16. MUTUAL FUNDS AND MONEY MARKET MUTUAL FUNDS that are registered with the Securities and Exchange Commission under the Investment Company Act of 1940, provided that:
DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E 10 MUTUAL FUNDS that invest in the securities and obligations as authorized under California Government Code, Section 53601 (a) to (k) and (m) to (q) inclusive and that meet either of the following criteria:
1. Attained the highest ranking or the highest letter and numerical rating provided by not less than two (2) NRSROs; or
2. Have retained an investment adviser registered or exempt from registration with the Securities and Exchange Commission with not less than five years’ experience investing in the securities and obligations authorized by California Government Code, Section 53601 and with assets under management in excess of $500 million.
3. No more than 10% of the total portfolio may be invested in shares of any one mutual fund.
b. MONEY MARKET MUTUAL FUNDS registered with the Securities and Exchange Commission under the Investment Company Act of 1940 and issued by diversified management companies and meet either of the following criteria:
1. Have attained the highest ranking or the highest letter and numerical rating provided by not less than two (2) NRSROs; or
2. Have retained an investment adviser registered or exempt from registration with the Securities and Exchange Commission with not less than five years’ experience managing money market mutual funds with assets under management in excess of $500 million.
3. No more than 20% of the total portfolio may be invested in the shares of any one Money Market Mutual Fund.
c. No more than 20% of the total portfolio may be invested in these securities.
17. SUPRANATIONALS, provided that:
Issues are US dollar denominated senior unsecured unsubordinated obligations issued or unconditionally guaranteed by the International Bank for Reconstruction and Development, International Finance Corporation, or Inter-American Development Bank.
The securities are rated in a rating category of “AA” or its equivalent or better by a NRSRO.
No more than 30% of the total portfolio may be invested in these securities. No more than 10% of the total portfolio may be invested in any single issuer. The maximum maturity does not exceed five (5) years.
X. PROHIBITED INVESTMENT VEHICLES AND PRACTICES
State law notwithstanding, any investments not specifically described herein are prohibited, including, but not limited to futures and options. In accordance with Government Code, Section 53601.6, investment in inverse floaters, range notes, or mortgage derived interest-only strips is prohibited. No surplus city funds shall be invested in any repurchase agreements, reverse repurchase agreements, derivatives or noncollateralized corporate notes DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E 11 Investment in any security that could result in a zero interest accrual if held to maturity is prohibited. Under a provision sunsetting on January 1, 2026, securities backed by the U.S. Government that could result in a zero- or negative-interest accrual if held to maturity are permitted.
Trading securities for the sole purpose of speculating on the future direction of interest rates is prohibited.
Purchasing or selling securities on margin is prohibited. The purchase of foreign currency denominated securities is prohibited. The purchase of a security with a forward settlement date exceeding 45 days from the time of investment is prohibited.
XI. INVESTMENT POOLS/MUTUAL FUNDS
The City of Gardena shall conduct a thorough investigation of any pool or mutual fund prior to making an investment, and on a continual basis thereafter. The Treasurer shall develop a questionnaire which will answer the following general questions:
1. A description of eligible investment securities, and a written statement of investment policy and objectives.
2. A description of interest calculations and how it is distributed, and how gains and losses are treated.
3. A description of how the securities are safeguarded (including the settlement processes), and how often the securities are priced and the program audited.
4. A description of who may invest in the program, how often, what size deposit and withdrawal are allowed.
5. A schedule for receiving statements and portfolio listings.
6. Are reserves, retained earnings, etc. utilized by the pool/fund?
7. A fee schedule, and when and how is it assessed.
8. Is the pool/fund eligible for bond proceeds and/or will it accept such proceeds? XII. COLLATERALIZATION
CERTIFICATES OF DEPOSIT (CDS). The City of Gardena shall require any commercial bank or savings and loan association to deposit eligible securities with an agency of a depository approved by the State Banking Department to secure any uninsured portion of a Non-Negotiable Certificate of Deposit. The value of eligible securities as defined pursuant to California Government Code, Section 53651, pledged against a Certificate of Deposit shall be equal to 150% of the face value of the CD if the securities are classified as mortgages and 110% of the face value of the CD for all other classes of security.
COLLATERALIZATION OF BANK DEPOSITS. This is the process by which a bank or financial institution pledges securities, or other deposits for the purpose of securing repayment of deposited funds. The City of Gardena shall require any bank or financial institution to comply with the collateralization criteria defined in California Government Code, Section 53651.
DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E 12 XIII. DELIVERY, SAFEKEEPING AND CUSTODY
DELIVERY-VERSUS-PAYMENT (DVP). All investment transactions shall be conducted on a delivery-versus-payment basis.
SAFEKEEPING AND CUSTODY. To protect against potential losses due to failure of individual securities dealers, and to enhance access to securities, interest payments and maturity proceeds, all cash and securities in the City of Gardena’s portfolio shall be held in safekeeping in the City of Gardena’s name by a third party custodian, acting as agent for the City of Gardena under the terms of a custody agreement executed by the bank and the City of Gardena. All investment transactions will require a safekeeping receipt or acknowledgment generated from the trade. A monthly report will be received by the City of Gardena from the custodian listing all securities held in safekeeping with current market data and other information.
The only exceptions to the foregoing shall be depository accounts and securities purchases made with: (i) local government investment pools; (ii) time certificates of deposit, and, (iii) money mutual funds, since the purchased securities are not deliverable.
XIV. MAXIMUM MATURITY
To the extent possible, investments shall be matched with anticipated cash flow requirements and known future liabilities.
The City of Gardena will not invest in securities maturing more than five (5) years from the date of trade settlement, unless the City Council has by resolution granted authority to make such an investment.
XV. RISK MANAGEMENT AND DIVERSIFICATION
MITIGATING CREDIT RISK IN THE PORTFOLIO
Credit risk is the risk that a security or a portfolio will lose some or all of its value due to a real or perceived change in the ability of the issuer to repay its debt. The City of Gardena will mitigate credit risk by adopting the following strategies:
The diversification requirements included in the “Authorized Investments” section of this policy are designed to mitigate credit risk in the portfolio.
No more than 5% of the total portfolio may be deposited with or invested in securities issued by any single issuer unless otherwise specified in this policy.
The City of Gardena may elect to sell a security prior to its maturity and record a capital gain or loss in order to manage the quality, liquidity or yield of the portfolio in response to market conditions or City of Gardena’s risk preferences.
If securities owned by the City of Gardena are downgraded by an NRSRO to a level below the quality required by this investment policy, it will be the City of Gardena’s DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E 13 policy to review the credit situation and make a determination as to whether to sell or retain such securities in the portfolio.
If a security is downgraded, the Treasurer will use discretion in determining whether to sell or hold the security based on its current maturity, the economic outlook for the issuer, and other relevant factors.
If a decision is made to retain a downgraded security in the portfolio, its presence in the portfolio will be monitored and reported monthly to the City Council.
MITIGATING MARKET RISK IN THE PORTFOLIO
Market risk is the risk that the portfolio value will fluctuate due to changes in the general level of interest rates. The City of Gardena recognizes that, over time, longer-term portfolios have the potential to achieve higher returns. On the other hand, longer-term portfolios have higher volatility of return. The City of Gardena will mitigate market risk by providing adequate liquidity for short-term cash needs, and by making longer-term investments only with funds that are not needed for current cash flow purposes.
The City of Gardena further recognizes that certain types of securities, including variable rate securities, securities with principal paydowns prior to maturity, and securities with embedded options, will affect the market risk profile of the portfolio differently in different interest rate environments. The City of Gardena, therefore, adopts the following strategies to control and mitigate its exposure to market risk:
The City of Gardena will maintain a minimum of six months of budgeted operating expenditures in short term investments to provide sufficient liquidity for expected disbursements.
The maximum stated final maturity of individual securities in the portfolio will be five (5) years, except as otherwise stated in this policy.
The duration of the portfolio will generally be approximately equal to the duration (typically, plus or minus 20%) of a Market Benchmark, an index selected by the City of Gardena based on the City of Gardena’s investment objectives, constraints and risk tolerances.
XVI. REVIEW OF INVESTMENT PORTFOLIO
The Treasurer shall periodically, but no less than quarterly, review the portfolio to identify investments that do not comply with this investment policy and establish protocols for reporting major and critical incidences of noncompliance to the City Council.
XVII. PERFORMANCE EVALUATION
The investment portfolio shall be designed to attain a market-average rate of return throughout budgetary and economic cycles, taking into account the City of Gardena’s risk DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 6/26/2024
Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E 15 GLOSSARY OF INVESTMENT TERMS
AGENCIES. Shorthand market terminology for any obligation issued by a government-sponsored entity (GSE), or a federally related institution. Most obligations of GSEs are not guaranteed by the full faith and credit of the US government. Examples are:
FFCB. The Federal Farm Credit Bank System provides credit and liquidity in the agricultural industry. FFCB issues discount notes and bonds.
FHLB. The Federal Home Loan Bank provides credit and liquidity in the housing market. FHLB issues discount notes and bonds.
FHLMC. Like FHLB, the Federal Home Loan Mortgage Corporation provides credit and liquidity in the housing market. FHLMC, also called “FreddieMac” issues discount notes, bonds and mortgage pass-through securities.
FNMA. Like FHLB and FreddieMac, the Federal National Mortgage Association was established to provide credit and liquidity in the housing market. FNMA, also known as “FannieMae,” issues discount notes, bonds and mortgage pass-through securities.
GNMA. The Government National Mortgage Association, known as “GinnieMae,” issues mortgage pass-through securities, which are guaranteed by the full faith and credit of the US Government.
PEFCO. The Private Export Funding Corporation assists exporters. Obligations of PEFCO are not guaranteed by the full faith and credit of the US government.
TVA. The Tennessee Valley Authority provides flood control and power and promotes development in portions of the Tennessee, Ohio, and Mississippi River valleys. TVA currently issues discount notes and bonds.
ASSET BACKED SECURITIES. Securities supported by pools of installment loans or leases or by pools of revolving lines of credit.
AVERAGE LIFE. In mortgage-related investments, including CMOs, the average time to expected receipt of principal payments, weighted by the amount of principal expected.
BANKER’S ACCEPTANCE. A money market instrument created to facilitate international trade transactions.
It is highly liquid and safe because the risk of the trade transaction is transferred to the bank which “accepts” the obligation to pay the investor.
BENCHMARK. A comparison security or portfolio. A performance benchmark is a partial market index, which reflects the mix of securities allowed under a specific investment policy.
BROKER. A broker brings buyers and sellers together for a transaction for which the broker receives a commission. A broker does not sell securities from their own position.
