONS GROUNDING AND BONDING SYSTEM (AS REQUIRED). TELECOMMUNICATIONS GROUNDING AND BONDING SYSTEM SHALL BE PROVIDED BY DIVISION 26, INCLUDING BUT NOT LIMITED TO BONDING CONDUCTOR FOR TELECOMMUNICATIONS, TELECOMMUNICATIONS MAIN GROUNDING BUSBAR, TELECOMMUNICATIONS BACKBONE, TELECOMMUNICATIONS GROUNDING BUSBAR(S), GROUNDING EQUALIZER AND BONDING CONDUCTORS TO BUILDING STEEL (WHERE APPLICABLE), POWER PANELS (WHERE APPLICABLE) AND CONDUITS. A AMPERE AFF ABOVE FINISHED FLOOR ALM ALARM AWG AMERICAN WIRE GAUGE BAS BUILDING AUTOMATION SYSTEM BLDG BUILDING CAT CATEGORY C CONDUIT CL CLOSET DN DOWN DWG DRAWING E EXISTING EA EACH EC ELECTRICAL CONTRACTOR EF ENTRANCE FACILITY ELEC ELECTRICAL EQUIP EQUIPMENT ER EXISTING RELOCATED EX EXISTING TO REMAIN FA FIRE ALARM FAS FIRE ALARM SYSTEM FBO FURNISHED BY OTHERS FL FLOOR FT FEET OR FOOT G GROUND HC HUNG OR SUSPENDED CEILING HCC HORIZONTAL CONNECTION CABINET HCP HORIZONTAL CONNECTION PANEL HZ HERTZ IN INCH(ES) JB JUNCTION BOX MAX MAXIMUM MECH MECHANICAL MER MECHANICAL EQUIPMENT ROOM MIN MINIMUM MM MULTIMODE FIBER MTD MOUNTED NIC NOT IN CONTRACT NTS NOT TO SCALE OC ON CENTER OD OUTSIDE DIAMETER PB PULLBOX PWR POWER R EXISTING TO BE REMOVED REX RELOCATE EXISTING RECEPT RECEPTACLE REQ REQUIRED RGS RIGID GALVANIZED STEEL SM SINGLE-MODE FIBER SPEC SPECIFICATION TBD TO BE DETERMINED TC TECHNOLOGY CENTER TEL TELEPHONE TER TELECOMMUNICATIONS EQUIPMENT ROOM TV TELEVISION TVSS TRANSIENT VOLTAGE SURGE SUPPRESSION TYP TYPICAL U.O.N. UNLESS OTHERWISE NOTED V VOLT OR VOLTAGE VA VOLT AMPERE W WALL PHONE WAP WIRELESS ACCESS POINT WP WEATHERPROOF SHEET INDEX SHEET NO. DESCRIPTION GENERAL NOTES, ABBREVIATIONS, AND LEGENDS FIRST FLOOR PLAN LVA0.00 LVA1.01 LVA1.02 LVA1.03 LVA1.04 LVA1.05 LVA2.06 LVA2.07 LVA2.08 FOUTH FLOOR PLAN FIFTH FLOOR PLAN ENLARGE UNIT PLANS LVA0.01 GUIDELINES AND SPECIFICATIONS LVA2.01 LVA2.02 SECOND FLOOR PLAN THIRD FLOOR PLAN LVA2.05 LVA2.03 LVA2.04 DOOR BELL HORN STROBE HORN-STROBE FOR DWELLING UNIT SMOKE/FIRE ALARM NOTIFICATION @84" A.F.F. TTY TELEPHONE OUTLET TELEPHONE OUTLET TV TV COAX AND DATA RJ45 OUTLET IN ONE FACE PLATE DEDICATED ELECTRICAL OUTLET FOR TV KEYPAD TTY DB AVSD/FA AVTV KP DSHI FRATP FL DATA OUTLET CATV OUTLET WIFI - CEILING MOUNTED HDMI INPUT MEDIA BOX WIRED DOOR BELL TWO WAY COMMUNICATION CALL STATION LPR - LICENSE PLATE CAMERA PTZ- MOTORIZED PAN-TILT ZOOM TVDB 2WCS360° 180° FOB LOCKSET FOB READER PEDESTAL MOUNTED ADA TEL ENTRY DEVICE W/PROXIMITY READER + MICRO CAMERA 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW (CEILING MOUNTED) 180 ° CCTV CAMERA - 2 DIRECTIONAL VIEW 90 ° SR - SHORT RANGE LENS 90 ° LR - LONG