041823-H-26sr&att.pdf — Long Beach City Council, April 18, 2023 (part 1 of 16)

CITY OF
LONG
April 18, 2023

HONORABLE MAYOR AND CITY COUNCIL
City of Long Beach
California
RECOMMENDATION:

Development Services Department
411 West Ocean Boulevard, 3rd Floor Long Beach, CA 90802 562.570.5237
H-26
Receive supporting documentation into the record and conclude the public hearing and consider a third-party appeal (APL23-002) by the Coalition for Responsible Equitable Economic Development Los Angeles (CREED LA), which appeal was submitted to the City of Long Beach on behalf of the Appellant by Alisha Pember of the law firm Addams Broadwell Joseph & Cardozo;
Adopt a Resolution approving and certifying an Addendum (EIRA-02-22) to the Program Environmental Impact Report (PEIR) for the City of Long Beach Downtown Plan (PEIR-SCH# 2009071006) relating to the development project at 450 The Promenade North/501-599 Long Beach Blvd (Project) in the Downtown Plan Planned Development District (PD-30) Area and pursuant to the approved Downtown Plan Program EIR Land Use Equivalency Program (Equivalency Program), in accordance with the provisions of the California Environmental Quality Act (CEQA) Section 15164 of the CEQA guidelines and making certain CEQA Findings and Determinations relative thereto, including a finding that the adopted Downtown Plan Mitigation Monitoring and Reporting Program mitigates, to the extent feasible, impacts associated with Equivalency Program projects, in accordance with those measures set forth in the Downtown Plan; and that no new or different mitigation measures are required; and,
Deny the appeal and uphold the decision of the Planning Commission to approve the Site Plan Review for the project, consisting of construction of three (3) eight (8)- story apartment buildings with a total of 900 dwelling units, including 54 affordable housing units, and 38,405 square feet of ground floor commercial space, and 1,383 parking stalls in at-grade parking garages (SPR22-060), and approve Vesting Tentative Parcel Map No. 83693 to subdivide one 170,736-square-foot lot into two lots of 101,724 and 68,712 square feet (TPM22-002), located at 450 The Promenade North/501-599 Long Beach Blvd. in the Downtown Plan Planned Development District (PD-30). (District 1)

DISCUSSION
On January 19, 2023, the Planning Commission held a duly noticed public hearing on this item and acted to approve the requested entitlements for a proposed 900-unit development including 54 affordable housing units located at 450 The Promenade North in the Downtown Plan (PD-30). The Planning Commission found the project within the scope of the previously certified the Downtown Plan Program Environmental Impact Report (PEIR) and approved the Downtown Plan EIR Addendum (EIRA-02-22)

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(Attachment A). On January 27, 2023, the approvals were appealed by the Coalition for Responsible Equitable Economic Development Los Angeles (CREED LA) which is represented by Alisha Pember of the law firm Addams Broadwell Joseph & Cardozo (Attachment B). This project lies within the normal jurisdiction of the Planning Commission and is now submitted to the City Council on appeal.

The applicant proposes to develop three eight-story residential buildings and a standalone retail pavilion on an approximately 5.5-acre site within the Downtown Plan.

The project site is bounded by 6th Street on the north, Long Beach Boulevard on the east, 4th Street on the south, and The Promenade North and a City of Long Beach (City) parking structure on the west. The project site is bisected by 5th Street, creating northern and southern portions of the project site (Attachment C). The site and all surrounding land uses are located within the PD-30, which is the zoning document for downtown Long Beach.

The current CityPlace development, in which the project site is located, was built in the early 2000s and replaced the Long Beach Plaza Mall, a two-level, 675, 716-square foot enclosed shopping mall that was designed in the 1970s and constructed in 1982 with $35 million in aid from the former Long Beach Redevelopment Agency. The Long Beach Plaza Mall struggled to attract customers to its environment of enclosed, inward-facing stores, with even historically successful large department store anchor tenants such as JC Penney, Montgomery Ward, and Buffum's failing to thrive in the mall. Construction of the Metro Blue Line on Long Beach Boulevard in the late 1980s impeded access to the mall and further aggravated the site's problems. The Long Beach Plaza Mall closed in 1999 and was acquired by Developers Diversified Realty (DOR). DOR demolished the enclosed mall in 2002 and redeveloped the site with the CityPlace project, again with the assistance of the former Long Beach Redevelopment Agency, while retaining the previous mall's parking structures, which are now City-owned. CityPlace replaced the enclosed mall with the open streets and street-oriented commercial storefronts on the site today. CityPlace totals approximately 14 acres of land, including the 5.5-acre project site in addition to three large City-owned parking structures, and currently contains 197,513 square feet of commercial tenant space. The site as it currently exists is significantly underutilized and underperforming compared to the development potential allowed at the site by both the current Downtown Plan and General Plan.

The proposed project includes the complete demolition of on-site improvements, removing all 197,513 square feet of existing commercial and retail uses in two buildings.

The project will then develop one eight-story mixed-use building (Building B) on the southern portion of the site and two eight-story buildings [one mixed-use building (Building C1) and one residential building (Building C2)] on the northern portion of the site, and a standalone retail pavilion on the northern portion of the site (Attachment D). The project includes a total of 900 residential units, including 102 studio units, 476 one-bedroom units, 313 two-bedroom units, and nine three-bedroom units.

Each of the three buildings includes a residential garage with three levels of above-grade parking as well as bicycle storage areas located on the ground floor, with air conditioning units, boiler rooms, and space for future solar panels on the roof of each of the buildings.

The project includes 31,195 square feet of common indoor open space, 62,027 square

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feet of common outdoor open space, and 29,747 square feet of private open space, including 451 units with private balconies, depicted on pages A0-5A through A0-5D of plans. The project also includes 181 individual residential storage units for residents, located in the parking structures. Additionally, the proposed project will develop 38,405 square feet of leasable commercial/retail space, including a 2,405 square-foot, one-storyplus-mezzanine retail pavilion on the north side of 5th Street at the intersection with The Promenade North, separate from the three eight-story buildings. A new pedestrian paseo on the project site's property will connect 5th Street and 6th Street on the west side of Buildings C1 and C2, abutting the City parking structure to the west.

The table below shows a detailed breakdown of the proposed building area and components:

Residential
Building B
Building C1
Building C2
Total
Commercial
Standalone Retail Pavilion
Buildin C2
Total
Parking
Building B
Building C1
Vehicle Parkin
Building C2
Vehicle Parkin
Bic cle Park S aces
Total
Open Space
Common Indoor
rovided
Total Bui/din Area
272 dwelling units; 218,603 sq. ft.
359 dwelling units; 275,190 sq. ft.
269 dwelling units; 207,201 sq. ft.
900 dwelling units
700,994 s . ft.
1,383 vehicle parking spaces
187 bic cle spaces
451 units 50 ercent of total or 29,747 s . ft.
122,969 s . ft.

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Open Space and Landscaping
The project will provide 31,195 square feet of common indoor open space, 62,027 square feet of common outdoor open space, and 29,747 square feet of private open space, including 451 residential units with private balconies. Each building includes ground level common open space, major amenities on Level 4, and more amenity spaces on Level 8 in each building. The Levels 4 and 8 amenity spaces include pool and spa areas, outdoor seating, fire pits, BBQ areas, turf fitness areas, cabanas, flex lawns, and a dog exercise area. Landscaping is also included at the ground level, within the Level 4 courtyard and pool deck areas, and within the Level 8 roof deck patio areas, consisting of trees and planters. The below table summarizes open space types provided in the project:

T. a bl e 2 0 pen s :pace s ummary
Open Space Tvpe Building B Building C1 Building C2
Ground-level: 10,971 sq. ft. Common outdoor - -
Ground-level: 11,464 sq. ft. 4,765 sq. ft. 4,927 sq. ft. Common indoor Level 4: Common 16,723 sq. ft. 17,595 sq. ft. 13,544 sq. ft. outdoor Level 4: Common 5,636 sq. ft. 4,171 sq. ft. 3,059 sq. ft. indoor Level 8: Common 1,068 sq. ft. 1,038 sq. ft. 1,088 sq. ft. outdoor Level 8: Common 1,038 sq. ft. 1,020 sq. ft. 1 , 218 sq/ ft/ indoor Access and Parking
Residential parking will be provided in above-grade parking levels within a three-story garage within the eight-story buildings. Access to the parking garages for Building B and Building C1 is provided from two right-in/right-out driveways on Long Beach Boulevard and access to the parking garage for Building C2 is provided from one right-in/right-out driveway on 6th Street. The Downtown Plan requires 1.25 vehicle parking spaces per residential unit (one space per unit plus one guest space per four units), which requires the project to provide 1,126 vehicle parking spaces for the residential uses. The proposed garages provide 1,383 vehicle parking spaces, including 469 standard spaces, 470 compact spaces, 222 standard front tandem spaces, and 222 compact rear tandem spaces. The project also includes a total of 187 bicycle parking spaces. The required 39 parking spaces for the project's proposed commercial/retail spaces will be provided in adjacent City-owned parking structures pursuant to the Parking Rights Agreement 01- 1799119, which was signed and recorded in 2005 and allows employees and customers of the commercial/retail tenants to use up to approximately 1,901 parking spaces located in nearby facilities owned and operated by the City. The entire project site is within onehalf mile of a high-quality transit stop, making it exempt from parking minimums per Section 65863.2 of the California Government Code (passed by the Legislature as Assembly Bill 2097, and effective January 1, 2023). However, as a practical matter and

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a reflection of current market demand in the housing market, the developer proposes to meet the parking requirements of the local zoning regulations.

Off-Site Improvements and Street Dedication
The project includes off-site improvements on The Promenade North, Long Beach Boulevard, the north side of 4th Street from The Promenade North to Long Beach Boulevard, and 5th and 6th Streets from The Promenade North to Long Beach Boulevard.

Off-site improvements include closure of The Promenade North between 4th Street and 5th Street for pedestrian access only, outdoor seating areas, crosswalks designed with art graphics, outdoor cafe dining, outdoor work tables, new street trees and plantings, a fire lane, retractable bollards, sidewalk improvements, a security gate, street parallel parking spaces, a dog run, gardens, a pedestrian trail, a playscape, a flex lawn, and potential. pocket parks/parklets. The existing 4th Street, 5th Street, and The Promenade North are currently private streets, but will be dedicated to the City as part of the proposed project.

However, the dedication will be from curb line to curb line, with the sidewalks, parkways, and street landscaping remaining private to allow private maintenance responsibility for these areas as well as greater flexibility for programming the sidewalk space ( sidewalk dining, events, etc.) while still requiring compliance with applicable laws and regulations for publicly-accessible areas (e.g., the path-of-travel and curb requirements of the Americans with Disabilities Act of 1990). The developer's predecessor made an Irrevocable Offer to Dedicate to the City as part of the 1990s approval(s) of CityPlace shopping center, which was not exercised by the City until now, per the determination of the Director of Public Works in conjunction with Public Works review of this project.

Affordable Housing Units
The project is subject to the City's lnclusionary Housing Ordinance. For-rent projects submitted for first approval in 2022 are required to provide six percent of the units in the residential development to be available at an affordable rent to very low-income households. For this project, consisting of 900 units total, 54 units are required to be affordable at the Very-Low Area Median Income (VU) level. The developer will be required to guarantee the provision of these affordable units for a period of 55 years through a restrictive covenant. The affordable units are evenly distributed among the project's buildings and among the floors in each building, as depicted on page A0-6 of plans. The affordable units consist of studio, one-bedroom, and two-bedroom units, also evenly distributed between these unit types in each building. The following table summarizes the provision of affordable units in this project:
i a bl e 3: Affordable Unit s ummarv
Building B C1 C2 Size (sq. ft.)
Affordable studios 6 8 6 490-532
Affordable 1-bdrs 5 6 5 647-705
Affordable 2-bdrs 6 8 6 1 , 011-1 , 1 00
Total per building 17 22 17
While approval and construction of the overall 900-unit project is a major step toward the City's achievement of Regional Housing Needs Assessment (RHNA) targets on its own,

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the construction of these 54 VU affordable housing units is especially critical because these VU units offset a deficit of affordable housing units created through development on other identified housing production opportunity sites that did not or will not achieve RHNA VU targets.

Vesting Tentative Parcel Map
The applicant also requests approval of a Vesting Tentative Parcel Map to subdivide the parcel on which Buildings C1 and C2 will be located. The parcel will be subdivided from one 170,735-square-foot lot into two lots of 101,724 and 58,712 square feet, to provide a separate lot for each building (Attachment E). Building B will be located on a single existing parcel, which is not part of the requested subdivision.

Downtown Plan Standards and Compliance
The site configuration is well-planned, with adequate vehicular circulation and many elements that enhance the pedestrian-friendliness of the development and surrounding area. One major element is the proposed through-block paseo between 5th Street and 5th Street, which will be a major improvement to the current 5th Street environment in this area, which currently consists of a block-long impenetrable building wall from Pine Avenue to Long Beach Boulevard. The closure of The Promenade North between 4th Street and 5th Street also functions well to enhance the pedestrian activation of the area while providing traffic calming.

The buildings are designed in a contemporary architectural style with traditional design elements and themes. Materials include cast-in-place concrete walls, aluminum panels, steel panels, brick veneer, perforated metal panels, aluminum lattice, clear and spandrel glazing, and areas of stucco on upper floors. The three buildings share a complementary and harmonious style and are consistent with the general trend of high-quality architecture and development in large projects in downtown Long Beach.

PD-30 includes design standards for mid-rise development that encourage a high-quality architecture and materials, an active streetscape, pedestrian paseos, well-planned building massing and variation, and transit amenities. The project effectively uses a combination of these features that, with the building form, creates a well composed project that meets the intent of PD-30. The interaction between the ground floor street and paseo facades, ground-level units and commercial space, and upper building elements meet and read as a cohesive design to the near and distant viewer. PD-30 also sets forth both guiding principles and mobility goals, and City staff finds that the project conforms to and furthers these goals, as applicable, through its use of mid-rise construction, high quality architecture, dense development, and the project's location at the heart of Downtown adjacent to the Metro A Line (formerly Blue Line).

City staff finds that the project complies with the requirements of PD-30, is consistent with the General Plan, and forwards the City's planning goals by accomplishing and implementing major policies of the Housing, Land Use, Mobility, and Urban Design Elements. The project will create a walkable environment with new residential units that significantly further the City's housing goals. City staff has made positive findings

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(Attachment F) and has included appropriate conditions of approval to ensure the project's and City's goals are met and standards are maintained (Attachment G).

Appeal
The Planning Commission's January 19, 2023 approval of this project was appealed by CREED LA (Appellant). The appeal focuses exclusively on California Environmental Quality Act (CEQA) issues and raises four main topics of contention in support of the Appellant's overall assertion that the Addendum to the Downtown Plan Program Environmental Impact Report (EIR Addendum) prepared for the project was inadequate.

Appellant asserts:
1) The project may result in new and more significant impacts than previously analyzed;
2) The City's air quality analysis fails to disclose back-up generator emissions, thus underestimating the project's potentially significant air quality, greenhouse gases (GHG), and health impacts;
3) The Addendum incorrectly claims to mitigate the project's significant air pollution and GHG impacts with nonbinding mitigation; and,
4) The Addendum fails to disclose potentially significant health risks from construction emissions that are more severe than previously analyzed.

The Planning Commission, City staff, and the City's CEQA expert for this project ( consulting firm Environmental Sciences Associates or ESA) all determined that these contentions are without merit. The Planning Commission and City staff have evaluated the EIR Addendum for this project and found that: it is appropriate and adequate; the project will not create new or more significant impacts than those previously analyzed in the Downtown Plan PEIR; all potential impacts were adequately accounted for; and the mitigation measures of the Downtown Plan PEIR as applicable to the project are adequate, appropriate, and enforceable. The position of City staff and the Planning Commission is supported by the law, as none of the conditions requiring a new subsequent or supplemental environmental impact report, as stated in Section 21155 of the Public Resources Code or in Sections 15162 or 15163 of the CEQA Guidelines, are present here. Therefore, the Addendum was prepared pursuant to CEQA Guidelines Section 15164. The Planning Commission and City staff's determination is supported by substantial evidence in the record. Significantly, the appeal relies on a challenge to this project's EIR Addendum's reference to a previous EIR Addendum and the Land Use Equivalency Program (LUEP), both associated with the previously-approved 636 Locust Avenue development project. Any portion of the appeal that relies on this previously adopted and certified EIR Addendum and LUEP for the 636 Locust Avenue Development is timebarred. The 636 Locust Avenue EIR Addendum and LUEP were approved by the Planning Commission on September 16, 2021 and by the City Council on appeal on January 18, 2022, and no successful legal challenge was filed at that time or anytime thereafter (Attachment H). Lastly, under the Housing Accountability Act and the Housing Crisis Act, the City is required to process residential projects fairly, objectively, and on a timely basis, limiting any unnecessary environmental review or excess requirements. A

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detailed rebuttal of the Appellant's contentions has been prepared and is attached to this report (Attachment I).

Public Hearing Notice
A notice of public hearing for the City Council appeal hearing was mailed on April 3, 2023, in accordance with the requirements of Chapter 21.21 of the Long Beach Municipal Code (LBMC). This notice also was provided to the Appellant and to other parties that had commented or specifically requested notice for this project.

Public Comment
Twenty-two written public comments were received prior to the Planning Commission hearing on January 19, 2023 (Attachment J). These included 18 letters in support from business and neighborhood groups and representatives, one letter expressing concern that the project would include in-unit natural gas appliances (it will not), one neutral letter from a neighborhood group, one letter from the Lozeau Drury law firm on behalf of Supporters Alliance for Environmental Responsibility objecting to the project's CEQA approach, and a further letter from the principal of the Lozeau Drury law firm preliminarily withdrawing the earlier objection. The Planning Commission meeting was heavily attended, and thirty-nine persons provided verbal testimony. Comments given in verbal testimony covered a wide range of positions, including support for housing, construction jobs, affordable housing, and downtown revitalization, and opposition due to CEQA or environmental concerns, labor concerns, and affordable housing concerns. Additional comments timely received prior to the City Council meeting also will be attached to this report or otherwise will be provided at or before the appeal hearing.

Environmental Review
· Pursuant to CEQA and the State CEQA Guidelines, this project was analyzed as part of the previously-certified Downtown Plan PEIR. An EIR Addendum (EIRA-02-22) was prepared for this project. The EIR Addendum analyzed the proposed project in accordance with the Downtown Plan PEIR (SCH No. 2009071006) and determined that the project will not result in any new significant impacts that exceed those analyzed in the Downtown Plan PEIR, with mitigation measures included (Attachment K). Additionally, the development is subject to the Downtown Plan PEIR Mitigation Monitoring and Reporting Program (MMRP). The MMRP is designed to ensure compliance with adopted mitigation measures during project implementation. For each mitigation measure recommended in the PEIR that applies to the applicant's proposal, specifications are made that identify the action required and the monitoring that must occur. In addition, the MMRP identifies the party responsible for carrying out and for verifying compliance with each individual mitigation measure.

This matter was reviewed by Deputy City Attorney Erin Weesner-McKinley on April 3, 2023 and Revenue Management Officer Geraldine Alejo on February 23, 2023.

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TIMING CONSIDERATIONS
Per Section 21.21.504 of the Zoning Regulations, a public hearing on the appeal is required to be held within 60 days of receipt of the appeal by the City Clerk from the Development Services Department. The appeal was filed and received on January 27, 2023, and the 60-day period expires on March 31, 2023. However, the appeal hearing date was extended to April 18, 2023 at the applicant's request. Timely conclusion of this matter is now required under both LBMC Section 21.21.504 and the state Housing Accountability Act.

FISCAL IMPACT
There will be no cost to the City associated with the recommendation. The conditions of approval specify that any cost related to improvements and enhancements within the right-of-way will be paid for by the developer and includes street and sidewalk improvements, bus stop relocation and enhancements, and street dedication. This recommendation has no staffing impact beyond the normal budgeted scope of duties and is consistent with existing City Council priorities. There is no local job impact associated with this recommendation.

SUGGESTED ACTION:

Approve recommendation.

Respectfully submitted,
DIRECTOR OF DEVE6SERVICES
ATTACHMENTS: RESOLUTION

A- PLANNING COMMISSION STAFF REPORT
8-APPEAL

C- LOCATION MAP

D-PLANS
APPROVED:

THOMAS B. MODICA

CITY MANAGER
E-VESTING TENTATIVE PARCEL MAP No. 83693

F-FINDINGS

G - CONDITIONS OF APPROVAL

H - DOWNTOWN PLAN PROGRAM EIR AND LAND USE EQUIVALENCY PROGRAM EIR

ADDENDUM

I - RESPONSE TO APPEAL

J - PUBLIC COMMENT
K-ADDENDUM TO DOWNTOWN PLAN PROGRAM EIR (EIRA-02-22)
AGENDA ITEM No. 1 Development Services
Planning Bureau
411 West Ocean Boulevard, 3rd Floor, Long Beach, CA 90802 562.570.6194
January 19, 2023

CHAIR AND PLANNING COMMISSIONERS
City of Long Beach
California
RECOMMENDATION:

Approve the Addendum (EIRA-02-22) to the Downtown Plan Program Environmental Impact Report (SCH No. 2009071006), approve Site Plan Review for the construction of three (3) eight (8)-story apartment buildings with a total of 900 dwelling units and 38,405 square feet of ground floor commercial space, and 1,383 parking stalls in at-grade parking garages (SPR22-060), and approve Vesting Tentative Parcel Map No. 83693 to subdivide one 170,736-square-foot lot into two lots of 101,724 and 68,712 square feet (TPM22-002), located at 450 The Promenade North/501-599 Long Beach Blvd. in the Downtown Plan Planned Development District (PD-30). (District 1)
APPLICANT: Oren Hillel for Waterford Co.
130 Newport Center, Suite 230
Newport Beach, CA 92660
(Application No. 2205-32)

DISCUSSION
The applicant proposes to develop three eight-story buildings and a standalone retail pavilion on an approximately 5.5-acre site within the Downtown Plan. The project site is bounded by 6th Street on the north, Long Beach Boulevard on the east, 4th Street on the south, and The Promenade North and a City parking structure on the west. The project site is bisected by 5th Street, creating northern and southern portions of the project site (Attachment A – Vicinity Map). The site and all surrounding land uses are located within the Downtown Plan Planned Development District (PD-30), which is the zoning document for downtown Long Beach.

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million in aid from the former Long Beach Redevelopment Agency. The Long Beach Plaza Mall struggled to attract customers to its environment of enclosed, inward-facing stores, with even historically successful large department store anchor tenants such as JC Penney, Montgomery Ward, and Buffum’s failing to thrive in the mall. The mall also struggled to compete with the regionally-adjacent Lakewood Center and Los Cerritos Center malls. Construction of the Metro Blue Line on Long Beach Boulevard in the late 1980s impeded access to the mall and further aggravated the site’s problems. The Long Beach Plaza Mall closed in 1999 and was acquired by Developers Diversified Realty (DDR). DDR demolished the enclosed mall in 2002 and redeveloped the site with the CityPlace project, again with the assistance of the former Long Beach Redevelopment Agency, while retaining the previous mall’s parking structures, which are now City-owned.

CityPlace replaced the enclosed mall with the open streets and street-oriented commercial storefronts on the site today. CityPlace totals approximately 14 acres of land, including the 5.5-acre project site in addition to three large City-owned parking structures, and currently contains 197,513 square feet of commercial tenant space. The portion of CityPlace that comprises the project site included a Wal-Mart discount store and a Fresh & Easy grocery store as anchor tenants, both of which are now closed, in addition to a Ross Dress For Less clothing store and a variety of smaller commercial retail, restaurant, and personal service tenant spaces that are still occupied on 4th Street and 5th Street. The site as it currently exists is significantly underutilized and underperforming compared to the development potential allowed at the site by both the current Downtown Plan and General Plan.

The site’s immediate surroundings include commercial and restaurant uses across 6th Street to the north, the 5th Street Metro A Line (formerly the Blue Line) light rail station on Long Beach Boulevard to the east, and a commercial shopping center and multi-story residential buildings to the east beyond. West of The Promenade North and south of 5th Street, the site is bounded by a four-story apartment building at the intersection of 5th Street and The Promenade, and retail/commercial uses further south, with a large abovegrade City-owned parking structure to the west, and mixed-use ground floor commercial with residential above on Pine Avenue further west of the parking structure. North of 5th Street, the site is bounded by another City-owned above-grade parking structure. More restaurant and retail uses are located across 4th Street to the south of the site. The project site currently contains various retail and restaurant operations within two large one-story commercial buildings, totaling 197,513 existing square feet.

The proposed project includes the complete demolition of on-site improvements, removing all 197,513 square feet of existing commercial and retail uses in two buildings.

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project includes a total of 900 residential units, including 102 studio units, 476 onebedroom units, 313 two-bedroom units, and nine three-bedroom units.

The project includes 31,195 square feet of common indoor open space, 62,027 square feet of common outdoor open space, and 29,747 square feet of private open space, including 451 units with private balconies, depicted on pages A0-5A through A0-5D of plans. The project also includes 181 individual residential storage units for residents, located in the parking structures. Additionally, the proposed project will develop 38,405 square feet of leasable commercial/retail space, including a 2,405 square-foot, one-storyplus-mezzanine retail pavilion on the north side of 5th Street at the intersection with The Promenade North, separate from the three eight-story buildings. A new pedestrian paseo on the project site’s property will connect 5th Street and 6th Street on the west side of Buildings C1 and C2, abutting the City parking structure to the west.

The table below shows a detailed breakdown of the proposed building area and components:

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Table 1: Project Summary
Type of Use Proposed Project
Residential
Building B 272 dwelling units
218,603 sq. ft.

Building C1 359 dwelling units
275,190 sq. ft.

Building C2 269 dwelling units
207,201 sq. ft.

Total 900 dwelling units
700,994 sq. ft.

Commercial
Building B 19,782 sq. ft.

Building C1 16,218 sq. ft.

Standalone Retail Pavilion 2,405 sq. ft.

Building C2 0 sq. ft.

Total 38,405 sq. ft.

Parking
Building B
Vehicle Parking Spaces 373 parking spaces
Bicycle Park Spaces 58 spaces
Building C1
Vehicle Parking 576 parking spaces
Bicycle Park Spaces 75 spaces
Building C2
Vehicle Parking 434 parking spaces
Bicycle Park Spaces 54 spaces
Total 1,383 vehicle parking spaces
187 bicycle spaces
Open Space
Common Indoor Open Space 31,195 sq. ft.

Common Outdoor Open Space 62,027 sq. ft.

Private Open Space 451 units (50% of total) or 29,747 sq. ft.

Total Open Space Provided 122,969 sq. ft.

Building Area (includes parking garages)
Building B 413,760 gross sq. ft.

Building C1 550,432 gross sq. ft.

Building C2 406,574 gross sq. ft.

Total Building Area 1,370,766 gross sq. ft.

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Building B
Building B will be located on a 68,733-square foot parcel in the southern portion of the project site between 5th Street and 4th Street. Building B will include 218,603 square feet of residential use and 19,782 square feet of commercial use and will have a total building area of 413,760 gross square feet including the parking garages, with a floor area ratio (FAR) of 4.5 and 306,501 square feet of gross floor area. Commercial uses and lobby/leasing spaces are located on the ground level, a residential garage with three levels of above-grade parking as well as bicycle storage areas on levels 1 through 3, and 55 storage units on levels 2 and 3. Residential units are located on levels 3 through 8, amenity spaces on levels 4 and 8, including a courtyard and pool and spa area on level 4, and a roof deck on level 8. A total of 272 residential units and 373 vehicle and 58 bicycle parking spaces are provided in Building B.

Building C1
Building C1 will be located on a 101,724-square foot parcel in the northern portion of the project site between Building C2 and 5th Street. Building C1 includes 275,190 square feet of residential use and 16,218 square feet of commercial use, and has a total building area of 550,432 square feet including parking garages, with a FAR of 3.9 and 393,685 square feet of gross floor area. Commercial spaces, residential units, and a lobby with a leasing office are located the ground level, a residential garage with three levels of above-grade parking as well as bicycle storage areas on levels 1 through 3, and 72 storage units on levels 2 and 3. Residential units are located on levels 2 through 8, amenity spaces on levels 4 and 8, including courtyards and a pool and spa area on level 4, and a roof deck on level 8. A total of 359 residential units and 576 vehicle and 75 bicycle parking spaces are included in Building C1.

Building C2
Building C2 will be located on a 68,712-square foot parcel in the northern portion of the project site between Building C1 and 6
th Street. Building C2 includes 207,201 square feet
of residential use and has a total building area of 406,574 square feet including parking garages, with a FAR of 4.2 and 285,929 square feet of gross floor area. Building C2 includes a lobby with a leasing office, amenity space and residential units on the ground level, a residential garage with three levels of above-grade parking as well as bicycle storage areas on levels 1 through 3, and 54 storage units on levels 2 and 3. Residential units are located on levels 2 through 8, amenity spaces on levels 4 and 8, including a pool and spa area, courtyard, and club room on level 4, and a roof deck on level 8. A total of 269 residential units and 434 vehicle and 54 bicycle parking spaces are provided in Building C2.

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Retail Pavilion
The retail pavilion will be located to the west of Building C1 along 5th Street at the northern terminus of The Promenade North, and is designed as a standalone single-story building with a mezzanine. The retail pavilion will contain approximately 2,405 square feet of retail space. The retail pavilion is designed using a combination of shipping container-like elements and large transparent areas of glass.

Open Space and Landscaping
The project will provide 31,195 square feet of common indoor open space, 62,027 square feet of common outdoor open space, and 29,747 square feet of private open space, including 451 residential units with private balconies. Each building includes ground level common open space, major amenities on Level 4, and more amenity spaces on Level 8 in each building. The Levels 4 and 8 amenity spaces include pool and spa areas, outdoor seating, fire pits, BBQ areas, turf fitness areas, cabanas, flex lawns, and a dog exercise area. Landscaping also is included at the ground level, within the Level 4 courtyard and pool deck areas, and within the Level 8 roof deck patio areas, consisting of trees and planters. The below table summarizes open space types provided in the project:

Table 2: Open Space Summary
Open Space Type Building B Building C1 Building C2
Ground-level:

Common outdoor - 10,971 sq. ft. -
Ground-level:

Common indoor 11,464 sq. ft. 4,765 sq. ft. 4,927 sq. ft.

Level 4: Common
outdoor 16,723 sq. ft. 17,595 sq. ft. 13,544 sq. ft.

Level 4: Common
indoor 5,636 sq. ft. 4,171 sq. ft. 3,059 sq. ft.

Level 8: Common
outdoor 1,068 sq. ft. 1,038 sq. ft. 1,088 sq. ft.

Level 8: Common
indoor 1,038 sq. ft. 1,020 sq. ft. 1,218 sq/ ft/
Access and Parking
Residential parking will be provided in above-grade parking levels within a three-story garage within the eight-story buildings. Access to the parking garages for Building B and Building C1 is provided from two right-in/right-out driveways on Long Beach Boulevard and access to the parking garage for Building C2 is provided from one right-in/right-out driveway on 6th Street. The Downtown Plan requires 1.25 vehicle parking spaces per residential unit (one space per unit plus one guest space per four units), which requires

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the project to provide 1,126 vehicle parking spaces for the residential uses. The proposed garages provide 1,383 vehicle parking spaces, including 469 standard spaces, 470 compact spaces, 222 standard front tandem spaces, and 222 compact rear tandem spaces. The project also includes a total of 187 bicycle parking spaces. The required 39 parking spaces for the project’s proposed commercial/retail spaces will be provided in adjacent City-owned parking structures pursuant to the Parking Rights Agreement 01- 1799119, which was signed and recorded in 2005 and allows employees and customers of the commercial/retail tenants to use up to approximately 1,901 parking spaces located in nearby facilities owned and operated by the City. The entire project site is within onehalf mile of a high-quality transit stop, making it exempt from parking minimums per Section 65863.2 of the California Government Code (passed by the Legislature as AB 2097, and effective January 1, 2023). However, as a practical matter and a reflection of current market demand in the housing market, the developer proposes to meet the parking requirements of the local zoning regulations.

Off-site improvements include closure of The Promenade North between 4 th Street and
5 th Street for pedestrian access only, outdoor seating areas, crosswalks designed with art graphics, outdoor café dining, outdoor work tables, new street trees and plantings, a fire lane, retractable bollards, sidewalk improvements, a security gate, street parallel parking spaces, a dog run, gardens, a pedestrian trail, a playscape, a flex lawn, and potential pocket parks/parklets. The existing 4th Street, 5th Street, and The Promenade North are currently private streets, but will be dedicated to the City as part of the proposed project.