CALLABLE. A callable security gives the issuer the option to call it from the investor prior to its maturity.
The main cause of a call is a decline in interest rates. If interest rates decline, the issuer will likely call its current securities and reissue them at a lower rate of interest.
CALIFORNIA ASSET MANAGEMENT PROGRAM (CAMP). CAMP is a Joint Powers Authority which was established to provide local California governments with investment management services. The CAMP Pool investment option offers daily liquidity and underscores safety of principal and liquidity as the primary objectives.
CERTIFICATE OF DEPOSIT (CD). A time deposit with a specific maturity evidenced by a certificate.
COLLATERAL. Securities or cash pledged by a borrower to secure repayment of a loan or repurchase agreement. Also, securities pledged by a financial institution to secure deposits of public monies.
COLLATERALIZED BANK DEPOSIT. A bank deposit that is collateralized at least 100% (principal plus interest to maturity). The deposit is collateralized using assets set aside by the issuer such as Treasury securities or other qualified collateral to secure the deposit in excess of the limit covered by the Federal Deposit Insurance Corporation.
DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E 16 COLLATERALIZED MORTGAGE OBLIGATIONS (CMO). Classes of bonds that redistribute the cash flows of mortgage securities (and whole loans) to create securities that have different levels of prepayment risk, as compared to the underlying mortgage securities.
COLLATERALIZED TIME DEPOSIT. Time deposits that are collateralized at least 100% (principal plus interest to maturity). These instruments are collateralized using assets set aside by the issuer such as Treasury securities or other qualified collateral to secure the deposit in excess of the limit covered by the Federal Deposit Insurance Corporation.
COMMERCIAL PAPER. The short-term unsecured debt of corporations.
COUPON. The rate of return at which interest is paid on a bond.
CREDIT RISK. The risk that principal and/or interest on an investment will not be paid in a timely manner due to changes in the condition of the issuer.
DEALER. A dealer acts as a principal in security transactions, selling securities from and buying securities for their own position.
DELIVERY VS. PAYMENT (DVP). A securities industry procedure whereby payment for a security must be made at the time the security is delivered to the purchaser’s agent.
DERIVATIVE. Any security that has principal and/or interest payments which are subject to uncertainty (but not for reasons of default or credit risk) as to timing and/or amount, or any security which represents a component of another security which has been separated from other components (“Stripped” coupons and principal). A derivative is also defined as a financial instrument the value of which is totally or partially derived from the value of another instrument, interest rate, or index.
DISCOUNT. The difference between the par value of a bond and the cost of the bond, when the cost is below par. Some short-term securities, such as T-bills and banker’s acceptances, are known as discount securities. They sell at a discount from par and return the par value to the investor at maturity without additional interest. Other securities, which have fixed coupons, trade at a discount when the coupon rate is lower than the current market rate for securities of that maturity and/or quality.
DIVERSIFICATION. Dividing investment funds among a variety of investments to avoid excessive exposure to any one source of risk.
DURATION. The weighted average time to maturity of a bond where the weights are the present values of the future cash flows. Duration measures the price sensitivity of a security to changes interest rates.
FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC). The Federal Deposit Insurance Corporation (FDIC) is an independent federal agency insuring deposits in U.S. banks and thrifts in the event of bank failures. The FDIC was created in 1933 to maintain public confidence and encourage stability in the financial system through the promotion of sound banking practices.
FEDERALLY INSURED TIME DEPOSIT. A time deposit is an interest-bearing bank deposit account that has a specified date of maturity, such as a certificate of deposit (CD). These deposits are limited to funds insured in accordance with FDIC insurance deposit limits.
FIDUCIARY. A person or organization that acts on behalf of another person(s) or organization that puts their clients’ interest ahead of their own as they are bound both legally and ethically to act in the other’s best interests.
INVESTMENT TRUST OF CALIFORNIA (CALTRUST). CalTrust is a Joint Powers Authority formed by public agencies in California for the purposes of pooling and investing local public agency funds.
The accounts seek to attain a high-level of current income that is consistent with the preservation of principal in compliance with restrictions and limits placed by CA statue.
LEVERAGE. Borrowing funds in order to invest in securities that have the potential to pay earnings at a rate higher than the cost of borrowing.
LIQUIDITY. The speed and ease with which an asset can be converted to cash.
LOCAL AGENCY INVESTMENT FUND (LAIF). A voluntary investment fund open to government entities and certain non-profit organizations in California that is managed by the State Treasurer’s Office.
LOCAL GOVERNMENT INVESTMENT POOL. Investment pools that range from the State Treasurer’s Office Local Agency Investment Fund (LAIF) to county pools, to Joint Powers Authorities (JPAs). These funds are not subject to the same SEC rules applicable to money market mutual funds.
DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E 17 LOS ANGELES COUNTY POOLED INVESTMENT FUND (LACPIF). LACPIF is a Joint Powers Authority maintained by the Los Angeles County Treasurer and Tax Collector created for the benefit of local agencies.
MAKE WHOLE CALL. A type of call provision on a bond that allows the issuer to pay off the remaining debt early. Unlike a call option, with a make whole call provision, the issuer makes a lump sum payment that equals the net present value (NPV) of future coupon payments that will not be paid because of the call. With this type of call, an investor is compensated, or "made whole." MARGIN. The difference between the market value of a security and the loan a broker makes using that security as collateral.
MARKET RISK. The risk that the value of securities will fluctuate with changes in overall market conditions or interest rates.
MARKET VALUE. The price at which a security can be traded.
MATURITY. The final date upon which the principal of a security becomes due and payable. The investment’s term or remaining maturity is measured from the settlement date to final maturity.
MEDIUM TERM NOTES. Unsecured, investment-grade senior debt securities of major corporations which are sold in relatively small amounts on either a continuous or an intermittent basis. MTNs are highly flexible debt instruments that can be structured to respond to market opportunities or to investor preferences.
MODIFIED DURATION. The percent change in price for a 100-basis point change in yields. Modified duration is the best single measure of a portfolio’s or security’s exposure to market risk.
MONEY MARKET. The market in which short-term debt instruments (T-bills, discount notes, commercial paper, and banker’s acceptances) are issued and traded.
MONEY MARKET MUTUAL FUND. A mutual fund that invests exclusively in short-term securities.
Examples of investments in money market funds are certificates of deposit and U.S. Treasury securities. Money market funds attempt to keep their net asset values at $1 per share.
MORTGAGE PASS-THROUGH SECURITIES. A securitized participation in the interest and principal cash flows from a specified pool of mortgages. Principal and interest payments made on the mortgages are passed through to the holder of the security.
MUNICIPAL SECURITIES. Securities issued by state and local agencies to finance capital and operating expenses.
MUTUAL FUND. An entity which pools the funds of investors and invests those funds in a set of securities which is specifically defined in the fund’s prospectus. Mutual funds can be invested in various types of domestic and/or international stocks, bonds, and money market instruments, as set forth in the individual fund’s prospectus. For most large, institutional investors, the costs associated with investing in mutual funds are higher than the investor can obtain through an individually managed portfolio.
NATIONALLY RECOGNIZED STATISTICAL RATING ORGANIZATION (NRSRO).
A credit rating agency that the Securities and Exchange Commission in the United States uses for regulatory purposes. Credit rating agencies provide assessments of an investment's risk. The issuers of investments, especially debt securities, pay credit rating agencies to provide them with ratings. The three most prominent NRSROs are Fitch, S&P, and Moody's.
NEGOTIABLE CERTIFICATE OF DEPOSIT (CD). A short-term debt instrument that pays interest and is issued by a bank, savings or federal association, state or federal credit union, or state-licensed branch of a foreign bank. Negotiable CDs are traded in a secondary market.
PAYDOWN. A reduction in the principal amount owed on a bond, loan, or other debt.
PLACEMENT SERVICE DEPOSITS. A private service that allows local agencies to invest in FDIC-insured deposits with one or more banks, savings and loans, and credit unions located in the United States.
IntraFi (formerly known as CDARS) is an example of an entity that provides this service.
PRIMARY DEALER. A financial institution (1) that is a trading counterparty with the Federal Reserve in its execution of market operations to carry out U.S. monetary policy, and (2) that participates for statistical reporting purposes in compiling data on activity in the U.S. Government securities market.
DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E 18 PRUDENT PERSON (PRUDENT INVESTOR) RULE. A standard of responsibility which applies to fiduciaries.
In California, the rule is stated as “Investments shall be managed with the care, skill, prudence and diligence, under the circumstances then prevailing, that a prudent person, acting in a like capacity and familiar with such matters, would use in the conduct of an enterprise of like character and with like aims to accomplish similar purposes.”
REPURCHASE AGREEMENT. Short-term purchases of securities with a simultaneous agreement to sell the securities back at a higher price. From the seller’s point of view, the same transaction is a reverse repurchase agreement.
SAFEKEEPING. A service to bank customers whereby securities are held by the bank in the customer’s name.
SECURITIES AND EXCHANGE COMMISSION (SEC). The U.S. Securities and Exchange Commission (SEC) is an independent federal government agency responsible for protecting investors, maintaining fair and orderly functioning of securities markets and facilitating capital formation. It was created by Congress in 1934 as the first federal regulator of securities markets. The SEC promotes full public disclosure, protects investors against fraudulent and manipulative practices in the market, and monitors corporate takeover actions in the United States.
SECURITIES AND EXCHANGE COMMISSION SEC) RULE 15C3-1. An SEC rule setting capital requirements for brokers and dealers. Under Rule 15c3-1, a broker or dealer must have sufficient liquidity in order to cover the most pressing obligations. This is defined as having a certain amount of liquidity as a percentage of the broker/dealer's total obligations. If the percentage falls below a certain point, the broker or dealer may not be allowed to take on new clients and may have restrictions placed on dealings with current client.
STRUCTURED NOTE. Notes issued by Government Sponsored Enterprises (FHLB, FNMA, etc.) and Corporations, which have imbedded options (e.g., call features, step-up coupons, floating rate coupons, derivative-based returns) into their debt structure. Their market performance is impacted by the fluctuation of interest rates, the volatility of the imbedded options and shifts in the shape of the yield curve.
SUPRANATIONAL. A Supranational is a multi-national organization whereby member states transcend national boundaries or interests to share in the decision making to promote economic development in the member countries.
TOTAL RATE OF RETURN. A measure of a portfolio’s performance over time. It is the internal rate of return, which equates the beginning value of the portfolio with the ending value; it includes interest earnings, realized and unrealized gains, and losses in the portfolio.