RANGE LENS 2WMS TWO WAY COMMUNICATION MASTER STATION DTX SATELLITE DISH ANTENNA CONDUIT RISER WITH WEATHER HEAD TO IDF ROOM. DTX - DETEX KEYED AUDIBLE DOOR ALARM SMT MUTING SWITCH FOR HORN-STROBES IN THE SLEEPING AREA IN HVI UNITS WIFI - WALL MOUNTED WM TVH CATV OUTLET + HDMI INPUT @55" A.F.F. S C AMP SONOS WIFI AMPLIFIER SONOS SPEAKERS CEILING MOUNTED (WIRED) DOOR STATUS ALERT ERL EPOHR BMXw BMXp S W SONOS SPEAKERS WALL MOUNTED (WIRED) ELECTRIFIED RIM LATCH ELECTRIFIED PANIC HARDWRE LONG RANGE OVERHEAD RFID READER BUTTERFLYMX VIDEO ENTRY INTERCOM (WALL MOUNTED) BUTTERFLYMX VIDEO ENTRY INTERCOM (PEDESTAL MOUNTED) DKS DOORKING TELEPHONE ENTRY SYSTEM DSP DOOR STATUS PANEL ACP ACCESS CONTROL PANEL REX REQUEST TO EXIT GDS GARAGE DOOR CONTACT ENLARGE UNIT PLANS ENLARGE UNIT PLANS ENLARGE UNIT PLANS ENLARGE UNIT PLANS ENLARGE UNIT PLANS ENLARGE UNIT PLANS ENLARGE UNIT PLANS LVA2.09 ENLARGE UNIT PLANS LVA2.10 ENLARGE UNIT PLANS TOTAL 20 LVA1.00 BASEMENT B1 FLOOR PLAN ENTITLEMENT SET 09/27/2024 LVA2.00 ENLARGE UNIT PLANS LVA1.06 ROOF PLAN PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2022 PHASE SHEET TITLE SHEET NO. Project Systems Group Low Voltage+Communications+Security Design Consultant [email protected] (323) 363-1162 CONSULTANT: COASTLINE REAL ESTATE ADVISORS, INC. 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE APARTMENTS 16911 S NORMANDIE AVE GARDENA | CA 90247 GUIDELINES AND SPECIFICATIONSLV A0.01 FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% BRIGHTON WAY N W 169TH ST
W 170TH ST
NORMANDIE AVE 0 16' 32' 64' 128' ENTITLEMENT SET 09/27/2024 24'-5" 24'-0" CLEAR AISLE
24'-6"
CLEAR AISLE 8'-0" 24'-0" CLEAR AISLE 24'-0" CLEAR AISLE 24'-0" CLEAR AISLE 24'-0"
CLEAR AISLE
24'-0"
CLEAR AISLE 21'-0" 24'-0" 30'-9"
10'-1" 10'-1" 6'-11"
20'-5"
52'-1" 10'-0" SETBACK 10'-0" SETBACK
10'-0"
SETBACK
10'-0"
SETBACK 10'-0" SETBACK
10'-0"
SETBACK 10'-0" SETBACK
T
SCE XFMR PAD
8' x 10' 120/208V SLAB BOX 7' x 12' PME
TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" TSCE XFMR PAD 8' x 10' 120/208V
TSCE XFMR PAD 8' x 10' 120/208V
T
SCE XFMR PAD
8' x 10' 120/208V 360° 360° FR FR DSES FR FRESDS 180° FR PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2022 PHASE SHEET TITLE SHEET NO. LEGENDS KEYNOTES SHEET NOTES Project Systems Group Low Voltage+Communications+Security Design Consultant [email protected] (323) 363-1162 CONSULTANT: COASTLINE REAL ESTATE ADVISORS, INC. 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE APARTMENTS 16911 S NORMANDIE AVE GARDENA | CA 90247 BASEMENT B1 FLOOR PLAN LV A1.00 FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% BRIGHTON WAY N