However, the dedication will be from curb line to curb line, with the sidewalks, parkways, and street landscaping remaining private to allow private maintenance responsibility for these areas as well as greater flexibility for programming the sidewalk space (sidewalk dining, events, etc.) while still requiring compliance with applicable laws and regulations for publicly-accessible areas (e.g., the path-of-travel and curb requirements of the Americans with Disabilities Act of 1990 (ADA). The developer’s predecessor made an Irrevocable Offer to Dedicate to the City as part of the 1990s approval(s) of CityPlace shopping center, which was not exercised by the City until now, per the determination of the Director of Public Works in conjunction with Public Works review of this project.

Affordable Housing Units
The project is subject to the City’s Inclusionary Housing Ordinance. For-rent projects submitted for first approval in 2022 are required to provide six percent (6%) of the units in the residential development to be available at an affordable rent to very low-income

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households. For this project, consisting of 900 units total, 54 units are required to be affordable at the Very Low Area Median Income level. The developer will be required to guarantee the provision of these affordable units for a period of 55 years through a restrictive covenant. The affordable units are evenly distributed among the project’s buildings and among the floors in each building, as depicted on page A0-6 of plans. The affordable units consist of studio, one-bedroom, and two-bedroom units, also evenly distributed between these unit types in each building. The following table summarizes the provision of affordable units in this project:

Table 3: Affordable Unit Summary
Building B C1 C2 Size (sq. ft.)
Affordable studios 6 8 6 490–532
Affordable 1-bdrs 5 6 5 647–705
Affordable 2-bdrs 6 8 6 1,011–1,100
Total per building 17 22 17
Vesting Tentative Parcel Map
The applicant also requests approval of a Vesting Tentative Parcel Map to subdivide the parcel on which Buildings C1 and C2 will be located. The parcel will be subdivided from one 170,736-square-foot lot into two lots of 101,724 and 68,712 square feet, to provide a separate lot for each building (Attachment C– Vesting Tentative Parcel Map No. 83693).

Building B will be located on a single existing parcel, which is not part of the requested subdivision.

Downtown Plan Standards and Compliance
The site configuration is well-planned, with adequate vehicular circulation and many elements that enhance the pedestrian-friendliness of the development and surrounding area. One major element is the proposed through-block paseo between 5th Street and 6th Street, which will be a major improvement to the current situation on 6th Street, which currently consists of a block-long impenetrable building wall from Pine Avenue to Long Beach Blvd. The closure of The Promenade North between 4th Street and 5th Street also functions well to enhance the pedestrian activation of the area while providing traffic calming.

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The Downtown Plan includes design standards for mid-rise development that encourage a high-quality architecture and materials, an active streetscape, pedestrian paseos, wellplanned building massing and variation, and transit amenities. The project effectively uses a combination of these features that, with the building form, creates a well composed project that meets the intent of PD-30. The interaction between the ground floor street and paseo facades, ground-level units and commercial space, and upper building elements meet and read as a cohesive design to the near and distant viewer. The Downtown Plan also sets forth both guiding principles and mobility goals, and Staff finds that the project conforms to and furthers these goals, as applicable, through its use of mid-rise construction, high quality architecture, dense development, and the project’s location at the heart of Downtown adjacent to the Metro A Line (formerly Blue Line).

Staff finds that the project complies with the requirements of the Downtown Plan, is consistent with the General Plan, and forwards the City’s planning goals by accomplishing and implementing major policies of the Housing Element, Land Use Element, Mobility Element, and Urban Design Element. The project will create a walkable environment with new residential units that significant further the City’s housing goals. Staff has made positive findings (Attachment D – Findings) and has included appropriate conditions of approval to ensure the project’s and City’s goals are met and standards are maintained (Attachment E – Conditions of Approval).

PUBLIC HEARING NOTICE
A notice of public hearing was mailed on January 4, 2023, in accordance with the requirements of Chapter 21.21 of the Long Beach Municipal Code. No public comments in response to these notices were received at the time the report was prepared.

ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, this project was analyzed as part of the previously-certified Downtown Plan Program Environmental Impact Report (PEIR). An EIR Addendum (EIRA-02-22) was prepared for this project. The EIR Addendum analyzed the proposed project in accordance with the Downtown Plan PEIR (SCH No. 2009071006) and determined that the project will not result in any new significant impacts that exceed those analyzed in the Downtown Plan PEIR, with mitigation measures included (Attachment F – EIR Addendum EIRA-02-22 and Appendices). Additionally, the development is subject to the Downtown Plan PEIR Mitigation Monitoring and Reporting Program (MMRP). The MMRP is designed to ensure compliance with adopted mitigation measures during project implementation.

For each mitigation measure recommended in the PEIR that applies to the applicant’s proposal, specifications are made that identify the action required and the monitoring that

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must occur. In addition, the party for verifying compliance with individual mitigation measures is identified.

Respectfully submitted,

SCOTT KINSEY, AICP

PROJECT PLANNER

ALEXIS OROPEZA

CURRENT PLANNING OFFICER

ALISON SPINDLER-RUIZ, AICP

PLANNING BUREAU MANAGER

CHRISTOPHER KOONTZ, AICP

DIRECTOR OF DEVELOPMENT SERVICES
CK:ASR:AO:SK
Attachments: Attachment A – Location Map
Attachment B – Plans
Attachment C – Vesting Tentative Parcel Map No. 83693
Attachment D – Findings
Attachment E – Conditions of Approval
Attachment F – Addendum to Downtown Plan Program EIR
1 EWM:ag A23-00429 (04-11-2023)
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OFFICE OF THE CITY ATTORNEY
DAWN MCINTOSH, City Attorney
411 West Ocean Boulevard, 9th Floor
Long Beach, CA 90802
RESOLUTION NO.

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF LONG BEACH APPROVING AND CERTIFYING AN
ADDENDUM (EIRA-02-22) TO THE PROGRAM

ENVIRONMENTAL IMPACT REPORT (PEIR) FOR THE CITY
OF LONG BEACH DOWNTOWN PLAN (PEIR-SCH#
2009071006) RELATING TO THE DEVELOPMENT PROJECT
AT 450 THE PROMENADE NORTH/501-599 LONG BEACH

BLVD IN THE DOWNTOWN PLAN PLANNED
DEVELOPMENT DISTRICT (PD-30) AREA AND PURSUANT

TO THE APPROVED DOWNTOWN PLAN PROGRAM EIR

LAND USE EQUIVALENCY PROGRAM, IN ACCORDANCE

WITH THE PROVISIONS OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) SECTION 15164

OF THE CEQA GUIDELINES AND MAKING CERTAIN CEQA

FINDINGS AND DETERMINATIONS RELATIVE THERETO,

INCLUDING FINDING THAT THE ADOPTED DOWNTOWN

PLAN MITIGATION MONITORING AND REPORTING

PROGRAM MITIGATES, TO THE EXTENT FEASIBLE,

IMPACTS ASSOCIATED WITH EQUIVALENCY PROGRAM

PROJECTS, IN ACCORDANCE WITH THOSE MEASURES
SET FORTH IN THE DOWNTOWN PLAN; AND THAT NO NEW

OR DIFFERENT MITIGATION MEASURES ARE REQUIRED
The City Council of the City of Long Beach does hereby find, determine and resolve:

Section 1. Oren Hillel for Waterford Property Co. has proposed a project at 2 EWM:ag A23-00429 (04-11-2023)
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OFFICE OF THE CITY ATTORNEY
DAWN MCINTOSH, City Attorney
411 West Ocean Boulevard, 9th Floor
Long Beach, CA 90802
450 The Promenade North/501-599 Long Beach Blvd. (“the Project”). The Project consists of a 900-unit development including 54 affordable housing units located on an approximately 5.5-acre site within the Downtown Plan area. The project site is bounded by 6th Street on the north, Long Beach Boulevard on the east, 4th Street on the south, and The Promenade North and a City of Long Beach parking structure on the west. The Project would include the construction of three (3) eight-story apartment buildings with a total of 900 dwelling units, including 102 studio units, 476 one-bedroom units, and 313 two-bedroom units, and nine three-bedroom units. Said Project description and Project location are more fully described in the Program Environmental Impact Report (PEIR-SCH#2009071006) and Addendum thereto (EIRA-02-22); which Addendum is an addendum to the Program Environmental Impact Report for the Downtown Plan (PD-30) (SCH#2009071006), as certified and approved by the Long Beach City Council on January 10, 2012, and pursuant to the Downtown Plan Program EIR Land Use Equivalency Program (“Equivalency Program”) adopted by the City Council on January 18, 2022, copies of which PEIR, Equivalency Program and EIR Project Addendum are incorporated herein by this reference as though set forth in full, word for word.

Section 2. At the time the City Council approved and adopted the Long Beach Downtown Plan on January 10, 2012, the City Council made certain Findings and determinations in accordance with the provisions of the California Environmental Quality Act (CEQA), adopted a Statement of Overriding Considerations for each environmental impact identified in the PEIR as “significant and unavoidable,” and adopted a Mitigation Monitoring and Reporting Program (“MMRP”). The content of said Findings, Statement of Overriding Considerations, and MMRP are hereby incorporated herein by this reference as though set forth herein word for word.

Section 3. At the time the City Council approved and adopted the Downtown Plan Program EIR Land Use Equivalency Program (“Equivalency Program”) on January 18, 2022, the City Council made certain Findings and determinations in accordance with CEQA. No successful legal challenge was filed at that time, or anytime thereafter, in 3 EWM:ag A23-00429 (04-11-2023)
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OFFICE OF THE CITY ATTORNEY
DAWN MCINTOSH, City Attorney
411 West Ocean Boulevard, 9th Floor
Long Beach, CA 90802
relation to the Equivalency Program. The content of said Findings and determinations with respect to the Equivalency Program are hereby incorporated herein by this reference as though set forth herein word for word.

Section 4. The 450 The Promenade North Development Downtown Plan EIR Addendum (EIRA 02-22) to the Downtown Plan Environmental Impact Report prepared in connection with the Project represents and discusses certain modifications to the approved Long Beach Downtown Plan and is considered an addition to the previous project environmental review documentation and approvals for the Downtown Plan. The modifications to the approved Long Beach Downtown Plan described in Addendum EIRA02-22 do not require major substantive revisions to the Downtown Plan Environmental Impact Report. A copy of Addendum EIRA-02-22, together with technical appendices and other supporting documentation, has been provided to the City Council for its review and consideration; and are hereby incorporated herein by this reference as though set forth in full, word for word.

Section 5. Pursuant to Section 15164 of the CEQA Guidelines, and based on the evidence and oral and written testimony presented at all previous public hearings, and based on all of the information contained in the files of the Development Services Department on the Project (incorporated herein by this reference as though set forth herein in full word for word), including the PEIR for the Long Beach Downtown Plan, the Equivalency Program Addendum, and the Addendum to the PEIR for the Project, and including, but not limited to, the January 19, 2023, Planning Commission written and oral staff reports, and the April 18, 2023, City Council written and oral staff reports, the City Council finds that:

A. The 450 The Promenade North EIR Addendum (EIRA 02-22), as an Addendum to the Downtown Plan Environmental Impact Report (PEIR) (Addendum), has been completed in compliance with CEQA.

B. The PEIR Addendum reflects the independent judgment and analysis of the City and City Council as lead agency with respect to the 4 EWM:ag A23-00429 (04-11-2023)
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OFFICE OF THE CITY ATTORNEY
DAWN MCINTOSH, City Attorney
411 West Ocean Boulevard, 9th Floor
Long Beach, CA 90802
Project.

C. None of the conditions described in CEQA Guidelines Section 15162 which call for the preparation of a subsequent or supplemental EIR have occurred or exist.

D. The PEIR Addendum is appropriate since the Project would not result in any additional significant impacts; nor would it increase the severity of previously anticipated impacts. Rather, all the impacts associated with the Project are within the envelope of impacts addressed in the certified PEIR; and/or do not constitute a new or greater significant impact. Thus, a supplemental or subsequent EIR is not required pursuant to Public Resources Code Section 21166, or California Code of Regulations, Title 14, Sections 15162 or 15163, because none of the conditions described in Section 15162, or in the associated CEQA Guidelines, calling for the preparation of a subsequent or supplemental EIR have occurred or exist.

Section 6. The CEQA Findings made in this Resolution are based on the information and evidence set forth in PEIR for the Long Beach Downtown Plan, the Equivalency Program Addendum, and the EIR Addendum, and upon such other substantial evidence (both oral and written) which has been presented in the record of the proceeding, including, but not limited to, that information received by the City Council at the public hearing conducted on April 18, 2023, including the Staff Report presented to the City Council on that date and the Response prepared by ESA on behalf of the City to the Coalition for Responsible Equitable Economic Development (CREED) Appeal submitted to the City on or about January 27, 2023. The PEIR and the PEIR Addenda, staff reports, testimony, technical studies, appendices, plans, specifications, figures, exhibits, ESA response prepared on the City's behalf, and other materials that constitute the record of proceedings on which this Resolution is based are on file and available for public examination during normal business hours in the Department of Development Services, Planning Bureau, 411 West Ocean Boulevard, 3rd Floor, Long Beach, CA 90802. The 5 EWM:ag A23-00429 (04-11-2023)
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OFFICE OF THE CITY ATTORNEY
DAWN MCINTOSH, City Attorney
411 West Ocean Boulevard, 9th Floor
Long Beach, CA 90802
custodian of said records is the Director of Development Services.

Section 7. Decision.

A. The City Council hereby approves and adopts the 450 The Promenade North Development Downtown Plan EIR Addendum (EIRA 02- 22) as an Addendum to the Downtown Plan Environmental Impact Report for the Project, which Addendum and all Appendices and Exhibits thereto, are incorporated herein by this reference as though set forth in full word for word; and further adopts the Mitigation Monitoring and Reporting Program for the Project and makes each and every mitigation measure contained therein and in the Conditions of Approval (Attachment G to the Staff Report) a condition of Project approval.

Section 8. The City Council hereby approves and incorporates herein by this reference: each fact and finding as set forth in the City Council Staff Report dated April 18, 2023, relating to the Site Plan Review (SPR22-060) and Vesting Tentative Parcel Map No. 83693 (TPM22-002) for the Project; hereby approves the Project as it is described herein and in the Staff Report, and other supporting materials dated April 18, 2023; and approves the Conditions of Approval.

Section 9. The appeal filed by Coalition for Responsible Equitable Economic Development on or about January 27, 2023, is hereby denied in its entirety.

Section 10. This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting this resolution. ///
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OFFICE OF THE CITY ATTORNEY
DAWN MCINTOSH, City Attorney
411 West Ocean Boulevard, 9th Floor
Long Beach, CA 90802
I hereby certify that the foregoing resolution was adopted by the City Council of the City of Long Beach at its meeting of _________________________________, 2023, by the following vote:

Ayes: Councilmembers:

Noes: Councilmembers:

Absent: Councilmembers:

Recusal(s) Councilmembers:

City Clerk
An appeal is hereby made to Your Honorable Body from the decision of the Site Plan Review Committee
Zoning Administrator
Planning Commission
Cultural Heritage Commission
Which was taken on the _______ day of ________________, 20 ____.

Project Address:____________________________________________________________ I/We, your appellant(s), hereby respectfully request that Your Honorable Body reject the decision and Approve / Deny the application or permit in question.

ALL INFORMATION BELOW IS REQUIRED
Reasons for Appeal: ________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ __________________________________________________________________________ Appellant Name(s):___________________________________________________________ Organization (if representing) ___________________________________________________ Address: ___________________________________________________________________ City ________________________ State _______ ZIP _______ Phone __________________ Signature(s) _______________________________________________ Date ____________ • A separate appeal form is required for each appellant party, except for appellants from the same address, or an appellant representing an organization. • Appeals must be filed within 10 days after the decision is made (LBMC 21.21.502). • You must have established aggrieved status by presenting oral or written testimony at the hearing where the decision was rendered; otherwise, you may not appeal the decision. • See reverse of this form for the statutory provisions on the appeal process.

BELOW THIS LINE FOR STAFF USE ONLY
Appeal by Applicant Appeal by Third Party
Received by: Case. No.: Appeal Filing Date:

Fee: Fee Paid Project (receipt) No.: ___________________________ Application For Appeal
Development Services
Planning Bureau
411 West Ocean Boulevard, 2nd Floor, Long Beach, CA 90802 562.570.6194
19 January 23
450 The Promenade North/501-599 Long Beach Blvd., Long Beach, CA 90802 Please see attached.

Kelilah Federman
Coalition for Responsible Equitable Economic Development Los Angeles (CREED LA) Adams Broadwell Joseph & Cardozo 601 Gateway Boulevard, Suite 1000 South San Francisco CA 94080-7037 (650) 589-1660
1/27/23
Attachment B
Statutory Provisions for Appeal, from LBMC Chapter 21.21 (Administrative Procedures) Division V. - Appeals

21.21.501 - Authorization and jurisdiction.

A. Authorization. Any aggrieved person may appeal a decision on any project that required a public hearing.

B. Jurisdiction. The Planning Commission shall have jurisdiction on appeals of interpretations made pursuant to Section 21.10.045 and decisions issued by the Zoning Administrator and Site Plan Review Committee, and the City Council shall have jurisdiction on appeals from the Planning Commission as indicated in Table 21-1. Decisions lawfully appealable to the California Coastal Commission shall be appealed to that body.

21.21.502 - Time to file appeal. An appeal must be filed within ten (10) days after the decision for which a public hearing was required is made.

21.21.503 - Form of filing. All appeals shall be filed with the Department of Planning and Building on a form provided by that Department.

21.21.504 - Time for conducting hearing of appeals. A public hearing on an appeal shall be held:

A. In the case of appeals to the City Planning Commission, within sixty (60) days of the date of filing of the appeal with the Department of Planning and Building; or B. In the case of appeals to the City Council, within sixty (60) days of the receipt by the City Clerk from the Department of Planning and Building of the appeal filed with the Department.

21.21.505 - Findings on appeal. All decisions on appeal shall address and be based upon the same conclusionary findings, if any, required to be made in the original decision from which the appeal is taken.

21.21.506 - Finality of appeals.

A. Decision Rendered. After a decision on an appeal has been made and required findings of fact have been adopted, that decision shall be considered final and no other appeals may be made except:

1. Projects located seaward of the appealable area boundary, as defined in Section 21.25.908 (Coastal Permit—Appealable Area) of this title, may be appealed to the California Coastal Commission; and

2. Local coastal development permits regulated under the city's Oil Code may be appealed to the city council.

B. No Appeal Filed. After the time for filing an appeal has expired and no appeal has been filed, all decisions shall be considered final, provided that required findings of fact have been adopted.

C. Local Coastal Development. Decisions on local coastal development permits seaward of the appealable area shall not be final until the procedures specified in Chapter 21.25 (Coastal Permit) are completed.

City of Long Beach
411 W. Ocean Blvd., 3rd Floor
Long Beach, CA 90802
Visit us at longbeach.gov/lbds
LongBeachBuilds
This information is available in alternative format by request at 562.570.3807.

For an electronic version of this document. visit our website at longbeach.gov/lbds. 6266-004acp
KEVIN T. CARMICHAEL
CHRISTINA M. CARO
THOMAS A. ENSLOW
KELILAH D. FEDERMAN
RICHARD M. FRANCO
ANDREW J. GRAF
TANYA A. GULESSERIAN
RACHAEL E. KOSS
AIDAN P. MARSHALL
TARA C. RENGIFO
Of Counsel
MARC D. JOSEPH
DANIEL L. CARDOZO

SACRAMENTO OFFICE
520 CAPITOL MALL, SUITE 350
SACRAMENTO, CA 95814-4721
TEL: (916) 444 - 6201
FAX: (916) 444 - 6209

ADAMS BROADWELL JOSEPH & CARDOZO A PROFESSIONAL CORPORATION

ATTORNEYS AT LAW
601 GATEWAY BOULEVARD, SUITE 1000
SOUTH SAN FRANCISCO, CA 94080 - 7037
___________
TEL: (650) 589 - 1660
FAX: (650) 589 - 5062
[email protected]
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January 27, 2023
Via Email and Hand Delivery
City of Long Beach City Council
Mayor Rex Richardson
Vice Mayor Cindy Allen
Councilmember Mary Zendejas
Councilmember Kristina Duggan
Councilmember Daryl Supernaw
Councilmember Megan Kerr
Councilmember Dr. Suely Saro
Councilmember Roberto Uranga
Councilmember Al Austin
Councilmember Dr. Joni Ricks-Oddie
City Manager Thomas B. Modica
City Clerk Monique De La Garza
411 West Ocean Blvd.

Long Beach, CA 90802
[email protected];
[email protected];
[email protected];
[email protected];
[email protected];
[email protected];
[email protected];
[email protected];
[email protected];
[email protected];
[email protected];
[email protected]
Via Email Only
Scott Kinsey, AICP, Project Planner
[email protected]
Re: Appeal to City Council of Planning Commission Decision to Approve the Mosaic Project (23-009PL, 450 The Promenade North) Dear Mayor Richardson, Vice Mayor Allen, Councilmembers: Zendejas, Duggan, Supernaw, Kerr, Dr. Saro, Uranga, Austin, Dr. Ricks-Oddie, City Manager Modica, City Clerk De La Garza, and Mr. Kinsey:

We are writing on behalf of Coalition for Responsible Equitable Economic Development Los Angeles to appeal the City of Long Beach Planning Commission’s January 19th, 2023 decision to approve the Mosaic Project (SCH No. 2009071006) (“Project”), located at 450 The Promenade North/501-599 Long Beach Blvd. proposed by Oren Hillel for Waterford Property Company and Long Beach Center Loan, LLC (collectively, “Applicant”).1 This Appeal is taken from the following actions, and is accompanied by the payment of the required appeal fee of $432.00:
1 City of Long Beach, Planning Commission, Staff Report, Agenda Item No. 1, (January 19, 2023), http://longbeach.legistar.com/View.ashx?M=F&ID=11576482&GUID=90AC49BA-C7C9-4B77-9469- D7740D27570A (“Staff Report”).

January 27, 2023

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1) Planning Commission’s January 19, 2023 approval of the Addendum (EIRA-02-22) to the Downtown Plan Program Environmental Impact Report (SCH No. 2009071006) (“Downtown Plan PEIR”)2,
2) Planning Commission’s January 19, 2023 approval of Site Plan Review for the construction of three (3) eight (8)-story apartment buildings with a total of 900 dwelling units and 38,405 square feet of ground floor commercial space, and 1,383 parking stalls in at-grade parking garages (SPR22-060),
3) Planning Commission’s January 19, 2023 approval of Vesting Tentative Parcel Map No. 83693 to subdivide one 170,736-square-foot lot into two lots of 101,724 and 68,712 square feet (TPM22-002), located at 450 The Promenade North/501-599 Long Beach Blvd. in the Downtown Plan Planned Development District (PD-30).

The Project proposes the complete demolition of on-site improvements, including removing all 197,513 square feet of existing commercial and retail uses in two buildings. The Project proposes to develop two eight-story mixed-use buildings and one residential building, and a standalone retail pavilion. The Project includes a total of 900 residential units. The Project includes 31,195 square feet of common indoor open space, 62,027 square feet of common outdoor open space, and 29,747 square feet of private open space. Additionally, the Project proposes to develop 38,405 square feet of leasable commercial/retail space, including a 2,405 squarefoot, one-story plus-mezzanine retail pavilion on the north side of 5th Street at the intersection with The Promenade North, separate from the three eight-story buildings. The Project is located at 450 The Promenade North/501-599 Long Beach Blvd. in the Downtown Plan Planned Development District (PD-30).

This Appeal letter, and CREED LA’s oral comments at the Planning Commission hearing on January 19, 2023,3 demonstrate that the Project may result 2 City of Long Beach, The Mosaic Project Downtown Plan Program EIR Addendum (December 2022), http://longbeach.legistar.com/View.ashx?M=F&ID=11596311&GUID=6A73A66A-6DF0-4400-90BE22F901626769 (“Addendum”). 3 Godfrey Wachira on behalf of CREED LA – Testimony at 56:45 Planning Commission hearing January 19th, 2023,
https://longbeach.granicus.com/player/clip/13510?view_id=84&redirect=true&h=5ca5a816027cab4ad 84e4641a6c7c433 (“We have some concerns about the environmental clearance for the Project. It is inadequate as the Drury letter says. Our experts are reviewing the Addendum for issues related to air quality, greenhouse gas emissions, noise impacts and public health impacts. We do reserve the right to provide additional comments and we incorporate all comments in the administrative record.

January 27, 2023

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in significant environmental impacts that were not analyzed or mitigated in the Downtown Plan PEIR, or are more severe than previously analyzed, and require preparation of a subsequent or supplemental environmental impact report (“EIR”).

In particular, the Addendum fails to adequately disclose, analyze, and mitigate the Project’s new and more severe air quality, greenhouse gas, and public health impacts. Therefore, the City lacks substantial evidence to support its decision that an Addendum is appropriate, and a subsequent or supplemental EIR is required for the Project.

I. STATEMENT OF INTEREST
CREED LA is an unincorporated association of individuals and labor organizations that may be adversely affected by the potential public and worker health and safety hazards, and the environmental impacts of the Project. The coalition includes the Sheet Metal Workers Local 105, International Brotherhood of Electrical Workers Local 11, Southern California Pipe Trades District Council 16, and District Council of Iron Workers of the State of California, along with their members, their families, and other individuals who live and work in the City of Los Angeles.

Individual members of CREED LA and its member organizations, including Godfrey Wachira and others, live, work, recreate, and raise their families in the City of Long Beach, City of Los Angeles, and other surrounding communities.

Accordingly, they would be directly affected by the Project’s environmental and health and safety impacts. Individual members may also work on the Project itself.

They will be first in line to be exposed to any health and safety hazards that exist onsite.

CREED LA seeks to ensure a sustainable construction industry over the longterm by supporting projects that have positive impacts for the community, and which minimize adverse environmental and public health impacts. CREED LA has an interest in enforcing environmental laws that encourage sustainable development and ensure a safe working environment for its members.

Environmentally detrimental projects can jeopardize future jobs by making it more Just as an example of our concerns, with regards to air quality, the City uses Tier 4 emissions standards in its air quality emissions calculations, yet such equipment is not required in the mitigation measures. So because Tier 4 obviously has less emissions, the calculation makes the Project not have significant impacts. But if it’s not required in the mitigation measures what guarantees are there that Tier 4 equipment will be used during construction? That’s an inadequate mitigation measure right there. There are many more. Also, the Project is using the Downtown Plan EIR and the Commission can use a statement of overriding considerations to require local hire.”) January 27, 2023

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difficult and more expensive for business and industry to expand in the region, and by making the area less desirable for new businesses and new residents. Indeed, continued environmental degradation can, and has, caused construction moratoriums and other restrictions on growth that, in turn, reduce future employment opportunities.

II. THE PLANNING COMMISSION’S RELIANCE AN ADDENDUM

FOR PROJECT APPROVAL VIOLATED CEQA
CEQA has two basic purposes, neither of which are satisfied by the Addendum. First, CEQA is designed to inform decision makers and the public about the potential, significant environmental impacts of a project before harm is done to the environment.4 The EIR is the “heart” of this requirement.5 The EIR has been described as “an environmental ‘alarm bell’ whose purpose it is to alert the public and its responsible officials to environmental changes before they have reached ecological points of no return.”6
To fulfill this function, the discussion of impacts in an EIR must be detailed, complete, and “reflect a good faith effort at full disclosure.”7 An adequate EIR must contain facts and analysis, not just an agency’s conclusions.8 CEQA requires an EIR to disclose all potential direct and indirect, significant environmental impacts of a project.9
Second, CEQA directs public agencies to avoid or reduce environmental damage when possible by requiring imposition of mitigation measures and by requiring the consideration of environmentally superior alternatives.10 If an EIR identifies potentially significant impacts, it must then propose and evaluate mitigation measures to minimize these impacts.11 CEQA imposes an affirmative obligation on agencies to avoid or reduce environmental harm by adopting feasible 4 14 Cal. Code Regs. § 15002(a)(1) (“CEQA Guidelines”); Berkeley Keep Jets Over the Bay v. Bd. of Port Comm’rs. (2001) 91 Cal.App.4th 1344, 1354 (“Berkeley Jets”); County of Inyo v. Yorty (1973) 32 Cal.App.3d 795, 810.
5 No Oil, Inc. v. City of Los Angeles (1974) 13 Cal.3d 68, 84. 6 County of Inyo v. Yorty (1973) 32 Cal.App.3d 795, 810. 7 CEQA Guidelines § 15151; San Joaquin Raptor/Wildlife Rescue Center v. County of Stanislaus (1994) 27 Cal.App.4th 713, 721-722.
8 See Citizens of Goleta Valley v. Board of Supervisors (1990) 52 Cal.3d 553, 568. 9 Pub. Resources Code § 21100(b)(1); CEQA Guidelines § 15126.2(a). 10 CEQA Guidelines § 15002(a)(2) and (3); Berkeley Jets, 91 Cal.App.4th at 1354; Laurel Heights Improvement Ass’n v. Regents of the University of Cal. (1998) 47 Cal.3d 376, 400. 11 Pub. Resources Code §§ 21002.1(a), 21100(b)(3).

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project alternatives or mitigation measures.12 Without an adequate analysis and description of feasible mitigation measures, it would be impossible for agencies relying upon the EIR to meet this obligation.

Under CEQA, an EIR must not only discuss measures to avoid or minimize adverse impacts, but must ensure that mitigation conditions are fully enforceable through permit conditions, agreements or other legally binding instruments.13 A CEQA lead agency is precluded from making the required CEQA findings unless the record shows that all uncertainties regarding the mitigation of impacts have been resolved; an agency may not rely on mitigation measures of uncertain efficacy or feasibility.14 This approach helps “insure the integrity of the process of decision by precluding stubborn problems or serious criticism from being swept under the rug.”15
Following preliminary review of a project to determine whether an activity is subject to CEQA, a lead agency is required to prepare an initial study to determine whether to prepare an EIR or negative declaration, identify whether a program EIR, tiering, or other appropriate process can be used for analysis of the project’s environmental effects, or determine whether a previously prepared EIR could be used with the project, among other purposes.16 CEQA requires an agency to analyze the potential environmental impacts of its proposed actions in an EIR except in certain limited circumstances.17 A negative declaration may be prepared instead of an EIR when, after preparing an initial study, a lead agency determines that a project “would not have a significant effect on the environment.”18 When an environmental document has already been prepared for a project, CEQA requires the lead agency to conduct subsequent or supplemental environmental review when one or more of the following events occur:
(a) Substantial changes are proposed in the project which will require major revisions of the environmental impact report;
12 Id., §§ 21002-21002.1.
13 CEQA Guidelines § 15126.4(a)(2). 14 Kings County Farm Bur. v. County of Hanford (1990) 221 Cal.App.3d 692, 727-28 (a groundwater purchase agreement found to be inadequate mitigation because there was no record evidence that replacement water was available).
15 Concerned Citizens of Costa Mesa, Inc. v. 32nd Dist. Agricultural Assn. (1986) 42 Cal.3d 929, 935. 16 CEQA Guidelines §§ 15060, 15063(c).
17 See, e.g., Pub. Resources Code § 21100. 18 Quail Botanical Gardens v. City of Encinitas (1994) 29 Cal.App.4th 1597; Pub. Resources Code § 21080(c).

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(b) Substantial changes occur with respect to the circumstances under which the project is being undertaken which will require major revisions in the environmental impact report; or
(c) New information, which was not known and could not have been known at the time the environmental impact report was certified as complete, becomes available.19
The CEQA Guidelines explain that the lead agency must determine, on the basis of substantial evidence in light of the whole record, if one or more of the following events occur:
(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR due to the involvement of new significant effects or a substantial increase in the severity of previously identified effects;
(2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following:
(A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
(B) Significant effects previously examined will be substantially more severe than shown in the previous EIR;
(C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
19 Pub. Resources Code § 21166.

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(D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.20
Only where none of the conditions described above calling for preparation of a subsequent or supplemental EIR have occurred may the lead agency consider preparing a subsequent negative declaration, an addendum, or no further documentation.21
Here, the City’s decision to prepare an Addendum, rather than a subsequent or supplemental EIR, for the Project, was not supported by substantial evidence.

The Addendum does not simply provide “some changes or additions” to the EIR.

Rather, it includes project-level analysis for construction of a new three (3) eight (8)- story apartment buildings with a total of 900 dwelling units and 38,405 square feet of ground floor commercial space, and 1,383 parking stalls in at-grade parking garages. Accordingly, the Project may have new or more severe significant impacts than previously analyzed in the Downtown Plan PEIR, and has site-specific impacts that were not analyzed in the program EIR and required project-level review at this stage pursuant to CEQA.22 And as described below, the Addendum’s site-specific analysis conducted for the Project is also flawed in several ways. Therefore, the Planning Commission’s reliance on the Addendum for Project approval was an abuse of discretion and contrary to law. The Planning Commission’s decision to adopt the Addendum should be vacated, and a subsequent or supplemental EIR prepared for the Project.