U.S. TREASURY OBLIGATIONS. Securities issued by the U.S. Treasury and backed by the full faith and credit of the United States. Treasuries are considered to have no credit risk and are the benchmark for interest rates on all other securities in the US and overseas. The Treasury issues both discounted securities and fixed coupon notes and bonds.
TREASURY BILLS. All securities issued with initial maturities of one year or less are issued as discounted instruments and are called Treasury bills. The Treasury currently issues three- and six-month T- bills at regular weekly auctions. It also issues “cash management” bills as needed to smooth out cash flows.
TREASURY NOTES. All securities issued with initial maturities of two to ten years are called Treasury notes and pay interest semi-annually.
TREASURY BONDS. All securities issued with initial maturities greater than ten years are called Treasury bonds. Like Treasury notes, they pay interest semi-annually.
YIELD TO MATURITY. The annualized internal rate of return on an investment which equates the expected cash flows from the investment to its cost.
DocuSign Envelope ID: EE151093-717B-4CB6-A375-0E25BA3DD071 Docusign Envelope ID: 8E78A8F6-9126-4E5D-B756-0FA86007A75E City of Gardena
Gardena City Council Meeting
AGENDA REPORT SUMMARY
Agenda Item No. 13.A
Section: DEPARTMENTAL
ITEMS - COMMUNITY
DEVELOPMENT
Meeting Date: January 28, 2025
TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL AGENDA TITLE:
Second Reading and Adoption of Ordinance No. 1878
, 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
PROJECT LOCATION: 16829, 16835, 16907, and 16911 S. Normandie Avenue OTHER LOCATIONS: 16964 Brighton Avenue and unaddressed Union Pacific Railroad parcel (APN: 6106-030-800)
APPLICANT: Fred Shaffer and Steve Ludwig – 16911 Normandie Associates, LLC COUNCIL ACTION REQUIRED:
Staff Recommendation: Adopt Ordinance No. 1878
RECOMMENDATION AND STAFF SUMMARY:
On January 14, 2025, the Gardena City Council held a public hearing regarding Ordinance No. 1878, which establishes the Normandie Crossing Specific Plan. At the conclusion of the hearing, the City Council adopted three resolutions approving the project, and then introduced Ordinance No. 1878 with the amendment to have the Development Agreement require a quarterly Local Supplier Report.
The ordinance is now being presented to the City Council for its second reading and adoption.
FINANCIAL IMPACT/COST:
ATTACHMENTS:
Ordinance No. 1878
Exhibit A - Normandie Crossing Specific Plan Zone Change for ZC #4-21 Exhibit B - Normandie Crossing Specific Plan
Exhibit C - Project Plans
Exhibit D - Conditions of Approval
Exhibit E - Development Agreement
Exhibit F - Affordable Housing Agreement
APPROVED:
___________________________________
Clint Osorio, City Manager
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 reque sted 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 high- density, 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 affordab le 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 6
th 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 above- moderate 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 follo wing 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 indi viduals 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 y ear 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 one- year 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 non- transportation 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 chan ge 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 high- density 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 lo cal 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 provid e 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 6 th 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 6 th
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 Overla y (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) fr om 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. 162 nd 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
28 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
January 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
CITY OF GARDENA
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 c onsistent 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 t hree- 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 acc ess 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 a n approximate six- square-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 t o 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.
CITY OF GARDENA
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 mil e) 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 buildi ng 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 f our 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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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 f eet, 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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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 #4-21)
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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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 l ocated 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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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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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 Alquist- Priolo 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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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
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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 refinery- related 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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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 t o 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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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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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 develo pment 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 multi- family 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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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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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 two - way 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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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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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 166 th 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 eastbo und and westbound stops are
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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 182 nd
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 (6 5 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 ar e 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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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. T o 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-sit
e 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-S haring 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-t
ime 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.
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24 Figure 6. Grading Plan
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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 overt axes 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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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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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 landsca pe 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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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 s pace 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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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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30 Figure 7b. Rooftop (Subarea A)
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31 Figure 7c. Dog Park (Subarea A)
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32 Figure 7d. Pool Court and Amenities (Subarea A)
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33 Figure 7e. Central Courtyard (Subarea A)
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34 Figure 7f. Pool Court and Amenities (Subarea B)
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35 Figure 7g. Dog Park (Subarea B)
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36 Figure 7h. Pocket Park (Subarea B)
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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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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 me chanical 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 me chanical equipment, stairwells, canopies, or shade structures).
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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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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 169
th 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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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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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 three- feet 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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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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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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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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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 edg es 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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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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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: Enc ourage 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 ho using 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: I mplement 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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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 HO- 30 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.
P olicy 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: P
romote sound housing and attractive and safe residential neighborhoods.
LU 1.2: Protect existing sound residential neighborhoods from incompatible uses and development.
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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: P rovide adequate residential amenities such as open space, recreation, off- street parking and pedestrian features in multi-family residential developments.
LU 1.6: Ens ure residential densities are compatible with available public service and infrastructure systems.
LU 1.8: Minimize through-t
raffic 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.
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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 P lan, 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,
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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: P rovide 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: R equire appropriate setbacks, massing, articulation and height limits to provide privacy and compatibility where multiple family housing is developed adjacent to single-family housing.
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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: P rovide 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: I ncorporate 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: P rovide well -designed and safe parking areas that maximize security, surveillance, and efficient access to building entrances.
DS 2.14: R equire 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 high- quality residential development that is intended to serve as a catalys t 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
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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 with in 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 Sp ecific 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 pro ject and create more attractive and livable sp aces 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
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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 Speci fic 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: M aintain and expand sidewalk installation and repair programs, particularly in areas where sidewalks link residential neighborhoods to local schools, parks, and shopping areas.
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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.
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57 CN Goal 4: Conserve energy resources through the use of technology and conservation methods.
CN 4.1: Enc ourage innovative building designs that conserve and minimize energy consumption.
CN 4.2: R equire 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 co nform 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: Ens ure 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.
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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: R equire compliance with seismic safety standards in the Unified Building Code.
PS 2.4: R equire 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: R equire proposed projects to be reviewed for compatibility with nearby noise-sensitive land uses with the intent of reducing noise impacts.
N 2.6: R equire 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.
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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: Re quire 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.
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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.
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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
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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 det ermined 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.
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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
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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
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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
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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
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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 ground - disturbing 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 sig nificance, 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 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.
During
Construction Phases
Involving Ground-
Disturbing Activities
Resources
Monitoring &
Complete Daily
Monitoring Logs
CITY OF GARDENA
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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-disturb ing 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
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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 buri al, 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-nas-
gna 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 div erted, 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
-or-
24-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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
HALF SCALE (11X17): 50%
11/01/2024
G0.00
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
123
45 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 90245NORMANDIE AVE
W 170TH ST
W 169TH 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 XXX
X
X
XXXXX X X
X
XXXXX
XXXXXXXX
XXXXXXXXX
X X X
X
X
X
X
X
X
X
X
XX
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
DNUP
SLAB BOX
7' x 12'
PMET
SCE 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 XXX
X
X
XXXXX X X
X
XXXXXXXXXXXXXXXXXXXXXX
X X X
X
X
X
X
X
X
X
XXXX
X
XX
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 XXX
X
X
XXXXX X X
X
XXXXXXXXXXXXXXXXXXXXXX
X X X
X
X
X
X
X
X
X
XXXX
X
XX
X X
X
X
X
X
X
X
X
X
X
X
X
X
UP
DN DN
UP
DN
DN
UP
DN
UP
DNDNDN DNDN DNDN DNDN
DN DNDN DNDN DNDN DN
DN DNDNDN DNDN DN DN
DN DNDN DNDN DNDN 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
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
170TH STREET
(54' WIDE PAVED PUBLIC STREET)
FIRE APPARATUS ACCESS ROADWAY
ADJ.
PROPERTY
(NOT A
PART)
BRIGHTON WAY
X X XXX
X
X
XXXXX X X
X
XXXXX
XXXXXXXX
XXXXXXXXX
X X X
X
X
X
X
X
X
X
X
XX
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 SFAMENITY 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 XXX
X
X
XXXXX X X
X
XXXXXXXXXXXXXXXXXXXXXX
X X X
X
X
X
X
X
X
X
XXXX
X
XX
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'
PMET
SCE 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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
HALF SCALE (11X17): 50%
0 32' 64' 128' 256'
FULL SCALE (24X36): 1/64" = 1'-0"
11/01/2024
G2.10
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 XXX
X
X
XX
XXX X X
X
XXXX
X
XXXXXXXX
XXX
XXXXX
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
DNDNDN DNDN DNDN DNDN
DN DNDN DNDN DNDN DN
DN DNDNDN DNDN DN DN
DN DNDN DNDN DNDN 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
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
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
BRIGHTON WAY
ADJ.