W 169TH ST
W 170TH ST
NORMANDIE AVE
0 16' 32' 64' 128' 1. MEDIA BOX WILL BE AN EQUIVALENT OF THE LEGRAND - ONQ ENP3050-NA WIFI COMPATIBLE, ELECTRICAL BOX STRUCTURED MEDIA ENCLOSURE WITH TRIM AND COVER, 30 INCH, WHITE; TO CONTAIN CONNECTION MODULES FOR TELEPHONE, INTERNET, CABLE TV, SATELLITE TV WITH 364560-02-V1 SURGE PROTECTED DUPLEX POWER OUTLET. 2. POWER OUTLET INSIDE THE MEDIA BOX IS PROVIDED TO SUPPORT A ROUTER AND/OR NETWORK SWITCH. 3. ROUTE ALL CABLING THROUGH FRAMING AND SOFFITS PROVIDED. 4. EACH APARTMENT TO HAVE 1 TELEPHONE OUTLET, TV OUTLET (DATA, COAX + POWER) IN LIVING ROOM AND EVERY BEDROOM. 5. EACH APARTMENT UNIT FOR HEARING AND VISION IMPAIRED TENANTS ARE TO HAVE THE FOLLOWING AUDIO-VISUAL NOTIFICATION DEVICES: DOOR BELL; TELEPHONE; UNIT SMOKE ALARM: BUILDING FIRE ALARM. 6. ELECTRIC STRIKES AND ELECTRIFIED PANIC HARDWARE AND ASSOCIATED POWER SUPPLIES TO BE PROVIDED BY OTHERS. 7. HOMERUN CABLE TO EACH UNIT: ATT FIBER IN MICRODUCT, SPECTRUM RG-6 COAX, DIRECT TV+MATV SHARED RG-6 COAX AND CAT6. 8. REPLACE RG-6 COAX CABLES WITH RG-11 IF THE MEDIABOX IS BEYOND 150'. 9. INSIDE IDF ROOM OR CLOSET, PROVIDE A 3/4"X4'X8' FIRE RATED INSTALLATION BACKBOARD WITH SPACE FOR DISTRIBUTION EQUIPMENT OF AT&T, SPECTRUM, DIRECT TV, AND MATV. PROVIDE 2 QUAD OUTLETS ON A DEDICATED CIRCUIT, GROUNDING POINT AND SLEEVES IN THE FLOOR AND CEILING. 10. ELEVATOR PROXIMITY READERS MUST BE COMPATIBLE WITH COMMON AREA ELECTRONIC LOCKSETS. SUBCONTRACTOR TO PROVIDE SUBMITTALS FOR APPROVAL. 11. FOR ACCESS CONTROL UNIT ENTRY DOORS; DORMA KABA ELECTRONIC FOB WILL BE USED. FOR ACCESS CONTROLLED COMMON UNIT ENTRY DOORS; WIRED ACCESS, DORMA KABA MECHANICAL LOCK SETS AND ELECTRIC DOOR STRIKES WILL BE USED. FOR RESIDENTIAL UNIT ENTRY DOORS DORMA KABA IS PREFERED BY THE OWNER. SUBCONTRACTOR TO COORDINATE CONNECTIONS TO THE ELEVATOR CONTROLS WITH THE ELEVATOR TECHNICIAN TO ENSURE COMPLIANCE. DSFR 2WCS - DOOR STATUS ALARM - FOB READER - TWO WAY COMMUNICATION CALL STATION - 90° CCTV CAMERA 360° - 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW (CEILING MOUNTED) ES - ELECTRIC DOOR STRIKE - 180ª CCTV CAMERA- 2 DIRECTIONAL VIEW - WIFI IN CEILING BMX OHR OHR OHR - OVERHEAD LONG RANGE RFID READER POLE MOUNTED - BUTTERFLYMX VIDEO INTERCOM ENTRY SYSTEM PEDESTAL MOUNTED - OVERHEAD LONG RANGE RFID READER CEILING SLAB MOUNTED - BUTTERFLYMX VIDEO INTERCOM ENTRY SYSTEM WALL MOUNTED ENTITLEMENT SET 09/27/2024 T
SCE XFMR PAD
8' x 10' 120/208V SLAB BOX 7' x 12' PME
TSCE XFMR PAD 10' x 12' 277/480V GAS SWITCH 12 x 10' GAS CAP BANK 5'-6" X 6'-0" TSCE XFMR PAD 8' x 10' 120/208V
TSCE XFMR PAD 8' x 10' 120/208V
T