A. The Project May Result in New and More Significant Project-Level Impacts than Previously Analyzed
The Project involves the construction of three (3) eight (8)-story apartment buildings with a total of 900 dwelling units and 38,405 square feet of ground floor commercial space, and 1,383 parking stalls in at-grade parking garages. The Addendum relies on the Downtown Plan PEIR, which contemplated 5,000 units of additional housing, and has already approved more than 3596 units under the 20 CEQA Guidelines § 15162(a)(1)-(3). 21 CEQA Guidelines § 15162(b). 22 Id.; § 15164.

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Downtown Plan PEIR.23 However, construction of this Project may cause the City to exceed the 5,000 units contemplated in the Downtown Plan PEIR, and the Addendum does not analyze the impacts of this exceedance.

The Addendum also recognizes that the Project exceeds the CAAP screening threshold for annual greenhouse gas (“GHG”) emissions, but concludes that Project impacts to GHG emissions would be less than significant with implementation of Mitigation Measures AQ-1, AQ-2, GHG-1(a) and GHG-2(b).24 But, the Addendum does not provide substantial evidence to support this conclusion. The Project may require a backup generator due to its size and scale, but the Air Quality and GHG modeling does not account for backup generator emissions which may be significant under CEQA. Further, the Addendum fails to adequately analyze and mitigate the Project’s construction and operational air emissions. For these reasons, and as discussed herein, the Planning Commission’s decision to approve the Project and adopt the Addendum was not supported by substantial evidence and should be vacated. The City must prepare a subsequent or supplemental EIR for the Project before the Project can be reconsidered for approval.

B. The City’s Air Quality Analysis Fails to Disclose Back-Up Generator Emissions, thus Underestimating the Project’s Potentially Significant Air Quality, GHG, and Health Impacts
CEQA Guidelines Section 15378 defines “project” to mean “the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment.”25 Courts have explained that a complete description of a project must “address not only the immediate environmental consequences of going forward with the project, but also all “reasonably foreseeable consequence[s] of the initial project.”26 “If a[n]…EIR…does not adequately apprise all interested parties of the true scope of the project for intelligent weighing of the environmental consequences of the project, informed decision-making cannot occur under CEQA and the final EIR is inadequate as a matter of law.”27
23 CEQANet, SCH Number 2009071006, Downtown Long Beach Community Plan (EIR-04-08), https://ceqanet.opr.ca.gov/Project/2009071006. 24 Addendum p. 83. 25 CEQA Guidelines § 15378.
26 Laurel Heights I, 47 Cal. 3d 376, 398 (emphasis added); see also Vineyard Area Citizens for Responsible Growth, Inc. v. City of Rancho Cordova (2007) 40 Cal. 4th 412, 449-50. 27 Riverwatch v. Olivenhain Municipal Water Dist. (2009) 170 Cal. App. 4th 1186, 1201.

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The Addendum fails to accurately disclose whether backup generators will be used during project operation. The Addendum’s Air Quality and Greenhouse Gas Analysis states that “the proposed project does not include any emergency generators.”28 But, Table M of the Addendum details the number of hours that will be utilized for Building Construction – Generator Sets which may be used up to 8 hours per day.29 Backup generators will certainly be used for Project construction.

And emergency backup generators may also be required for Project operation due to the Project’s size and scope. The Project may be required to have an emergency backup generator to supply emergency power to the elevator system in the case of a loss of power.

Such generators can significantly impact air quality, GHG emissions, and public health through DPM emissions.30 Therefore, since the Project involves the reasonably foreseeable use of a back-up generator, the Addendum’s failure to disclose the impacts of emissions resulting from the use of such a generator is a failure to disclose all “reasonably foreseeable consequence[s] of the initial project.”31 These consequences may include significant air quality, GHG emissions, and public health impacts. According to SCAQMD Rules 1110.232 and 1470,33 back-up generators are allowed to operate for up to 200 hours per year, and operate for maintenance up to 50 hours per year.
28 Addendum, p. 1.
29 Id. at 59.
30 California Air Resources Board, Emission Impact: Additional Generator Usage Associated with Power Outage (January 30, 2020), available at
https://ww2.arb.ca.gov/resources/documents/emissions-impact-generator-usage-during-psps (showing that generators commonly rely on gasoline or diesel, and that use of generators during power outages results in excess emissions); California Air Resources Board, Use of Back-up Engines for Electricity Generation During Public Safety Power Shutoff Events (October 25, 2019), available at https://ww2.arb.ca.gov/resources/documents/use-back-engines-electricity-generation-during-publicsafety-power-shutoff (“When electric utilities de-energize their electric lines, the demand for back-up power increases. This demand for reliable back-up power has health impacts of its own. Of particular concern are health effects related to emissions from diesel back-up engines. Diesel particulate matter (DPM) has been identified as a toxic air contaminant, composed of carbon particles and numerous organic compounds, including over forty known cancer-causing organic substances. The majority of DPM is small enough to be inhaled deep into the lungs and make them more susceptible to injury.

Much of the back-up power produced during PSPS events is expected to come from engines regulated by CARB and California’s 35 air pollution control and air quality management districts (air districts)”).
31 Laurel Heights I, 47 Cal. 3d 376, 398.
32 Available at http://www.aqmd.gov/docs/default-source/rule-book/reg-xi/rule-1110-2.pdf. 33 Available at https://www.aqmd.gov/docs/default-source/rule-book/reg-xiv/rule-1470.pdf?sfvrsn=4.

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Further, a back-up generator would operate during unscheduled events like Public Safety Power Shutoff (“PSPS”) events and extreme heat events (“EHEs”).

Although such events are unscheduled, they occur frequently enough in California that they are reasonably foreseeable. For example, the total duration of PSPS events in California lasted between 141 hours to 154 hours in 2019. In 2021, two EHEs have been declared so far, which lasted 120 hours combined. These two EHEs would have tripled the calculated yearly DPM emissions from the Project.

These conditions are expected to increase in severity.34 Therefore, a failure to consider this source of emissions drastically underestimates the Project’s air quality, GHG, and public health impacts. A subsequent or supplemental EIR must be prepared to analyze these potentially significant impacts.

C. The Addendum Incorrectly Claims to Mitigate the Project’s Significant Air Pollution and GHG Impacts with Nonbinding Mitigation
Public agencies must adopt feasible mitigation measures that will substantially lessen or avoid a project’s potentially significant environmental impacts and describe those mitigation measures in the CEQA document.35 A public agency may not rely on mitigation measures of uncertain efficacy or feasibility.36 “Feasible” means capable of successful accomplishment within a reasonable period of time, taking into account economic, environmental, legal, social, and technological factors.37 Mitigation measures must be enforceable through permit conditions, agreements, or other legally binding instruments.38 CEQA requires an EIR identify mitigation measures which are both effective and enforceable. “Effective” means the measures can reasonably be expected to avoid or reduce a potential significant impact.39 “Enforceable” means the measures are stated as conditions of approval in a permit, agreement or other legally binding document or incorporated into a plan, policy, regulation, or project design.40 34 OEHHA, Extreme Heat Events, February 11, 2019, https://oehha.ca.gov/epic/changesclimate/extreme-heat-events (showing that frequency of extreme heat events is increasing); NASA Earth Observatory, California Heatwave Fits a Trend, September 6, 2020, https://earthobservatory.nasa.gov/images/147256/california-heatwave-fits-a-trend (showing trends toward longer and more intense heatwaves in Southern California). 35 Pub. Res. Code §§ 21002, 21081(a), 21100(b)(3); 14 C.C.R. § 15126.4. 36 Kings County Farm Bureau v. City of Hanford (1990) 221 Cal.App.3d 692, 727–728. 37 14 C.C.R. § 15364.
38 Id. § 15126.4(a)(2).
39 14 CCR § 15126.4(a)(1)(A).
40 14 CCR § 15126.4(a)(1)(A).

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Mitigation Measure AQ-1(c) provides that “[a]ll offroad diesel-powered construction equipment greater than 50 hp shall meet the Tier 4 emission standards, where available.”41 “Where available” is not binding. Mitigation measures must be enforceable through permit conditions, agreements, or other legally binding instruments.42 AQ-1 is therefore insufficient mitigation to reduce the Project’s air quality, public health, and GHG emissions to the greatest extent feasible.

Further, Mitigation Measure AQ-4(b) provides that MERV technology will be utilized.43 And includes in another nonbinding section of the Addendum that MERV 13 filters will be utilized.44 If the air quality emissions calculations were conducted based on MERV 13 specifications, but MERV 13 filters are not legally required under the MMRP, then the indoor air quality may be worse than estimated in the Addendum. Absent the use of the most protective MERV filter, indoor air quality impacts may be significant and unmitigated. The City must revise MM AQ-4(b) to require the most protective MERV filter available to ensure the safest indoor air quality in binding mitigation before the Project can be approved. An EIR must thus be prepared which adequately analyzes and mitigates Project air quality and GHG impacts.

D. The Addendum Fails to Disclose Potentially Significant Health Risks from Construction Emissions that Are More Severe than Previously Analyzed
An agency must support its findings of a project’s potential environmental impacts with concrete evidence, with “sufficient information to foster informed public participation and to enable the decision makers to consider the environmental factors necessary to make a reasoned decision.”45 A project’s health risks “must be ‘clearly identified’ and the discussion must include ‘relevant specifics’ about the environmental changes attributable to the Project and their associated health outcomes.”46
Courts have held that an environmental review document must disclose a project’s potential health risks to a degree of specificity that would allow the public 41 Addendum, p. 12. 42 14 CCR § 15126.4(a)(2).
43 Addendum, p. 14. 44 Addendum Appendix D Mosaic Project Energy Memorandum. 45 Sierra Club v. County of Fresno (2018) 6 Cal.5th 502, 516. 46 Id. at 518.

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to make the correlation between the project’s impacts and adverse effects to human health.47 In Bakersfield Citizens for Local Control v. City of Bakersfield (“Bakersfield”), the court found that the EIRs’ description of health risks were insufficient and that after reading them, “the public would have no idea of the health consequences that result when more pollutants are added to a nonattainment basin.”48 And in Sierra Club v. County of Fresno (“Sierra Club”), the Supreme Court of California disapproved of an EIR that failed to compare the health effects from exposure to ozone emissions against applicable thresholds.49 The Court held that it is insufficient to merely state that “exposure to ambient levels of ozone ranging from 0.10 to 0.40 [parts per million of ozone] has been found to significantly alter lung functions” – the EIR must also compare the Project’s impacts against this threshold.50
Mitigation Measure AQ-1(b) provides:

Prior to construction of each development phase of onsite land uses that are proposed within 1,500 feet of sensitive receptors, each project applicant shall perform a project-level CEQA analysis that includes a detailed LST analysis of construction generated emissions of NO2, CO, PM10, and PM2.5 to assess the impact at nearby sensitive receptors. The LST analysis shall be performed in accordance with applicable SCAQMD guidance that is in place at the time the analysis is performed. The project-level analysis shall incorporate detailed parameters of the construction equipment and activities, including the year during which construction would be performed, as well as the proximity of potentially affected receptors, including receptors proposed by the project that exist at the time the construction activity would occur.

Mitigation Measure AQ-1(b) does not provide mitigation for construction generated diesel particulate matter because the proposed LST analysis addresses only criteria pollutants, and not toxic air contaminants like diesel particulate matter. The Measure also constitutes impermissibly deferred analysis of the Project’s air quality impacts. The Planning Commission’s reliance on Mitigation Measure AQ-1(b) to mitigate the Project’s air quality and health risk impacts resulting from the Project’s air emissions was contrary to CEQA and not supported by substantial evidence. The City Council should vacate the Commission’s decision 47 Id. at 518–520; Bakersfield Citizens for Local Control v. City of Bakersfield (2004) 124 Cal.App.4th 1184.
48 Bakersfield at 1220.
49 (2018) 6 Cal.5th 502, 517
50 Sierra Club v. County of Fresno (2018) 6 Cal.5th 502, 519.

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and circulate an EIR which adequately analyzes and mitigates the Project’s impacts associated with construction-related diesel particulate matter emissions, before the Project can be approved.

III. CONCLUSION
The Planning Commission failed to proceed in the manner required by law by approving the Addendum and the Project’s underlying entitlements in reliance on a legally deficient CEQA document which does not fully analyze or mitigate the Project’s significant environmental and public health impacts. As a result, the Planning Commission also lacked substantial evidence to support the findings necessary to approve the Project,
For these reasons, and as will be presented to the City Council at the appeal hearing, we urge the City Council to uphold this appeal, vacate the Planning Commission’s approval of the Project and remand the Project to staff to prepare a subsequent or supplemental EIR for the Project before the City considers approval of the Project.

Sincerely,
Kelilah D. Federman
Attachment
KDF:acp
E 4TH ST
E 6TH ST

PINE AVE

ELM AVE
E 5TH ST

LONG BEACH BLVD

THE PROMENADE NORTH
W 6TH ST
W 5TH ST
W 4TH ST
E 5TH ST
Subject Property:
450 The Promenade North/501-599 Long Beach Blvd
Application No. 2205-32
Council District : 1
Zoning Code : PD-30
5 4 7
3 1
9 8
6 2
80 40 0 80 160
Feet
Attachment C
´

CITY OF LONG BEACH
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
.GEN-0.1
.GEN-0.1 COVERSHEET
A0-1 SITE PLAN
A0-2A SUN/SHADOW STUDIES - SOLSTICE
A0-2B SUN/SHADOW STUDIES - EQUINOX
A0-3 FLOOR AREA ANALYSIS CALCULATIONS
A0-5A OPEN SPACE DIAGRAM
A0-5B OPEN SPACE DIAGRAM
A0-5C OPEN SPACE DIAGRAM
A0-5D OPEN SPACE DIAGRAM
A0-6 AFFORDABLE UNITS
A0-7 UNIT LESS THAN 600SF
A0-8 ENLARGED UNIT PLANS LESS THAN 600 SF
A0-9 ENLARGED TH UNIT PLANS
A0-10 ENLARGED TYPICAL UNIT PLANS
A1-1 LEVEL 1 PLAN
A1-2 LEVEL 2 PLAN
Owner:

Waterford Property Company
(818) 606-2410
Attn: Oren Hillel
Civil:

David Evans & Associates
25152 Springfield Court, Suite 350
Santa Clarita, CA 91355
(661) 284-7462
Attn: Jose Cruz
Landscape:

Studio One Eleven
245 E 3rd St
Long Beach, CA 90802
(562) 901-1500
Attn: Ryan Caldera

SHEET INDEX
Architect:

MVE+Partners, Inc.
1900 Main Street, Suite 800
Irvine, CA 92614
(949) 809-3388
Attn: Paul Kearney
Site Plan Review
A1-3 LEVEL 3 PLAN
A1-4 LEVEL 4 PLAN
A1-5 LEVEL 5 PLAN
A1-6 LEVEL 6 PLAN
A1-7 LEVEL 7 PLAN
A1-8 LEVEL 8 PLAN
A1-9 ROOF PLAN
A2-0 SITE ELEVATIONS
A2-1 BUILDING C2 - NORTH AND SOUTH ELEVATION
A2-2 BUILDING C2 - EAST AND WEST ELEVATION
A2-3 BUILDING C1 - NORTH AND SOUTH ELEVATION
A2-4 BUILDING C1 - EAST AND WEST ELEVATION
A2-5 BUILDING B - NORTH AND SOUTH ELEVATION
A2-6 BUILDING B - EAST AND WEST ELEVATION
A2-7 BUILDING C2 - COURTYARD ELEVATIONS
A2-8 BUILDING C2 - COURTYARD ELEVATIONS
A2-9 BUILDING C1 - COURTYARD ELEVATIONS
A2-10 BUILDING C1 - COURTYARD ELEVATIONS
A2-11 BUILDING C1 - COURTYARD ELEVATIONS
A2-12 BUILDING B - COURTYARD ELEVATIONS
A2-13 BUILDING B - COURTYARD ELEVATIONS
A3-1 BUILDING C2 MATERIALS BOARD
A3-2 BUILDING C1 MATERIALS BOARD
A3-3 BUILDING B MATERIALS BOARD
A3-4 COMMERCIAL PAVILION MATERIALS BOARD
A4-1 SITE SECTIONS
A4-2 BUILDING SECTIONS
A4-3 BUILDING SECTIONS
A5-1 VIEW FROM E 6TH ST AND LONG BEACH BLVD
A5-2 VIEW FROM THE PROMENADE & E 5TH ST
A5-3 VIEW FROM THE PROMENADE & E 4TH ST
A5-4 VIEW FROM E 6TH ST & THE PASEO
L1 CONCEPT MAP AND SCOPE
L2 PROGRAM DIAGRAM AND NARRATIVE
L3 GROUND LEVEL ILLUSTRATIVE LANDSCAPE PLAN
L4 PROMENADE CONCEPT IMAGERY
L5 GROUND LEVEL ILLUSTRATIVE ENLARGEMENT PLAN
L6 NEIGHBORHOOD PLAZA CONCEPT IMAGERY
L7 GROUND LEVEL ILLUSTRATIVE ENLARGEMENT PLAN
L8 RETAIL STREET CONCEPT IMAGERY
L9 GROUND LEVEL ILLUSTRATIVE ENLARGEMENT PLAN
L10 PASEO CONCEPT IMAGERY
L11 GROUND LEVEL ILLUSTRATIVE ENLARGEMENT PLAN
L12 GREEN STREETS CONCEPT IMAGERY
L13 GROUND LEVEL ILLUSTRATIVE ENLARGEMENT PLAN
L14 LONG BEACH BOULEVARD CONCEPT IMAGERY
L15 GROUND LEVEL ILLUSTRATIVE ENLARGEMENT PLAN
L16 GROUND LEVEL TREE PALETTE
L17 GROUND LEVEL PLANTING PALETTE
L18 GROUND LEVEL PLANTING PALETTE
L19 GROUND LEVEL PLANTING ENLARGEMENT PLAN
L20 GROUND LEVEL PLANTING ENLARGEMENT PLAN
L21 GROUND LEVEL PLANTING ENLARGEMENT PLAN
L22 GROUND LEVEL PLANTING ENLARGEMENT PLAN
L23 GROUND LEVEL PLANTING ENLARGEMENT PLAN
L24 GROUND LEVEL PLANTING ENLARGEMENT PLAN
L25 POOL DECKS AND COURTYARDS
L26 POOL DECK CONCEPT IMAGERY
L27 RESIDENTIAL COURTYARD CONCEPT IMAGERY
L28 LEVEL 4 ILLUSTRATIVE LANDSCAPE PLAN
L29 LEVEL 4 B1 ILLUSTRATIVE ENLARGEMENT PLAN
L30 LEVEL 4 C1 ILLUSTRATIVE ENLARGEMENT PLAN
L31 LEVEL 4 C2 ILLUSTRATIVE ENLARGEMENT PLAN
L32 LEVEL 8 ILLUSTRATIVE LANDSCAPE PLAN
L33 LEVEL 8 B1 ILLUSTRATIVE ENLARGEMENT PLAN
L34 LEVEL 8 C1 ILLUSTRATIVE ENLARGEMENT PLAN
L35 LEVEL 8 C2 ILLUSTRATIVE ENLARGEMENT PLAN
L36 ROOF DECK TREE PALETTE
L37 ROOF DECK PLANTING PALETTE
L38 ROOF DECK PLANTING PALETTE
L39 LEVEL 4 B1 PLANTING ENLARGEMENT PLAN
L40 LEVEL 4 C1 PLANTING ENLARGEMENT PLAN
L41 LEVEL 4 C1 PLANTING ENLARGEMENT PLAN
L42 LEVEL 8 B1 PLANTING ENLARGEMENT PLAN
L43 LEVEL 8 C1 PLANTING ENLARGEMENT PLAN
L44 LEVEL 8 C2 PLANTING ENLARGEMENT PLAN
L45 EXISTING TREE INVENTORY PLAN
L46 GREENSCREEN IMAGERY
L47 STREET ART AND ACTIVATION EXHIBIT
L48 STREET ART AND ACTIVATION EXHIBIT
L49 STREET ART AND ACTIVATION EXHIBIT
Attachment D
6TH STREET

THE PROMENADE NORTH

LONG BEACH BOULEVARD
5TH STREET
4TH STREET

PINE AVENUE
T
GARAGE
ENTRY
GARAGE
ENTRY
PLAZA
5TH STREET
PROPOSED PARCEL C2
68,712 SF
PROPOSED PARCEL C1
101,724 SF

PROPOSED PARCEL B
68,733 SF

ZERO-FOOT BUILD-TO LINE

ZERO-FOOT

BUILD-TO LINE

ZERO-FOOT BUILD-TO LINE

ZERO-FOOT

BUILD-TO LINE

ZERO-FOOT BUILD-TO LINE

ZERO-FOOT BUILD-TO LINE
GARAGE
ENTRY

PROPERTY LINE
EXISTING HALF R.O.W.
62' - 0"
EXISTING HALF R.O.W.
39' - 8"
EXISTING HALF R.O.W.
62' - 0"
EXISTING HALF R.O.W.
44' - 2"
EXISTING R.O.W.
77' - 7"
EXISTING HALF R.O.W.
27' - 0"
5 STORY RESIDENTIAL
(NOT A PART)
2 STORY PARKING STRUCTURE
(NOT A PART)
5 STORY

RESIDENTIAL
(NOT A PART)
3 STORY PARKING STRUCTURE
(NOT A PART)
4 STORY RESIDENTIAL
(NOT A PART)
5 STORY RESIDENTIAL
(NOT A PART)

THE PASEO
38' - 0"
36' - 0"
22' - 6"
5' - 0"
38' - 5"
19' - 4"
74' - 6"
24' - 1"
15' - 3" 22' - 9"
20' - 9" 15' - 3"

PROJECT INFORMATION

DESCRIPTION
A MIXED-USE PROJECT WITH 900 RESIDENTIAL UNITS,
INCLUDING 38,405 SF OF COMMERCIAL. THE PROPOSED

PROJECT WILL CONSIST OF THREE PODIUM BUILDINGS AND
ONE COMMERCIAL PAVILION. ALL PODIUM BUILDINGS ARE FIVE

STORIES OF TYPE III-A CONSTRUCTION OVER THREE STORIES
OF TYPE I-A CONSTRUCTION. COMMERCIAL PAVILION IS 1 STORY + MEZZANINE OF TYPE V-B CONSTRUCTION.

ZONE
PD-30 DOWNTOWN PLAN

SETBACKS
4TH STREET 0 FT
5TH STREET 0 FT
6TH STREET 0 FT
LONG BEACH BOULEVARD 0 FT
C1/C2 INTERIOR PROPERTY LINE 0 FT
THE PROMENADE NORTH 0 FT

HEIGHT (ZONING)
ALLOWED 240 FT
PROVIDED 95 FT

HEIGHT (FIRE DEPARTMENT)
75 FT TO HIGHEST OCCUPIABLE FLOOR AS MEASURED FROM

LOWEST LEVEL OF FIRE DEPARTMENT VEHICULAR ACCESS AT

EACH BUILDING
HEIGHT (BUILDING CODE - CBC SECTION 504.2)
TYPE III-A OVER TYPE I-A CONSTRUCTION MAXIMUM :
85 FT TO TOP OF ROOF STRUCTURE AS MEASURE FROM

AVERAGE GRADE PLANE AT EACH BUILDING

LOT SIZE
PARCEL B 68,733 SF
PARCEL C1 101,724 SF
PARCEL C2 68,712 SF
TOTAL 239,169 SF

LOT COVERAGE
PARCEL B 65,846 SF 95.8%
PARCEL C1 90,523 SF 89.0%
PARCEL C2 65,665 SF 95.6%

BUILDING AREA BY FLOOR

FLOOR AREA RATIO

21.31.235 - FLOOR AREA RATIO
C.Garages. The actual garage area up to seven hundred (700) square feet for a single-family dwelling, and all garage area for multi-family dwellings, shall be excluded from the calculation of floor area ratio. GFA above the garage is not excluded.

PARCEL B
GROSS BUILDING AREA (INCLUDES GARAGE) 413,760 SF
GARAGE AREA 107,259 SF
FAR GROSS FLOOR AREA 306,501 SF
LOT AREA = 68,733 SF
FAR = 4.5:1
PARCEL C1
GROSS BUILDING AREA (INCLUDES GARAGE) 550,432 SF
GARAGE AREA 156,747 SF
FAR GROSS FLOOR AREA 393,685 SF
LOT AREA = 101,712 SF
FAR = 3.9:1
PARCEL C2
GROSS BUILDING AREA (INCLUDES GARAGE) 406,574 SF
GARAGE AREA 120,645 SF
FAR GROSS FLOOR AREA 285,929 SF
LOT AREA = 68,687 SF
FAR = 4.2:1

PARKING SUMMARY

COMMERCIAL PARKING

OPEN SPACE

PARCEL B

COMMON INDOOR OPEN SPACE
REQUIRED: 500 SF COMMUNITY ROOM

COMMON OUTDOOR OPEN SPACE
REQUIRED: 20% OF SITE AREA (68,733) = 13,746 SF

PRIVATE OPEN SPACE
REQUIRED: 36 SF BALCONY, PATIO OR TERRACE FOR 50% OF ALL

DWELLING UNITS
272 DWELLING UNITS X 50% = 136 COUNT @ 36 SF/EA.

PARCEL C1

COMMON INDOOR OPEN SPACE
REQUIRED: 500 SF COMMUNITY ROOM

COMMON OUTDOOR OPEN SPACE
REQUIRED: 20% OF SITE AREA (101,712) = 20,342 SF

PRIVATE OPEN SPACE
REQUIRED: 36 SF BALCONY, PATIO OR TERRACE FOR 50% OF ALL

DWELLING UNITS
359 DWELLING UNITS X 50% = 180 COUNT @ 36 SF/EA.

PARCEL C2

COMMON INDOOR OPEN SPACE
REQUIRED: 500 SF COMMUNITY ROOM

COMMON OUTDOOR OPEN SPACE
REQUIRED: 20% OF SITE AREA (68,687) = 13,737 SF

PRIVATE OPEN SPACE
REQUIRED: 36 SF BALCONY, PATIO OR TERRACE FOR 50% OF ALL

DWELLING UNITS
269 DWELLING UNITS X 50% = 135 COUNT @ 36 SF/EA.

BICYCLE PARKING

PARCEL B

REQUIRED
RESIDENTIAL (1 PER 5 UNITS) 55 SPACES
COMMERCIAL (1 SPACE PER 7,500 SF) 3 SPACES
PROVIDED 58 SPACES
PARCEL C1

REQUIRED
RESIDENTIAL (1 PER 5 UNITS) 72 SPACES
COMMERCIAL (1 SPACE PER 7,500 SF) 3 SPACES
PROVIDED 75 SPACES
PARCEL C2

REQUIRED
RESIDENTIAL (1 PER 5 UNITS) 54 SPACES
PROVIDED 54 SPACES
EXISTING COMMERCIAL(TO BE REMOVED) 197,523 SF
PROPOSED COMMERCIAL PARCEL B: 19,782 SF
PARCEL C1: 18,623 SF
PARCEL C2: 0 SF
TOTAL: 38,405 SF
REQUIRED COMMERCIAL PARKING (1 SPACES PER 1,000 SF) 39 STALLS

COMMERCIAL PARKING TO BE LOCATED IN ADJACENT CITY OWNED PARKING STRUCTURES PER THE PARKING RIGHTS AGREEMENT 01-1799119.

RESIDENTIAL STORAGE

REQUIRED STORAGE
Residential developments consisting of 21 units or more shall provide storage space subject to the discretion of
the Site Plan Review Committee. Each storage space shall be a minimum of 25 sq. ft. in area and shall contain not less than 175 cubic feet.

PROPOSED STORAGE
1 storage space (25 sf + 175 cubic ft.) per every 5 units

PARCEL B
272 DWELLING UNITS/ 5 = 55 STORAGE UNITS
PARCEL C1
359 DWELLING UNITS/ 5 = 72 STORAGE UNITS
PARCEL C2
269 DWELLING UNITS/ 5 = 54 STORAGE UNITS

RESIDENTIAL UNIT SUMMARY
NOTE: PROVIDED OPEN SPACE TOTALS ARE SHOWN ONLY FOR COMPLIANCE WITH REQUIRED MINIMUMS AND SHOULD NOT BE INTERPRETED AS REQUIREMENTS BEYOND THOSE MINIMUMS.

NOTE: OUTDOOR RACKS WILL BE PROVIDED FOR COMMERCIAL BIKE PARKING. SEE LANDSCPAE PLAN FOR GENERAL LOCATIONS.

NOTED REAR TANDEM STALLS ABOVE ARE ASSIGNED TO THE SAME RESIDENTIAL UNIT

AS THAT OF THE NOTED FRONT TANDEM STALL AND ARE NOT COUNTED TOWARDS MEETING THE PD-30 REQUIRED STALL COUNT.