PROPERTY
(NOT A
PART)
X X XXX
X
X
XX
XXX X X
X
XXXXXXXXXXXXXX
XXXXXXXX
X X X
X
X
X
X
X
XX
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
DNUP
SLAB BOX
7' x 12'
PMET
SCE 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 XXX
X
X
XX
XXX X X
X
XXXX
X
XXXXXXXXX
XXXXX
XXX
X X X
X
X
X
X
X
X
X
XXXX
X
XX
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 XXX
X
X
XX
XXX X X
X
XXXXXXXXXXXXXX
XXXXXXXX
X X X
X
X
X
X
X
X
X
X
XX
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
HALF SCALE (11X17): 50%
0 32' 64' 128' 256'
FULL SCALE (24X36): 1/64" = 1'-0"
11/01/2024
G2.20
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
DNUP
SLAB BOX
7' x 12'
PMET
SCE 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"
42" MAX PARAPET HEIGHT (LACFC 504.5)
EAVE LINE AT UNDER 30'-0"
42" MAX PARAPET
HEIGHT (LACFC 504.5)
+/-3'-11"
HYDRANT
TO PL
7'-4"
HYDRANT
TO PL
23'-0"
CURB TO
EXT. WALL
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)
POOLAMENITY
PARKING GARAGE
LOBBY
DOG PARK
AMENITY I
BOH
ELEC ROOM
BOH
TRASH / RECYCLEST-5
ST-1EL-2
EL-1
ST-2ST-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
WALKWAYWALKWAYWALKWAYWALKWAY
WALKWAY
WALKWAY
WALKWAY
WALKWAY
DOG PARK
WALKWAY
EXIT
EXIT
EXIT
EXITEXIT
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
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
46'-0"TURNING RADIUS
32'-0"TURNING RADIUS
46'-0"TURNING RADIUS
32'-0"TURNING RADIUS
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
46'-0"TURNING RADIUS
32'-0"
TURNING RADIUS
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
LACFD ACCESSLACFD ACCESS
LACFD ACCESS
LACFD ACCESS
LACFD ACCESS
OPEN
SPACE
MAILBOXES
PRIVATE PATIOS
PRIVATE PATIOSPRIVATE PATIOSPRIVATE PATIOSPRIVATE 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 GUEST PARKING PRIVATE PATIOS
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'
90' 150' 70' 150' 70' 150'
150'
PRIVATE DRIVE
46'-0"TURNING RADIUS
32'-0"TURNING RADIUS
18'-0"
TURNING RADIUS
+/-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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
G2.30
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 SF BUILDING 2: HEIGHT = 29'-6", GROSS FLOOR AREA = 9,900 SF BUILDING 3: HEIGHT = 29'-6", GROSS FLOOR AREA = 9,900 SF BUILDING 4: HEIGHT = 29'-6", GROSS FLOOR AREA = 11,550 SF BUILDING 5: HEIGHT = 36'-0", GROSS FLOOR AREA = 9,250 SF BUILDING 6: HEIGHT = 36'-0", GROSS FLOOR AREA = 9,250 SF BUILDING 7: HEIGHT = 29'-6", GROSS FLOOR AREA = 9,900 SF BUILDING 8: HEIGHT = 29'-6", GROSS FLOOR AREA = 11,700 SF BUILDING 9: HEIGHT = 36'-0", GROSS FLOOR AREA = 11,700 SF BUILDING 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
DNUP
SLAB BOX
7' x 12'
PMET
SCE 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
XXXX
X
X
X
X
XXXXXX
XXX X X X X X X
X
X
X
XXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXX
XXX
XXX
X X X X X X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXXXXXX
X
X
X
XXXXX
X 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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
G2.40
RAILROAD TRACK OVERLAY PLAN
28' 28'
28'
28'
28'
SCE XFMR PAD
8' x 10'
120/208V
DN UP
DNUP
SLAB BOX
7' x 12'
PMET
SCE 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
XXXX
X
X
X
X
XXXXXX
XXX X X X X X X
X
X
X
XXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXXXXX
XXX
XXX
X X X X X X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXXXXXX
X
X
X
XXXXX
X 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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
G2.50
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
XXXX
X
X
X
X
XXXXXX
XXX X X X X X X
X
X
X
XXXXXXXXXXXXXX
XXXXXXXXXXXXXXXXXXXX
X
XX
XXX
XXX
X X X X X X X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
XXXXXXX
X
X
X
X
X
X
X
X
X 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
±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 LINEPROPERTY 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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
A0.01
PLOT PLAN
28' 28'
28'
28'
28'
SCE XFMR PAD
8' x 10'
120/208V
DN UP
DNUP
SLAB BOX
7' x 12'
PMET
SCE 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 XXX
X
X
XX
XXX X X
X
XXXXXXXXXXXXXX
XX
XXXXXX
X X X
X
X
X
X
X
X
X
XXXX
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-1ST-2ST-3
ST-4 ST-5
EL-1 &
EL-2EL-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 5 (L2) AMENITY 4 (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)
ELEC CLO.
3FT CLR
ELEC CLO.
3FT CLR
ELEC CLO.
3FT CLR
ELEC CLO.
3FT CLR
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 WALLSITE WALLSITE 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. LINESITE 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"
10'-0"7'-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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
A1.00
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-4 ST-5 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"
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
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"
T S
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
S
S
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"
EVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEVEV
S S S S S S S S S S S
EV
EV
EV
S
SEV
9'-0" X 18'-0"
9'-0" X 18'-0"
S
9'-0" X 18'-0"
EV
9'-0" X 18'-0"
EVEVEVEV
9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0"
T
T
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"
S
S
S
S
S
S
S
S
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"
S
S
S
S
S EV
EV
EV
EV
9'-0" X 18'-0"
EV
EV
9'-0" X 18'-0"
EV
9'-0" X 18'-0"
EV
9'-0" X 18'-0"
EVEVEV
9'-0" X 18'-0" 9'-0" X 18'-0" 9'-0" X 18'-0"
EVEVEV
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
S
S
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'
PMET
SCE XFMR PAD
10' x 12'
277/480V
GAS SWITCH
12 x 10'
GAS
CAP
BANK
5'-6" X 6'-0"
T
SCE XFMR PAD
8' x 10'
120/208V
T
SCE 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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
A1.10
BASEMENT B1 FLOOR PLAN
EVGUEST HCTANDEM
28'
28'
28'
28'
28'
GUEST PARK
9X22
GUEST PARK
9X22
GUEST PARK
9X22
GUEST PARK
9X22
GUEST PARK
9X22
GUEST PARK
9X22
GUEST PARK
9X22
DN TO BASEMENT B1
20% MAX
SCE XFMR PAD
8' x 10'
120/208V
ELEC
3x10
ELEC
3x10
ELEC
3x10
ELEC
3x10
2%
DN
DN UP
DNUP
SLAB BOX
7' x 12'
PMET
SCE 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 HC
HC
HC
HC
HC
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"
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
T
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
S
SS
S
S
T
T
S
S
S
S
S
GUEST GUEST GUEST GUEST
S
GUEST GUESTGUESTGUESTGUESTGUESTGUEST
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EVEVEVEVEVEVEVEVEVEV
EV
EV
EV
EV
EV
EV
GUEST
S
S
EV
EV
EV
EV
GUESTGUESTGUESTGUESTGUESTGUESTGUESTGUESTGUEST
EV
EVEVEVEV
S
S
S
S
T
T
GUEST
EV
GUEST
GUESTGUESTGUESTGUESTGUEST
SSS
T
EV
EV
SS
SCE XFMR PAD
8' x 10'
120/208V
9'-0" X 18'-0"
9'-0" X 18'-0"
9'-0" X 18'-0"
S
S
S
9'-0" X 18'-0"
9'-0" X 18'-0"
S
9'-0" X 18'-0"
GUEST
9'-0" X 18'-0"
HC
ELEC
3x10
ELEC
3x10
ELEC
3x7
ELEC
3x7
GUEST
PARK
9X18
GUEST
PARK
9X18
GUEST
PARK
9X18
GUESTPARK9X18
GUESTPARK9X18
GUESTPARK9X18
GUEST
PARK
9X18
ELEC
3x10
ELEC
3x10
ELEC
3x10
S S S S S S S S S S S
S
S
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 XXX
X
X
XX
XXX X X
X
XXXXXXXXXXXXXX
XX
XXXXXX
X X X
X
X
X
X
X
X
X
XXXX
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
A2.22
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 R4 TH R3TH R1
TH R2TH 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 R1TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1TH R1 TH R3
TH R4
TH R3
TH R4
TH R3
TH R4
TH R3
TH R4
TH R3a
TH R4 TH R3
TH R1 TH R1 TH R1 TH R1 TH R1 TH R1
TH R4
TH R3
TH R4 TH R3TH 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 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'
FS
34.8'
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'
FF
33.60'
FF
35.10'
FF
34.5'
FS
35.10'
FF
29.4'
FL
30.0'
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
WALKWAYWALKWAYWALKWAYWALKWAY
WALKWAY
WALKWAY / LACFD ACCESSWALKWAY / LACFD ACCESS
INTERIOR
PROP. LINE
INTERIOR
PROP. LINE
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
46'-0"TURNING RADIUS
46'-0"TURNING RADIUS
32'-0"TURNING RADIUS
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
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
15X35
EL-4
RR
OFFICE
BREAK
ROOM OFFICE
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
46'-0"
TURNING RADIUS
32'-0"
TURNING RADIUS
20'-0" GATE
EXISTING FIRE
HYDRANT
POOL
32X15
OPEN
SPACE 2
WALKWAY
WALKWAY
AMENITY
550 SF
CROSSWALK
PLANTING AREAP.A.
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
AREAP.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.
PATIOPATIO PATIOPATIO PATIOPATIO PATIOPATIO
PATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIO
PATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIO
PATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIO PATIO
PATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIOPATIO
PATIOPATIOPATIOPATIOPATIOPATIO
PATIO PATIO PATIO PATIO PATIO PATIO
DRIVEWAY TRANSITION
BOLLARDS AT
WALKWAY
RAMP
P.A.
DRIVEWAY TRANSITION
SITE WALLSITE WALLSITE WALL
WALKWAY / LACFD ACCESS
WALKWAY / LACFD ACCESS
WALKWAY / LACFD ACCESS
P.A.
P.A.