SCE XFMR PAD
8' x 10' 120/208V 360° 360° 180° 180° 360° BMX OHR BMX 2WCS ERL DSDS FR BMX ERL
DS
DS
ERL
DS
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FR
FR FR FR DSES FR ERL DSDSFR OHR FRESDS OHR BMX 180° 180° 180° 180° 180 ° ESDS FR FR PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2022 PHASE SHEET TITLE SHEET NO. LEGENDS KEYNOTES SHEET NOTES Project Systems Group Low Voltage+Communications+Security Design Consultant [email protected] (323) 363-1162 CONSULTANT: COASTLINE REAL ESTATE ADVISORS, INC. 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE APARTMENTS 16911 S NORMANDIE AVE GARDENA | CA 90247 FIRST FLOOR PLAN LV A1.01 FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% BRIGHTON WAY N
W 169TH ST
W 170TH ST
NORMANDIE AVE
0 16' 32' 64' 128' 1. MEDIA BOX WILL BE AN EQUIVALENT OF THE LEGRAND - ONQ ENP3050-NA WIFI COMPATIBLE, ELECTRICAL BOX STRUCTURED MEDIA ENCLOSURE WITH TRIM AND COVER, 30 INCH, WHITE; TO CONTAIN CONNECTION MODULES FOR TELEPHONE, INTERNET, CABLE TV, SATELLITE TV WITH 364560-02-V1 SURGE PROTECTED DUPLEX POWER OUTLET. 2. POWER OUTLET INSIDE THE MEDIA BOX IS PROVIDED TO SUPPORT A ROUTER AND/OR NETWORK SWITCH. 3. ROUTE ALL CABLING THROUGH FRAMING AND SOFFITS PROVIDED. 4. EACH APARTMENT TO HAVE 1 TELEPHONE OUTLET, TV OUTLET (DATA, COAX + POWER) IN LIVING ROOM AND EVERY BEDROOM. 5. EACH APARTMENT UNIT FOR HEARING AND VISION IMPAIRED TENANTS ARE TO HAVE THE FOLLOWING AUDIO-VISUAL NOTIFICATION DEVICES: DOOR BELL; TELEPHONE; UNIT SMOKE ALARM: BUILDING FIRE ALARM. 6. ELECTRIC STRIKES AND ELECTRIFIED PANIC HARDWARE AND ASSOCIATED POWER SUPPLIES TO BE PROVIDED BY OTHERS. 7. HOMERUN CABLE TO EACH UNIT: ATT FIBER IN MICRODUCT, SPECTRUM RG-6 COAX, DIRECT TV+MATV SHARED RG-6 COAX AND CAT6. 8. REPLACE RG-6 COAX CABLES WITH RG-11 IF THE MEDIABOX IS BEYOND 150'. 9. INSIDE IDF ROOM OR CLOSET, PROVIDE A 3/4"X4'X8' FIRE RATED INSTALLATION BACKBOARD WITH SPACE FOR DISTRIBUTION EQUIPMENT OF AT&T, SPECTRUM, DIRECT TV, AND MATV. PROVIDE 2 QUAD OUTLETS ON A DEDICATED CIRCUIT, GROUNDING POINT AND SLEEVES IN THE FLOOR AND CEILING. 10. ELEVATOR PROXIMITY READERS MUST BE COMPATIBLE WITH COMMON AREA ELECTRONIC LOCKSETS. SUBCONTRACTOR TO PROVIDE SUBMITTALS FOR APPROVAL. 11. FOR ACCESS CONTROL UNIT ENTRY DOORS; DORMA KABA ELECTRONIC FOB WILL BE USED. FOR ACCESS CONTROLLED COMMON UNIT ENTRY DOORS; WIRED ACCESS, DORMA KABA MECHANICAL LOCK SETS AND ELECTRIC DOOR STRIKES WILL BE USED. FOR RESIDENTIAL UNIT ENTRY DOORS DORMA KABA IS PREFERED BY THE OWNER. SUBCONTRACTOR TO COORDINATE CONNECTIONS TO THE ELEVATOR CONTROLS WITH THE ELEVATOR TECHNICIAN TO ENSURE COMPLIANCE. DSFR 