SITE PLAN
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-1
LEVEL 1 SITE PLAN 1" = 60'-0"

AREA SCHEDULE - PARCEL B
LEVEL 1 31,373 SF
LEVEL 2 5,371 SF
LEVEL 3 30,888 SF
LEVEL 4 54,612 SF
LEVEL 5 49,027 SF
LEVEL 6 48,835 SF
LEVEL 7 48,835 SF
LEVEL 8 37,561 SF
TOTAL 306,501 SF
AREA SCHEDULE - PARCEL C1
LEVEL 1 35,987 SF
LEVEL 2 12,231 SF
LEVEL 3 31,418 SF
LEVEL 4 71,481 SF
LEVEL 5 61,034 SF
LEVEL 6 61,034 SF
LEVEL 7 61,034 SF
LEVEL 8 59,467 SF
TOTAL 393,685 SF
AREA SCHEDULE - PARCEL C2
LEVEL 1 24,937 SF
LEVEL 2 17,673 SF
LEVEL 3 23,812 SF
LEVEL 4 48,915 SF
LEVEL 5 43,235 SF
LEVEL 6 42,991 SF
LEVEL 7 42,991 SF
LEVEL 8 41,374 SF
TOTAL 285,929 SF

PARKING SUMMARY BY PARCEL BY TYPE

PARCEL PARKING STALL TYPE COUNT
B ADA RESIDENTIAL 8'-6" X 18'-0" 8
B COMPACT RESIDENTIAL 8'-0" X 15'-0" 156
B COMPACT TANDEM RESIDENTIAL 8'-0" X 15'-0" 32
B STANDARD RESIDENTIAL 8'-6" X 18'-0" 177
B 373
C1 ADA RESIDENTIAL 8'-6" X 18'-0" 12
C1 COMPACT RESIDENTIAL 8'-0" X 15'-0" 206
C1 COMPACT TANDEM RESIDENTIAL 8'-0" X 15'-0" 106
C1 STANDARD RESIDENTIAL 8'-6" X 18'-0" 252
C1 576
C2 ADA RESIDENTIAL 8'-6" X 18'-0" 10
C2 COMPACT RESIDENTIAL 8'-0" X 15'-0" 108
C2 COMPACT TANDEM RESIDENTIAL 8'-0" X 15'-0" 84
C2 STANDARD RESIDENTIAL 8'-6" X 18'-0" 232
C2 434
TOTAL 1383

TOTAL OPEN SPACE PROVIDED PER BUILDING
. Name Area
B COMMON INDOOR OPEN SPACE 11,464 SF
B COMMON OUTDOOR OPEN SPACE 17,791 SF
B PRIVATE OPEN SPACE 9,158 SF
38,414 SF
C1 COMMON INDOOR OPEN SPACE 10,527 SF
C1 COMMON OUTDOOR OPEN SPACE 29,604 SF
C1 PRIVATE OPEN SPACE 11,841 SF
51,971 SF
C2 COMMON INDOOR OPEN SPACE 9,204 SF
C2 COMMON OUTDOOR OPEN SPACE 14,632 SF
C2 PRIVATE OPEN SPACE 8,748 SF
32,584 SF
122,969 SF
(COUNT: 136)
(COUNT: 180)
(COUNT: 135)
7:02 PM
June 21
4:47 AM
9:00 AM
W
S
E
N
7:02 PM
June 21
4:47 AM
3:00 PM
W
S
E
N
7:02 PM
June 21
6:00 PM 4:47 AM
W
S
E
N
7:02 PM
June 21
4:47 AM
12:00 PM
W
S
E
N
4:43 PM
December 21
6:58 AM
12:00 PM
W
S
E
N
4:43 PM
December 21
6:58 AM
9:00 AM
W
S
E
N
4:43 PM
December 21
6:58 AM
3:00 PM
W
S
E
N
4:43 PM
December 21
6:58 AM
5:00 PM
W
S
E
N

SUN/SHADOW STUDIES - SOLSTICE
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-2A
SUMMER SOLSTICE - 9 AM SUMMER SOLSTICE - 12 PM SUMMER SOLSTICE - 3 PM SUMMER SOLSTICE - 6 PM WINTER SOLSTICE - 9 AM WINTER SOLSTICE - 12 PM WINTER SOLSTICE - 3 PM WINTER SOLSTICE - 5 PM 6:00 PM 6:00 AM March 20
9:00 AM
W
S
E
N
6:00 PM 6:00 AM March 20
12:00 PM
W
S
E
N
6:00 PM 6:00 AM March 20
3:00 PM
W
S
E
N
6:00 PM 6:00 AM March 20
5:00 PM
W
S
E
N
5:46 PM 5:45 AM September 22
9:00 AM
W
S
E
N
5:46 PM 5:45 AM September 22
12:00 PM
W
S
E
N
5:46 PM 5:45 AM September 22
3:00 PM
W
S
E
N
5:46 PM 5:45 AM September 22 W 5:00 PM
S
E
N

SUN/SHADOW STUDIES - EQUINOX
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-2B
SPRING EQUINOX - 9 AM SPRING EQUINOX - 12 PM SPRING EQUINOX - 3 PM SPRING EQUINOX - 5 PM FALL EQUINOX - 9 AM FALL EQUINOX - 12 PM FALL EQUINOX - 3 PM FALL EQUINOX - 5 PM S3
526 SF
A1-1
681 SF
A4
680 SF
B3
1,059 SF B2
1,028 SF
A2
647 SF
S2
490 SF
B1-1
1,011 SF
A1-1
681 SF
B1-1
1,011 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-1
681 SF
B1-1
A2 1,011 SF
647 SF
A2
647 SF
S1
532 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B2
1,028 SF B1-1
1,011 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
B2
1,028 SF
A1-1
681 SF
B2
1,028 SF
B2
1,028 SF
A4
680 SF
B1-1
1,011 SF
S1
532 SF
A1-2
652 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
A4
680 SF B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
B1-1
1,011 SF
B1-1
1,011 SF
B3
1,059 SF
B2
1,028 SF
A4
680 SF
B1-1
1,011 SF
B2
1,028 SF
B2
1,028 SF
A2
647 SF B1-1
1,011 SF
A2
647 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
S2
490 SF
S1
532 SF
A2
647 SF
A2
647 SF
A2
647 SF S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
S2
490 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
A1-1
681 SF
B3
1,059 SF
B3
1,059 SF
B1-1
1,011 SF
B2
1,028 SF
B1-2
1,042 SF
B1-2
1,042 SF
B1-1
1,011 SF
B1-2
1,042 SF
B2
1,028 SF
A4
680 SF
A2
647 SF
S1
532 SF
A2
647 SF
S2
490 SF
B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
A3
592 SF
A3
592 SF
A3
592 SF
A1-2
652 SF
S1
532 SF
A1-2
652 SF
S1
532 SF
A3
592 SF
A1-2
652 SF
B1-1
1,011 SF
B1-1
1,011 SF
B1-2
1,042 SF
S3
526 SF
S3
526 SF
A1-1
681 SF
S3
526 SF
B1-2
1,042 SF
B1-2
1,042 SF
A1-2
652 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B1-2
1,042 SF
B2
1,028 SF
B3
1,059 SF
A2
647 SF
A2
647 SF
S1
532 SF
A1-1
B2 681 SF
1,028 SF
B2
1,028 SF
A4
680 SF
A2
647 SF
A2
647 SF
S1
532 SF
B3
1,059 SF
A1-1
681 SF
B1-2
1,042 SF
A1-1
681 SF
S1
532 SF
B2
1,028 SF B1-1
1,011 SF
A2
647 SF
A2
647 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
B1-2
1,042 SF
B2
1,028 SF
S1
532 SF
A1-1
681 SF
+2'-0" 0'-0" +2'-0"
RAMP
RAMP
0'-0"
+2'-0"
RAMP
0'-0"
+2'-0"
+2'-0"

RAMPRAMP
0'-0"
+2'-0"
RAMP
0'-0"
+2'-0"
SWING
SWING
+2'-0"
RAMP
RAMP
229'
189'
210'
228'
181'
179'
AREA A
9912 SF
AREA B
9946 SF
AREA D
11401 SF
AREA E
5636 SF
AREA C
11691 SF
66' - 0"
140' - 0" 130' - 0"
157' - 0" 95' - 0"
176' - 0" 94' - 0"
66' - 0"
109.5'
95'
91'
130'
102'
AREA G
4723 SF
AREA B
9333 SF
AREA C
10288 SF
52' - 0" 121' - 0"
153' - 0" 101' - 0"
AREA D
9519 SF
AREA E
9136 SF
AREA F
9042 SF
AREA A
8661 SF
124' 234'
241'
143.5'
161'
111'
108.5'
244.5'
229'
245'
255.5'
205.5'
199.5'
161.5'
168.5'
137.5'
220'
175.5'
254.5'
119' - 0" 120' - 0" 99' - 0"
66' - 0"
AREA A
6810 SF
AREA B
4481 SF
AREA C
9275 SF
AREA D
7916 SF
AREA E
7532 SF AREA F
7320 SF
46'
252'
77'
82'
171.5'
120.5'
133'
219' 171'

FLOOR AREA ANALYSIS CALCULATIONS
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-3

PARCEL B
AREA A:

NOTE: NO AREA INCREASE TAKEN FOR FULLEY SPRINKLERED BUILDING If = [F/P - 0.25]W/30 = [206/490.5 - 0.25] 30/30 = 0.170 LEVEL 4-7, OCCUPANCY GROUP R-2, TYPE IIIA
At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = [At + (NS x If)] = [24000 = (24000 x 0.170)] Aa (PER STORY) = 28080 SF
LEVEL 8, OCCUPANCY GROUP A-3, R-2, TYPE IIIA
At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.170)] Aa (PER STORY) = 28080 SF
At (A-3) = 14000 SF (PER CBC TABLE 506.2)
NS = 14000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = [At + (NS x If)] = [14000 + (14000 x 0.170)] Aa (PER STORY) = 16380 SF
AREA A-3 R-2 TOTAL
LEVEL 4 - 9912 SF 9912 SF
LEVEL 5 - 9818 SF 9818 SF
LEVEL 6 - 9818 SF 9818 SF
LEVEL 7 - 9818 SF 9818 SF
LEVEL 8 2106 SF 7714 SF 9818 SF
TOTAL 49192 SF
CBC 508.4.2 SEPARATED OCCUPANCY ALLOWABLE BUILDING AREA NOT TO EXCEED 1.

CBC 506.2.4 SUM OF THE RATIOS FOR PORTIONS OF MIXED OCCUPANCY SHALL NOT EXCEED 2.

LEVEL 4 (9912 SF / 28080) = 0.35
LEVEL 5 (9818 SF / 28080) = 0.35
LEVEL 6 (9818 SF / 28080) = 0.35
LEVEL 7 (9818 SF / 28080) = 0.35
LEVEL 8 (2106 SF / 16380) + (7714 SF / 28080) = 0.40
TOTAL = 1.80
AREA B:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2)
If = [F/P - 0.25]W/30 = [225/483 - 0.25] 30/30 = 0.216
Sa = 2
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.216)] Aa (PER STORY) = 29184 SF
ACTUAL AREA PER STORY: 9946 SF
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 29184 x 2
Aa (PER BUILDING) = 58368 SF
ACTUAL AREA PER BUILDING: 49730 SF
AREA C:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2)
If = [F/P - 0.25]W/30 = [251/533 - 0.25] 30/30 = 0.221
Sa = 2
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.221)] Aa (PER STORY) = 29304 SF
ACTUAL AREA PER STORY: 11691 SF (L8 = 11165 SF)
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 29304 x 2
Aa (PER BUILDING) = 58608 SF
ACTUAL AREA PER BUILDING: 57929 SF
AREA D:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2)
If = [F/P - 0.25]W/30 = [242/543 - 0.25] 30/30 = 0.200
Sa = 2
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.200)] Aa (PER STORY) = 28800 SF
ACTUAL AREA PER STORY: 11308 SF (L4 = 11401 SF)
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 28800 x 2
Aa (PER BUILDING) = 57600 SF
ACTUAL AREA PER BUILDING: 56633 SF
AREA E:

NOTE: NO AREA INCREASE TAKEN FOR FULLY SPRINKLERED BUILDING LEVEL 4, OCCUPANCY GROUP A-3, TYPE IIIA
LEVEL 6-8, OCCUPANCY GROUP R-2, TYPE IIIA
At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = 24000 SF
At (A-3) = 14000 SF (PER CBC TABLE 506.2)
NS = 14000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = 14000 SF
AREA A-3 R-2 TOTAL
LEVEL 4 5636 SF- 5636 SF
LEVEL 6 - 6468 SF 6468 SF
LEVEL 7 - 6468 SF 6468 SF
LEVEL 8 - 6468 SF 6468 SF
TOTAL 25040 SF
CBC 508.4.2 SEPARATED OCCUPANCY ALLOWABLE BUILDING AREA NOT TO EXCEED 1.

CBC 506.2.4 SUM OF THE RATIOS FOR PORTIONS OF MIXED OCCUPANCY SHALL NOT EXCEED 2.

LEVEL 4 (5636 SF / 14000) = 0.40
LEVEL 6 (6468 SF / 24000) = 0.27
LEVEL 7 (6468 SF / 24000) = 0.27
LEVEL 8 (6468 SF / 24000) = 0.27
TOTAL = 1.21
PARCEL C1
AREA A:

NOTE: NO AREA INCREASE TAKEN FOR FULLY SPRINKLERED BUILDING LEVEL 4-7, OCCUPANCY GROUP R-2, TYPE IIIA
LEVEL 8, OCCUPANCY GROUP A-3, R-2, TYPE IIIA
At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = 24000 SF
At (A-3) = 14000 SF (PER CBC TABLE 506.2)
NS = 14000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = 14000 SF
AREA A-3 R-2 TOTAL
LEVEL 4 - 8661 SF 8661 SF
LEVEL 5 - 8398 SF 8398 SF
LEVEL 6 - 8398 SF 8398 SF
LEVEL 7 - 8398 SF 8398 SF
LEVEL 8 2058 SF 6340 SF 8398 SF
TOTAL 42253 SF
CBC 508.4.2 SEPARATED OCCUPANCY ALLOWABLE BUILDING AREA NOT TO EXCEED 1.

CBC 506.2.4 SUM OF THE RATIOS FOR PORTIONS OF MIXED OCCUPANCY SHALL NOT EXCEED 2.

LEVEL 4 (8661 SF / 24000) = 0.36
LEVEL 5 (8398 SF / 24000) = 0.35
LEVEL 6 (8398 SF / 24000) = 0.35
LEVEL 7 (8398 SF / 24000) = 0.35
LEVEL 8 (2058 SF / 14000) + (6340 SF / 24000) = 0.41
TOTAL = 1.82
AREA B:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2)
Sa = 2
Aa (PER STORY) = 24000 SF
ACTUAL AREA PER STORY: 9231 SF (L4 = 9333 SF)
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 24000 x 2
Aa (PER BUILDING) = 48000 SF
ACTUAL AREA PER BUILDING: 46257 SF
AREA C:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2)
If = [F/P - 0.25]W/30 = [222/503 - 0.25] 30/30 = 0.191
Sa = 2
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.191)] Aa (PER STORY) = 28584 SF
ACTUAL AREA PER STORY: 10288 SF
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 28584 x 2
Aa (PER BUILDING) = 57168 SF
ACTUAL AREA PER BUILDING: 51440 SF
AREA D:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2
If = [F/P - 0.25]W/30 = [153/478 - 0.25] 30/30 = 0.070
Sa = 2
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.070)] Aa (PER STORY) = 25680 SF
ACTUAL AREA PER STORY: 9519 SF (L8 = 8990 SF)
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 25680 x 2
Aa (PER BUILDING) = 51360 SF
ACTUAL AREA PER BUILDING: 47066 SF
AREA E:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2)
Sa = 2
Aa (PER STORY) = 24000 SF
ACTUAL AREA PER STORY: 9136 SF
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 24000 x 2
Aa (PER BUILDING) = 48000 SF
ACTUAL AREA PER BUILDING: 45680 SF
AREA F:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2)
Sa = 2
Aa (PER STORY) = 24000 SF
ACTUAL AREA PER STORY: 9042 SF
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 24000 x 2
Aa (PER BUILDING) = 48000 SF
ACTUAL AREA PER BUILDING: 45210 SF
AREA G:

NOTE: NO AREA INCREASE TAKEN FOR FULLY SPRINKLERED BUILDING LEVEL 4, OCCUPANCY GROUP A-3, TYPE IIIA
LEVEL 6-8, OCCUPANCY GROUP R-2, TYPE IIIA
At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = 24000 SF
At (A-3) = 14000 SF (PER CBC TABLE 506.2)
NS = 14000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = 14000 SF
AREA A-3 R-2 TOTAL
LEVEL 4 4723 SF- 4723 SF
LEVEL 6 - 5546 SF 5546 SF
LEVEL 7 - 5546 SF 5546 SF
LEVEL 8 - 5546 SF 5546 SF
TOTAL 21361 SF
CBC 508.4.2 SEPARATED OCCUPANCY ALLOWABLE BUILDING AREA NOT TO EXCEED 1.

CBC 506.2.4 SUM OF THE RATIOS FOR PORTIONS OF MIXED OCCUPANCY SHALL NOT EXCEED 2.

LEVEL 4 (4723 SF / 14000) = 0.34
LEVEL 6 (5546 SF / 24000) = 0.23
LEVEL 7 (5546 SF / 24000) = 0.23
LEVEL 8 (5546 SF / 24000) = 0.23
TOTAL = 1.03
PARCEL C2
AREA A:

NOTE: NO AREA INCREASE TAKEN FOR FULLY SPRINKLERED BUILDING If = [F/P - 0.25]W/30 = [165/354 - 0.25] 30/30 = 0.216
LEVEL 4, OCCUPANCY GROUP A-3, R-2, TYPE IIIA
At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.216)] Aa (PER STORY) = 29184 SF
At (A-3) = 14000 SF (PER CBC TABLE 506.2)
NS = 14000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = [At + (NS x If)] = [14000 + (14000 x 0.216)] Aa (PER STORY) = 17024 SF
LEVEL 5-7, OCCUPANCY GROUP R-2, TYPE III-A
At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.216)] Aa (PER STORY) = 29184 SF
LEVEL 8, OCCUPANCY GROUP A-3, R-2, TYPE IIIA
At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.216)] Aa (PER STORY) = 29184 SF
At (A-3) = 14000 SF (PER CBC TABLE 506.2)
NS = 14000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = [At + (NS x If)] = [14000 + (14000 x 0.216)] Aa (PER STORY) = 17024 SF
AREA A-3 R-2 TOTAL
LEVEL 4 1909 SF 4901 SF 6810 SF
LEVEL 5 - 4890 SF 4890 SF
LEVEL 6 - 6230 SF 6230 SF
LEVEL 7 - 6230 SF 6230 SF
LEVEL 8 2076 SF 4154 SF 6230 SF
TOTAL 30390 SF
CBC 508.4.2 SEPARATED OCCUPANCY ALLOWABLE BUILDING AREA NOT TO EXCEED 1.

CBC 506.2.4 SUM OF THE RATIOS FOR PORTIONS OF MIXED OCCUPANCY SHALL NOT EXCEED 2.

LEVEL 4 (1909 SF / 17024) + (4901 SF / 29184) = 0.28
LEVEL 5 (4890 SF / 29184) = 0.17
LEVEL 6 (6230 SF / 29184) = 0.21
LEVEL 7 (6230 SF / 29184) = 0.21
LEVEL 8 (2076 SF / 17024) + (4154 SF / 29184) = 0.26
TOTAL = 1.13
AREA B:

NOTE: NO AREA INCREASE TAKEN FOR FULLY SPRINKLERED BUILDING LEVEL 4, OCCUPANCY GROUP A-3, R-2, TYPE IIIA
LEVEL 5-8, OCCUPANCY GROUP R-2, TYPE IIIA
At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = 24000 SF
At (A-3) = 14000 SF (PER CBC TABLE 506.2)
NS = 14000 SF (PER CBC TABLE 506.2)
Aa (PER STORY) = 14000 SF
AREA A-3 R-2 TOTAL
LEVEL 4 1260 SF 3221 SF 4481 SF
LEVEL 5 - 3034 SF 3034 SF
LEVEL 6 - 4746 SF 4746 SF
LEVEL 7 - 4746 SF 4746 SF
LEVEL 8 - 4746 SF 4746 SF
TOTAL 21753 SF
CBC 508.4.2 SEPARATED OCCUPANCY ALLOWABLE BUILDING AREA NOT TO EXCEED 1.

CBC 506.2.4 SUM OF THE RATIOS FOR PORTIONS OF MIXED OCCUPANCY SHALL NOT EXCEED 2.

LEVEL 4 (1260 SF / 14000) + (3221 SF / 24000) = 0.22
LEVEL 5 (3034 SF / 24000) = 0.13
LEVEL 6 (4746 SF / 24000) = 0.20
LEVEL 7 (4746 SF / 24000) = 0.20
LEVEL 8 (4746 SF / 24000) = 0.20
TOTAL = 0.95
AREA C:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2)
Sa = 2
Aa (PER STORY) = 24000 SF
ACTUAL AREA PER STORY: 9275 SF
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 24000 x 2
Aa (PER BUILDING) = 48000 SF
ACTUAL AREA PER BUILDING: 46375 SF
AREA D:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2)
Sa = 2
Aa (PER STORY) = 24000 SF
ACTUAL AREA PER STORY: 7916 SF
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 24000 x 2
Aa (PER BUILDING) = 48000 SF
ACTUAL AREA PER BUILDING: 39580 SF
AREA F:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2
If = [F/P - 0.25]W/30 = [120/418 - 0.25] 30/30 = 0.037
Sa = 2
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.037)] Aa (PER STORY) = 24888 SF
ACTUAL AREA PER STORY: 7320 SF (L8 = 6794)
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 24888 x 2
Aa (PER BUILDING) = 49776 SF
ACTUAL AREA PER BUILDING: 36074 SF
AREA E:

At (R-2) = 24000 SF (PER CBC TABLE 506.2)
NS = 24000 SF ( PER CBC TABLE 506.2
If = [F/P - 0.25]W/30 = [119/426 - 0.25] 30/30 = 0.029
Sa = 2
Aa (PER STORY) = [At + (NS x If)] = [24000 + (24000 x 0.029)] Aa (PER STORY) = 24696 SF
ACTUAL AREA PER STORY: 7532 SF
Aa (PER BUILDING) = Aa (PER STORY) x Sa = 24696 x 2
Aa (PER BUILDING) = 49392 SF
ACTUAL AREA PER BUILDING: 37660 SF
125 SF

PRIVATE OPEN SPACE
77 SF

PRIVATE OPEN SPACE
125 SF

PRIVATE OPEN SPACE
137 SF

PRIVATE OPEN SPACE
171 SF

PRIVATE OPEN SPACE
107 SF

PRIVATE OPEN SPACE
10,971 SF

COMMON OUTDOOR OPEN
SPACE
4,765 SF

COMMON INDOOR OPEN SPACE
3,827 SF

COMMON INDOOR OPEN SPACE
964 SF

COMMON INDOOR OPEN SPACE
1,977 SF

COMMON INDOOR OPEN SPACE
2,950 SF

COMMON INDOOR OPEN SPACE
105 SF

PRIVATE OPEN SPACE
105 SF

PRIVATE OPEN SPACE
106 SF

PRIVATE OPEN SPACE
104 SF

PRIVATE OPEN SPACE
77 SF

PRIVATE OPEN SPACE
76 SF

PRIVATE OPEN SPACE
78 SF

PRIVATE OPEN SPACE
77 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
53 SF

PRIVATE OPEN SPACE
54 SF

PRIVATE OPEN SPACE
0'
N
25' 50' 100' 200'
OPEN SPACE DIAGRAM SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-5A
LEVEL 1
C2 - LEVEL 1 - COMMON INDOOR

OPEN SPACE
. Name Area
C2 AMENITY 2,950 SF
C2 LOBBY 1,977 SF
4,927 SF
C2 - LEVEL 1 - PRIVATE OPEN SPACE
. Name # Area
C2 A6-TH 8 617 SF
C2 B8-TH 2 251 SF
10 867 SF
B - LEVEL 1 - COMMON INDOOR

OPEN SPACE
. Name Area
B AMENITY 6,674 SF
B LOBBY 4,790 SF
11,464 SF
C1 - LEVEL 1 - COMMON INDOOR

OPEN SPACE
. Name Area
C1 LOBBY 4,765 SF
4,765 SF
C1 - LEVEL 1 - COMMON OUTDOOR

OPEN SPACE
. Name Area
C1 PLAZA 10,971 SF
10,971 SF
C1 - LEVEL 1 - PRIVATE OPEN SPACE
. Name # Area
C1 A6-TH 5 527 SF
C1 B7-TH 1 171 SF
C1 B8-TH 1 137 SF
7 835 SF
LEVEL 2
C2 - LEVEL 2 - PRIVATE OPEN SPACE
. NAME # Area
C2 B7-TH 8 427 SF
C2 S4 1 60 SF
9 487 SF
4,967 SF

COMMON OUTDOOR OPEN
SPACE
96 SF

PRIVATE OPEN SPACE
3,059 SF

COMMON INDOOR OPEN SPACE
4,741 SF

COMMON INDOOR OPEN SPACE
10,055 SF

COMMON OUTDOOR OPEN
SPACE
5,636 SF

COMMON INDOOR OPEN SPACE
6,852 SF

COMMON OUTDOOR OPEN
SPACE
6,703 SF

COMMON OUTDOOR OPEN
SPACE
4,937 SF

COMMON OUTDOOR OPEN
SPACE
4,229 SF

COMMON OUTDOOR OPEN
SPACE
96 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
55 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
96 SF
PRIVATE OPEN SPACE 60 SF

PRIVATE OPEN SPACE
55 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
4,944 SF

COMMON OUTDOOR OPEN
SPACE
96 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
23' - 0"
84 SF

PRIVATE OPEN SPACE
53 SF

PRIVATE OPEN SPACE
50 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
55 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
53 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
50 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
50 SF
PRIVATE OPEN SPACE 84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
50 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
0'
N
25' 50' 100' 200'
OPEN SPACE DIAGRAM SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-5B
LEVEL 4
C2 - LEVEL 4 - COMMON INDOOR

OPEN SPACE
. Name Area
C2 AMENITY 3,059 SF
3,059 SF
C2 - LEVEL 4 - COMMON OUTDOOR

OPEN SPACE
. Name Area
C2 PODIUM DECK 13,544 SF
13,544 SF
C2 - LEVEL 4 - PRIVATE OPEN SPACE
. Name # Area
C2 A1-1 2 120 SF
C2 A1-2 1 55 SF
C2 A4 3 180 SF
C2 B1-1 3 180 SF
C2 B2 2 168 SF
C2 B3 2 192 SF
C2 S1 1 51 SF
14 946 SF
C1 - LEVEL 4 - COMMON INDOOR

OPEN SPACE
. Name Area
C1 AMENITY 4,741 SF
4,741 SF
C1 - LEVEL 4 - COMMON OUTDOOR

OPEN SPACE
. Name Area
C1 PODIUM DECK 17,595 SF
17,595 SF
C1 - LEVEL 4 - PRIVATE OPEN SPACE
. Name # Area
C1 A1-1 6 360 SF
C1 A1-2 3 165 SF
C1 A4 2 120 SF
C1 B1-1 5 300 SF
C1 B2 4 336 SF
C1 B3 3 288 SF
23 1,569 SF
B - LEVEL 4 - COMMON INDOOR

OPEN SPACE
. Name Area
B AMENITY 5,636 SF
5,636 SF
B - LEVEL 4 - COMMON OUTDOOR

OPEN SPACE
. Name Area
B PODIUM DECK 16,723 SF
16,723 SF
B - LEVEL 4 - PRIVATE OPEN SPACE
. Name # Area
B A1-1 3 180 SF
B A4 1 60 SF
B B1-1 2 120 SF
B B1-2 5 300 SF
B B2 2 168 SF
B B3 4 384 SF
17 1,212 SF
LEVEL 3
B - LEVEL 3 - PRIVATE OPEN SPACE
. Name # Area
B A5-1 11 660 SF
B B4-2 3 180 SF
B B5 2 168 SF
B S4 2 100 SF
18 1,108 SF
C1 - LEVEL 3 - PRIVATE OPEN SPACE
. Name # Area
C1 A5-1 3 180 SF
C1 B4-2 4 240 SF
C1 B5 2 168 SF
C1 B6 2 105 SF
C1 S4 2 100 SF
13 793 SF
C2 - LEVEL 3 - PRIVATE OPEN SPACE
. Name # Area
C2 A5-1 4 240 SF
C2 B4-1 4 220 SF
C2 B5 1 84 SF
C2 B6 1 53 SF
C2 S4 2 100 SF
12 697 SF
84 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
55 SF

PRIVATE OPEN SPACE
51 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
55 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
55 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
96 SF
PRIVATE OPEN SPACE ?
?
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
?
?
?
?
?
?
0'
N
25' 50' 100' 200'
OPEN SPACE DIAGRAM SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-5C
C2 - LEVEL 6 - PRIVATE OPEN
SPACE
. Name # Area
C2 A1-1 2 120 SF
C2 A1-2 1 55 SF
C2 A4 3 180 SF
C2 B1-1 3 180 SF
C2 B2 2 168 SF
C2 B3 2 192 SF
C2 S1 1 51 SF
14 946 SF
C1 - LEVEL 6 - PRIVATE OPEN
SPACE
. Name # Area
C1 A1-1 6 360 SF
C1 A1-2 3 165 SF
C1 A4 2 120 SF
C1 B1-1 5 300 SF
C1 B2 4 336 SF
C1 B3 3 288 SF
23 1,569 SF
B - LEVEL 6 - PRIVATE OPEN
SPACE
. Name # Area
B A1-1 3 180 SF
B A4 1 60 SF
B B1-1 2 120 SF
B B1-2 5 300 SF
B B2 2 168 SF
B B3 4 384 SF
17 1,212 SF
LEVEL 5 LEVEL 6
C2 - LEVEL 5 - PRIVATE OPEN
SPACE
. Name # Area
C2 A1-1 2 120 SF
C2 A1-2 1 55 SF
C2 A4 3 180 SF
C2 B1-1 3 180 SF
C2 B2 2 168 SF
C2 B3 2 192 SF
C2 S1 1 51 SF
14 946 SF
C1 - LEVEL 5 - PRIVATE OPEN
SPACE
. Name # Area
C1 A1-1 6 360 SF
C1 A1-2 3 165 SF
C1 A4 2 120 SF
C1 B1-1 5 300 SF
C1 B2 4 336 SF
C1 B3 3 288 SF
23 1,569 SF
B - LEVEL 8 - PRIVATE OPEN SPACE
. Name # Area
B A1-1 3 180 SF
B B1-1 3 180 SF
B B1-2 5 300 SF
B B2 2 168 SF
B B3 3 288 SF
16 1,116 SF
84 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
1,088 SF

COMMON OUTDOOR OPEN
SPACE
1,218 SF

COMMON INDOOR OPEN SPACE
60 SF

PRIVATE OPEN SPACE
1,020 SF

COMMON INDOOR OPEN SPACE
1,038 SF

COMMON OUTDOOR OPEN
SPACE
96 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
55 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
1,038 SF

COMMON INDOOR OPEN SPACE
1,068 SF

COMMON OUTDOOR OPEN
SPACE
96 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
96 SF

PRIVATE OPEN SPACE
60 SF

PRIVATE OPEN SPACE
84 SF

PRIVATE OPEN SPACE
3 A1-9
2 A1-9
0'
N
25' 50' 100' 200'
OPEN SPACE DIAGRAM SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-5D

OPEN SPACE SUMMARY TOTALS PER LEVEL
C2 - COMMON OUTDOOR OPEN
SPACE
. Level Area
C2 LEVEL 4 13,544 SF
C2 LEVEL 8 1,088 SF
14,632 SF
C1 - COMMON OUTDOOR OPEN
SPACE
. Level Area
C1 LEVEL 1 10,971 SF
C1 LEVEL 4 17,595 SF
C1 LEVEL 8 1,038 SF
29,604 SF

B - COMMON OUTDOOR OPEN
SPACE
. Level Area
B LEVEL 4 16,723 SF
B LEVEL 8 1,068 SF
17,791 SF
C2 - PRIVATE OPEN SPACE
. Level Area
C2 LEVEL 1 867 SF
C2 LEVEL 2 487 SF
C2 LEVEL 3 697 SF
C2 LEVEL 4 946 SF
C2 LEVEL 5 946 SF
C2 LEVEL 6 946 SF
C2 LEVEL 7 2,915 SF
C2 LEVEL 8 946 SF
8,748 SF
C1 - PRIVATE OPEN SPACE
. Level Area
C1 LEVEL 1 835 SF
C1 LEVEL 3 793 SF
C1 LEVEL 4 1,569 SF
C1 LEVEL 5 1,569 SF
C1 LEVEL 6 1,569 SF
C1 LEVEL 7 4,021 SF
C1 LEVEL 8 1,485 SF
11,841 SF

B - PRIVATE OPEN SPACE
. Level Area
B LEVEL 3 1,108 SF
B LEVEL 4 1,212 SF
B LEVEL 5 1,212 SF
B LEVEL 6 1,212 SF
B LEVEL 7 3,298 SF
B LEVEL 8 1,116 SF
9,158 SF
C2 - COMMON INDOOR OPEN
SPACE
. Level Area
C2 LEVEL 1 4,927 SF
C2 LEVEL 4 3,059 SF
C2 LEVEL 8 1,218 SF
9,204 SF
C1 - COMMON INDOOR OPEN
SPACE
. Level Area
C1 LEVEL 1 4,765 SF
C1 LEVEL 4 4,741 SF
C1 LEVEL 8 1,020 SF
10,527 SF

OPEN SPACE
. Name Area
B AMENITY 1,038 SF
1,038 SF
B - LEVEL 8 - COMMON OUTDOOR

OPEN SPACE
. Name Area
B ROOF DECK 1,068 SF
1,068 SF
B - LEVEL 8 - PRIVATE OPEN SPACE
. Name # Area
B A1-1 3 180 SF
B B1-1 3 180 SF
B B1-2 5 300 SF
B B2 2 168 SF
B B3 3 288 SF
16 1,116 SF
C1 - LEVEL 8 - COMMON INDOOR

OPEN SPACE
. Name Area
C1 AMENITY 1,020 SF
1,020 SF
C1 - LEVEL 8 - COMMON

OUTDOOR OPEN SPACE
. Name Area
C1 ROOF DECK 1,038 SF
1,038 SF
C1 - LEVEL 8 - PRIVATE OPEN SPACE
. Name # Area
C1 A1-1 6 360 SF
C1 A1-2 3 165 SF
C1 A4 2 120 SF
C1 B1-1 5 300 SF
C1 B2 3 252 SF
C1 B3 3 288 SF
22 1,485 SF
C2 - LEVEL 8 - PRIVATE OPEN SPACE
. Name # Area
C2 A1-1 2 120 SF
C2 A1-2 1 55 SF
C2 A4 3 180 SF
C2 B1-1 3 180 SF
C2 B2 2 168 SF
C2 B3 2 192 SF
C2 S1 1 51 SF
14 946 SF
LEVEL 8

B - COMMON INDOOR OPEN SPACE
. Level Area
B LEVEL 1 4,790 SF
B LEVEL 4 5,636 SF
B LEVEL 8 1,038 SF
11,464 SF
C2 - LEVEL 8 - COMMON INDOOR