18'-0"
INTERNALTURNING RADIUS
18'-0"
INTERNAL
TURNING RADIUS
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
18'-4" 40'-10"
16'-0"14'-0"
3'-0" 3'-0" 4'-0" 4'-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"
CLEAR AISLE 11'-10"
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
A1.11
FIRST FLOOR PLAN
EVGUEST HCTANDEM
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
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
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 R4 TH R3TH R1
TH R2TH 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
C2 B1 B1 B1
B3
B3
B3
B3
A3
C5
A1
A1
A1
A1
B1
A1
B2
B4 B1
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 B1 B1 B1A1 A1
B1 B1 B1 B1 B1 B1A1 A1
B1
B1
B1
B2 B2 B2 B1
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 R1TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1TH R1 TH R4 TH R3
TH R1 TH R1 TH R1 TH R1 TH R1 TH R1
TH R4
TH R3
TH R4 TH R3TH 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 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
B1
C3 B7
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-2ST-3
EL-3
ST-4 ST-5
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
A1.12
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
C2 B1 B1 B1
B3
B3
B3
B3
C5
A1
A1
A1
B1
B2
B3
B3
B3
B3
B3
B3
B3
B3
A1a
C3a
B1
A1a
B1
A1aA1
B1 B1 B1A1 A1
B1 B1 B1A1 A1
B1
B1
B6 B1 ST-2
B4
OPEN SPACE
BELOW
DOG PARK
BELOW
A3 A3C3 C3 C3 C3 C3C2
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
A1
A1
C2aC3B2 B2 B2 B1
C3a C3a
DN
UP
DN
UP
ST-5 EL-4
T
ST-4
DNDNDN DNDN DNDN DNDN
DN DNDN DNDN DNDN DN
DN DNDNDN DNDN DN DN
DN DNDN DNDN DNDN 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 R1TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1TH R1 TH R4 TH R3
TH R1 TH R1 TH R1 TH R1 TH R1 TH R1
TH R4
TH R3
TH R4 TH R3TH R4 TH 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 R4 TH R3TH R1
TH R2TH 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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
A1.13
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 R4 TH R3TH R1
TH R2TH R2
TH R2
TH R1
TH R1
TH R3 /
R4
TH R3 /
R4
DN
UP
DN
UP
DN
UP
C2 B1 B1 B1
B3
B3
B3
B3
C5
A1
A1
A1
A1
B1
A1
B2
B3
B3
B3
B3
B3
B3
B3
B3
A1a
C3a
B1 B1
A1a
B1 B1 B1A1 A1
B1 B1 B1A1 A1
B1
B1
B6 B1
B4
A3 A3C3 C3 C3 C3 C3C2
B1
C3 B7
B1 B2 B2 B2 B1
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-4ST-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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
A1.14
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 R4 TH R3TH R1
TH R2TH 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
A1
A1
A1
A1
B1
A1
B2
C2 B1 B1 B1
B3
B3
B3
B3
C5
B3
B3
B3
B3
B3
B3
B3
B3
A1a
C3a
B1 B1 B1A1 A1
B1 B1 B1A1 A1
C3a
B1
A1a
B1
A1a
C3a
A1
B1
B1
B6 B1
B4
A3 A3C3 C3 C3 C3 C3C2
B1
C3 B7
B1 B2 B2 B2 B1
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-4ST-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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
A1.15
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 R4 TH R3TH R1
TH R2TH 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 R4 TH R3TH R1
TH R2TH 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-2ST-3
EL-3
ST-4 ST-5
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
11/01/2024
A1.16
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"
BASEMENT
10'-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
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"
BASEMENT
10'-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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
HALF SCALE (11X17): 50%
11/01/2024
A2.20
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"
BASEMENT
10'-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"
BASEMENT
10'-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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
HALF SCALE (11X17): 50%
11/01/2024
A2.21
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, HORIZONTAL
GR-102
VERTICAL PICKETS
GUARDRAIL TYPE 2
GR-102
VERTICAL PICKETS
GUARDRAIL TYPE 2
GR-102
VERTICAL PICKETS
GUARDRAIL TYPE 2
CD
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 2SP-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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
HALF SCALE (11X17): 50%
11/01/2024
A2.22
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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
HALF SCALE (11X17): 50%
11/01/2024
A2.23
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
2 C - TOWNHOUSE 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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
HALF SCALE (11X17): 50%
11/01/2024
A2.24
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 IIAMENITY III
UNITUNIT
UNITUNIT
UNITUNIT
UNIT
UNIT
UNIT
UNIT
UNIT UNIT
CORR
CORR
CORR
CORR
CORR
CORR
CORR
VEHICULAR ENTRY
COURTYARD IICOURTYARD I
X
APARTMENTSTOWNHOUSE
SETBACK
PROPERTY LINE
POOL (WHERE OCCURS)
169TH ST
CENTERLINE OF STREET
PROPERTY LINE
CURB
PARKING ZONE
CURB
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 UNITCORR
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"
BASEMENT
10'-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 BUFFER
8'-0"
STAIR
BEYOND
ELEVATOR
BEYOND
STAIR
BEYOND
STAIR
BEYOND
ELEVATOR
BEYOND
LACFD
ACCESS
WALKWAY
X
APARTMENTSTOWNHOUSE
SETBACK
PROPERTY LINE
170TH ST
TOWNHOUSE PORTION
10'-0"
28'-0"
SHARED PRIVATE DRIVE WITH
RECIPROCAL EASEMENT & FIRE LANE
LIVING / KITCHEN
GARAGE
BEDROOMS
SLOPE
26'-0"
PRIVATE DRIVE
TOWNHOME
BUILDING #10
LIVING / KITCHEN
GARAGE
BEDROOMSSLOPE
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
SLOPE
TOWNHOME
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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A3.01
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"
BASEMENT
10'-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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-6"
FIRST FL (FF)
FIRE LANE
CORR
CORR
CORR
CORR
APARTMENTSTOWNHOUSE
SETBACK
PROPERTY LINE
SETBACK
PROPERTY LINE
PARKING LOBBY
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
RECIPROCAL EASEMENT & FIRE LANE APARTMENT PORTION
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 LINELANDSCAPE BUFFER
LACFD ACCESS WALKWAY
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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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 LINE
10'-6"
SECOND FL
9'-4"
HIGHEST POINT OF
BUILDING
6'-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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A3.02
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.01
ENLARGED UNIT PLANS
1 BD - B1
720 SF
ENTRY
KITCHEN
CLOSET
BATH
LIVING
BALCONY
WD
CLOSET
BEDROOM
DINING
STUDIO - A3
500 SF
LIVING / SLEEPING
DINING
WD
BATH
BALCONY
ENTRY
KITCHEN
ST-4 / ST-5
(WHERE OCCURS)
CLOSET
SH
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.02
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"
7'-8 1/2" 3'-3"
15'-0" 7'-1"
32'-9"
5'-5 1/4" 9'-2"
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.03
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.04
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"
18'-8" 7'-2"
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.05
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"
BALCONY
LIVING
BEDROOM
BEDROOM
KITCHEN
DINING
BATH
ENTRY
CLOSET
SHELF
WD
SHELF
31'-2 1/2"
2 BD - C2a
1,139 SF
SHSH
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"
16'-7 3/4" 9'-2" 5'-6 3/4" 5'-2 1/4"
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.06
ENLARGED UNIT PLANS
2 BD - C3
1,021 SF
BALCONY
LIVING
BEDROOM
KITCHEN
DINING
BATH
BATH
ENTRY
W.I.C.
CLOSET
WD
2 BD - C3a
1,098 SF
BALCONY
LIVING
BEDROOMBEDROOM
BEDROOM
KITCHEN
DINING
BATH
BATH
ENTRY
W.I.C.
CLOSET
WD
SHELF
SHSH
10'-0"10'-6 1/2"10'-0"
32'-3 1/2"
13'-2"8'-7 3/4"7'-3 1/4"
10'-0" 5'-0" 3'-0 1/2" 11'-5 3/4"
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"
10'-0" 5'-4 1/4" 11'-5 3/4"
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.07
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.08
ENLARGED UNIT PLANS
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLAN 290 SF
(EXCLUDES GARAGE)
680 SF680 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 COMMUNITYDEVELOPMENT 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"
10'-0" 9'-7"
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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.09
ENLARGED UNIT PLANS
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLAN
ENTRY
WH
BEDROOM 4
BATH 3
W/D CLOSET
PATIO
UP
SLOPE
KITCHEN
DN
POWDER
DINING
LIVING ROOM
DECK
UP
ISLANDBEDROOM 2BEDROOM 3
PRIMARY SUITE
WIC CLOSET
BATH 2
PRIMARY BATH
DN
WIC
350 SF
(EXCLUDES GARAGE)
740 SF760 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 COMMUNITYDEVELOPMENT 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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.10
ENLARGED UNIT PLANS
BALCONY
LIVING
KITCHEN
CLOSET
DN
UP
BATH
BEDROOM
W/D
DINING
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 COMMUNITYDEVELOPMENT 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 PLANSECOND FLOOR PLANTHIRD FLOOR PLAN
660 SF650 SF 70 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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.11
ENLARGED UNIT PLANS
POWDER
LIVING
KITCHEN
DINING
DECK
DN
UP
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 COMMUNITYDEVELOPMENT 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 PLANSECOND FLOOR PLANTHIRD FLOOR PLAN
600 SF645 SF 300 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
LOBBYCOMMON / AMENITY
OFFICEBOH
CARPARK / SERVICE CIRCULATION
AMENITY TERRACE LANDSCAPE
S1B2B
134 LOMITA STREET
EL SEGUNDO | CA 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
TH3 TH1TH2TH4
TOWNHOUSE
HALF SCALE (11X17): 50%
11/01/2024
A5.12
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 170TH ST
W 169TH 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 170TH ST
W 169TH 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 TOBELOW
DN
FAU
FAU
0 10 20
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 170TH ST
W 169TH 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 170TH ST
W 169TH 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 TOBELOW
DN
FAU
FAU
0 10 20
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
TOWNHOMESTOWNHOMESTOWNHOMESTOWNHOMES
GARAGE
AMENITY
APARTMENTS
TOWNHOMES
TOWNHOMES
TOWNHOMES
TOWNHOMESTOWNHOMES
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 170TH ST
W 169TH 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 170TH ST
W 169TH 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
BALCONYBALCONYBALCONY
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 TOBELOW
DN
FAU
FAU
0 10 20
10 20
40 SCALE: 1"-20'-0"
L1
L2
F
OPEN TOBELOW
DN
FAU
FAU
0 10 20
10 20
40 SCALE: 1"-20'-0"
L1
L2
F
OPEN TOBELOW
DN
FAU
FAU
0 10 20
10 20
40 SCALE: 1"-20'-0"
L1
L2
F
OPEN TOBELOW
DN
FAU
FAU
0 10 20
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
GATEBATHROOM & SHOWER ,
SEE ARCHITECT’S
DRAWINGS5’ MIN. WALL WITH FENCING
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 170TH ST
W 169TH 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 170TH ST
W 169TH 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
0 10 20
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
BALCONYBALCONY
BALCONY
BALCONY BALCONY
BALCONYBALCONYBALCONY
BALCONY
BALCONY
BALCONYBALCONY
BALCONYBALCONY
BALCONYBALCONY
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 TOBELOW
DN
FAU
FAU
0 10 20
10 20
40 SCALE: 1"-20'-0"
L1
L2
F
OPEN TOBELOW
DN
FAU
FAU
0 10 20
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 170TH ST
W 169TH 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 170TH ST
W 169TH 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
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 4' 8' 16' 32' FULL SCALE (24X36): 1/8" = 1'-0"
0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0"
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 © 2021
PHASE
SHEET TITLE
SHEET NO.
SCHEMATIC
DESIGN
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
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 4' 8' 16' 32' FULL SCALE (24X36): 1/8" = 1'-0"
0 2' 4' 8' 16' FULL SCALE (24X36): 1/4" = 1'-0"
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 © 2021
PHASE
SHEET TITLE
SHEET NO.
SCHEMATIC
DESIGN
NORMANDIE
APARTMENTS
16911 S NORMANDIE AVE
GARDENA | CA 90247
COASTLINE
REAL ESTATE
ADVISORS, INC.