2WCS - DOOR STATUS ALARM - FOB READER - TWO WAY COMMUNICATION CALL STATION - 90° CCTV CAMERA 360° - 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW (CEILING MOUNTED) ES - ELECTRIC DOOR STRIKE - 180ª CCTV CAMERA- 2 DIRECTIONAL VIEW - WIFI IN CEILING BMX OHR OHR OHR - OVERHEAD LONG RANGE RFID READER POLE MOUNTED - BUTTERFLYMX VIDEO INTERCOM ENTRY SYSTEM PEDESTAL MOUNTED - OVERHEAD LONG RANGE RFID READER CEILING SLAB MOUNTED - BUTTERFLYMX VIDEO INTERCOM ENTRY SYSTEM WALL MOUNTED ENTITLEMENT SET 09/27/2024 Xref .\TH-R2.2.dwg Xref .\TH-R2.2.dwg Xref .\TH-R2.2.dwg Xref .\TH-R2.2.dwg Xref .\TH-R2.2.dwg Xref .\TH-R2.2.dwg Xref .\TH-R2.2.dwg Xref .\TH-R2.2.dwg Xref .\TH-R2.2.dwg Xref .\UNIT A3.dwg
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NORMANDIE AVENUE
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AERIAL FIRE APPARATUS
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170TH STREET BRIGHTON WAY
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FIRE APPARATUS ACCESS ROADWAY BRIGHTON WAY 2WCS 2WCS ° 180° 180° 180° 1 2 34 5 IDF 1 2 34 5 IDF1 2 34 5 IDF 1 2 34 5 IDF 180° 2WCS 180 180 PROJECT: OWNER: The design, drawings, and written material in these documents of service are the sole property of Urban Architecture Lab. All design and related information contained herein are for use on the specified projects and shall not be duplicated, disclosed, or used without the prior written consent of Urban Architecture Lab. 1657 alvira street second floor los angeles, ca 90035 tel. 323.954.9996 www.u-a-lab.com © 2022 PHASE SHEET TITLE SHEET NO. SHEET NOTES Project Systems Group Low Voltage+Communications+Security Design Consultant [email protected] (323) 363-1162 CONSULTANT: COASTLINE REAL ESTATE ADVISORS, INC. 134 LOMITA STREET EL SEGUNDO | CA 90245 NORMANDIE APARTMENTS 16911 S NORMANDIE AVE GARDENA | CA 90247 SECOND FLOOR PLAN LV A1.02 FULL SCALE (24X36): 1/32" = 1'-0" HALF SCALE (11X17): 50% BRIGHTON WAY N W 169TH ST
W 170TH ST
NORMANDIE AVE 0 16' 32' 64' 128' LEGENDS KEYNOTES 1. MEDIA BOX WILL BE AN EQUIVALENT OF THE LEGRAND - ONQ ENP3050-NA WIFI COMPATIBLE, ELECTRICAL BOX STRUCTURED MEDIA ENCLOSURE WITH TRIM AND COVER, 30 INCH, WHITE; TO CONTAIN CONNECTION MODULES FOR TELEPHONE, INTERNET, CABLE TV, SATELLITE TV WITH 364560-02-V1 SURGE PROTECTED DUPLEX POWER OUTLET. 2. POWER OUTLET INSIDE THE MEDIA BOX IS PROVIDED TO SUPPORT A ROUTER AND/OR NETWORK SWITCH. 3. ROUTE ALL CABLING THROUGH FRAMING AND SOFFITS PROVIDED. 4. EACH APARTMENT TO HAVE 1 TELEPHONE OUTLET, TV OUTLET (DATA, COAX + POWER) IN LIVING ROOM AND EVERY BEDROOM. 