OPEN SPACE
. Name Area
C2 AMENITY 1,218 SF
1,218 SF
C2 - LEVEL 8 - COMMON

OUTDOOR OPEN SPACE
. Name Area
C2 ROOF DECK 1,088 SF
1,088 SF
COUNT: 136
COUNT: 180
COUNT: 135
UP
DN
B8-TH
1,100 SF
A5-1
705 SF
B4-2
1,089 SF
A5-1
705 SF
S1
532 SF
S1
532 SF
S1
532 SF
A2
647 SF
B1-1
1,011 SF
A2
647 SF
S1
532 SF
S1
532 SF
S1
532 SF
S3
526 SF
B1-1
1,011 SF
B1-1
1,011 SF
A2
647 SF
B1-1
1,011 SF
S1
532 SF
A1-1
681 SF
B1-1
1,011 SF
S1
532 SF
B3
1,059 SF
A1-1
681 SF
S1
532 SF
B1-1
1,011 SF
B1-1
1,011 SF
S2
490 SF
A1-2
652 SF
S2
490 SF
B1-1
1,011 SF
B3
1,059 SF
A1-2
652 SF
A2
647 SF
B1-1
1,011 SF
A1-1
681 SF
A1-2
652 SF
S1
532 SF
S2
490 SF
B3
1,059 SF
S2
490 SF
S1
532 SF
A1-1
681 SF
S2
490 SF B1-1
1,011 SF
B1-1
1,011 SF
B1-1
1,011 SF B1-1
1,011 SF
S1
532 SF
S2
490 SF
A2
647 SF
A1-1
681 SF
B3
1,059 SF
A1-1
681 SF
B1-1
1,011 SF
0'
N
50' 100' 200' 400'
AFFORDABLE UNITS SCALE: 1" = 100'-0" (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 DECEMBER 13TH, 2022
A0-6
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL 7
LEVEL 8

AFFORDABLE UNITS
UNIT NAME LEVEL UNIT TYPE # AREA
UNIT - STUDIO LEVEL 4 S3 1 526
UNIT - STUDIO LEVEL 4 S1 3 532
UNIT - STUDIO LEVEL 6 S1 1 532
UNIT - STUDIO LEVEL 8 S2 1 490
6 UNIT - 1 BR LEVEL 3 A5-1 1 705
UNIT - 1 BR LEVEL 6 A1-1 1 681
UNIT - 1 BR LEVEL 7 A2 1 647
UNIT - 1 BR LEVEL 7 A1-1 2 681
5 UNIT - 2 BR LEVEL 1 B8-TH 1 1,100
UNIT - 2 BR LEVEL 5 B1-1 2 1,011
UNIT - 2 BR LEVEL 5 B3 1 1,059
UNIT - 2 BR LEVEL 8 B1-1 2 1,011
6 TOTAL: 17
UNIT - STUDIO LEVEL 4 S1 1 532
UNIT - STUDIO LEVEL 5 S1 1 532
UNIT - STUDIO LEVEL 6 S2 1 490
UNIT - STUDIO LEVEL 7 S1 1 532
UNIT - STUDIO LEVEL 7 S2 1 490
UNIT - STUDIO LEVEL 8 S1 1 532
UNIT - STUDIO LEVEL 8 S2 1 490
7 UNIT - 1 BR LEVEL 4 A2 1 647
UNIT - 1 BR LEVEL 5 A1-1 1 681
UNIT - 1 BR LEVEL 5 A2 1 647
UNIT - 1 BR LEVEL 6 A1-2 2 652
UNIT - 1 BR LEVEL 7 A1-2 1 652
6 UNIT - 2 BR LEVEL 3 B4-2 1 1,089
UNIT - 2 BR LEVEL 4 B1-1 1 1,011
UNIT - 2 BR LEVEL 5 B1-1 1 1,011
UNIT - 2 BR LEVEL 6 B1-1 2 1,011
UNIT - 2 BR LEVEL 7 B1-1 1 1,011
UNIT - 2 BR LEVEL 8 B2 2 1,028
8 TOTAL: 21
UNIT - STUDIO LEVEL 4 S1 2 532
UNIT - STUDIO LEVEL 5 S1 1 532
UNIT - STUDIO LEVEL 6 S2 1 490
UNIT - STUDIO LEVEL 7 S1 1 532
UNIT - STUDIO LEVEL 7 S2 1 490
6 UNIT - 1 BR LEVEL 3 A5-1 1 705
UNIT - 1 BR LEVEL 5 A2 1 647
UNIT - 1 BR LEVEL 8 A2 1 647
UNIT - 1 BR LEVEL 8 A1-1 2 681
5 UNIT - 2 BR LEVEL 5 B1-1 1 1,011
UNIT - 2 BR LEVEL 6 B3 2 1,059
UNIT - 2 BR LEVEL 7 B3 1 1,059
UNIT - 2 BR LEVEL 8 B3 1 1,059
5 TOTAL: 16
GRAND TOTAL: 54
C2
C1
B
S4
465 SF
S4
465 SF
S4
465 SF
S4
465 SF
S4
465 SF
S4
465 SF
S4
465 SF
S4
465 SF
S1
532 SF
S3
526 SF
S1
532 SF
S1
532 SF
S2
490 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S2
490 SF
S3
526 SF
S3
526 SF
S1
532 SF
S2
490 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S2
490 SF
S1
532 SF
A3
592 SF
A3
592 SF
A3
592 SF
A3
592 SF
S3
526 SF
S1
532 SF
S1
532 SF
S2
490 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S2
490 SF
S1
532 SF
S2
490 SF
S3
526 SF
S3
526 SF
S1
532 SF
S1
532 SF
S1
532 SF S1
532 SF
S2
490 SF
A3
592 SF
A3
592 SF
A3
592 SF
A3
592 SF
S3
526 SF
S1
532 SF
S2
490 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S2
490 SF
S2
490 SF
S3
526 SF
S1
532 SF
S1
532 SF
S1
532 SF
S3
526 SF
S1
532 SF
S1
532 SF
A3
592 SF
A3
592 SF
A3
592 SF
A3
592 SF
A3
592 SF
S1
532 SF
S3
526 SF
S1
532 SF
S1
532 SF
S2
490 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S2
490 SF
S1
532 SF
S2
490 SF
S3
526 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S2
490 SF
S3
526 SF
A3
592 SF
A3
592 SF
A3
592 SF
A3
592 SF
S1
532 SF
S2
490 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF
S1
532 SF S2
490 SF
S1
532 SF
S2
490 SF
S1
532 SF
S2
490 SF
S1
532 SF
S1
532 SF
S1
532 SF
A3
592 SF
A3
592 SF
A3
592 SF
A3
592 SF
0'
N
50' 100' 200' 400'
UNIT LESS THAN 600SF SCALE: 1" = 100'-0" (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-7
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
LEVEL 5
LEVEL 6
LEVEL 7
LEVEL 8
UNITS LESS THAN 600 SF

UNIT TYPE UNIT NAME COUNT AREA
B
A3 1 BEDROOM 5 592 SF
S1 STUDIO 20 532 SF
S2 STUDIO 5 490 SF
S3 STUDIO 4 526 SF
S4 STUDIO 3 465 SF
37 C1
A3 1 BEDROOM 10 592 SF
S1 STUDIO 20 532 SF
S2 STUDIO 10 490 SF
S3 STUDIO 4 526 SF
S4 STUDIO 2 465 SF
46 C2
A3 1 BEDROOM 5 592 SF
S1 STUDIO 22 532 SF
S2 STUDIO 5 490 SF
S3 STUDIO 4 526 SF
S4 STUDIO 2 465 SF
S4 STUDIO 1 465 SF
39 BATH
LIVING
(17'-3" X 9'-3")

KITCHEN
W/D
PATIO
(10'-0" X 5'-0")
ENTRY
BATH
LIVING
(23'-7" X11'-1")

KITCHEN
W/D
PATIO
(7'-0" X 6'-8")
ENTRY
BATH
LIVING
(22'-3" X 9' -1")

KITCHEN
W/D
ENTRY
BATH
LIVING
(19'-3" X 9'-1")

KITCHEN
W/D
COAT
PATIO
(10'-0" X 5'-0")
ENTRY
BATH

BEDROOM
(11'-0" X 10'-6")
LIVING
(19'-11" X 9'-4")

KITCHEN
W/D
PATIO
(7'-0" X 6'-8")
COAT
ENTRY
0' 2' 4' 8' 16'
ENLARGED UNIT PLANS LESS THAN 600 SF SCALE: 1/4" = 1'-0" (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-8
STUDIO
490 SF
STUDIO
526 SF
STUDIO
532 SF
STUDIO
465 SF
1 BEDROOM
592 SF
Features:
-On-Site Bike Storage
-In-Unit Washer/Dryer
-Private Balcony (Where Occurs)
-On-Site Storage (Where Occurs)

LIVING/KITCHEN
(10'-6" X 23'-0")
POWDER
ENTRY
ENTRY
COAT
PATIO
(6'-5" X 7'-0")

BEDROOM
(10'-10" X 11'-2")
W.I.C.

BATH
W/D
LINEN
OPEN

TO BELOW
LIVING
(10'-2" X 12'-5")
POWDER
ENTRY
ENTRY
COAT
PATIO
(4'-10" X 4'-0")

KITCHEN
(13'-3" X 17'-0")
MASTER

BEDROOM
(10'-5" X 11'-7")
MASTER
BATH

BEDROOM
(10'-5" X 10'-4")
W.T.C
BATH

W/DLINEN

BALCONY
(10'-5" X 5'-0")
W.I.C
0' 2' 4' 8' 16'
ENLARGED TH UNIT PLANS SCALE: 1/4" = 1'-0" (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-9
TOWNHOME - 2 BEDROOM
1,018 SF
TOWNHOME - 1 BEDROOM
683 SF
BATH
LIVING
(17'-3" X 9'-3")

KITCHEN
W/D
PATIO
(10'-0" X 5'-0")
ENTRY
BATH

BEDROOM
(11'-9" X 10'-2")
LIVING
(28-'1" X 11'-8")

KITCHEN
W/D
W.I.C.

PATIO
(12'-0" X 5'-0")
P
ENTRY
BATH
MASTER

BEDROOM
(12'-6" X 10'-2")
LIVING
(28'-1" X 12' -4")

KITCHEN W/D
W.I.C.

PATIO
(12'-0" X 5'-0")
BATH

BEDROOM
(11'-6" X 10'-2")
COAT
ENTRY
BATH

BEDROOM
(10'-5" X 10'-6")
LIVING
(11-'5" X 20'-4")

KITCHEN
W/D
W.I.C.

PATIO
(10'-6" X 8'-0")

P ENTRY
BATH

BEDROOM
(10'-6" X 10'-6")

BEDROOM
(10'-5" X 10'-6")
0' 2' 4' 8' 16'
ENLARGED TYPICAL UNIT PLANS SCALE: 1/4" = 1'-0" (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A0-10
2 BEDROOM
1,011 SF
1 BEDROOM
681 SF
STUDIO
532 SF
3 BEDROOM
1,100 SF
T
7 '-
1 0
1 /2
"
PA
6TH STREET

THE PROMENADE NORTH

LONG BEACH BOULEVARD
5TH STREET
4TH STREET

PINE AVENUE
XFRM
T
T
GARAGE
ENTRY
LOBBY

LEASING
XFRM

RESIDENTIAL GARAGE

COMMERCIAL

COMMERCIAL
FAN
±34.0' msl
±34.0' msl
±34.5' msl ±35.0' msl
±34.5' msl ±34.0' msl
±32.3' msl ±33.8' msl
ELEC.

PLAZA
±35.2' msl +22'
+22'
LOBBY

LEASING
FAN
XFRM
ELEC.

PUMP
ROOM
BIKE

STORAGE
C2
C1
B

BIKE STORAGE

COMMERCIAL
FIRE
LANE
GARAGE
ENTRY

LOBBY FAN
ELEC.

BIKE STORAGE
T
T
TRASH

BIKE STORAGE

AMENITY
11' FTF

BIKE STORAGE
GARAGE
ENTRY

BIKE STORAGE

COMMERCIAL
LOBBY

LEASING
11' FTF

COMMERCIAL
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
B7-TH
1,018 SF
B8-TH
1,100 SF
B8-TH
1,100 SF
B8-TH
1,100 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
±33.5' msl
±33.9' msl
±33.5' msl
±33.0' msl
±34.9' msl
±34.2' msl
±35.0' msl
±34.5' msl
±34.5' msl ±35.0' msl
±34.5' msl
±32.5' msl
±34.3' msl
±35.0' msl
±35.0' msl
B7-TH
1,018 SF
A6-TH
728 SF
±33.0' msl
±35.5' msl
±35.5' msl
SUB-ELEC.

SUBELEC.

SUB-ELEC.

PUMP
ROOM
PUMP
ROOM
BIKE

STORAGE

RESIDENTIAL GARAGE

SUPPORT
26'
-
0"
RAMP
RAMP
RAMP

COMMERCIAL
5TH STREET

THE PASEO

WATER BACKFLOW

PREVENTER
24' - 0" 18' - 0" 15' - 0" 18' - 0"
15' - 0" 21' - 0" 15' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0"
15' - 0" 21' - 0" 15' - 0" 24' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0"
18' - 0" 24' - 0"
15' - 0" 21' - 0" 15' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0"
24' - 0"
15' - 0" 21' - 0"
15' - 0" 18' - 0" 24' - 0" 15' - 0"
18' - 0"
15' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0" 21' - 0" 15' - 0" 18' - 0" 24' - 0" 18' - 0" 15' - 0" 21' - 0"
24' - 0"
15' - 0" 21' - 0" 15' - 0"
24' - 0"
4' - 11 31/32"
24' - 0"
20' - 0"
0'
N
4' 8' 16' 32'
LEVEL 1 PLAN SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34")
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A1-1
FAN
FAN

STORAGE

STORAGE
FAN
FAN
FAN
FAN

STORAGE

STORAGE
S4
465 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
B7-TH
1,018 SF
B8-TH
1,100 SF
B8-TH
1,100 SF
B8-TH
1,100 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
A6-TH
728 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF
B7-TH
1,018 SF

STORAGE

RESIDENTIAL GARAGE

OPEN TO BELOW OPEN TO BELOW

OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW

OPEN TO
BELOW

OPEN TO BELOW

OPEN TO
BELOW

OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW

OPEN TO
BELOW

OPEN TO BELOW

OPEN TO
BELOW

COMMERCIAL

MEZZANINE
3' - 0" MAX.
3' MAX. ENCROACHMENT
ALLOWED AT LEVEL 2 PER
LBMC SECTION 14.48.040.B
24' - 0" 18' - 0" 15' - 0" 18' - 0"
15' - 0" 21' - 0" 15' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0"
15' - 0" 21' - 0" 15' - 0" 24' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0"
18' - 0" 24' - 0"
15' - 0" 21' - 0" 15' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0"
15' - 0" 21' - 0"
15' - 0" 18' - 0" 24' - 0" 15' - 0"
15' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0" 21' - 0" 15' - 0" 18' - 0" 24' - 0" 18' - 0" 15' - 0" 21' - 0"
15' - 0" 21' - 0" 15' - 0"
15' - 0"
18' - 0"
0'
N
4' 8' 16' 32'
LEVEL 2 PLAN SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34")
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A1-2
FAN
FAN
FAN

RESIDENTIAL GARAGE

STORAGE

RESIDENTIAL GARAGE

STORAGE

STORAGE
FAN
FAN
C1
1,100 SF
S4
465 SF
B6
1,068 SF
B4-2
1,089 SF
FAN
A5-1
705 SF
C1
1,100 SF
B4-2
1,089 SF
B5
1,100 SF
B4-2
1,089 SF
B4-2
1,089 SF
B4-2
1,089 SF
A5-1
705 SF
A5-1
705 SF
A5-1
705 SF
S4
465 SF
C1
1,100 SF
B4-2
1,089 SF
B4-2
1,089 SF
B6
1,068 SF
A5-1
705 SF
A5-1
705 SF
A5-1
705 SF
B4-2
1,089 SF
S4
465 SF C1
1,100 SF
A5-1
705 SF
A5-1
705 SF
A5-1
705 SF
A5-1
705 SF
S4
465 SF
A5-1
705 SF
C1
1,100 SF
A5-1
705 SF
A5-1
705 SF
A5-1
705 SF
B4-2
1,089 SF
A5-1
705 SF
A5-1
705 SF
A5-1
705 SF
A5-1
705 SF
B4-2
1,089 SF

STORAGE

STORAGE
S4
465 SF
B4-2
1,089 SF

STORAGE
A5-1
705 SF
A5-1
705 SF

STORAGE
S4
465 SF
A5-1
705 SF
A5-1
705 SF
A5-1
705 SF
B6
1,068 SF
A5-1
705 SF
A5-1
705 SF
S4
465 SF
POOL
EQUIP.

POOL
EQUIP.

B4-1
1,041 SF
B4-1
1,041 SF
B4-1
1,041 SF
B4-1
1,041 SF

STORAGE
A5-1
705 SF
14' - 5"
4' - 0" MAX.
4' MAX. TYPICAL BALCONY

ENCROACHMENT AT MINIMUM HEIGHT
CLEARANCE OF 12' FROM GRADE.

LBMC SECTION 14.48.040.B
4' - 0" MAX.

STORAGE
C1
1,100 SF
B4-2
1,089 SF
C1
1,100 SF
C2
1,089 SF
C2
1,089 SF
24' - 0" 18' - 0" 15' - 0" 18' - 0"
15' - 0" 21' - 0" 15' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0"
15' - 0" 21' - 0" 15' - 0" 24' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0"
18' - 0" 24' - 0"
15' - 0" 21' - 0" 15' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0"
15' - 0" 21' - 0"
15' - 0" 18' - 0" 24' - 0" 15' - 0"
18' - 0"
15' - 0"
18' - 0" 24' - 0" 18' - 0" 15' - 0" 21' - 0" 15' - 0" 18' - 0" 24' - 0" 18' - 0" 15' - 0" 21' - 0"
15' - 0" 21' - 0" 15' - 0"
15' - 0"
5' - 10"
0'
N
4' 8' 16' 32'
LEVEL 3 PLAN SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34")
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A1-3

AMENITY

AMENITY
S3
526 SF
A1-1
681 SF
A4
680 SF
B3
1,059 SF B2
1,028 SF
A2
647 SF
S2
490 SF
B1-1
1,011 SF
A1-1
681 SF
B1-1
1,011 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-1
681 SF
B1-1
A2 1,011 SF
647 SF
A2
647 SF
S1
532 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B2
1,028 SF B1-1
1,011 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
B2
1,028 SF
A1-1
681 SF
B2
1,028 SF
B2
1,028 SF
A4
680 SF
B1-1
1,011 SF
S1
532 SF
A1-2
652 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
A4
680 SF B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
B1-1
1,011 SF
B1-1
1,011 SF
B3
1,059 SF
B2
1,028 SF
A4
680 SF
B1-1
1,011 SF
B2
1,028 SF
B2
1,028 SF
A2
647 SF B1-1
1,011 SF
A2
647 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
S2
490 SF
S1
532 SF
A2
647 SF
A2
647 SF
A2
647 SF S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
S2
490 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
A1-1
681 SF
B3
1,059 SF
B3
1,059 SF
B1-1
1,011 SF
B2
1,028 SF
B1-2
1,042 SF
B1-2
1,042 SF
B1-1
1,011 SF
B1-2
1,042 SF
B2
1,028 SF
A4
680 SF
A2
647 SF
S1
532 SF
A2
647 SF
S2
490 SF
B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
A3
592 SF
A3
592 SF
A3
592 SF
A1-2
652 SF
S1
532 SF
A1-2
652 SF
S1
532 SF
A3
592 SF
A1-2
652 SF
B1-1
1,011 SF
B1-1
1,011 SF
B1-2
1,042 SF
S3
526 SF
S3
526 SF
A1-1
681 SF
S3
526 SF
B1-2
1,042 SF
B1-2
1,042 SF
A1-2
652 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B1-2
1,042 SF
B2
1,028 SF
B3
1,059 SF
A2
647 SF
A2
647 SF
S1
532 SF
A1-1
B2 681 SF
1,028 SF
B2
1,028 SF
A4
680 SF
A2
647 SF
A2
647 SF
S1
532 SF
B3
1,059 SF
A1-1
681 SF
B1-2
1,042 SF
A1-1
681 SF
S1
532 SF AMENITY
B2
1,028 SF B1-1
1,011 SF
A2
647 SF
A2
647 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
B1-2
1,042 SF
B2
1,028 SF
S1
532 SF
A1-1
681 SF
+2'-0" 0'-0"
+2'-0"
RAMP
RAMP
0'-0"
+2'-0"

AMENITY

AMENITY
0'-0"
+2'-0"
+2'-0"

RAMPRAMP
0'-0"
+2'-0"
RAMP
0'-0"
+2'-0"
SWING
SWING
+2'-0"
RAMP
RAMP
POOL
LOUNGE

CLUB ROOM
A4
680 SF
4' - 0" MAX.
4' MAX. TYPICAL BALCONY

ENCROACHMENT AT MINIMUM HEIGHT
CLEARANCE OF 12' FROM GRADE.

LBMC SECTION 14.48.040.B
0'
N
4' 8' 16' 32'
LEVEL 4 PLAN SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34")
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A1-4
S3
526 SF
A1-1
681 SF
A4
680 SF
B3
B2 1,059 SF
1,028 SF
A2
647 SF
A3
592 SF
S2
490 SF
B1-1
1,011 SF
A1-1
681 SF
B1-1
1,011 SF
A1-1
681 SF
A1-1
681 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-1
681 SF
B1-1
1,011 SF
A1-1
A2 681 SF
647 SF
A2
647 SF
S1
532 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B2
1,028 SF B1-1
1,011 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
B2
1,028 SF
A1-1
681 SF
B2
1,028 SF
B2
1,028 SF
A4
680 SF
B1-1
1,011 SF
S1
532 SF
A1-2
652 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
A4
680 SF B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
B1-1
1,011 SF
B1-1
1,011 SF
B3
1,059 SF
B2
1,028 SF
A4
680 SF
B1-1
1,011 SF
B2
1,028 SF
B2
1,028 SF
A2
647 SF A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
A2
647 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
S2
490 SF
A3
592 SF
S1
532 SF
A2
647 SF
A2
647 SF
A2
647 SF S1
532 SF
A2
647 SF
A2
647 SF
B1-1
1,011 SF
S2
490 SF
A3
592 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
A1-1
681 SF
B3
1,059 SF
B3
1,059 SF
B1-1
1,011 SF
B2
1,028 SF
B1-2
1,042 SF
B1-2
1,042 SF
B1-1
1,011 SF
B1-2
1,042 SF
B2
1,028 SF
A4
680 SF
A2
647 SF
S1
532 SF
A2
647 SF
S2
490 SF
A3
592 SF
B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
B1-1
1,011 SF
S3
526 SF
A1-2
652 SF
S3
526 SF
A1-1
681 SF
S1
532 SF
B1-1
1,011 SF
A4
680 SF
B3
1,059 SF
B2
1,028 SF
B1-2
1,042 SF
B3
1,059 SF
A2
647 SF
A2
647 SF
S1
532 SF
A1-1
681 SF
S1
532 SF
A2
647 SF
A2
647 SF B2
1,028 SF
B2
1,028 SF
A4
680 SF
B3
1,059 SF
A1-1
681 SF
B1-2
1,042 SF
A1-1
681 SF
A1-1
681 SF
S1
532 SF
A1-1
681 SF
B2
1,028 SF B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
A2
647 SF
A2
647 SF
B1-2
1,042 SF
B2
1,028 SF
A1-2
652 SF
A4
680 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF

OPEN TO BELOW

OPEN TO BELOW
0'
N
4' 8' 16' 32'
LEVEL 5 PLAN SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34")
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A1-5
S3
526 SF
A1-1
681 SF
A4
680 SF
B3
B2 1,059 SF
1,028 SF
A2
647 SF
A3
592 SF
S2
490 SF
B1-1
1,011 SF
A1-1
681 SF
B1-1
1,011 SF
A1-1
681 SF
A1-1
681 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-1
681 SF
B1-1
1,011 SF
A1-1
A2 681 SF
647 SF
A2
647 SF
S1
532 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B2
1,028 SF B1-1
1,011 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
A2
647 SF
A2
647 SF A1-1
681 SF
B2
1,028 SF
B2
1,028 SF
A4
680 SF
B1-1
1,011 SF
S1
532 SF
A1-2
652 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
B1-1
1,011 SF
A4
680 SF B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
B1-1
1,011 SF
B1-1
1,011 SF
B3
1,059 SF
B2
1,028 SF
A4
680 SF
B2
1,028 SF
B1-2
1,042 SF
A2
647 SF
A2
B1-1 647 SF
1,011 SF
B1-1
1,011 SF
B1-1
1,011 SF
B2
1,028 SF
B2
1,028 SF
A2
647 SF A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
A2
647 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
A1-2
S2 652 SF
490 SF
A3
592 SF
S1
532 SF
A2
647 SF
A2
647 SF
A2
647 SF S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
S2
490 SF
A3
592 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
A1-1
681 SF
B3
1,059 SF
B3
1,059 SF
B1-1
1,011 SF
B2
1,028 SF
B1-2
1,042 SF
B1-2
1,042 SF
B1-1
1,011 SF
B1-2
1,042 SF
B2
1,028 SF
A4
680 SF
A2
647 SF
S1
532 SF
A2
647 SF
S2
490 SF
A3
592 SF
B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
B3
1,059 SF
A1-1
681 SF
A1-2
652 SF
B1-1
1,011 SF
A1-1
681 SF
B1-1
1,011 SF
S3
526 SF
A1-2
652 SF
S3
526 SF
A1-1
681 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B1-2
1,042 SF
B3
1,059 SF
B2
1,028 SF B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
B3
1,059 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
S1
532 SF
A1-1
B2 681 SF
1,028 SF
B2
1,028 SF
A4
680 SF
B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
A2
647 SF
A2
647 SF
S1
532 SF
B3
1,059 SF
A1-1
681 SF
B1-2
1,042 SF
B3
1,059 SF
A1-1
681 SF
A1-1
681 SF
S1
532 SF
A1-2
652 SF
S1
532 SF
A4
680 SF
A1-2
652 SF
0'
N
4' 8' 16' 32'
LEVEL 6 PLAN SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34")
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A1-6
S3
526 SF
A1-1
681 SF
A4
680 SF
B3
B2 1,059 SF
1,028 SF
A2
647 SF
A3
592 SF
S2
490 SF
B1-1
1,011 SF
A1-1
681 SF
B1-1
1,011 SF
A1-1
681 SF
A1-1
681 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-1
681 SF
B1-1
1,011 SF
A1-1
A2 681 SF
647 SF
A2
647 SF
S1
532 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B2
1,028 SF B1-1
1,011 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
A2
647 SF
A2
647 SF A1-1
681 SF
B2
1,028 SF
B2
1,028 SF
A4
680 SF
B1-1
1,011 SF
S1
532 SF
A1-2
652 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
A4
680 SF B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
B1-1
1,011 SF
B1-1
1,011 SF
B3
1,059 SF
B2
1,028 SF
A4
680 SF
B2
1,028 SF
B1-2
1,042 SF
A2
647 SF
A2
B1-1 647 SF
1,011 SF
B1-1
1,011 SF
B1-1
1,011 SF
B2
1,028 SF
B2
1,028 SF
A2
647 SF A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
A2
647 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
A1-2
S2 652 SF
490 SF
A3
592 SF
S1
532 SF
A2
647 SF
A2
647 SF
A2
647 SF S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
S2
490 SF
A3
592 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
A1-1
681 SF
B3
1,059 SF
B3
1,059 SF
B1-1
1,011 SF
B2
1,028 SF
B1-2
1,042 SF
B1-2
1,042 SF
B1-1
1,011 SF
B1-2
1,042 SF
B2
1,028 SF
A4
680 SF
A2
647 SF
S1
532 SF
A2
647 SF
S2
490 SF
A3
592 SF
B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
B3
1,059 SF
A1-2
652 SF
B1-1
1,011 SF
A1-1
681 SF
S1
532 SF
S3
526 SF
A1-1
681 SF
S3
526 SF
A1-2
652 SF
B1-1
1,011 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B2
1,028 SF
B1-2
1,042 SF
B3
1,059 SF
B2
1,028 SF B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
B3
1,059 SF
A1-1
681 SF
B3
1,059 SF
A2
647 SF
A2
647 SF
S1
532 SF
A1-1
681 SF
A1-1
681 SF
B3
1,059 SF
A2
647 SF
A2
647 SF
S1
B2 532 SF
1,028 SF
B2
1,028 SF
A4
680 SF
B3
1,059 SF
A1-1
681 SF
B1-2
1,042 SF
A1-1
681 SF
A1-1
681 SF
S1
532 SF
A1-2
652 SF
A1-1
681 SF
A4
680 SF
A1-2
652 SF
B1-1
1,011 SF
0'
N
4' 8' 16' 32'
LEVEL 7 PLAN SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34")
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A1-7

AMENITY

AMENITY
ROOF
DECK
ROOF
DECK

AMENITY
ROOF
DECK
A1-1
681 SF
A4
680 SF
B3
B2 1,059 SF
1,028 SF
A2
647 SF
A3
592 SF
S2
490 SF
B1-1
1,011 SF
A1-1
681 SF
B1-1
1,011 SF
A1-1
681 SF
A1-1
681 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-1
681 SF
B1-1
1,011 SF
A1-1
A2 681 SF
647 SF
A2
647 SF
S1
532 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B2
1,028 SF B1-1
1,011 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
A2
647 SF
A2
647 SF A1-1
681 SF
A4
680 SF
B1-1
1,011 SF
S1
532 SF
A1-2
652 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-1
681 SF
A1-2
652 SF
A1-2
652 SF
A1-2
652 SF
B1-1
1,011 SF
A4
680 SF B2
1,028 SF
A1-1
681 SF
B3
1,059 SF
B1-1
1,011 SF
B1-1
1,011 SF
B3
1,059 SF
B2
1,028 SF
A4
680 SF
B2
1,028 SF
B1-2
1,042 SF
A2
647 SF
A2
B1-1 647 SF
1,011 SF
B1-1
1,011 SF
B2
1,028 SF
A2
647 SF A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
A2
647 SF
A2
647 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
A1-2
S2 652 SF
490 SF
A3
592 SF
S1
532 SF
A2
647 SF
A2
647 SF
A2
647 SF S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
S2
490 SF
A3
592 SF
S1
532 SF
A2
647 SF
A2
647 SF
A1-2
652 SF
B1-1
1,011 SF
A1-2
652 SF
A1-1
681 SF
B3
1,059 SF
B3
1,059 SF
B1-1
1,011 SF
B2
1,028 SF
B1-2
1,042 SF
B1-2
1,042 SF
B1-1
1,011 SF
B1-2
1,042 SF
B2
1,028 SF
A4
680 SF
A2
647 SF
S1
532 SF
A2
647 SF
S2
490 SF
A3
592 SF
B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
B3
1,059 SF
A1-2
652 SF
B1-1
1,011 SF
A1-1
681 SF
A1-2
652 SF
S1
532 SF
A1-1
681 SF
B1-1
1,011 SF
B3
1,059 SF
B1-1
1,011 SF
A4
680 SF
B2
1,028 SF
B1-2
1,042 SF
B3
1,059 SF
B2
1,028 SF B1-1
1,011 SF
A1-1
681 SF
A2
647 SF
A2
647 SF
B3
1,059 SF
A1-1
681 SF
B3
1,059 SF
A1-1
681 SF
B3
1,059 SF
A2
647 SF
A2
647 SF
S1
532 SF
A1-1
681 SF
S1
532 SF
A2
647 SF
A2
647 SF
A4
680 SF
B3
1,059 SF
A1-1
681 SF
B1-2
1,042 SF
A1-1
681 SF
A1-1
681 SF
S1
532 SF
A1-2
652 SF
A1-1
681 SF
A4
680 SF
A1-2
652 SF
B1-1
1,011 SF
0'
N
4' 8' 16' 32'
LEVEL 8 PLAN SCALE: 1" = 50'-0" (FULL SIZE: 22" X 34")
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A1-8
BOILER
ROOM
BOILER
ROOM

AC UNIT
BOILER
ROOM
BOILER
ROOM

AC UNIT
BOILER
ROOM
BOILER
ROOM
2 3
ROOF
83' - 0"

EXTERIOR

BUILDING WALL

AND PARAPET
M
NI .
3' - 6"
8' - 0"
MECHANICAL EQUIP.