134 LOMITA STREET
EL SEGUNDO | CA 90245
NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
0 16' 32' 64' 128'
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
SHEET #
ILLUSTRATIVE COMPOSITE
SITE PLAN
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 170TH ST
W 169TH 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
L1.05SCALE: 1/32” = 1’-0”
L1
L2
F
OPEN TOBELOW
DN
FAU
FAU
0 10 20
10 20
40 SCALE: 1"-20'-0"
NORMANDIE AVE
SURFACE
PARKING
TOWNHOMESTOWNHOMESTOWNHOMESTOWNHOMES
TOWNHOMES
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
TOWNHOMES
TOWNHOMES
TOWNHOMES
TOWNHOMES
TOWNHOMESTOWNHOMES
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 WA Y): 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 170TH ST
W 169TH 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 170TH ST
W 169TH 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 ‘ICEE BLUE’ PITTOSPORUM ‘SILVER SHEEN’PODOCARPUS GRACILIOR
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 170TH ST
W 169TH 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 170TH ST
W 169TH 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.
ACHILLEA MILLEFOLIUMCAREX ‘EVERGOLD’ 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 170TH ST
W 169TH 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 170TH ST
W 169TH 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 ‘KIWI’AEONIUM ‘SUNBURST’AEONIUM ARBOREUM ‘ZWARTKOP’AEONIUM TABULIFORME
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
16' 32' 64'128' 0
ABBREVIATIONSSYMBOLS (AS APPLICABLE) GENERAL NOTES
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.
AAMPERE
AFF ABOVE FINISHED FLOOR
ALM ALARM
AWG AMERICAN WIRE GAUGE
BAS BUILDING AUTOMATION SYSTEM
BLDG BUILDING
CAT CATEGORY
CCONDUIT
CL CLOSET
DN DOWN
DWG DRAWING
EEXISTING
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
REXISTING 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
VVOLT 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
GUIDELINES AND SPECIFICATIONSLVA0.01
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
AV
SD/FA
AV
TV
KP
DS
HI
FR
ATP
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
TV
DB
2WCS
360°
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
TWO WAY COMMUNICATION MASTER STATION2WMS
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 MOUNTEDWM
CATV OUTLET + HDMI INPUT @55" A.F.F.TVH
SC
AMPSONOS WIFI AMPLIFIER
SONOS SPEAKERS CEILING MOUNTED (WIRED)
DOOR STATUS ALERT
ERL
EP
OHR
BMXw
BMXp
SWSONOS 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)
DKSDOORKING TELEPHONE ENTRY SYSTEM
DSPDOOR STATUS PANEL
ACPACCESS CONTROL PANEL
REXREQUEST TO EXIT
GDSGARAGE DOOR CONTACT
ENLARGE UNIT PLANS
ENLARGE UNIT PLANS
ENLARGE UNIT PLANS
ENLARGE UNIT PLANS
ENLARGE UNIT PLANS
ENLARGE UNIT PLANS
ENLARGE UNIT PLANS
LVA2.09ENLARGE UNIT PLANS
LVA2.10ENLARGE UNIT PLANS
TOTAL20
BASEMENT B1 FLOOR PLAN LVA1.00
ENTITLEMENT SET
09/27/2024
ENLARGE UNIT PLANSLVA2.00
LVA1.06ROOF 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
SPECIFICATIONS
LV A0.01
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
16' 32' 64'128' 0
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'
PMET
SCE XFMR PAD
10' x 12'
277/480V
GAS SWITCH
12 x 10'
GAS
CAP
BANK
5'-6" X 6'-0"
T
SCE XFMR PAD
8' x 10'
120/208V
T
SCE XFMR PAD
8' x 10'
120/208V
T
SCE XFMR PAD
8' x 10'
120/208V
360°
360°
FR FR
DSES
FR
FR
ESDS
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
16' 32' 64'128' 0
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.
DS
FR
2WCS
- DOOR STATUS ALARM
- FOB READER
- TWO WAY COMMUNICATION CALL STATION
- 90° CCTV CAMERA
360°
- 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW
(CEILING MOUNTED)
- ELECTRIC DOOR STRIKEES
- 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'
PMET
SCE XFMR PAD
10' x 12'
277/480V
GAS SWITCH
12 x 10'
GAS
CAP
BANK
5'-6" X 6'-0"
T
SCE XFMR PAD
8' x 10'
120/208V
T
SCE XFMR PAD
8' x 10'
120/208V
T
SCE XFMR PAD
8' x 10'
120/208V
360°
360°
180°180°
360°
BMXOHR
BMX
2WCS
ERL
DS
DS
FR
BMX
ERL
DS
DS
ERL
DS
DS
FR
FR
FR FR
DSES
FR
ERL
DS
DS
FR
OHR
FR
ESDS
BMX OHR
180°
180° 180°
180°
180°
ES
DS
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
16' 32' 64'128' 0
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.
DS
FR
2WCS
- DOOR STATUS ALARM
- FOB READER
- TWO WAY COMMUNICATION CALL STATION
- 90° CCTV CAMERA
360°
- 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW
(CEILING MOUNTED)
- ELECTRIC DOOR STRIKEES
- 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
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DN
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UP
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DN
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UP
LIVING ROOM
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UP
LIVING ROOM
DN
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Xref .\TH-R1.2.dwg
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POWDER
UP
LIVING ROOM
DN
ISLAND
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KITCHEN
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UP
LIVING ROOM
DN
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POWDER
UP
LIVING ROOM
DN
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LIVING ROOM
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LIVING ROOM
DN
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C2 B1 B1 B1
B3
B3
B3
B3
A3
C5
A1
A1
A1
A1
B1
A1
B2
B4 B1
A3
B6
B3
B3
B3
B3
B3
B3
B3
B3
A1a
C3 C3C3 C3 C3
B1 B1
A1a
B8
(2ND FL ONLY)
B1 B1 B1 B1 B1 B1A1 A1
B1 B1 B1 B1 B1 B1A1 A1
B1
B1
B1
B2 B2 B2 B1
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 R1TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1TH R1 TH R4 TH R3
TH R1 TH R1 TH R1 TH R1 TH R1 TH R1
TH R4
TH R3
TH R4 TH R3TH 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 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
B1
C3 B7
C3
Xref .\UNIT C2A.dwg
C2a
AMENITY III
CORRIDOR
CORRIDOR
CORRIDOR
AMENITY II
COURTYARD I
REFER TO LANDSCAPE DOCUMENTS
COURTYARD II
REFER TO LANDSCAPE DOCUMENTS
ST-1
EL-1
EL-2
ST-2ST-3
EL-3
ST-4 ST-5
OPEN SPACE
BELOW
DOG PARK
BELOW
OPEN SPACE
BELOW
ST-6
EL-4
T
T
Xref .\TH-R2.2.dwg
AMENITY
BELOW
TH R2
TH R2
TH R2
TH R2
TH R2
170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET
BRIGHTON WAY
FIRE APPARATUS ACCESS ROADWAY
FIRE APPARATUS ACCESS ROADWAY
BRIGHTON WAY
2WCS
2WCS
°
180°
180°
180°
12 3
4 5
IDF
12 3
4 5
IDF
12 3
4 5
IDF
12 3
4 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
16' 32' 64'128' 0
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.
DS
FR
2WCS
- DOOR STATUS ALARM
- FOB READER
- TWO WAY COMMUNICATION CALL STATION
- 90° CCTV CAMERA
360°
- 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW
(CEILING MOUNTED)
- ELECTRIC DOOR STRIKEES
- 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
1 2
3 4
5 170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET
BRIGHTON WAY
FIRE APPARATUS ACCESS ROADWAY
FIRE APPARATUS ACCESS ROADWAY
BRIGHTON WAY
T
CORRIDOR
CORRIDOR
COURTYARD I
BELOW (L3)
COURTYARD II
BELOW (L3)
EL-2
ST-3
EL-3
C2 B1 B1 B1
B3
B3
B3
B3
C5
A1
A1
A1
B1
B2
B3
B3
B3
B3
B3
B3
B3
B3
A1a
C3a
B1
A1a
B1
A1aA1
B1 B1 B1A1 A1
B1 B1 B1A1 A1
B1
B1
B6 B1 ST-2
B4
OPEN SPACE
BELOW
DOG PARK
BELOW
A3 A3C3 C3C3 C3 C3C2
B1
C3
CORRIDOR
B7
B1
DN
ST-1
EL-1
OPEN TO BELOW
A1
A1
C2aC3B2 B2 B2 B1
C3a C3a
ST-5 EL-4
T
ST-4
DNDNDN DNDN DNDN DNDN
DN DNDN DNDN DNDN DN
DN DNDNDN DNDN DN DN
DN DNDN DNDN DNDN 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 R1TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1 TH R1TH R1 TH R4 TH R3
TH R1 TH R1 TH R1 TH R1 TH R1 TH R1
TH R4
TH R3
TH R4 TH R3TH R4 TH 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
OPEN SPACE
BELOW
AMENITY
BELOW
2WCS
2WCS
°
180°
180°
180°
12 3
4 5
IDF
12 3
4 5
IDF
12 3
4 5
IDF
12 3
4 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
THIRD FLOOR PLAN
LV A1.03
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
16' 32' 64'128' 0
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.
DS
FR
2WCS
- DOOR STATUS ALARM
- FOB READER
- TWO WAY COMMUNICATION CALL STATION
- 90° CCTV CAMERA
360°
- 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW
(CEILING MOUNTED)
- ELECTRIC DOOR STRIKEES
- 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
1 2
3 4
5 ENTITLEMENT SET
09/27/2024
T
CORRIDOR
CORRIDOR
COURTYARD I
BELOW (L3)
COURTYARD II
BELOW (L3)
ST-1
EL-2
ST-3
EL-3
C2 B1 B1 B1
B3
B3
B3
B3
C5
A1
A1
A1
A1
B1
A1
B2
B3
B3
B3
B3
B3
B3
B3
B3
A1a
C3a
B1 B1
A1a
B1 B1 B1A1 A1
B1 B1 B1A1 A1
B1
B1
B6 B1 ST-2
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 A3C3 C3C3 C3 C3C2
B1
C3
CORRIDOR
B7
B1 B2 B2 B2 B1
C3a
A1a
C3a
A1
DN
C3
EL-1
OPEN TO BELOW
C2a
ST-5 EL-4
T
ST-4
OPEN SPACE
BELOW
AMENITY
BELOW
170TH STREET
NORMANDIE AVENUE
169TH ST (PUBLIC ROADWAY)
AERIAL FIRE APPARATUS
ACCESS ROADWAY
170TH STREET
BRIGHTON WAY
FIRE APPARATUS ACCESS ROADWAY
FIRE APPARATUS ACCESS ROADWAY
BRIGHTON WAY
2WCS
2WCS
°
180°
180°
180°
12 3
4 5
IDF
12 3
4 5
IDF
12 3
4 5
IDF
12 3
4 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
FOUTH FLOOR PLAN
LV A1.04
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
16' 32' 64'128' 0
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.