5. EACH APARTMENT UNIT FOR HEARING AND VISION IMPAIRED TENANTS ARE TO HAVE THE FOLLOWING AUDIO-VISUAL NOTIFICATION DEVICES: DOOR BELL; TELEPHONE; UNIT SMOKE ALARM: BUILDING FIRE ALARM. 6. ELECTRIC STRIKES AND ELECTRIFIED PANIC HARDWARE AND ASSOCIATED POWER SUPPLIES TO BE PROVIDED BY OTHERS. 7. HOMERUN CABLE TO EACH UNIT: ATT FIBER IN MICRODUCT, SPECTRUM RG-6 COAX, DIRECT TV+MATV SHARED RG-6 COAX AND CAT6. 8. REPLACE RG-6 COAX CABLES WITH RG-11 IF THE MEDIABOX IS BEYOND 150'. 9. INSIDE IDF ROOM OR CLOSET, PROVIDE A 3/4"X4'X8' FIRE RATED INSTALLATION BACKBOARD WITH SPACE FOR DISTRIBUTION EQUIPMENT OF AT&T, SPECTRUM, DIRECT TV, AND MATV. PROVIDE 2 QUAD OUTLETS ON A DEDICATED CIRCUIT, GROUNDING POINT AND SLEEVES IN THE FLOOR AND CEILING. 10. ELEVATOR PROXIMITY READERS MUST BE COMPATIBLE WITH COMMON AREA ELECTRONIC LOCKSETS. SUBCONTRACTOR TO PROVIDE SUBMITTALS FOR APPROVAL. 11. FOR ACCESS CONTROL UNIT ENTRY DOORS; DORMA KABA ELECTRONIC FOB WILL BE USED. FOR ACCESS CONTROLLED COMMON UNIT ENTRY DOORS; WIRED ACCESS, DORMA KABA MECHANICAL LOCK SETS AND ELECTRIC DOOR STRIKES WILL BE USED. FOR RESIDENTIAL UNIT ENTRY DOORS DORMA KABA IS PREFERED BY THE OWNER. SUBCONTRACTOR TO COORDINATE CONNECTIONS TO THE ELEVATOR CONTROLS WITH THE ELEVATOR TECHNICIAN TO ENSURE COMPLIANCE. DSFR 2WCS - DOOR STATUS ALARM - FOB READER - TWO WAY COMMUNICATION CALL STATION - 90° CCTV CAMERA 360° - 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW (CEILING MOUNTED) ES - ELECTRIC DOOR STRIKE - 180ª CCTV CAMERA- 2 DIRECTIONAL VIEW - WIFI IN CEILING BMX OHR OHR OHR - OVERHEAD LONG RANGE RFID READER POLE MOUNTED - BUTTERFLYMX VIDEO INTERCOM ENTRY SYSTEM PEDESTAL MOUNTED - OVERHEAD LONG RANGE RFID READER CEILING SLAB MOUNTED - BUTTERFLYMX VIDEO INTERCOM ENTRY SYSTEM WALL MOUNTED ENTITLEMENT SET 09/27/2024 AT&T EQUIPMENT BOX SPECTRUM EQUIPMENT BACK BOX DIRECTV BACK BOX MATV BACK BOX PROVIDE 4' X 8' X 3/4" FIRE RATED BACKBOARD 12345 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET BRIGHTON WAY
FIRE APPARATUS ACCESS ROADWAY
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DN DN DN DN DN DN DN DN DN
DN DN DN DN DN DN DN DN DN DN DN DN DN DN DN DN
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W 170TH ST
NORMANDIE AVE 0 16' 32' 64' 128' LEGENDS KEYNOTES 1. MEDIA BOX WILL BE AN EQUIVALENT OF THE LEGRAND - ONQ ENP3050-NA WIFI COMPATIBLE, ELECTRICAL BOX STRUCTURED MEDIA ENCLOSURE WITH TRIM AND COVER, 30 INCH, WHITE; TO CONTAIN CONNECTION MODULES FOR TELEPHONE, INTERNET, CABLE TV, SATELLITE TV WITH 364560-02-V1 SURGE PROTECTED DUPLEX POWER OUTLET. 2. POWER OUTLET INSIDE THE MEDIA BOX IS PROVIDED TO SUPPORT A ROUTER AND/OR NETWORK SWITCH. 