SCREEN WALL

INSET FROM BUILDING PERIMETER
(OPEN TO SKY)

MECHANICAL EQUIPMENT ENCLOSURE
BOILER
ROOF
83' - 0"
3' - 6"
MIN.
2' - 7"

INSET FROM BUILDING PERIMETER
(OPEN TO SKY)

MECHANICAL EQUIPMENT PAD

EXTERIOR

BUILDING WALL

AND PARAPET

AC UNIT
0'
N
4' 8' 16' 32'
ROOF PLAN SCALE: As indicated (FULL SIZE: 22" X 34")
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A1-9
1/8" = 1'-0"
2 TYPICAL SECTION AT ROOFTOP BOILER
1/8" = 1'-0"
3 TYPICAL SECTION AT AC UNITS
UP
DN
BOH

COMMERCIAL

COMMERCIAL
DECK
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
10' - 5" 10' - 0" 11' - 0"
31' - 5"
5M 5N 8H 5L 10A 5M
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
11' - 0" 10' - 0" 10' - 5"
31' - 5"
5L 8H 5N 5M 5M
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
10' - 5" 10' - 0" 11' - 0"
31' - 5"
5N 8H 8F 5M
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
11' - 0" 10' - 0" 10' - 5"
31' - 5"
5M 5L 5M 8F 8H
5L CONTAINER STEEL FRAMING

MATERIAL LEGEND
5M CORRUGATED METAL PANEL
5N CABLE RAILING
8H WOOD FRAME STOREFRONT
5G ALUMINUM LATTICE
6A WOOD SIDING
10A BUILDING SIGNAGE
5I HOLLOW STRUCTURAL STEEL
8F GLAZED ENTRY DOOR

COMMERCIAL PAVILION FLOOR PLANS AND ELEVATIONS
PROJECT NUMBER: 2021-10149 DECEMBER 13TH, 2022
A1-10
1/8" = 1'-0" 1
PAVILION LEVEL 1
1/8" = 1'-0" 2

PAVILION LEVEL MEZZANINE
1/8" = 1'-0" 3
PAVILION_SOUTH
1/8" = 1'-0" 4
PAVILION_NORTH
1/8" = 1'-0"
5 PAVILION_EAST
1/8" = 1'-0"
6 PAVILION_WEST
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
PARCEL B PARCEL C2 PARCEL C1
5TH
STREET
6TH
STREET
4TH
STREET
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
83' - 2"
T.O.C. (33.80) T.O.C. (34.00)
T.O.C. (35.00)
T.O.C. (34.00) (35.00' MSL)
(33.5' MSL)
92' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" PARCEL C2 PARCEL C1 PARCEL B
5TH
STREET
6TH
STREET 4TH
STREET
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
T.O.C. (32.3)
T.O.C. (34.5) T.O.C. (34.5) T.O.C. (34.00)
(33.50' MSL) (35' MSL) 73' - 6" 83' - 6" 74' - 8" 84' - 8" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"

OUTLINE OF EXISTING
BUILDING. NOT A PART OF

PROJECT
PARCEL C2
LONG
BEACH

BOULEVARD
PASEO
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 83' - 6"
T.O.C. (35.0) T.O.C. (34.5)
(35' MSL)
73' - 6"

OUTLINE OF EXISTING
BUILDING. NOT A PART OF

PROJECT

PARCEL B

LONG BEACH

BOULEVARD PASEO
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
83' - 2"
20' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" T.O.C. (33.8)
T.O.C. (32.3) (33.5' MSL) 73' - 2"
0'
N
15' 30' 60' 120'
SITE ELEVATIONS SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-0

SITE EAST

SITE WEST

SITE NORTH

SITE SOUTH
NOTE: REFER TO INDUVIDUAL BUILDING ELEVATIONS FOR MATERIAL IDENTIFICATIONS LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
5A 4A
8F
9B 8A 5D 8C 9A 9A
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 83' - 6"
LONG
BEACH

BOULEVARD
PASEO
T.O.C. (35.0)
T.O.C. (34.5)
73' - 6"
94' - 6"
(35.00' MSL)
5K
5H
9A
9D 9C 8B 5K 3A 5F 9D 5F 9C
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
8D 8C 9A 5A 9B 4A
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 84' - 4"
PASEO
LONG
BEACH

BOULEVARD
T.O.C. (34.2)
74' - 4"
92' - 4"
T.O.C. (35)
(35.00' MSL)
9A 9A 8A 5A
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
0'
N
8' 16' 32' 64'
BUILDING C2 - NORTH AND SOUTH ELEVATION SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-1
C2 - NORTH 1/16" = 1'-0"
C2 - SOUTH 1/16" = 1'-0"
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
5F 5J 5K 8A 8E 5I 8B 5G 5H 10B 8F 9C 5A 4A
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 83' - 6"
6TH
STREET
T.O.C. (35.0)
T.O.C. (35.0)
73' - 6"
93' - 6"
(35.00' MSL)
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
5A 8C 5D 9A 9A
6TH
STREET
T.O.C. (34.5) (35.00' MSL)
9C 4A 5K 3A 5F 8B
5K 9A
74' - 0"
84' - 0"
94' - 0"
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 9D 9D 9D
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
0'
N
8' 16' 32' 64'
BUILDING C2 - EAST AND WEST ELEVATION SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-2
C2 - EAST 1/16" = 1'-0"
C2 - WEST 1/16" = 1'-0"
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
8B 5A 9B 9A 5C 9C 9B
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 83' - 4"
LONG
BEACH

BOULEVARD
T.O.C. (34.2)
T.O.C. (35.20) PASEO73' - 4"
93' - 4"
94' - 10"
74' - 10"
(35.00' MSL)
9A 9A 9A
3B 3B
9A
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
9A 8A 8C 9B 5F 5C 5B 8B 9C
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 84' - 6"
LONG
BEACH

BOULEVARD
PLAZA
T.O.C. (34.00)
74' - 6"
94' - 6"
(35.00' MSL)
5B 3A 8A
9A 8B
3B 8F 5B 3B 8A 8A 3B 8F
9A
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
0'
N
8' 16' 32' 64'
BUILDING C1 - NORTH AND SOUTH ELEVATION SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-3
C1 - NORTH 1/16" = 1'-0"
C1 - SOUTH 1/16" = 1'-0"
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
5H 5C 9B 5B 9A 9B 5F
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 84' - 6"
5TH
STREET
T.O.C. (34.00)
94' - 6"
74' - 6"
(35.00' MSL)
8B 9A
3B 3A 9D 8A 3A 8F 8A
9A
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
9A
8A
9C 8C 9B 8B 5C 5B 5F 10A 5H
5TH
STREET
T.O.C. (34.00) (35.00' MSL)
74' - 6"
84' - 6"
94' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 5B
9A
8F 3B 9A 3B
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
0'
N
8' 16' 32' 64'
BUILDING C1 - EAST AND WEST ELEVATION SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-4
C1 - WEST 1/16" = 1'-0"
C1 - EAST 1/16" = 1'-0"
4A 9C 8C 5C 9A 8B
LONG
BEACH

BOULEVARD
THE

PROMENADE
NORTH
T.O.C. (34.50) T.O.C. (34.00)
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
82' - 6"
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 72' - 6"
92' - 0"
(33.50' MSL)
92' - 6"
73' - 0"
83' - 0"
9A
4A 8A
8B 5K
3B 9D 9D 3B
8C 9A 9D 5K 5C
10A 5F
LONG
BEACH

BOULEVARD
THE

PROMENADE
NORTH
T.O.C. (33.80)
T.O.C. (32.30)
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 73' - 2"
83' - 2"
92' - 8"
74' - 8"
94' - 2"
(33.50' MSL)
84' - 8"
3B 9D 3B 8F 9D 3B
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
0'
N
8' 16' 32' 64'
BUILDING B - NORTH AND SOUTH ELEVATION SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-5
B - NORTH 1/16" = 1'-0"
B - SOUTH 1/16" = 1'-0"
5K 4A 8C 5C 9C 10A 9A 9D
4TH
STREET
5TH
STREET
T.O.C. (33.80) T.O.C. (34.00)
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
92' - 6"
83' - 0"
73' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 73' - 2"
92' - 8"
(33.50' MSL)
83' - 2"
3B 8A 3B 9D 9D
9A 4A 8C 5K 5C
10A
9A
8A
5TH
STREET
4TH
STREET
T.O.C. (32.30)
T.O.C. (34.50)
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
94' - 2"
84' - 8"
74' - 8"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" (33.50' MSL)
72' - 6"
82' - 6"
92' - 0"
8B
3B 8F 5F 9D 9D 3B
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
0'
N
8' 16' 32' 64'
BUILDING B - EAST AND WEST ELEVATION SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-6

B - EAST

B - WEST
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 83' - 0"
73' - 6"
83' - 6"
T.O.C. (35.00)
T.O.C. (34.50)
73' - 6"
83' - 6"
LONG
BEACH

BOULEVARD
PASEO
9A 5C 5A 9B 4A
(35.00 MSL)
8B 8C 9A 9B 8A 5A 8B 5K
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 83' - 6"
73' - 6"
T.O.C. (35.00) T.O.C. (34.50)
LONG
BEACH

BOULEVARD
PASEO
4A 9C 9A 8B 5K 8B 9A 5C
(35.00 MSL)
83' - 6"
73' - 6"
9B 9B 8C
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
BUILDING C2 - COURTYARD ELEVATIONS
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-7
C2 COURTYARD NORTH ELEVATION 1/16" = 1'-0" 1
C2 COURTYARD SOUTH ELEVATION 1/16" = 1'-0" 2
A2-7
1 2
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 83' - 6"
73' - 6"
T.O.C. (35.00)
8B 9A 5C 5C 9A
(35.00' MSL)
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" T.O.C. (35.00)
73' - 6"
83' - 6"
8B 9A 5C 9A
(35.00' MSL)
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
BUILDING C2 - COURTYARD ELEVATIONS
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-8
C2 COURTYARD WEST ELEVATION 1/16" = 1'-0" 1
C2 COURTYARD EAST ELEVATION 1/16" = 1'-0" 2
1 A2-8 2
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
9A 9C 5C 8B 5C
83' - 6"
73' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" T.O.C. (35.00)
THE
(35' MSL)

PROMENADE
NORTH
PASEO
9A 8C
73' - 0"
83' - 0"
8B 9B
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
8F 5C 8B 9A 9C 5C
83' - 0"
73' - 0"
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 73' - 6"
83' - 6"
T.O.C. (35.00)
(35.00' MSL) THE

PROMENADE
NORTH
PASEO
9A 8B 9B
A1-9
3 3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
BUILDING C1 - COURTYARD ELEVATIONS
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-9
C1 - COURTYARDS - NORTH ELEVATION 1/16" = 1'-0"
C1 - COURTYARDS - SOUTH ELEVATION 1/16" = 1'-0"
A2-9
1 2
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 73' - 6"
83' - 6"
T.O.C. (35.00)
(35.00' MSL)
5TH
ST
9A 9A 9C 5C 9B 8B
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 83' - 6"
T.O.C. (35.00)
73' - 6"
5TH ST (35.00' MSL)
9A 9A 9C 8B 5C 9B 8B
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
BUILDING C1 - COURTYARD ELEVATIONS
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-10
C1 - EAST COURTYARD - EAST ELEVATION 1/16" = 1'-0" 1
C1 - EAST COURTYARD - WEST ELEVATION 1/16" = 1'-0" 2
2A2-10 1
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
5TH ST (35.00' MSL)
9A 5C 8C 8A
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" T.O.C. (35.00)
83' - 6"
73' - 6"
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" T.O.C. (35.00)
83' - 0"
73' - 0"
(35.00' MSL)
8B 5C 9A
5TH ST
8C 9A
BUILDING C1 - COURTYARD ELEVATIONS
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-11
C1 - WEST COURTYARD - WEST ELEVATION 1/16" = 1'-0" 2
C1 - WEST COURTYARD - EAST ELEVATION 1/16" = 1'-0" 1
2A2-11 1
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
THE

PROMENADE
NORTH
T.O.C. (33.50)
73' - 6"
83' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 5K 9A 9B 8C 9C 5C 8B 5C
LONG
BEACH

BOULEVARD
(33.5' MSL)
T.O.C. (33.00)
74' - 0"
84' - 0"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 9B
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 73' - 6"
83' - 6"
93' - 0"
THE

PROMENADE
NORTH
T.O.C. (33.50)
9A 8C 8B 9B 5C
T.O.C. (33.00) LONG
BEACH

BOULEVARD
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL

BUILDING B - COURTYARD ELEVATIONS
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-12
B COUTYARD NORTH 1/16" = 1'-0" 1
B COURTYARD SOUTH 1/16" = 1'-0" 2 A2-12
1 2
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
5TH ST 4TH ST
T.O.C. (33.00) T.O.C. (34.00)
74' - 0"
84' - 0"
73' - 0"
83' - 0"
92' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 8C 9A 9C 5C 9B 8B
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
4TH ST T.O.C. (33.00) 5TH ST
T.O.C. (34.00)
9A 9A 8B 5C 8C
73' - 6"
83' - 6"
72' - 6"
82' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 8F 8A 9B
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE
8A ALUMINUM STOREFRONT
8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING
8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9A STUCCO (FIELD)
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
9D CEMENT FIBER BOARD
3B PRECAST CONCRETE PANEL

BUILDING B - COURTYARD ELEVATIONS
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A2-13
B COURTYARD EAST 1/16" = 1'-0"
B COURTYARD WEST 1/16" = 1'-0"
2A2-13 1
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE 8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING 8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
8A ALUMINUM STOREFRONT 9A STUCCO (FIELD)
7A WOOD SIDING
3B PRECAST CONCRETE PANEL
9D CEMENT FIBER BOARD
BUILDING C2 MATERIALS BOARD
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A3-1
4A
5A
5D
5K
8D
8E
9A
9A
3" X 10" (KING SIZE) THIN BRICK
COLOR: BROWN

METAL COATING
COLOR: PPG UC1067 12XL,SUMMER SUEDE METALLIC
5E 5F 5G 8A 8C
8F

PERFORATED PANEL RAILING
COLOR: SILVER

GLAZED RAILING
FRAME COLOR: PPG UC1067 12XL,

SUMMER SUEDE METALLIC

CLEAR GLAZING

SPANDREL GLAZING
STUCCO (FIELD). SMOOTHE FINISH
COLOR: DARK GRAY

STUCCO (FIELD)
COLOR: CREAM WHITE
9B
5I 5J
8B
10B

CORTEN STEEL

STANDING SEAM METAL SIDING
COLOR: GRAY
5H
5I 5J 10A 8A 5G 5H 8E 5F 10B 5K 8B 8F 5F 8A 5A 9B 4A 8C 9C 9A 5D 9A

STUCCO (FIELD)
COLOR: LIGHT GRAY
9A
7A

WOOD SIDING
COLOR: WALNUT
9D

CEMENT FIBER BOARD
COLOR: DARK GRAY
9D
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE 8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING 8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
8A ALUMINUM STOREFRONT 9A STUCCO (FIELD)
7A WOOD SIDING
3B PRECAST CONCRETE PANEL
9D CEMENT FIBER BOARD
BUILDING C1 MATERIALS BOARD
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A3-2
5B

CORTEN STEEL PANEL
3A

CAST-IN-PLACE CONCRETE
9A
STUCCO (FIELD).

COLOR: BROWN
9A
STUCCO (FIELD).

COLOR: DARK GRAY
9B
8D
8E

CLEAR GLAZING

SPANDREL GLAZING
5C

PICKET RAILING

STANDING SEAM METAL SIDING
5H
8A 5B 5C 9A 5B 5F 10A 9C 9A 8C 5B 3B 5H
5A

METAL COATING
COLOR: TBD
5E 5F 5G 8A 8C
8F
8B
3A
9A
STUCCO (FIELD).

COLOR: CREAM WHITE
9B
STUCCO (ACCENT).

COLOR: MEDIUM GRAY
9A 9B
9D

CEMENT FIBER BOARD
COLOR: BROWN
3B

PRECAST CONCRETE PANEL
3A CAST-IN-PLACE CONCRETE WALL
4A 3" X 10" (KING SIZE) THIN BRICK
5A ALUMINUM PANEL
5B CORTEN STEEL PANEL
5C PICKET RAILING
5E ALUMINUM VENTILATION LOUVER
5F METAL CANOPY. CABLE SUPPORT WHERE SHOWN
5G ALUMINUM LATTICE 8B WINDOW
8C GLAZED BALCONY DOOR
5K GLAZED RAILING 8F GLAZED ENTRY DOOR
8G COMMERCIAL ROLL UP DOOR
10B DECORATIVE BARN DOOR
9B STUCCO (ACCENT)
9C CORNICE
10A BUILDING SIGNAGE
5D PERFORATED PANEL RAILING
5I HOLLOW STRUCTURAL STEEL
5J EXPOSED STEEL BEAM
8D CLEAR GLAZING
5H STANDING SEAM METAL SIDING
8E SPANDREL GLAZING

MATERIAL LEGEND
8A ALUMINUM STOREFRONT 9A STUCCO (FIELD)
7A WOOD SIDING
3B PRECAST CONCRETE PANEL
9D CEMENT FIBER BOARD

BUILDING B MATERIALS BOARD
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A3-3
4A
5A
5C
5K
8D
8E
9A
9A
3" X 10" (KING SIZE) THIN BRICK
COLOR: BROWN

METAL COATING
COLOR: PPG UC1067 12XL,SUMMER SUEDE METALLIC
5E 5F 5G 8A 8C
8F

PERFORATED PANEL RAILING
COLOR: LIGHT GRAY

GLAZED RAILING
FRAME COLOR: PPG UC1067 12XL,

SUMMER SUEDE METALLIC

CLEAR GLAZING

SPANDREL GLAZING
STUCCO (FIELD).

COLOR: DARK GRAY
STUCCO (FIELD).

COLOR: CREAM WHITE
9B
5I 5J
8B
5F 8B 8C 9C 9B 10A 3B 9D 5K 5C 5F 4A 8A 8F
3B

PRECAST CONCRETE PANEL
9D

CEMENT FIBER BOARD
COLOR: DARK GRAY
5L CONTAINER STEEL FRAMING

MATERIAL LEGEND
5M CORRUGATED METAL PANEL
5N CABLE RAILING
8H WOOD FRAME STOREFRONT
5G ALUMINUM LATTICE
6A WOOD SIDING
10A BUILDING SIGNAGE
5I HOLLOW STRUCTURAL STEEL
8F GLAZED ENTRY DOOR

COMMERCIAL PAVILION MATERIALS BOARD
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A3-4
8D

CLEAR GLAZING
5M 5N 5L 8H 8F 6A 10A 5M 5G 5I
5L

METAL COATING
COLOR: PPG UC1067
12XL,SUMMER SUEDE METALLIC
5M 5G 5I
8A

METAL COATING
COLOR: TBD

METAL COATING
COLOR: TBD
5M
5M
5M
5M
5M 5N
6A

CABLE RAILING

WOOD SIDING
COLOR: TBD
5M

CORRUGATED METAL PANEL
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"

UNITS UNITS

UNITS RESIDENTIAL GARAGE

RESIDENTIAL GARAGE

RESIDENTIAL GARAGE COMMERCIAL

RESIDENTIAL GARAGE

RESIDENTIAL GARAGE
BUILDING C2 BUILDING C1
6TH
STREET
5TH
STREET

PODIUM DECK PODIUM DECK

POOL DECK

PROPERTY LINE

PROPERTY LINE
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS

PROPERTY LINE

BREAK LINE
4' - 0"
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 73' - 6"
83' - 6"
30' - 0" 6' - 0" 30' - 0"
4' MAX. TYPICAL BALCONY

ENCROACHMENT AT MINIMUM
HEIGHT CLEARANCE OF 12' FROM
GRADE. LBMC SECTION

14.48.040.B

AMENITY
T.O.C. (35.00) T.O.C. (35.00)
(35' MSL)
73' - 6"
83' - 6"
UNITS

UNITS UNITS

COMMERCIAL RESIDENTIAL GARAGE COMMERCIAL

RESIDENTIAL GARAGE

BUILDING B
4TH
STREET
5TH
STREET

POOL DECK

PROPERTY LINEPROPERTY LINE
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS

BREAK LINE
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 84' - 0"
74' - 0"
TRASH
POOL
EQUIP.

FAN
FAN
T.O.C. (33.00)
T.O.C. (34.90)
4' - 0"
4' MAX. TYPICAL BALCONY

ENCROACHMENT AT MINIMUM
HEIGHT CLEARANCE OF 12' FROM
GRADE. LBMC SECTION

14.48.040.B

RESIDENTIAL GARAGE
72' - 1"
82' - 1"
(33.50' MSL)
0' 4' 8' 16' 32'
SITE SECTIONS SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A4-1
SITE SECTION - NORTH TO SOUTH 1" = 20'-0"
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
ALLOWED BUILDING HEIGHT PROJECTION.
(STAIR AND/OR ELEVATOR OVERRUN)
ALLOWED BUILDING HEIGHT PROJECTION.
(STAIR AND/OR ELEVATOR OVERRUN)
UNITS
UNITS
UNITS
UNITS
UNITS

PROPERTY LINE

RESIDENTIAL GARAGE

PROPERTY LINE
UNITS
UNITS
UNITS

AMENITIES

PODIUM DECK

POOL DECK
10' - 5"
LONG
BEACH

BOULEVARD
PASEO
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 10' - 0" 11' - 0" 84' - 4"
93' - 0"
74' - 4"
4' - 0"
T.O.C. (34.20) (35.00' MSL) T.O.C. (35.20)
4' MAX. TYPICAL BALCONY

ENCROACHMENT AT MINIMUM
HEIGHT CLEARANCE OF 12' FROM
GRADE. LBMC SECTION

14.48.040.B
72' - 10"
82' - 10"
LEVEL 1
0' - 0"
LEVEL 2
11' - 0"
LEVEL 3
21' - 0"
LEVEL 4
33' - 0"
LEVEL 5
43' - 0"
LEVEL 6
53' - 0"
LEVEL 7
63' - 0"
LEVEL 8
73' - 0"
ROOF
83' - 0"
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS

RESIDENTIAL PARKING

XTRM RESIDENTIAL PARKING
LONG
BEACH

BOULEVARD

PODIUM DECK PODIUM DECK
PASEO

PROPERTY LINE

PROPERTY LINE
ALLOWED BUILDING HEIGHT PROJECTION.
(STAIR AND/OR ELEVATOR OVERRUN)
ALLOWED BUILDING HEIGHT PROJECTION.
(STAIR AND/OR ELEVATOR OVERRUN)
4' - 0" 4' - 0" 10' - 5"
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 83' - 0"
73' - 0"
93' - 0"
T.O.C. (35.20) T.O.C. (34.20) (35.00' MSL)
74' - 4"
94' - 4"
4' MAX. TYPICAL BALCONY

ENCROACHMENT AT MINIMUM
HEIGHT CLEARANCE OF 12' FROM
GRADE. LBMC SECTION

14.48.040.B
4' MAX. TYPICAL BALCONY

ENCROACHMENT AT MINIMUM
HEIGHT CLEARANCE OF 12' FROM
GRADE. LBMC SECTION

14.48.040.B
0'
N
4' 8' 16' 32'
BUILDING SECTIONS SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A4-2
C2 - SECTION 1" = 20'-0"
C1 - COURTYARD WEST NORTH - SOUTH ELEVATION 1" = 20'-0" UNITS
UNITS
UNITS

STORAGE

COMMERCIAL

UNITS RESIDENTIAL PARKING UNITS

RESIDENTIAL PARKING

RESIDENTIAL PARKING
LONG
BEACH

BOULEVARD
THE

PROMENADE
NORTH

PODIUM DECK POOL DECK

PROPERTY LINEPROPERTY LINE
BLDG. B - LEVEL 1
-1' - 6"
BLDG. B - LEVEL 2
9' - 6"
BLDG. B - LEVEL 3
19' - 6"
BLDG. B - LEVEL 4
31' - 6"
BLDG. B - LEVEL 5
41' - 6"
BLDG. B - LEVEL 6
51' - 6"
BLDG. B - LEVEL 7
61' - 6"
BLDG. B - LEVEL 8
71' - 6"
BLDG. B - ROOF
81' - 6"

GARAGE ENTRY
11' - 0" 10' - 0" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS
UNITS

UNITS AMENITY
74' - 0"
T.O.C. (33.50)
T.O.C. (33.00)
84' - 0"
83' - 6"
(33.50' MSL)
73' - 6"
0' 10' 20' 40' 80'
BUILDING SECTIONS SCALE: As indicated (FULL SIZE: 22" X 34") PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A4-3
B - SECTION 1" = 20'-0"
VIEW FROM E 6TH ST AND LONG BEACH BLVD
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A5-1
VIEW FROM THE PROMENADE & E 5TH ST
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A5-2
VIEW FROM THE PROMENADE & E 4TH ST
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A5-3
VIEW FROM E 6TH ST & THE PASEO
PROJECT NUMBER: 2021-10149 AUGUST 3RD, 2022
A5-4
405 710 405 405 103 PROJECT SITE
LONG BEACH BLVD 6TH ST VESTING TENTATIVE PARCEL MAP 83693 Drawing Name: P:\W\WFPCLONG0001\0400CAD\SHEETS\EC\TPM\01_TPM_WFPCLONG0001.dwg Last Opened: Dec 22, 2022 - 2:10pm by Kcpe SHEET OF DESIGNED BY CHECKED BY DRAWN BY Phone: 661.284.7400 Santa Clarita California 91355-1096 25152 Springfield Court Suite 350 ® REVISIONS No. Description Date Approved DATE
6 LONG BEACH, CA PREPARED FOR: LONG BEACH CENTER LOAN, LLC 4 BRYANT PARK, SUITE 200 NEW YORK, NY 10018 C/O OREN HILLEL CITY PLACE - LONG BEACH JOSE J. CRUZ R.C.E. C80450 SCALE: DATE: NTS 12/23/2022 PROF