DS
FR
2WCS
- DOOR STATUS ALARM
- FOB READER
- TWO WAY COMMUNICATION CALL STATION
- 90° CCTV CAMERA
360°
- 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW
(CEILING MOUNTED)
- ELECTRIC DOOR STRIKEES
- 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
1 2
3 4
5 ENTITLEMENT SET
09/27/2024
DN
2WCS
2WCS
°
180°
180°
180°
12 3
4 5
IDF
12 3
4 5
IDF
12 3
4 5
IDF
12 3
4 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
FIFTH FLOOR PLAN
LV A1.05
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
16' 32' 64'128' 0
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.
DS
FR
2WCS
- DOOR STATUS ALARM
- FOB READER
- TWO WAY COMMUNICATION CALL STATION
- 90° CCTV CAMERA
360°
- 360 ° CCTV CAMERA - 4 DIRECTIONAL VIEW
(CEILING MOUNTED)
- ELECTRIC DOOR STRIKEES
- 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
1 2
3 4
5 ENTITLEMENT SET
09/17/2024
DN
42" MAX ROOF PARAPET HEIGHT (504.5)
IDF
BELOW
IDF
BELOW
IDF
BELOW
ES
DSFR
FRDS
ES DTX
ESDS
FR
DTX
DTX
ESDS
DTX
FR
DSES
DTX
FR
IDF
BELOW
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
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
ROOF PLAN
LV A1.06
FULL SCALE (24X36): 1/32" = 1'-0"
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
16' 32' 64'128' 0
2 3
2 2
3 3
KEYNOTES
TO CONTROL USE OF UNLOCKED EGRESS EXITS,
PROVIDE AND INSTALL ON INTERIOR SIDE OF THE
DOOR, A LOCAL AUDIBLE ALARM THAT ACTIVATES IF
OPENED. P/N DETEX ECL 2300 EXIT ALARM; INSTALL A
DOOR STATUS CONTACT WIRED BACK TO THE DOOR
STATUS PANEL.
LOCATION LOAD RATED FOR 450 LBS. PLATFORM MUST
BE RISER CONDUIT + WEATHERHEAD TO IDF BELOW.
ANTENNA 3'X3'X6" ANTENNA PLATFORM FOR SATELLITE
& MATV. 2"X24" COVERED BY ROOFING MATERIAL.
STUB OUT AND CAP 2" CONDUIT FOR FUTURE 5G
ANTENNA SYSTEM.
1 2
3 3. ANTENNA SUBCONTRACTOR TO PROVIDE AND BUILD:
NECESSARY CABLING AND GROUNDING WIRE FROM IDF
TO IDF TO SUPPORT ALL ANTENNAE; ALL NECESSARY
MOUNTS, DISTRIBUTION SWITCHES, POWER MODULES
AND ALL PARTS NECESSARY TO DISTRIBUTE OPTIMUM
SIGNAL; TEST AND CORRECT SIGNAL STRENGTH ISSUES.
POST CONSTRUCTION: TO PROVIDE SEPARATE
SERVICES FOR MANAGMENT OF THE MDU ANTENNA
SIGNAL DISTRIBUTION SYSTEM.
2. GC TO PROVIDE: 3'X3'X6" PLATFORM AT DESIGNATED
LOCATION TO BE FINISHED WITH ROOFING MATERIAL TO
PROTECT THE ROOF; A 2" CONDUIT WITH A
WEATHERHEAD, STUBBED UP WITHIN 2FT OF THE
PLATFORM AND ROUTED TO THE NEAREST IDF; A
GROUNDING POINT.
1. ANTENNA PLATFORM TO SUPPORT 3 ANTENNAE: DIRECTV
AND DISH NETWORK SATELLITE; MASTER DIGITAL
ANTENNA. ANTENNAE TO HAVE A CLEAR VIEW OF THE
SOUTHERN SKY.
4. LV SUB TO PROVIDE A COMPLETE CCTV SYSTEM
INCLUDING SPECIFIED SPEAKERS SPEAKERS FOR
DEPLOYMENT AT ELDEN ELMS APTS. THERE WILL BE A
TOTAL OF 7 EXCEPT FOR NETWORK VIDEO RECORDERS.
ALL CAMERA AND SPEAKER WIRING AND PRE-WIRE
LOCATIONS ARE TO BE IMPLEMENTED BY THE LV SUB.
PLEASE CHECK FOR LATEST UPDATED SET FOR ANY LAST
MINUTE CHANGES BY OWNERSHIP.
5. STEALTH MONITORING HAS SPECIFIED THE AXIS C3003E IT
INSTALLED SPEAKERS AND 9 SPEAKER PRE-WIRES TO
COMPLEMENT THE CCTV SYSTEM.
FR-FOB READER
- 90° CCTV CAMERA
- ELECTRIC DOOR STRIKEES
DS- FOB READER
- DTX - DETEX KEYED DOOR ALARM
- ANTENNAE
- SATELLITE DISH
DTX
ENTITLEMENT SET
09/27/2024
2 3
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
TV
1 DB
TV
1 DB
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
ENLARGE UNIT PLANS
LV A2.00
FULL SCALE (24X36): 1/4" = 1'-0"
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
2' 4'8'16' 0
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
1 BD - B1
720 SF
1 BD - B2 (INBOARD)
625 SF
ENTRY
KITCHEN
CLOSET
BATH
LIVING
BALCONY
WD
CLOSET
BEDROOM
DINING
ENTRY
WD
BEDROOM
CLOSET
W.I.C.
KITCHEN
DINING
LIVING
BATH
BALCONY
TV
1 DB
TV
1 DB
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
ENLARGE UNIT PLANS
LV A2.01
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
LEGENDS
KEYNOTES
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
1 BD - B3
685 SF
1 BD - B4
637 SF
BEDROOM
LIVING
W.I.C.
BATH
ENTRY
KITCHEN
DINING
BALCONY
WD
LIVING
BEDROOM
KITCHEN
DINING
BATH
ENTRY
WD
BALCONY
W.I.C.
DBDB
TV
1 TV
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 © 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
ENLARGE UNIT PLANS
LV A2.02
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
1 BD - B5
650 SF
1 BD - B6
700 SF
BALCONYBALCONY
BEDROOM
BEDROOM
LIVINGLIVING
DINING
DINING
KITCHEN
KITCHEN
BATH
BATH
WD
WD
ENTRYENTRY
W.I.C.
CLOSET
DBDB
TV
1 TV1
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
ENLARGE UNIT PLANS
LV A2.03
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
1 BD - B7
628 SF
1 BD - B8 (3RD FLOOR)
896 SF
BALCONYBALCONY
BEDROOM
BEDROOM
KITCHEN
KITCHEN
ENTRYENTRY
LIVING
LIVING
DINING
DINING
WD
WD
BATH
BATH
CLOSET
CLOSET
SHELF
DBDB
TV
1 TV
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 © 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
ENLARGE UNIT PLANS
LV A2.04
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
1 BD - C2
1,120 SF
1 BD - C3
1,021 SF
BALCONY
BALCONY
LIVING
LIVING
BEDROOM
BEDROOM
BEDROOM
KITCHEN
KITCHEN
DINING
DINING
BATH
BATH
BATH
ENTRY
ENTRY
W.I.C.
CLOSET
CLOSET
CLOSET
CLOSET
WD
WD
1 BD - C3a
1,098 SF
BALCONY
LIVING
BEDROOMBEDROOM
BEDROOM
DB
DB
TV
1 TV
1 TV
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 © 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
ENLARGE UNIT PLANS
LV A2.05
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
LEGENDS
KEYNOTES
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
1 BD - C5
1,020 SF
1 BD - C6
1,112 SF
BALCONYBALCONY
LIVINGLIVING
BEDROOMBEDROOM
BEDROOM BEDROOM
ENTRYENTRY
CLOSET
CLOSET
CLOSET
CLOSET
W.I.C. BATH
BATH
BATH BATH
WDWD
KITCHEN
KITCHEN
DININGDINING
DBDB
TV
1 TV
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 © 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
ENLARGE UNIT PLANS
LV A2.06
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
LEGENDS LEGENDS
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLAN - DECK 355 SF
(EXCLUDES GARAGE)
746 SF790 SF(AREA NOT INCLUDED IN FLOOR
AREA CALCULATION)
TOWNHOUSE TYPE 1
3-BEDROOM
1,642 SF
DRYER
ENTRYBEDROOM 2
BATH 2
WH
2-CAR GARAGE
WASHER
DN
DECK
DINING AREA
KITCHEN
POWDER
UP
LIVING ROOM
EDGE OF BUILDING BELOW
PRIMARY SUITE 2
DECK
PRIMARY SUITE
WIC
PRIMARY BATH
UP
DN
CLOSET
BATH 2
EDGE OF BUILDING BELOW
OUTDOOR DINING
AREA DEDICATED FOR
MECHANICAL UNITS AND
OTHER EQUIPMENT
DN
EDGE OF BUILDING BELOW
EDGE OF BUILDING BELOW
TV
1 DB
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
ENLARGE UNIT PLANS
LV A2.07
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
FIRST FLOOR PLANSECOND FLOOR PLANTHIRD FLOOR PLANROOF PLAN - DECK TOWNHOUSE TYPE 2
4-BEDROOM
1,903 SF
ENTRY
WH
UP
BEDROOM 4
BATH 3
DRYER
WASHER
CLOSET
KITCHEN
DINING ROOM
LIVING ROOM
DECK
PANTRY /
CASEWORK
UP
DN
POWDER
BEDROOM 2BEDROOM 3
PRIMARY SUITE
CLOSET
CLOSET
BATH 2
DN
LINEN
UP TO
ROOF
CLOSET
DN
AREA DEDICATED FOR
MECHANICAL UNITS AND
OTHER EQUIPMENT
OUTDOOR DINING
(AREA NOT INCLUDED IN FLOOR
AREA CALCULATION)
362 SF
(EXCLUDES GARAGE)
716 SF825 SF
3'-6"
DB
TV
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 © 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
ENLARGE UNIT PLANS
LV A2.08
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
UP
VITREOUS CHINATOILET GABRIELLEK-3322
UP DN
VITREOUS CHINATOILET GABRIELLEK-3322
UP DN
VITREOUS CHINATOILET GABRIELLEK-3322
OUTDOOR DINING
AREA DEDICATED FOR
MECHANICAL UNITS AND
OTHER EQUIPMENT
DN
BATH
BATH
BATH
CLOSET
CLOSET
BEDROOMBEDROOM
DINING
LIVING
CLOSET
KITCHEN
GARAGE
ENTRY
VESTIBULE
FIRST FLOOR PLAN
110 SF