3. ROUTE ALL CABLING THROUGH FRAMING AND SOFFITS PROVIDED. 4. EACH APARTMENT TO HAVE 1 TELEPHONE OUTLET, TV OUTLET (DATA, COAX + POWER) IN LIVING ROOM AND EVERY BEDROOM. 5. EACH APARTMENT UNIT FOR HEARING AND VISION IMPAIRED TENANTS ARE TO HAVE THE FOLLOWING AUDIO-VISUAL NOTIFICATION DEVICES: DOOR BELL; TELEPHONE; UNIT SMOKE ALARM: BUILDING FIRE ALARM. 6. ELECTRIC STRIKES AND ELECTRIFIED PANIC HARDWARE AND ASSOCIATED POWER SUPPLIES TO BE PROVIDED BY OTHERS. 7. HOMERUN CABLE TO EACH UNIT: ATT FIBER IN MICRODUCT, SPECTRUM RG-6 COAX, DIRECT TV+MATV SHARED RG-6 COAX AND CAT6. 8. REPLACE RG-6 COAX CABLES WITH RG-11 IF THE MEDIABOX IS BEYOND 150'. 9. INSIDE IDF ROOM OR CLOSET, PROVIDE A 3/4"X4'X8' FIRE RATED INSTALLATION BACKBOARD WITH SPACE FOR DISTRIBUTION EQUIPMENT OF AT&T, SPECTRUM, DIRECT TV, AND MATV. PROVIDE 2 QUAD OUTLETS ON A DEDICATED CIRCUIT, GROUNDING POINT AND SLEEVES IN THE FLOOR AND CEILING. 10. ELEVATOR PROXIMITY READERS MUST BE COMPATIBLE WITH COMMON AREA ELECTRONIC LOCKSETS. SUBCONTRACTOR TO PROVIDE SUBMITTALS FOR APPROVAL. 11. FOR ACCESS CONTROL UNIT ENTRY DOORS; DORMA KABA ELECTRONIC FOB WILL BE USED. FOR ACCESS CONTROLLED COMMON UNIT ENTRY DOORS; WIRED ACCESS, DORMA KABA MECHANICAL LOCK SETS AND ELECTRIC DOOR STRIKES WILL BE USED. FOR RESIDENTIAL UNIT ENTRY DOORS DORMA KABA IS PREFERED BY THE OWNER. SUBCONTRACTOR TO COORDINATE CONNECTIONS TO THE ELEVATOR CONTROLS WITH THE ELEVATOR TECHNICIAN TO ENSURE COMPLIANCE. DSFR 2WCS - DOOR STATUS ALARM - FOB READER - TWO WAY COMMUNICATION CALL STATION - 90° CCTV CAMERA 360° - 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW (CEILING MOUNTED) ES - ELECTRIC DOOR STRIKE - 180ª CCTV CAMERA- 2 DIRECTIONAL VIEW - WIFI IN CEILING BMX OHR OHR OHR - OVERHEAD LONG RANGE RFID READER POLE MOUNTED - BUTTERFLYMX VIDEO INTERCOM ENTRY SYSTEM PEDESTAL MOUNTED - OVERHEAD LONG RANGE RFID READER CEILING SLAB MOUNTED - BUTTERFLYMX VIDEO INTERCOM ENTRY SYSTEM WALL MOUNTED AT&T EQUIPMENT BOX SPECTRUM EQUIPMENT BACK BOX DIRECTV BACK BOX MATV BACK BOX PROVIDE 4' X 8' X 3/4" FIRE RATED BACKBOARD 12345 ENTITLEMENT SET 09/27/2024 T CORRIDOR CORRIDOR COURTYARD I BELOW (L3) COURTYARD II BELOW (L3) ST-1 EL-2 ST-3 EL-3 B1 B1 B1 C2 B3 B3 B3 B3 C5 A1A1A1A1B1A1B2 B3B3 B3 B3 B3 B3 B3 B3 A1a C3a B1 B1 A1a B1 B1 B1 A1 A1 B1 B1 B1 A1 A1 B1B1 ST-2 B1 B6 B4 OPEN SPACE BELOW DOG PARK BELOW SLOPED ROOF PORTION FLAT ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION FLAT ROOF PORTION SLOPED ROOF PORTION A3 C3 C3 C3 C3 C3 A3 C2 B1 C3 CORRIDOR B7 B1 B2 B2 B1B2 C3a A1a C3a A1 DN C3 EL-1 OPEN TO BELOW C2a ST-5 EL-4T ST-4 OPEN SPACE BELOW AMENITY BELOW 170TH STREET