REGISTERED
E

S IONAL ENGI

CI VI L
STATE
OF
CAL
R
A
I FO
N I
NEER No. 80450
JOSE
J
UA
N
CRUZ RK/KP RK/KP JJCR 1 VICINITY MAP NTS
W
E
S
N BASIS OF BEARINGS: THE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF LONG BEACH BOULEVARD SHOWN AS HAVING A BEARING OF N 00°00'00" EAST AS SHOWN ON TRACT. 53306, AS FILED IN THE BOOK 1261, PAGES 31-34 OF MAPS, IN THE CITY OF LONG BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA OFFICE OF THE COUNTY RECORDER. BENCHMARK: CITY OF LONG BEACH BM# 601, PACIFIC AVE @ 4 TH ST BRASS DISC FLUSH WITH PVMT STAMPED "CLB BM 601 1990" 1.0' E / CURB 20.0' N / CURB ELEV. = 30.242 FT; NGVD 1929 MSL, RECORDED 1985 GENERAL NOTES: OWNER/SUBDIVIDER: LONG BEACH CENTER LOAN LLC 4 BRYANT PARK, SUITE 200 NEW YORK, NY 10018 ATTN: OREN HILLEL WATERFORD PROPERTY COMPANY EMAIL: [email protected] PHONE: (818) 606-2410 CIVIL ENGINEER: DAVID EVANS & ASSOCIATES, INC. 25152 SPRINGFIELD COURT, SUITE 350 SANTA CLARITA, CA 91355-1096 ATTN: JOSE CRUZ EMAIL: [email protected] PHONE: (661) 284-7462 ARCHITECT: MVE + PARTNERS 1900 MAIN STREET, SUITE 800 IRVINE, CA 92614 ATTN: PAUL KEARNEY EMAIL: [email protected] PHONE: (949) 809-3388 PROJECT ADDRESS: CITY PLACE LONG BEACH 2021-10149 PROPOSED USE PROPOSED PARCEL 1: 269 RESIDENTIAL UNITS PROPOSED PARCEL 2: 359 RESIDENTIAL UNITS PROPOSED PARCEL 3: 272 RESIDENTIAL UNITS ZONING INFORMATION EXISTING ZONING: PD-30 - PLANNED DEVELOPMENT: DOWNTOWN LONG BEACH PROPOSED PARKING 1383 RESIDENTAIL STALLS + 39 COMMERCIAL TO BE LOCATED IN ADJACENT CITY OWNED PARKING STRUCTURE PER THE PARKING RIGHTS AGREEMENT 01-1799119. LIQUEFACTION ZONE: NO TITLE EXCEPTIONS CONTINUED: 6. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: EDITH JONES LESSEE: CONTINENTAL SOUTHERN CORPORATION RECORDING DATE: AUGUST 30, 1948 RECORDING NO: 2470 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 7. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: WINFRED E. WOOD, ET AL LESSEE: CONTINENTAL NORTHERN CORPORATION RECORDING DATE: NOVEMBER 4, 1947 RECORDING NO: 3240, IN BOOK 25549, PAGE 224 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 8. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: DOROTHY ODELL LESSEE: CONTINENTAL NORTHERN CORPORATION RECORDING DATE: SEPTEMBER 14, 1947 RECORDING NO: IN BOOK 24267, PAGE 124 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 9. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: EVELYN F. GREEN, ALSO KNOWN AS EVELYN FLORENCE GREEN, A WIDOW LESSEE: KEANS, SPRINGMANN & STIPEK, INC., A CORPORATION RECORDING DATE: OCTOBER 25, 1955 RECORDING NO: IN BOOK 49333, PAGE 304 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 10. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: MAIE C. WOOD, ET AL LESSEE: RICHFIELD OIL CORPORATION RECORDING DATE: OCTOBER 26, 1955 RECORDING NOS: 4393 OF OFFICIAL RECORDS AND RECORDING DATE: OCTOBER 26, 1955 AND RECORDING NO: 4394 OF OFFICIAL RECORDS AND RECORDING DATE: OCTOBER 26, 1955 AND RECORDING NO: 4395 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 11. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: BETTY SUE BULL, MARY JANE BRESNAHAN, JULIA CONN, DOROTHY ANN KING LESSEE: ALBERT STEVENSON RECORDING DATE: AUGUST 28, 1956 RECORDING NO: 4106 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 12. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: SEARS, ROEBUCK AND CO., A NEW YORK CORPORATION LESSEE: ALBERT STEVENSON RECORDING DATE: FEBRUARY 11, 1957 RECORDING NO: 4146 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. TITLE EXCEPTIONS CONTINUED: 13. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: VARIOUS LESSOR LESSEE: ALBERT STEVENSON RECORDING DATE: MARCH 4, 1955 RECORDING NO: 4217 IN BOOK 47094 PAGE 334 OF OFFICIAL RECORDS AND RECORDING DATE: MARCH 4, 1955 AND RECORDING NO: 4233 IN BOOK 49959 PAGE 344 OF OFFICIAL RECORDS AND RECORDING DATE: APRIL 13, 1955 AND RECORDING NO: 3587 IN BOOK 47474 PAGE 129 OF OFFICIAL RECORDS AND RECORDING DATE: NOVEMBER 14, 1955 AND RECORDING NO: 4518 IN BOOK 49511 PAGE 332 OF OFFICIAL RECORDS AND RECORDING DATE: NOVEMBER 14, 1955 AND RECORDING NO: 4530 IN BOOK 49512 PAGE 301 OF OFFICIAL RECORDS AND RECORDING DATE: AUGUST 3, 1962 AND RECORDING NO: 3856 IN BOOK M-1075 PAGE 894 OF OFFICIAL RECORDS UTILITY PURVEYORS: WATER ORANGE COUNTY WATER DISTRICT 18700 WARD ST. FOUNTAIN VALLEY, CA 92708 (714) 336-6622 SEWER CITY OF HUNTINGTON BEACH 2000 MAIN ST., #5 HUNTINGTON BEACH, CA 92647 (714) 536-5919 ELECTRIC SOUTHERN CALIFORNIA EDISON DIST. ORANGE (800) 611-1911 GAS SOCALGAS DISTRIBUTION GARDEN GROVE (714) 634-3030 TELEPHONE SPECTRUM (844) 780-6054 CABLE FRONTIER (877) 486-5667 ASSESSOR PARCEL NUMBER: APN: 7280-005-025, 7280-005-026, 7280-005-051, 7280-005-052, 7280-005-054, 7280-005-056, 7280-005-058, 7280-005-060, 7280-005-918, 7280-005-919, 7280-005-924 TITLE INFORMATION: THE TITLE INFORMATION SHOWN HEREON IS PER PRELIMINARY REPORT ORDER NO. 00892916-988-DN1, DATED MARCH 9, 2022, AS PREPARED BY TICOR TITLE, NEWPORT BEACH, CA [TITLE OFFICER: DAVID NOBLE, TELEPHONE: (949)289-3379].NO RESPONSIBILITY OF CONTENT, COMPLETENESS OR ACCURACY OF SAID REPORT IS ASSUMED BY THIS MAP 0R THE SURVEYOR. RECORD OWNER: THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED TO COVERED BY THIS REPORT IS: FEE AND EASEMENT ESTATE TITLE TO SAID ESTATE 0R INTEREST AT THE DATE HEREOF IS VESTED IN: LONG BEACH CENTER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LEGAL DESCRIPTION: THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: LOT 6 OF TRACT NO. 53306, IN THE CITY OF LONG BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1261, PAGES 31 THROUGH 34 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, AND AS AMENDED BY A CERTIFICATE OF CORRECTION, RECORDED AUGUST 20, 2008 AS INSTRUMENT NO. 2008-1507739, OF OFFICIAL RECORDS. EXCEPTING THEREFROM ALL OIL, GAS, HYDROCARBON SUBSTANCES AND MINERALS OF EVERY KIND AND CHARACTER LYING MORE THAN 500 FEET BELOW THE SURFACE OF SAID LAND, TOGETHER WITH THE RIGHT TO DRILL INTO, THROUGH AND TO USE AND OCCUPY ALL PARTS OF SAID LAND LYING MORE THAN 500 FEET BELOW THE SURFACE THEREOF FOR ANY AND ALL PURPOSES INCIDENTAL TO THE EXPLORATION FOR AND PRODUCTION OF OIL, GAS, HYDROCARBON SUBSTANCES OR MINERALS FROM SAID LAND OR OTHER LANDS, BUT WITHOUT HOWEVER, THE RIGHT TO USE EITHER THE SURFACE OF SAID LAND OR ANY PORTION OF SAID LAND WITHIN 500 FEET OF THE SURFACE FOR ANY PURPOSE OR PURPOSES WHATSOEVER, AS RESERVED IN VARIOUS DEEDS OF RECORD. EASEMENT FOR THE PURPOSE OF CONSTRUCTING AND OPERATING A GARDEN CENTER AND ANY AND ALL PURPOSES INCIDENTAL THERETO OVER A PORTION OF LOT 7 OF TRACT NO. 53306, IN THE CITY OF LONG BEACH, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1261, PAGES 31 THROUGH 34 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, AS CREATED BY THE GRANT OF EASEMENT AND AGREEMENT, RECORDED IN THE OFFICIAL RECORDS ON SEPTEMBER 24, 2001 AS INSTRUMENT NO. 01-1799121, RIGHTS TO PARK IN THE PARKING FACILITIES AS DESCRIBED IN THE SUBJECT TO THE TERMS AND PROVISIONS OF THAT CERTAIN PARKING RIGHTS AGREEMENT DATED SEPTEMBER 21, 2001, EXECUTED BY THE CITY OF LONG BEACH, COVENTRY LONG BEACH PLAZA LLC, AND THE REDEVELOPMENT AGENCY OF THE CITY OF LONG BEACH, RECORDED IN THE OFFICIAL RECORDS ON SEPTEMBER 24, 2001 AS INSTRUMENT NO. 01-1799119, AND AS AMENDED BY THAT CERTAIN DOCUMENT ENTITLED "AMENDMENT NO. 1 TO PARKING RIGHTS AGREEMENT", DATED JANUARY 18, 2002 AND RECORDED APRIL 17, 2002 AS INSTRUMENT NO. 02-0895080, OF OFFICIAL RECORDS AND THAT SUPPLEMENTAL AGREEMENT REGARDING PARKING RIGHTS AGREEMENT RECORDED JULY 29, 2005 AS INSTRUMENT NO. 05-1802155 OF OFFICIAL RECORDS. TITLE EXCEPTIONS A - L TAXES 1. WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT DISCLOSED BY THE PUBLIC RECORDS. THE FOLLOWING MATTERS AFFECT PARCELS 1 THROUGH 6: 2. COVENANTS, CONDITIONS AND RESTRICTIONS BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, INCLUDING BUT NOT LIMITED TO THOSE BASED UPON AGE, RACE, COLOR, RELIGION, SEX, GENDER, GENDER IDENTITY, GENDER EXPRESSION, SEXUAL ORIENTATION, MARITAL STATUS, NATIONAL ORIGIN, ANCESTRY, FAMILIAL STATUS, SOURCE OF INCOME, DISABILITY, VETERAN OR MILITARY STATUS, GENETIC INFORMATION, MEDICAL CONDITION, CITIZENSHIP, PRIMARY LANGUAGE, AND IMMIGRATION STATUS, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW, AS SET FORTH IN THE DOCUMENT RECORDING NO: IN BOOK 138, PAGE 307 OF DEEDS RECORDING NO: IN BOOK 166, PAGE 496 OF DEEDS RECORDING NO: IN BOOK 167,PAGE 445 OF DEEDS RECORDING NO: IN BOOK 179, PAGE 205 OF DEEDS RECORDING NO: IN BOOK 267, PAGE 130 OF DEEDS RECORDING NO: IN BOOK 289, PAGE 62 OF DEEDS RECORDING NO: IN BOOK 296, PAGE 276 OF DEEDS RECORDING NO: IN BOOK 468, PAGE 251 OF DEEDS RECORDING NO: IN BOOK 571, PAGE 14 OF DEEDS RECORDING NO: IN BOOK 621, PAGE 27 OF DEEDS RECORDING NO: IN BOOK 1004, PAGE 94 OF DEEDS RECORDING NO: IN BOOK 159, PAGE 6 OF DEEDS 3. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: ALVINA P. GAMMON, A WIDOW LESSEE: CONTINENTAL NORTHERN CORPORATION RECORDING DATE: JANUARY 6, 1947 RECORDING NO: IN BOOK 24134, PAGE 25 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 500 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 4. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: SUE BLYTHE FOX AND LEE BLYTHE CREETH LESSEE: CONTINENTAL NORTHERN CORPORATION RECORDING NO: IN BOOK 24557, PAGE 30 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 5. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: BESSIE M. DALY LESSEE: CONTINENTAL SOUTHERN CALIFORNIA SUCCESSOR BY MERGER TO CONTINENTAL NORTHERN CORPORATION RECORDING DATE: APRIL 16, 1948 RECORDING NO: 2744, IN BOOK 26959, PAGE 177 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. PROPOSED AREAS: PARCEL 1 AREA: GROSS TO CENTERLINE: 97,385.61 SQ.FT. (2.24 AC) NET: 68,712.12 SQ.FT. (1.58 AC) DEDICATION: 0 SQ. FT. (0 AC) UTILITY EASEMENT: 0 SQ. FT. (0 AC) PARCEL 2 AREA: GROSS TO CENTERLINE: 138,468.60 SQ. FT. (3.18 AC) NET: 101,727.67 SQ. FT. (2.34 AC) DEDICATION: 7,394.07 SQ. FT. (0.17 AC) UTILITY EASEMENT: 10,415.53 SQ. FT. (0.24 AC) LOT 7 AREA: GROSS TO CENTERLINE: 145,862.39 SQ.FT. (3.37 AC) NET: 126,410.73 SQ.FT. (2.90 AC) DEDICATION: 3,453.44 SQ. FT. (0.08 AC) RESERVATION: 3,053.39 SQ. FT. (0.07 AC) LOT 8 AREA: GROSS TO CENTERLINE: 57,522.54 SQ.FT. (1.32) NET: 31,708.62 SQ.FT. (0.73 AC) DEDICATION: 2,389.22 SQ. FT. (0.05 AC) UTILITY EASEMENT: 1,562.82 SQ. FT. (0.04 AC) LOT 8A AREA: GROSS TO CENTERLINE: 8306.80 SQ.FT. (0.19 AC) NET: 8,306.80 SQ.FT. (0.19 AC) DEDICATION: 0 SQ. FT. (0 AC) UTILITY EASEMENT: 0 SQ. FT. (0 AC) LOT 9 AREA: GROSS TO CENTERLINE: 39,487.46 SQ.FT. (0.91 AC) NET: 18,111.20 SQ.FT. (0.42 AC) DEDICATION: 1096.65 SQ. FT. (0.03 AC) 4TH ST. 900.28 SQ. FT. (0.02 AC) 5TH ST. UTILITY EASEMENT: 981.42 SQ. FT. (0.02 AC) 4TH ST. 553.76 SQ. FT. (0.01 AC) 5TH ST. LOT 10 AREA: GROSS TO CENTERLINE: 119,739.45 SQ.FT. (2.75 AC) NET: 99,242.17 SQ.FT. (2.28 AC) DEDICATION: 4,946.95 SQ. FT. (0.11 AC) 4TH ST. 5,122.31 SQ. FT. (0.12 AC) 5TH ST. RESERVATION: 6,561.81 SQ. FT. (0.15 AC) 4TH ST. 3,995.94 SQ. FT. (0.09 AC) 5TH ST LOT 11 AREA: GROSS TO CENTERLINE: 34,607.96 SQ.FT. (0.79 AC) NET: 25,600.33 SQ.FT. (0.59 AC) DEDICATION: 4,456.67 SQ. FT. (0.11 AC) UTILITY EASEMENT: 4,550.99 SQ. FT. (0.11 AC) LOT 12 AREA: GROSS TO CENTERLINE: 40,209.25 SQ.FT. (0.92 AC) NET: 25,185.84 SQ.FT. (0.58 AC) DEDICATION: 6,165.04 SQ. FT. (0.14 AC) UTILITY EASEMENT: 8,881.08 SQ. FT. (0.20 AC) LOT 13 AREA: GROSS TO CENTERLINE: 121,999.83 SQ.FT. (2.80 AC) NET: 68,733.17 SQ.FT. (1.58 AC) DEDICATION: 14,064.63 SQ. FT. (0.32 AC) UTILITY EASEMENT: 18,141.60 SQ. FT. (0.42 AC) LOT 14 (PARCEL 3) AREA: GROSS TO CENTERLINE: 158,285.67 SQ.FT. (3.63 AC) NET: 97,727.50 SQ.FT. (2.24 AC) DEDICATION: 10,155.92 SQ. FT. (0.23 AC) UTILITY EASEMENT: 11,194.76 SQ. FT. (0.26 AC) LOT 15 AREA: GROSS TO CENTERLINE: 48,761.69 SQ.FT. (1.12 AC) NET: 26,129.99 SQ.FT. (0.60 AC) DEDICATION: 10,362.84 SQ. FT. (0.24 AC) UTILITY EASEMENT: 9,107.53 SQ. FT. (0.21 AC) LOT 16 AREA: GROSS TO CENTERLINE: 19,841.74 SQ.FT. (0.46 AC) NET: 11,116.78 SQ.FT. (0.26 AC) DEDICATION: 3,372.48 SQ. FT. (0.08 AC) UTILITY EASEMENT: 5,352.48 SQ. FT. (0.12 AC) APN: 7280-005-025, 7280-005-026, 7280-005-051, 7280-005-052, 7280-005-054, 7280-005-056, 7280-005-058, 7280-005-060, 7280-005-918, 7280-005-919, 7280-005-924 A
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Drawing Name: P:\W\WFPCLONG0001\0400CAD\SHEETS\EC\TPM\01_TPM_WFPCLONG0001.dwg Last Opened: Dec 22, 2022 - 2:10pm by Kcpe SHEET OF DESIGNED BY CHECKED BY DRAWN BY Phone: 661.284.7400 Santa Clarita California 91355-1096 25152 Springfield Court Suite 350 ® REVISIONS No. Description Date Approved DATE
6 LONG BEACH, CA PREPARED FOR: LONG BEACH CENTER LOAN, LLC 4 BRYANT PARK, SUITE 200 NEW YORK, NY 10018 C/O OREN HILLEL CITY PLACE - LONG BEACH JOSE J. CRUZ R.C.E. C80450 SCALE: DATE: NTS 12/23/2022 PROF

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2 TITLE EXCEPTIONS CONTINUED: 36. THE LAND DESCRIBED HEREIN IS INCLUDED WITHIN A PROJECT AREA OF THE REDEVELOPMENT AGENCY SHOWN BELOW, AND THAT PROCEEDINGS FOR THE REDEVELOPMENT OF SAID PROJECT HAVE BEEN INSTITUTED UNDER THE REDEVELOPMENT LAW (SUCH REDEVELOPMENT TO PROCEED ONLY AFTER THE ADOPTION OF THE REDEVELOPMENT PLAN) AS DISCLOSED BY A DOCUMENT. REDEVELOPMENT AGENCY: REDEVELOPMENT AGENCY OF THE CITY OF LONG BEACH RECORDING DATE: JANUARY 29, 1981 RECORDING NO: 81-0105992 OF OFFICIAL RECORDS 37. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATION ON TRACT NO. 53306, IN BOOK 1261, PAGES 31 THROUGH 34 INCLUSIVE OF MAPS, PURPOSE: STREETS (4TH STREET, 5TH STREET, AND THE PROMENADE NORTH) AFFECTS: AS SHOWN ON SAID MAP OFFER OF DEDICATION WAS REJECTED BY THE LEGISLATIVE BODY, BUT SHALL REMAIN OPEN FOR LATER ACCEPTANCE PURSUANT TO SECTION 66477.2 OF THE CALIFORNIA GOVERNMENT CODE, UNLESS SAID OFFER IS ABANDONED BY THE LEGISLATIVE BODY PURSUANT TO THE SUMMARY VACATION PROCEDURE CONTAINED IN THE CALIFORNIA STREETS AND HIGHWAYS CODE. 38. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: PARKING RIGHTS AGREEMENT RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799119 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: APRIL 17, 2002 RECORDING NO: 02-0895080 OF OFFICIAL RECORDS AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606975 OF OFFICIAL RECORDS AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606976 OF OFFICIAL RECORDS 39. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: GRANT OF EASEMENTS AND COVENANTS AGREEMENT RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799120 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 40. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: GRANTED TO: COVENTRY LONG BEACH PLAZA LLC PURPOSE: CONSTRUCTING AND OPERATING A GARDEN CENTER RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799121 OF OFFICIAL RECORDS AFFECTS: A PORTION OF SAID LAND AS MORE PARTICULARLY DESCRIBED IN SAID DOCUMENT 41. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: AGREEMENT REGARDING DEVELOPMENT OF ADJACENT PROPERTIES RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799123 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 42. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: MAINTENANCE COVENANT FOR STANDARD URBAN STORMWATER MITIGATION (SUSMP) REQUIREMENTS RECORDING DATE: MARCH 30, 2005 RECORDING NO: 05-0736602 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 43. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: SOLAR SITE EASEMENT AGREEMENT RECORDING DATE: AUGUST 11, 2020 RECORDING NO: 20200930925 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 44. PLEASE BE ADVISED THAT OUR SEARCH DID NOT DISCLOSE ANY OPEN DEEDS OF TRUST OF RECORD. IF YOU SHOULD HAVE KNOWLEDGE OF ANY OUTSTANDING OBLIGATION, PLEASE CONTACT THE TITLE DEPARTMENT IMMEDIATELY FOR FURTHER REVIEW PRIOR TO CLOSING. THE FOLLOWING MATTERS AFFECT PARCEL 8: 45. GENERAL PLAN PROVISIONS IN A DEED PROHIBITING THE BUYING, SELLING, OR HANDLING OF INTOXICATING LIQUORS ON SAID LAND, CONTAINED IN A DEED, AND AS CONTAINED IN DEEDS FOR VARIOUS OTHER LOTS IN SAID TRACT: RECORDING NO: BOOK 159, PAGE 6 OF DEEDS 46. THE LAND DESCRIBED HEREIN IS INCLUDED WITHIN A PROJECT AREA OF THE REDEVELOPMENT AGENCY SHOWN BELOW, AND THAT PROCEEDINGS FOR THE REDEVELOPMENT OF SAID PROJECT HAVE BEEN INSTITUTED UNDER THE REDEVELOPMENT LAW (SUCH REDEVELOPMENT TO PROCEED ONLY AFTER THE ADOPTION OF THE REDEVELOPMENT PLAN) AS DISCLOSED BY A DOCUMENT. REDEVELOPMENT AGENCY: REDEVELOPMENT AGENCY OF THE CITY OF LONG BEACH RECORDING DATE: JANUARY 29, 1981 RECORDING NO: 81-0105992 OF OFFICIAL RECORDS 47. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATION ON TRACT NO. 53306, IN BOOK 1261, PAGES 31 THROUGH 34 INCLUSIVE OF MAPS, PURPOSE: STREETS (4TH STREET, 5TH STREET, AND THE PROMENADE NORTH) AFFECTS: AS SHOWN ON SAID MAP OFFER OF DEDICATION WAS REJECTED BY THE LEGISLATIVE BODY, BUT SHALL REMAIN OPEN FOR LATER ACCEPTANCE PURSUANT TO SECTION 66477.2 OF THE CALIFORNIA GOVERNMENT CODE, UNLESS SAID OFFER IS ABANDONED BY THE LEGISLATIVE BODY PURSUANT TO THE SUMMARY VACATION PROCEDURE CONTAINED IN THE CALIFORNIA STREETS AND HIGHWAYS CODE. TITLE EXCEPTIONS CONTINUED: 48. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: PARKING RIGHTS AGREEMENT RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799119 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: APRIL 17, 2002 RECORDING NO: 02-0895080 OF OFFICIAL RECORDS AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606975 OF OFFICIAL RECORDS AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606976 OF OFFICIAL RECORDS 49. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: GRANT OF EASEMENTS AND COVENANTS AGREEMENT RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799120 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606974 OF OFFICIAL RECORDS 50. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: AGREEMENT REGARDING DEVELOPMENT OF ADJACENT PROPERTIES RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799123 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 51. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: MAINTENANCE COVENANT FOR STANDARD URBAN STORMWATER MITIGATION (SUSMP) REQUIREMENTS RECORDING DATE: MARCH 30, 2005 RECORDING NO: 05-0736602 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 52. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: GRANT OF CERTIFICATE OF COMPLIANCE IN CONJUNCTION WITH A LOT LINE ADJUSTMENT RECORDING DATE: JUNE 22, 2011 RECORDING NO: 20110845849 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 53. A “SITE AND FACILITY LEASE” WITH CERTAIN TERMS, COVENANTS, CONDITIONS, AND PROVISIONS SET FORTH THEREIN. DATED: JANUARY 01, 2016 LESSOR: THE CITY OF LONG BEACH LESSEE: FINANCE AUTHORITY OF LONG BEACH RECORDING DATE: JANUARY 27, 2016 RECORDING NO: 20160093904 OF OFFICIAL RECORDS THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE AND OTHER MATTERS AFFECTING THE INTEREST OF THE LESSEE ARE NOT SHOWN HEREIN. 54. A SUBLEASE WITH CERTAIN TERMS, COVENANTS, CONDITIONS, AND PROVISIONS SET FORTH THEREIN AS DISCLOSED BY THE DOCUMENT ENTITLED: MEMORANDUM OF LEASE AGREEMENT SUBLESSOR: FINANCE AUTHORITY OF LONG BEACH SUBLESSEE: THE CITY OF LONG BEACH RECORDING DATE: JANUARY 27, 2016 RECORDING NO: 20160093905 OF OFFICIAL RECORDS THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE AND OTHER MATTERS AFFECTING THE INTEREST OF THE LESSEE ARE NOT SHOWN HEREIN. 55. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: MEMORANDUM OF ASSIGNMENT OF LEASE RECORDING DATE: JANUARY 27, 2016 RECORDING NO: 20160093906 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 56. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: GRANT OF CERTIFICATE OF COMPLIANCE RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606970 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 57. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: EASEMENT AGREEMENT RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606972 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 58. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: SOLAR SITE EASEMENT AGREEMENT RECORDING DATE: AUGUST 11, 2020 RECORDING NO: 20200930925 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 59. PLEASE BE ADVISED THAT OUR SEARCH DID NOT DISCLOSE ANY OPEN DEEDS OF TRUST OF RECORD. IF YOU SHOULD HAVE KNOWLEDGE OF ANY OUTSTANDING OBLIGATION, PLEASE CONTACT THE TITLE DEPARTMENT IMMEDIATELY FOR FURTHER REVIEW PRIOR TO CLOSING. TITLE EXCEPTIONS CONTINUED: 21. COVENANTS, CONDITIONS AND RESTRICTIONS BUT OMITTING ANY COVENANTS OR RESTRICTIONS, IF ANY, INCLUDING BUT NOT LIMITED TO THOSE BASED UPON RACE, COLOR, RELIGION, SEX, GENDER, GENDER IDENTITY, GENDER EXPRESSION, SEXUAL ORIENTATION, MARITAL STATUS, NATIONAL ORIGIN, ANCESTRY, FAMILIAL STATUS, SOURCE OF INCOME, DISABILITY, VETERAN OR MILITARY STATUS, GENETIC INFORMATION, MEDICAL CONDITION, CITIZENSHIP, PRIMARY LANGUAGE, AND IMMIGRATION STATUS, AS SET FORTH IN APPLICABLE STATE OR FEDERAL LAWS, EXCEPT TO THE EXTENT THAT SAID COVENANT OR RESTRICTION IS PERMITTED BY APPLICABLE LAW, AS SET FORTH IN THE DOCUMENT RECORDING DATE: DECEMBER 27, 2001 RECORDING NO: 01-2474354 OF OFFICIAL RECORDS SAID COVENANTS, CONDITIONS AND RESTRICTIONS PROVIDE THAT A VIOLATION THEREOF SHALL NOT DEFEAT THE LIEN OF ANY MORTGAGE OR DEED OF TRUST MADE IN GOOD FAITH AND FOR VALUE. MODIFICATION(S) OF SAID COVENANTS, CONDITIONS AND RESTRICTIONS RECORDING DATE: MAY 15, 2002 RECORDING NO: 02-1114341 OF OFFICIAL RECORDS SAID COVENANTS, CONDITIONS AND RESTRICTIONS PROVIDE THAT A VIOLATION THEREOF SHALL NOT DEFEAT THE LIEN OF ANY MORTGAGE OR DEED OF TRUST MADE IN GOOD FAITH AND FOR VALUE. 22. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: “MAINTENANCE COVENANT FOR STANDARD URBAN STORMWATER MITIGATION (SUSMP) REQUIREMENTS” DATED: MARCH 29, 2005 EXECUTED BY: COVENTRY LONG BEACH PLAZA, LLC RECORDING DATE: MARCH 30, 2005 RECORDING NO: 05-736602 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 23. THE LAND DESCRIBED HEREIN IS INCLUDED WITHIN A PROJECT AREA OF THE REDEVELOPMENT AGENCY SHOWN BELOW, AND THAT PROCEEDINGS FOR THE REDEVELOPMENT OF SAID PROJECT HAVE BEEN INSTITUTED UNDER THE REDEVELOPMENT LAW (SUCH REDEVELOPMENT TO PROCEED ONLY AFTER THE ADOPTION OF THE REDEVELOPMENT PLAN) AS DISCLOSED BY A DOCUMENT. REDEVELOPMENT AGENCY: THE DOWNTOWN REDEVELOPMENT PROJECT RECORDING DATE: JUNE 29, 2007 RECORDING NO: 20071567324 OF OFFICIAL RECORDS 24. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: ACCESS AND UTILITY EASEMENT FOURTH ST, FIFTH ST AND PROMENADE AT CITY PLACE IN LONG BEACH, CA RECORDING DATE: MAY 28, 2008 RECORDING NO: 2008-0934574 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 25. AN INSTRUMENT ENTITLED “COVENANT AND AGREEMENT REGARDING MAINTENANCE OF BUILDING” RECORDING DATE: MARCH 5, 2013 RECORDING NO: 2013-0333688 OF OFFICIAL RECORDS WHICH AMONG OTHER THINGS PROVIDES: AS PROVIDED THEREIN. REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. THIS COVENANT AND AGREEMENT PROVIDES THAT IT SHALL BE BINDING UPON ANY FUTURE OWNERS, ENCUMBRANCERS, THEIR SUCCESSORS OR ASSIGNS, AND SHALL CONTINUE IN EFFECT UNTIL THE ADVISORY AGENCY APPROVES TERMINATION. 26. AN UNRECORDED LEASE WITH CERTAIN TERMS, COVENANTS, CONDITIONS AND PROVISIONS SET FORTH THEREIN AS DISCLOSED BY THE DOCUMENT ENTITLED: SUBORDINATION NON-DISTURBANCE AND ATTORNMENT AGREEMENT (“SNDA”) LESSOR: LONG BEACH CENTER, LLC, SUCCESSOR-IN-INTEREST TO CITY PLACE LONG BEACH, LLC; CITY PLACE LONG BEACH TIC 1, LLC; AND CITY PLACE LONG BEACH TIC 2, LLC, ALL A DELAWARE LIMITED LIABILITY COMPANY LESSEE: WAL-MART REAL ESTATE BUSINESS TRUST, A DELAWARE STATUTORY TRUST RECORDING DATE: AUGUST 24, 2015 RECORDING NO: 20151035761 OF OFFICIAL RECORDS THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE AND OTHER MATTERS AFFECTING THE INTEREST OF THE LESSEE ARE NOT SHOWN HEREIN. 27. AN INSTRUMENT ENTITLED “COVENANT AND AGREEMENT REGARDING ON-SITE LID BMP MAINTENANCE” DATED: FEBRUARY 3, 2016 EXECUTED BY: LONG BEACH CENTER, LLC RECORDING DATE: APRIL 4, 2016 RECORDING NO: 2016-0375126 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. THIS COVENANT AND AGREEMENT PROVIDES THAT IT SHALL BE BINDING UPON ANY FUTURE OWNERS, ENCUMBRANCERS, THEIR SUCCESSORS OR ASSIGNS, AND SHALL CONTINUE IN EFFECT UNTIL THE ADVISORY AGENCY APPROVES TERMINATION. 28. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: CITY OF LONG BEACH, DEPARTMENT OF PUBLIC WORKS INSTALLATION & MAINTENANCE AGREEMENT DATED: FEBRUARY 26, 2018 EXECUTED BY: CITY OF LONG BEACH AND LONG BEACH CENTER, LLC RECORDING DATE: MAY 7, 2018 RECORDING NO: 2018-0444316 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 29. A DEED OF TRUST TO SECURE AN INDEBTEDNESS IN THE AMOUNT SHOWN BELOW, AMOUNT: $33,410,000.00 DATED: MARCH 12, 2021 TRUSTOR/GRANTOR LONG BEACH CENTER LOAN LLC, A DELAWARE LIMITED LIABILITY COMPANY TRUSTEE: TICOR TITLE COMPANY OF CALIFORNIA BENEFICIARY: DEUTSCHE BANK AG, NEW YORK BRANCH LOAN NO.: NOT SHOWN RECORDING DATE: MARCH 15, 2021 RECORDING NO: 20210411971 OF OFFICIAL RECORDS 30. AN ASSIGNMENT OF ALL THE MONEYS DUE, OR TO BECOME DUE AS RENTAL, AS ADDITIONAL SECURITY FOR THE OBLIGATIONS SECURED BY DEED OF TRUST SHOWN AS ITEM NO. 29 ASSIGNED TO: DEUTSCHE BANK AG, NEW YORK BRANCH RECORDING DATE: MARCH 15, 2021 RECORDING NO: 20210411972 OF OFFICIAL RECORDS 31. A FINANCING STATEMENT AS FOLLOWS: DEBTOR: LONG BEACH CENTER LOAN LLC SECURED PARTY: DEUTSCHE BANK AG, NEW YORK BRANCH, AGENT RECORDING DATE: MARCH 15, 2021 RECORDING NO: 20210411973 OF OFFICIAL RECORDS 32. INTENTIONALLY DELETED 33. INTENTIONALLY DELETED 34. INTENTIONALLY DELETED THE FOLLOWING MATTERS AFFECT PARCEL 7: 35. GENERAL PLAN PROVISIONS IN A DEED PROHIBITING THE BUYING, SELLING, OR HANDLING OF INTOXICATING LIQUORS ON SAID LAND, CONTAINED IN A DEED, AND AS CONTAINED IN DEEDS FOR V ARIOUS OTHER LOTS IN SAID TRACT: RECORDING NO: BOOK 167, PAGE 445 OF DEEDS TITLE EXCEPTIONS CONTINUED: AND RECORDING DATE: APRIL 11, 1962 AND RECORDING NO: 3370 IN BOOK M-989 PAGE 367 OF OFFICIAL RECORDS AND RECORDING DATE: JANUARY 13, 1956 AND RECORDING NO: 2555 IN BOOK 50040 PAGE 318 OF OFFICIAL RECORDS AND RECORDING DATE: FEBRUARY 15, 1955 AND RECORDING NO: 4050 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 14. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: ELNORA MARTIN LESSEE: SUPERIOR OIL CO. RECORDING DATE: AUGUST 28, 1956 RECORDING NO: 4102 IN BOOK 52151 PAGE 189 OF OFFICIAL RECORDS AND RECORDING DATE: MAY 16, 1956 AND RECORDING NO: 2687 IN BOOK 51194 PAGE 218 OF OFFICIAL RECORDS AND RECORDING DATE: NOVEMBER 14, 1955 AND RECORDING NO: 4510 IN BOOK 49511 PAGE 360 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. 15. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT: PURPOSE: GAS PIPE LINES RECORDING DATE: JANUARY 17, 1995 RECORDING NO: 95-69490 OF OFFICIAL RECORDS AFFECTS: THAT PORTION OF SAID LAND AS DESCRIBED IN THE DOCUMENT ATTACHED HERETO. 16. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: GRANTED TO: SOUTHERN CALIFORNIA EDISON COMPANY PURPOSE: PUBLIC UTILITIES AND INCIDENTAL PURPOSES RECORDING DATE: JUNE 27, 2001 RECORDING NO: 01-1107262 OF OFFICIAL RECORDS AFFECTS: THAT PORTION OF SAID LAND AS DESCRIBED IN THE DOCUMENT ATTACHED HERETO. BLANKET IN NATURE AND NOT PLOTTABLE. 17. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: AGREEMENT CONTAINING COVENANTS AFFECTING REAL PROPERTY RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799118 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 18. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: PARKING RIGHTS AGREEMENT RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799119 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: APRIL 17, 2002 RECORDING NO: 02-0895080 OF OFFICIAL RECORDS MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: SUPPLEMENTAL AGREEMENT REGARDING PARKING RIGHTS AGREEMENT RECORDING DATE: JULY 29, 2005 RECORDING NO: 05-1802155 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 19. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: “AGREEMENT REGARDING DEVELOPMENT OF ADJACENT PROPERTIES” DATED: SEPTEMBER 21, 2001 EXECUTED BY: COVENTRY LONG BEACH PLAZA, LLC, A DELAWARE LIMITED LIABILITY COMPANY AND THE CITY OF LONG BEACH, A CHARTER CITY AND MUNICIPAL CORPORATION RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799123 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 20. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: GRANTED TO: VERIZON CALIFORNIA, INC. PURPOSE: TRANSMISSION OF ELECTRIC ENERGY FOR COMMUNICATIONS, TELECOMMUNICATIONS, INTERACTIVE VIDEO, INTELLIGENCE BY ELECTRICAL MEANS AND/OR OTHER PURPOSE RECORDING DATE: OCTOBER 16, 2001 RECORDING NO: 01-1963375 OF OFFICIAL RECORDS AFFECTS: THAT PORTION OF SAID LAND AS DESCRIBED IN THE DOCUMENT ATTACHED HERETO. CANNOT BE PLOTTED FROM RECORD. 12/23/2022 VESTING TENTATIVE PARCEL MAP 83693
Drawing Name: P:\W\WFPCLONG0001\0400CAD\SHEETS\EC\TPM\01_TPM_WFPCLONG0001.dwg Last Opened: Dec 22, 2022 - 2:10pm by Kcpe SHEET OF DESIGNED BY CHECKED BY DRAWN BY Phone: 661.284.7400 Santa Clarita California 91355-1096 25152 Springfield Court Suite 350 ® REVISIONS No. Description Date Approved DATE
6 LONG BEACH, CA PREPARED FOR: LONG BEACH CENTER LOAN, LLC 4 BRYANT PARK, SUITE 200 NEW YORK, NY 10018 C/O OREN HILLEL CITY PLACE - LONG BEACH JOSE J. CRUZ R.C.E. C80450 SCALE: DATE: NTS 12/23/2022 PROF