(EXCLUDES GARAGE)
SECOND FLOOR PLAN
600 SF
THIRD FLOOR PLAN
600 SFROOF PLAN - DECK
(AREA NOT INCLUDED IN FLOOR
AREA CALCULATION)
TOWNHOUSE TYPE 3
2-BEDROOM
1,310 SF
DB
TV
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 © 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
ENLARGE UNIT PLANS
LV A2.09
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
VITREOUS CHINATOILET GABRIELLEK-3322
DN
UP
UP
GARAGE
VESTIBULE
ENTRY
LIVING
KITCHEN
DINING
BATH
CLOSET
VITREOUS CHINATOILET GABRIELLEK-3322
VITREOUS CHINATOILET GABRIELLEK-3322
DN
UP
OUTDOOR DINING
AREA DEDICATED FOR
MECHANICAL UNITS AND
OTHER EQUIPMENT
DN
BATH
BATH
BEDROOM
BEDROOM
CLOSET
CLOSET
FIRST FLOOR PLANSECOND FLOOR PLAN
103 SF610 SF
THIRD FLOOR PLANROOF PLAN - DECK
610 SF(AREA NOT INCLUDED IN FLOOR
AREA CALCULATION)
TOWNHOUSE TYPE 4
2-BEDROOM
1,323 SF
DB
TV
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 © 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
ENLARGE UNIT PLANS
LV A2.10
HALF SCALE (11X17): 50%
BRIGHTON WAY
N
W 169TH ST
W 170TH ST
NORMANDIE AVE
FULL SCALE (24X36): 1/4" = 1'-0"
2' 4'8'16' 0
1.TV LOCATIONS TO BE PROVIDED WITH COAX,
DATA, DUPLEX POWER OUTLETS
DB
- TELEPHONE OUTLET
- DATA OUTLET
- CATV OUTLET
- MEDIA BOX
- WIRED DOOR BELL
- ELECTRICAL OUTLET
TV
ENTITLEMENT SET
09/27/2024
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
11/21/2024
LONG BEACH, CA
562-430-6468
0 8' 16' 32' 64'
FULL SCALE (24X36): 1/16" = 1'-0"
HALF SCALE (11X17): 50%
LT-1.0
LIGHTING FIXTURE SCHED
SCE XFMR PAD
8' x 10'
120/208V
SLAB BOX
7' x 12'
PMET
SCE 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
EVCS
SCE XFMR PAD
8' x 10'
120/208V
W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5 W5
W5
W5
W5
W5
W5
W5W5
W5
W5
W5
W5
W5
W5
W5
W7
W7W7W7W7W7W7W7W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W5W5W5W5W5W5W5
W5W5W5W5W5
W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7 W7
W6
W6
W3
W3
W8
W6
W6 W6 W6
D1D1D1
D1D1D1
D1D1D1
D1D1D1
W3
D1D1
D1
W6
W3
W3
TR
TR
TR
TR
TR
D1D1D1D1D1
W3
W3
W3W3
W3
W6
W6 W6
W6
D2
D2
D2
TR
TR
W6
F1
F1
F1
F1
F1
F1
F1F1
F1F1
F1 F1
F1
F1
W3
W3
W3
W3
W3
W3
W3
W3
W3
W5
W5
W5
W5
W5
W5
W5
B3 B3
W6
B1B1B1B1 B1 B1
G2
G2
G2
G2
G2
G2
G2
G2
L5
L5
L5
TR
TR
A3
W6
W5
W5
W5
W5
W5
W5
W5
W5
L2
W6
W6
F1 F1F1 F1F1F1F1 F1
W6
W6
W6
W6
W6
W6
W6
TR
W6
F1 F1 F1 F1W6
W6 W6 W6
F1
F1
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
W7
TRTRTRTR
TR
TR
TRTR
F1
F1
F1
F1
F1
F1
W6
W6
W6
W6
W6
W6
W6
W8W8
@ 12 FOOT AFF@ 12 FOOT AFF
@ 12 FOOT AFF
@ 12 FOOT AFF
@ 12 FOOT AFF
W8
@ 12 FOOT AFF
W8
@ 12 FOOT AFF
W8
W8
W3
W3
W3
@ 12 FOOT AFFW8
W3
F1F1F1F1F1F1F1F1TR TR TR TR
W6W6W6
W3
W3
W3
W3
W6
W6
W6
W8
@ 12 FOOT AFF
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
11/21/2024
LONG BEACH, CA
562-430-6468
0 8' 16' 32' 64'
FULL SCALE (24X36): 1/16" = 1'-0"
HALF SCALE (11X17): 50%
LT-2.0
SITE LIGHTING LAYOUT
A
C
B
D
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
11/21/2024
LONG BEACH, CA
562-430-6468
0 8' 16' 32' 64'
FULL SCALE (24X36): 1/16" = 1'-0"
HALF SCALE (11X17): 50%
LT-2.5
SITE LIGHTING RENDER
G2
L1
L1
W3
W3
A3
L3
L3
L3
F4
TR
TR
TRTR
FOR CANOPY
L3
D2
D2
F4
L1L1L1
G2
G2
G2
G2
G2TR
G2
G2
A3
TYP OF 2
TYP OF 2
D2
W3W3W3W3W3W3
W3
W3
W3
W3
W3
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
09/27/2024
LONG BEACH, CA
562-430-6468
0 4' 8' 16' 32'
FULL SCALE (24X36): 1/8" = 1'-0"
HALF SCALE (11X17): 50%
LT-3.0
2ND FLOOR COURTYARD LIGHTING
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
09/27/2024
LONG BEACH, CA
562-430-6468
0 4' 8' 16' 32'
FULL SCALE (24X36): 1/8" = 1'-0"
HALF SCALE (11X17): 50%
LT-3.2
COURTYARD RENDER
W1
F2
TYP OF 3
W3
W3
W3
W3
W3
W3
W3 W3
G1
TYP OF 12
G1
L3
F4
TYP OF 2TYP OF 2
F4
TR
TR
TR
L3
G1 G1 G1
W3 W3 W3 W3 W3
W3
L3
W3
W3
W3
A3
P1 P1
P1
P2
P2
F3
TYP OF 2
F3
TYP OF 2
F3
TYP OF 2
W1
W1
F2
TYP OF 2 TR F2
TYP OF 2
W1
W3
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
09/27/2024
LONG BEACH, CA
562-430-6468
0 4' 8' 16' 32'
FULL SCALE (24X36): 1/8" = 1'-0"
HALF SCALE (11X17): 50%
LT-4.0
2ND FLOOR POOL LIGHTING
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
09/27/2024
LONG BEACH, CA
562-430-6468
0 8' 16' 32' 64'
FULL SCALE (24X36): 1/16" = 1'-0"
HALF SCALE (11X17): 50%
LT-4.2
POOL RENDER
P2
TYP OF 3
P3
W1
W1
W1 W1
W1
W1
W1
W1W1
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
09/27/2024
LONG BEACH, CA
562-430-6468
0 4' 8' 16' 32'
FULL SCALE (24X36): 1/8" = 1'-0"
HALF SCALE (11X17): 50%
LT-5.0
ROOF DECK LIGHTING
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
09/27/2024
LONG BEACH, CA
562-430-6468
0 8' 16' 32' 64'
FULL SCALE (24X36): 1/16" = 1'-0"
HALF SCALE (11X17): 50%
LT-6.0
LIGHTING SPECS 1
TYPE A3TYPE B1 + B3
TYPE D1TYPE F1
TYPE D2
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
09/27/2024
LONG BEACH, CA
562-430-6468
0 8' 16' 32' 64'
FULL SCALE (24X36): 1/16" = 1'-0"
HALF SCALE (11X17): 50%
LT-6.1
LIGHTING SPECS 2
TYPE F3TYPE G1
TYPE L2
TYPE L3TYPE L5
TYPE F4
TYPE G2
TYPE L1
TYPE F2
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
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 90245NORMANDIE AVE
W 170TH ST
W 169TH ST
BRIGHTON WAY
09/27/2024
LONG BEACH, CA
562-430-6468
0 8' 16' 32' 64'
FULL SCALE (24X36): 1/16" = 1'-0"
HALF SCALE (11X17): 50%
LT-6.2
LIGHTING SPECS 3
TYPE P1TYPE P3
TYPE W1TYPE W3
TYPE W6
TYPE P2
TYPE W2
TYPE W7
TYPE W5
TYPE W8
EXHIBIT D
CITY OF GARDENA
CONDITIONS OF APPROVAL FOR:
ENVIRONMENTAL ASSESSMENT #20-21; GENERAL PLAN AMENDMENT #3-21; ZONE CHANGE #2-22; ZONE TEXT AMENDMENT #4-21; SPECIFIC PLAN #1-21; VESTING TENTATIVE MAP #4-21; SITE PLAN REVIEW #11-21; DEVELOPMENT AGREEMENT #2-21; AND AFFORDABLE HOUSING AGREEMENT
16829, 16835, 16907, 16911 South Normandie Avenue
(APNs: 6106-030-011, 015, 016, 017)
CONDITIONS APPLICABLE TO EACH SUBAREA OF DEVELOPMENT – THE
APARTMENT BUILDING AND TOWNHOME DEVELOPMENT
For each subarea of development, the following conditions shall apply, unless otherwise indicated.
GENERAL CONDITIONS
GC 1. The applicant accepts all of the conditions of approval set forth in this document and shall sign the acknowledgment . A copy of the signed document shall be submitted to the Community Development Department prior to issuance of any construction permit.
GC 2. Development of this site shall comply with the requirements and regulations of Title 15 (Building and Construction), Title 17 (Subdivisions) and Title 18 (Zoning) of the Gardena Municipal Code, except as modified by the Specific Plan.
GC 3. The applicant shall comply with all written policies, resolutions, ordinances, and all applicable laws in effect at time of the effective date of the development agreement. The conditions of approval shall supersede all conflicting notations, specifications, and dimensions which may be shown on the project development plans. The conditions of approval include any requirements set forth in the Development Agreement, regardless of whether they are specifically set forth herein.
GC 4. The site plan layout shall be in accordance with the plans approved by the City Council as may be modified by these conditions of approval. The final completed project shall be in substantial compliance with the plans upon which the City Council based its decision, as modified by such decision.
GC 5. In accordance with GMC Section 8.20.130.A, trash pick -up and other exterior facility cleaning activities shall be restricted to the hours of 7 a.m. to 6 p.m., Monday through Friday. These activities shall be prohibited during peak traffic hours.
Normandie Crossing Specific Plan Ordinance No. 1878