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3 TITLE EXCEPTIONS CONTINUED: 73. THE LAND DESCRIBED HEREIN IS INCLUDED WITHIN A PROJECT AREA OF THE REDEVELOPMENT AGENCY SHOWN BELOW, AND THAT PROCEEDINGS FOR THE REDEVELOPMENT OF SAID PROJECT HAVE BEEN INSTITUTED UNDER THE REDEVELOPMENT LAW (SUCH REDEVELOPMENT TO PROCEED ONLY AFTER THE ADOPTION OF THE REDEVELOPMENT PLAN) AS DISCLOSED BY A DOCUMENT. REDEVELOPMENT AGENCY: REDEVELOPMENT AGENCY OF THE CITY OF LONG BEACH RECORDING DATE: JANUARY 29, 1981 RECORDING NO: 81-105992 OF OFFICIAL RECORDS 74. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: GRANTED TO: SOUTHERN CALIFORNIA EDISON COMPANY PURPOSE: ELECTRIC UTILITIES RECORDING DATE: JUNE 27, 2001 RECORDING NO: 01-1107262 OF OFFICIAL RECORDS AFFECTS: A PORTION OF SAID LAND AS MORE PARTICULARLY DESCRIBED IN SAID DOCUMENT 75. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS DELINEATED ON OR AS OFFERED FOR DEDICATION ON TRACT NO. 53306, IN BOOK 1261, PAGES 31 THROUGH 34 INCLUSIVE OF MAPS, PURPOSE: STREETS (4TH STREET, 5TH STREET, AND THE PROMENADE NORTH) AFFECTS: AS SHOWN ON SAID MAP OFFER OF DEDICATION WAS REJECTED BY THE LEGISLATIVE BODY, BUT SHALL REMAIN OPEN FOR LATER ACCEPTANCE PURSUANT TO SECTION 66477.2 OF THE CALIFORNIA GOVERNMENT CODE, UNLESS SAID OFFER IS ABANDONED BY THE LEGISLATIVE BODY PURSUANT TO THE SUMMARY VACATION PROCEDURE CONTAINED IN THE CALIFORNIA STREETS AND HIGHWAYS CODE. 76. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: PARKING RIGHTS AGREEMENT RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799119 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: APRIL 17, 2002 RECORDING NO: 02-0895080 OF OFFICIAL RECORDS AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606975 OF OFFICIAL RECORDS AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF THE SAID DOCUMENT, AS THEREIN PROVIDED RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606976 OF OFFICIAL RECORDS 77. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: GRANT OF EASEMENTS AND COVENANTS AGREEMENT RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799120 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. AN AGREEMENT TO MODIFY THE TERMS AND PROVISIONS OF SAID DEED OF TRUST AS THEREIN PROVIDED RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606974 OF OFFICIAL RECORDS 78. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: CONSENT AND AGREEMENT RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799122 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 79. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: AGREEMENT REGARDING DEVELOPMENT OF ADJACENT PROPERTIES RECORDING DATE: SEPTEMBER 24, 2001 RECORDING NO: 01-1799123 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 80. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: MAINTENANCE COVENANT FOR STANDARD URBAN STORMWATER MITIGATION (SUSMP) REQUIREMENTS RECORDING DATE: MARCH 30, 2005 RECORDING NO: 05-0736602 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 81. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: EASEMENT AGREEMENT RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606972 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 82. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: ENCROACHMENT AGREEMENT RECORDING DATE: DECEMBER 19, 2016 RECORDING NO: 20161606973 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. TITLE EXCEPTIONS CONTINUED: 83. EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT: GRANTED TO: SOUTHERN CALIFORNIA EDISON COMPANY PURPOSE: UNDERGROUND ELECTRICAL SUPPLY SYSTEMS AND COMMUNICATION SYSTEMS RECORDING DATE: FEBRUARY 13, 2019 RECORDING NO: 20190132192 OF OFFICIAL RECORDS AFFECTS: A PORTION OF SAID LAND AS MORE PARTICULARLY DESCRIBED IN SAID DOCUMENT 84. MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED: SOLAR SITE EASEMENT AGREEMENT RECORDING DATE: AUGUST 11, 2020 RECORDING NO: 20200930925 OF OFFICIAL RECORDS REFERENCE IS HEREBY MADE TO SAID DOCUMENT FOR FULL PARTICULARS. 85. PLEASE BE ADVISED THAT OUR SEARCH DID NOT DISCLOSE ANY OPEN DEEDS OF TRUST OF RECORD. IF YOU SHOULD HAVE KNOWLEDGE OF ANY OUTSTANDING OBLIGATION, PLEASE CONTACT THE TITLE DEPARTMENT IMMEDIATELY FOR FURTHER REVIEW PRIOR TO CLOSING. THE FOLLOWING MATTERS AFFECT ALL PARCELS 86. ANY RIGHTS OF THE PARTIES IN POSSESSION OF A PORTION OF, OR ALL OF, SAID LAND, WHICH RIGHTS ARE NOT DISCLOSED BY THE PUBLIC RECORDS. THE COMPANY WILL REQUIRE, FOR REVIEW, A FULL AND COMPLETE COPY OF ANY UNRECORDED AGREEMENT, CONTRACT, LICENSE AND/OR LEASE, TOGETHER WITH ALL SUPPLEMENTS, ASSIGNMENTS AND AMENDMENTS THERETO, BEFORE ISSUING ANY POLICY OF TITLE INSURANCE WITHOUT EXCEPTING THIS ITEM FROM COVERAGE. THE COMPANY RESERVES THE RIGHT TO EXCEPT ADDITIONAL ITEMS AND/OR MAKE ADDITIONAL REQUIREMENTS AFTER REVIEWING SAID DOCUMENTS. 87. ANY EASEMENTS NOT DISCLOSED BY THE PUBLIC RECORDS AS TO MATTERS AFFECTING TITLE TO REAL PROPERTY, WHETHER OR NOT SAID EASEMENTS ARE VISIBLE AND APPARENT. 88. MATTERS WHICH MAY BE DISCLOSED BY AN INSPECTION AND/OR BY A CORRECT ALTA/NSPS LAND TITLE SURVEY OF SAID LAND THAT IS SATISFACTORY TO THE COMPANY, AND/OR BY INQUIRY OF THE PARTIES IN POSSESSION THEREOF. TITLE EXCEPTIONS CONTINUED: 67. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: EVELYN F. GREEN, ALSO KNOWN AS EVELYN FLORENCE GREEN, A WIDOW LESSEE: KEANS, SPRINGMANN, AND STIPEK, INCORPORATED, A CALIFORNIA CORPORATION RECORDING DATE: OCTOBER 25, 1955 RECORDING NO: 3750, IN BOOK 49333, PAGE 304 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 500 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 68. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: MAIE C. WOOD, A WIDOW LESSEE: RICHFIELD OIL CORPORATION, A DELAWARE CORPORATION RECORDING DATE: OCTOBER 26, 1955 RECORDING NO: 4393 OF OFFICIAL RECORDS AND RECORDING DATE: OCTOBER 26, 1955 AND RECORDING NO: 4394 OF OFFICIAL RECORDS AND RECORDING DATE: OCTOBER 26, 1955 AND RECORDING NO: 4395 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 500 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 69. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: BETTY SUE BULL, MARY JANE BRESNAHAN, JULIA CONN, DOROTHY ANN KING LESSEE: ALBERT STEVENSON RECORDING DATE: AUGUST 28, 1956 RECORDING NO: 4106 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 70. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: SEARS, ROEBUCK AND CO., A NEW YORK CORPORATION LESSEE: ALBERT STEVENSON RECORDING DATE: FEBRUARY 11, 1957 RECORDING NO: 4146 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 71. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: VARIOUS PARTIES LESSEE: ALBERT STEVENSON RECORDING DATE: MARCH 04, 1955 RECORDING NO: 4217, IN BOOK 47094, PAGE 334 OF OFFICIAL RECORDS AND RECORDING DATE: MARCH 04, 1955 AND RECORDING NO: 4233, IN BOOK 49959, PAGE 344 OF OFFICIAL RECORDS AND RECORDING DATE: APRIL 13, 1955 AND RECORDING NO: 3587, IN BOOK 47474, PAGE 129 OF OFFICIAL RECORDS AND RECORDING DATE: NOVEMBER 14, 1955 AND RECORDING NO: 4518, IN BOOK 49511, PAGE 332 OF OFFICIAL RECORDS AND RECORDING DATE: NOVEMBER 14, 1955 AND RECORDING NO: 4530, IN BOOK 49512, PAGE 301 OF OFFICIAL RECORDS AND RECORDING DATE: AUGUST 03, 1962 AND RECORDING NO: 3856, IN BOOK M1075, PAGE 894 OF OFFICIAL RECORDS AND RECORDING DATE: APRIL 11, 1962 AND RECORDING NO: 3370, IN BOOK M989, PAGE 367 OF OFFICIAL RECORDS AND RECORDING DATE: JANUARY 13, 1956 AND RECORDING NO: 2555, IN BOOK 50040, PAGE 318 OF OFFICIAL RECORDS AND RECORDING DATE: FEBRUARY 15, 1955 AND RECORDING NO: 4050 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 72. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: ELNORA MARTIN LESSEE: THE SUPERIOR OIL COMPANY RECORDING DATE: AUGUST 28, 1956 RECORDING NO: 4102, IN BOOK 52151, PAGE 189 OF OFFICIAL RECORDS AND RECORDING DATE: MAY 16, 1956 AND RECORDING NO: 2687, IN BOOK 51194, PAGE 218 OF OFFICIAL RECORDS AND RECORDING DATE: NOVEMBER 14, 1955 AND RECORDING NO: 4510, IN BOOK 49511, PAGE 360 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. TITLE EXCEPTIONS CONTINUED: THE FOLLOWING MATTERS AFFECT PARCEL 9: 60. PROVISIONS IN A DEED PROHIBITING THE BUYING, SELLING, OR HANDLING OF INTOXICATING LIQUORS ON SAID LAND: RECORDING NO: BOOK 94, PAGE 631 OF DEEDS AND RECORDING NO: BOOK 132, PAGE 28 OF DEEDS AND RECORDING NO: BOOK 136, PAGE 97 OF DEEDS AND RECORDING NO: BOOK 138, PAGE 307 OF DEEDS AND RECORDING NO: BOOK 159, PAGE 6 OF DEEDS AND RECORDING NO: BOOK 166, PAGE 496 OF DEEDS AND RECORDING NO: BOOK 167, PAGE 445 OF DEEDS AND RECORDING NO: BOOK 179, PAGE 205 OF DEEDS AND RECORDING NO: BOOK 179, PAGE 213 OF DEEDS AND RECORDING NO: BOOK 267, PAGE 128 OF DEEDS AND RECORDING NO: BOOK 267, PAGE 130 OF DEEDS AND RECORDING NO: BOOK 289, PAGE 62 OF DEEDS AND RECORDING NO: BOOK 296, PAGE 276 OF DEEDS AND RECORDING NO: BOOK 468, PAGE 251 OF DEEDS AND RECORDING NO: BOOK 571, PAGE 14 OF DEEDS AND RECORDING NO: BOOK 621, PAGE 27 OF DEEDS AND RECORDING NO: BOOK 1004, PAGE 94 OF DEEDS 61. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: ALVINA P. GAMMON, A WIDOW LESSEE: CONTINENTAL NORTHERN CORPORATION RECORDING DATE: JANUARY 06, 1947 RECORDING NO: 1772, IN BOOK 24134, PAGE 25 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 62. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: SUE BLYTHE FOX AND LEE BLYTHE CREETH LESSEE: CONTINENTAL NORTHERN CORPORATION RECORDING DATE: MAY 01, 1947 RECORDING NO: 1683, IN BOOK 24557, PAGE 30 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 63. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: BESSIE M. DALY LESSEE: CONTINENTAL SOUTHERN CORPORATION, SUCCESSOR BY MERGER TO CONTINENTAL NORTHERN CORPORATION RECORDING DATE: APRIL 16, 1948 RECORDING NO: 2744, IN BOOK 26959, PAGE 177 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 64. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: EDITH JONES LESSEE: CONTINENTAL SOUTHERN CORPORATION, SUCCESSOR BY MERGER TO CONTINENTAL NORTHERN CORPORATION RECORDING DATE: AUGUST 30, 1948 RECORDING NO: 2470 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 500 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 65. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: WINFRED E. WOOD, ET AL. LESSEE: CONTINENTAL NORTHERN CORPORATION RECORDING DATE: NOVEMBER 04, 1947 RECORDING NO: 3240, IN BOOK 25549, PAGE 224 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 66. AN OIL AND GAS LEASE FOR THE TERM THEREIN PROVIDED WITH CERTAIN COVENANTS, CONDITIONS AND PROVISIONS, TOGETHER WITH EASEMENTS, IF ANY, AS SET FORTH THEREIN. LESSOR: DOROTHY ODELL LESSEE: CONTINENTAL NORTHERN CORPORATION RECORDING DATE: FEBRUARY 14, 1947 RECORDING NO: BOOK 24267, PAGE 124 OF OFFICIAL RECORDS SAID LEASE AFFECTS THAT PORTION OF SAID LAND LYING BELOW A DEPTH OF 200 FEET FROM THE SURFACE THEREOF. SAID LEASE PROVIDES FOR NO RIGHT OF SURFACE ENTRY. NO ASSURANCE IS MADE AS TO THE PRESENT OWNERSHIP OF THE LEASEHOLD CREATED BY SAID LEASE, NOR AS TO OTHER MATTERS AFFECTING THE RIGHTS OR INTERESTS OF THE LESSOR OR LESSEE IN SAID LEASE. 12/23/2022 TRACT NO. 53306 LOT 14 APN: 7280-005-026 TRACT NO. 53306 LOT 7 APN: 7280-005-918 TRACT NO. 53306 LOT 11 APN: 7280-005-64 APN: 7208-005-924 ACCESS EASEMENT APN: 7280-005-063 TRACT NO. 53306 LOT 18 APN: 7280-005-921 TRACT NO. 53306 LOT 15
APN: 7280-005-058 TRACT NO. 53306 LOT 16 APN: 7280-005-060 TRACT NO. 53306 LOT 17
APN: 7280-005-922 *LOT 19A APN: 7280-005-062 *LOT 19 APN: 7280-005-049 TRACT NO. 53306 LOT 10 APN: 7280-005-919 TRACT NO. 53306 LOT 8A APN: 7280-005-053 TRACT NO. 53306 LOT 8 APN: 7280-005-052 ROBLE WAYTOWNSITE OF LONG BEACH LOT 17-22 APN: 7280-017-017 TO 022

TOWNSITE OF LONG BEACH
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APN: 7280-017-001 PINE AVE THE PROMENADE NORTH LONG BEACH BLVD 3RD STREET
4TH STREET
5TH STREET
6TH STREET
N89°57'58"E 914.32' N00°00'39"W 1320.77' 540.42' 339.68' 554.96' 359.11'
N90°00'00"E
104.51'
N90°00'00"E 379.81'
359.11'
N87°08'25"E

62.52' 339.79' 440.81'
L1 N90°00'00"E 591.38'
356.26'
N89°57'58"E 812.31'
111.24'
N90°00'00"E 340.72'
N55°00'00"W 184.89' N00°00'00"E 334.37' N00°00'00"E 359.86' 73.92' 78.28' N90°00'00"E 144.00'
N90°00'00"E 217.98'
150.97'
L8
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N55°00'00"W 135.80'
262.25' N00°00'00"W 209.16' 82.63'
N90°00'00"W 310.91'
N90°00'00"E 167.77'

39.31' N00°00'00"E 372.47'
L15 L16
L17
L18
L20
N90°00'00"W 250.07'
L27
N90°00'00"E 202.96' N00°00'00"E 309.70' 244.81' 64.88'
N90°00'00"E 161.20'
L39 L40
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L54 N00°00'00"E N00°00'00"E 134.92' 134.14'

0.78'
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L65

38.61' 38.77' 86.78'
N90°00'00"W

82.52' 84.58' N00°00'49"W 150.14' L67 13.47' 359.80' 65.43' 372.47' 69.24' C
L
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250.93' 252.09' 357.16' N00°00'00"E 1240.84'
N89°57'04"E 77.56' 87.70'
LC
L 20.70'
40'
80'
40'
80'
40' 80' 40' 80' N00°00'00"E 1320.84'
N89°58'13"E 914.07' 440.73' 435.33' 445.15' 440.30'
N55°00'00"W 124.67' N00°00'00"E 780.60'
N89°42'41"E 158.79'
235.12'
348.59' N00°00'00"E 207.67'
111.17'

32.83'

67.02'
L2
L3
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L7
L10
L12 207.67'

48.66' 126.54'
N90°00'00"W

87.90'

48.59'
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L19
L21
L22 L23 L24
N90°00'00"E 224.32' N00°00'00"E 225.44'
L25
L26 L28
L29
L30 N00°00'00"E 335.80'
L31
L32
L33
L34
L35
L36
N89°57'36"E 150.02'
N90°00'00"E 260.42'
N90°00'00"W 283.59'
L37
L38
L44 L47
L48 67.41'

7.42'
L57
L58 L62 L63
L64 N00°00'00"E
N90°00'00"W

81.00'
L66 N00°00'39"W 880.41'
LC
L
C
N89°58'13"E 403.09'
102.36'
LC
LC
C
62'
124'
124'
40'
80'
80' 40' 80' 40' TRACT NO. 53306 LOT 12 APN: 7280-005-056 40' 80' 62' TRACT NO. 53306 LOT 9 APN: 7280-005-054
5TH STREET
4TH STREET TRACT NO. 53306 LOT 6 APN: 7280-005-051
N90°00'00"E
150.64' TRACT NO. 53306 LOT 13 APN: 7280-005-025 (NOT-A-PART) (NOT-A-PART) (NOT-A-PART) (NOT-A-PART) (NOT-A-PART)
(NOT-A-PART)
15 15
47 75
47 75
47 75
47 75
47 75
47 75 77.56' 12.5' 16.5' 65.43' 16.5' 16.5' 65.43' 21.5' 18.5' 14.06' 11.38' 15.93' 16.50'

16.5'

16.5' 58.84'

16.34'

9.50' 21.56' 27.00' 87.70' 20.65' 23.5' 23.5' 20.05' 89.27' 29.28' 16.5' 16.5' 26.99'

57.36'

18.68' 12.5'12.5' 13.68'

72.64'

33.10' 12.5'12.5' 14.54'
123.99'
40 VESTING TENTATIVE PARCEL MAP 83693 JCVMVM
Drawing Name: P:\W\WFPCLONG0001\0400CAD\SHEETS\EC\TPM\04_TPM_WFPCLONG0001_EXISTING.dwg Last Opened: Dec 22, 2022 - 2:10pm by Kcpe SHEET OF DESIGNED BY CHECKED BY DRAWN BY Phone: 661.284.7400 Santa Clarita California 91355-1096 25152 Springfield Court Suite 350 ® REVISIONS No. Description Date Approved DATE
6 PROJECT: CITY PLACE LONG BEACH, CA PREPARED FOR: LONG BEACH CENTER LOAN, LLC 4 BRYANT PARK, SUITE 200 NEW YORK, NY 10018 C/O OREN HILLEL CITY PLACE - LONG BEACH JOSE J. CRUZ R.C.E. C80450 SCALE: DATE: SEE PLAN 12-23-2022 PROF

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JOSE
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4 40'
0 40' 40' 1" = 40' EXISTING CONDITIONS NOTES: *LOTS PER TRACT NO. 53306 M.B. 1261 31-34 LEGEND: PROPOSED UTILITY EASEMENT DEDICATION TO THE CITY OF LONG BEACH DEDICATION TO THE CITY OF LONG BEACH EASEMENT (SEE TITLE SHEET FOR DESCRIPTION) # 12/23/2022
PROPOSED PARCEL 1 TRACT NO. 53306 LOT 14 APN: 7280-005-026 TRACT NO. 53306 LOT 7 APN: 7280-005-918 TRACT NO. 53306 LOT 11 APN: 7280-005-64 APN: 7208-005-924 ACCESS EASEMENT APN: 7280-005-063 TRACT NO. 53306 LOT 18 APN: 7280-005-921 TRACT NO. 53306 LOT 15
APN: 7280-005-058 TRACT NO. 53306 LOT 16 APN: 7280-005-060 TRACT NO. 53306 LOT 17
APN: 7280-005-922 *LOT 19A APN: 7280-005-062 *LOT 19 APN: 7280-005-049 TRACT NO. 53306 LOT 10 APN: 7280-005-919 TRACT NO. 53306 LOT 8A APN: 7280-005-053 TRACT NO. 53306 LOT 8 APN: 7280-005-052 ROBLE WAYTOWNSITE OF LONG BEACH LOT 17-22 APN: 7280-017-017 TO 022

62.52' 339.79' 440.81'
L1 N90°00'00"E 591.38'
356.26'
N89°57'58"E 812.31'
111.24' 352.48'
N90°00'00"E 340.72'
N55°00'00"W 184.89' N00°00'00"E 334.37' N00°00'00"E 359.86' 73.92' 78.28' N90°00'00"E 144.00'
N90°00'00"E 217.98'
150.97'
L8
L9 L11
N55°00'00"W 135.80'
262.25' N00°00'00"W 209.16' 82.63'
N90°00'00"W 310.91'
N90°00'00"E 167.77'

0.78'
L55
L56
L59
L60
L61
L65

38.61' 38.77' 86.78'
N90°00'00"W

82.52' 84.58' N00°00'49"W 150.14' L67 13.47' 359.80' 65.43' 372.47' 69.24' C
L
LC
250.93' 195.04' 252.09' 357.16' N00°00'00"E 1240.84' N89°57'04"E 77.56' 87.70' LC
L 20.70'
40'
80'
40'
80'
40' 80' 40' 80' N00°00'00"E 1320.84'
N89°58'13"E 914.07' 440.73' 435.33' 445.15' 440.30'
N55°00'00"W 124.67' N00°00'00"E 780.60'
N89°42'41"E 158.79'
235.12'
348.59' N00°00'00"E 207.67'
111.17'

32.83'

67.02'
L2
L3
L4
L5
L6
L7
L10
L12 207.67'

48.66' 126.54'
N90°00'00"W

87.90'

7.42'
L57
L58 L62 L63
L64 N00°00'00"E
N90°00'00"W

81.00'
L66 N00°00'39"W 880.41'
LC
L
C
N89°58'13"E 403.09'
102.36'
LC
LC
C
62'
124'
124'
40'
80'
80' 40' 80' 40' TRACT NO. 53306 LOT 12 APN: 7280-005-056 40' 80' 62' TRACT NO. 53306 LOT 9 APN: 7280-005-054
5TH STREET
4TH STREET PROPOSED PARCEL 3 PROPOSED PARCEL 2 271.28' 194.83' 139.54' N89°57'58"E 352.48' 77.56' 12.5' 16.5' 65.43' 16.5' 16.5' 65.43' 21.5' 18.5' N90°00'00"E
150.64'
A
B
C 14.06' 11.38' 15.93' 16.50'

16.5'

16.5' 58.84'

16.34'

9.50' 21.56' 27.00' 87.70'
123.99' 20.65' 23.5' 23.5' 20.05' 89.27' 29.28' 16.5' 16.5' 26.99'

57.36'

18.68' 12.5'12.5' 13.68'

72.64'

33.10' 12.5'12.5' 14.54' 15 47 75 47 75 47 75
40 A
A
B
C
D
D
E
E 47 75 47 75 47 75 15
F
G
G
H
H
H
I
I

J (NOT-A-PART) (NOT-A-PART) (NOT-A-PART) (NOT-A-PART)
(NOT-A-PART)
(NOT-A-PART)
K
D PROPOSED BUILDING PROPOSED BUILDING PROPOSED BUILDING VESTING TENTATIVE PARCEL MAP 83693 JCRKJC Drawing Name: P:\W\WFPCLONG0001\0400CAD\SHEETS\EC\TPM\05_TPM_WFPCLONG0001_PROPOSED.dwg Last Opened: Dec 22, 2022 - 2:37pm by Kcpe SHEET OF DESIGNED BY CHECKED BY DRAWN BY Phone: 661.284.7400 Santa Clarita California 91355-1096 25152 Springfield Court Suite 350 ® REVISIONS No. Description Date Approved DATE
6 PROJECT: CITY PLACE LONG BEACH, CA PREPARED FOR: LONG BEACH CENTER LOAN, LLC 4 BRYANT PARK, SUITE 200 NEW YORK, NY 10018 C/O OREN HILLEL CITY PLACE - LONG BEACH JOSE J. CRUZ R.C.E. C80450 SCALE: DATE: SEE PLAN 12-23-2022 PROF

REGISTERED
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S IONAL ENGI

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STATE
OF
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NEER No. 80450
JOSE
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5 40'
0 40' 40' 1" = 40' NOTES: *LOTS PER TRACT NO. 53306 M.B. 1261 31-34 PROPOSED CONDITION LEGEND: EXISTING PUBLIC ACCESS AND UTILITY EASEMENT PER INSTRUMENT NO. 20080934574 TO REMAIN. DEDICATION TO THE CITY OF LONG BEACH LIMITED HEIGHT DEDICATION TO THE CITY OF LONG BEACH EASEMENT (SEE TITLE SHEET FOR DESCRIPTION) # 12/23/2022
LINE TABLE NO. BEARING LENGTH L1 N90°00'00"E L2 N00°00'00"E N90°00'00"E 25.10' N00°00'00"E N00°00'00"E N90°00'00"E L9 N00°00'00"E N90°00'00"E 29.26' N90°00'00"E 4.92' L14 L15 2.20' N00°00'00"E 17.30' L19 N90°00'00"E N00°00'00"E 11.37' L22 N90°00'00"E 1.00' N00°00'00"E 56.80' N90°00'00"E N00°00'00"E L27 13.65' 5.04' L30 N45°00'00"E N90°00'00"E L32 N00°00'00"E 9.34' N49°15'22"E L34 N90°00'00"E 62.27' N45°00'53"W N90°00'00"W L38 N00°00'00"E N00°00'00"E 12.42' L41 N89°59'11"E 2.50' 14.00' N89°59'11"E 10.00' N00°00'00"E N90°00'00"W 10.00' L46 N89°57'03"E L47 N00°00'04"W 75.07' N00°00'00"E L49 N90°00'00"W N00°00'00"E L51 L52 L53 N00°00'00"E 20.00' L54 58.97' N48°58'11"W 16.50' 15.62' N90°00'00"E N00°00'00"E 16.25' L63 N00°00'00"E L64 N89°58'13"E N44°59'07"E N89°58'13"E CURVE TABLE NO. DELTA C1 51.90' C2 C3 40.00' N90°00'00"W 40.00' L3 N90°00'00"E 40.00' L4 9.83' L5L6 9.83' L7 21.00' L8 38.50' 21.00' L10 L11 N00°00'00"E 25.70' L12 L13 N00°00'00"E 3.78' N00°00'00"E 3.78' N90°00'00"E 50.25' L16 N00°00'00"E L17 N90°00'00"E 100.91' L18 72.47' L20 N48°48'03"E 18.27' L21 L23 L24 22.60' L25 17.30' L26 N90°00'00"E 38.93' N48°59'35"W 15.71' L28 N00°00'00"E L29 N90°00'00"E 28.28' L31 4.18' L33 13.03' L35 N00°00'00"E 16.35' L36 28.28' L37 77.38' 12.42' L39 N90°00'00"W 25.33' L40 L42 N00°00'49"W L43 L44 22.11' L45 2.50' L48 11.80' 10.30' L50 10.17' N90°00'00"W 3.75' N90°00'00"W 10.00' N90°00'00"W 10.00' L55 N00°00'00"E 16.34' L56 N90°00'00"E L57 L58 N00°00'00"E 12.52' L59 N90°00'00"E 1.50' L60 N00°00'00"E L61 7.68' L62 48.30' 49.80' L65 35.36' L66 69.13' L67 N00°00'00"E 48.40' RADIUS LENGTH 23°35'56" 126.00' 35°00'00" 100.00' 61.09' 35°00'00" 100.00' 61.09' NORTH R/W C/L SOUTH R/W (E) CURB & GUTTER ±32.30' (E) CURB & GUTTER ±32.25' (E) AC PAVING LOT 8 APN: 7280-005-052 LOT 9 APN: 7280-005-054 UE:49.09' UE:46.70' C D NORTH R/W C/L SOUTH R/W (E) CURB & GUTTER ±31.33' (E) CURB & GUTTER ±31.25' (E) AC PAVING LOT 15 APN: 7280-005-058 LOT 9 APN: 7280-005-054 UE:46.70' D SCALE: A- N.T.S. 5TH STREET SCALE: B- N.T.S. 4TH STREET NORTH R/W C/L SOUTH R/W (E) CURB & GUTTER ±32.30' (E) CURB & GUTTER ±32.25' (E) AC PAVING LOT 12 APN: 7280-005-056 LOT 15 APN: 7280-005-058 UE:48.56' UE:49.00' G J SCALE: C- N.T.S. 4TH STREET NORTH R/W C/L SOUTH R/W (E) CURB & GUTTER ±33.1' (E) CURB & GUTTER ±32.80' (E) AC PAVING LOT 12 APN: 7280-005-056 PROPOSED PARCEL 1 APN: 7280-005-058 UE:48.56' G H SCALE: D- N.T.S. THE PROMENADE NORTH 35.55' 29.88' 65.43' 14.06' 40' DEDICATION TO THE CITY OF LONG BEACH 11.38' 21.5 18.5' 42.80' 26.44' 69.24' 20.30' 48.94' DEDICATION TO THE CITY OF LONG BEACH 22.50' 23.00' 3.44' 26.90' 27.15' 54.05' 10.40' 33.00' DEDICATION TO THE CITY OF LONG BEACH 10.65' 16.50' 16.50' 45.60' 27.04' 72.64' 33.10' 25.00' DEDICATION TO THE CITY OF LONG BEACH 14.54' 12.50' 12.50' VESTING TENTATIVE PARCEL MAP 83693 JCRKJC Drawing Name: P:\W\WFPCLONG0001\0400CAD\SHEETS\EC\TPM\05_TPM_WFPCLONG0001_PROPOSED.dwg Last Opened: Dec 22, 2022 - 2:11pm by Kcpe SHEET OF DESIGNED BY CHECKED BY DRAWN BY Phone: 661.284.7400 Santa Clarita California 91355-1096 25152 Springfield Court Suite 350 ® REVISIONS No. Description Date Approved DATE 6 PROJECT: CITY PLACE LONG BEACH, CA PREPARED FOR: LONG BEACH CENTER LOAN, LLC 4 BRYANT PARK, SUITE 200 NEW YORK, NY 10018 C/O OREN HILLEL CITY PLACE - LONG BEACH JOSE J. CRUZ R.C.E. C80450 SCALE: DATE: SEE PLAN 12-23-2022 PROF REGISTERED ES IONAL ENGI CI VI L STATE OF CAL R A I FO N I NEER No. 80450 JOSE JUAN CRUZ 6 12/23/2022 Attachment F

SITE PLAN REVIEW FINDINGS
450 The Promenade North, 501-599 Long Beach Blvd.

APNs: 7280-005-051, 7280-005-025
Application No. 2205-32, SPR22-060
April 11, 2023 (City Council appeal)
Pursuant to Section 21.25.506 of the Zoning Ordinance, the Site Plan Review Committee or the Planning Commission shall not approve a Site Plan Review unless the following findings are made. These findings and staff analysis are presented for consideration, adoption, and incorporation into the record of proceedings.

1. THE DESIGN IS HARMONIOUS, CONSISTENT, AND COMPLETE WITHIN ITSELF

AND IS COMPATIBLE IN DESIGN, CHARACTER, AND SCALE WITH

NEIGHBORING STRUCTURES AND THE COMMUNITY IN WHICH IT IS LOCATED;
Positive Finding:

The applicant proposes to develop three eight-story residential apartment buildings totaling 900 dwelling units, with ground-floor commercial space and a standalone retail pavilion, on an approximately 5.5-acre site within the Downtown Plan. The proposed project includes the complete demolition of on-site improvements, removing all 197,513 square feet of existing commercial and retail uses in two buildings. The project will then develop one 8-story mixed-use building (Building B) on the southern portion of the site and two 8-story buildings (one mixed-use building (Building C1) and one residential building (Building C2)) on the northern portion of the site, and a standalone retail pavilion on the northern portion of the site (see plans in project file no. 2205-32 for more details).

Each of the three buildings includes a residential garage with three levels of abovegrade parking as well as bicycle storage areas located on the ground floor, with air conditioning units, boiler rooms, and space for future solar panels on the roof of each of the buildings. The project includes 31,195 square feet of common indoor open space, 62,027 square feet of common outdoor open space, and 29,747 square feet of private open space, including 451 units with private balconies, and 181 individual residential storage units for residents, located in the parking structures. Additionally, the proposed project will develop 38,405 square feet of leasable commercial/retail space, including a 2,405 square-foot, one-story-plus-mezzanine retail pavilion on the north side of 5th Street at the intersection with The Promenade North, separate from the three eight-story buildings. A new pedestrian paseo on the project site’s property will connect 5th Street and 6th Street on the west side of Buildings C1 and C2, abutting the City parking structure to the west.

The project includes off-site improvements on The Promenade North, Long Beach Boulevard, the north side of 4th Street from The Promenade North to Long Beach Boulevard, and 5th and 6th Streets from The Promenade North to Long Beach Boulevard. Off-site improvements include closure of The Promenade North between 4 th Street and 5th Street for pedestrian access only, outdoor seating areas, crosswalks designed with art graphics, outdoor café dining, outdoor work tables, new street trees Findings – Site Plan Review
450 The Promenade North, 501-599 Long Beach Blvd. (APNs: 7280-005-051, 7280-005-025) Application No. 2205-32, SPR222-060
April 11, 2023 (City Council appeal)

Page 2 of 17 ends

Long Beach City CouncilApril 18, 2023

Long Beach City Council
April 18, 2023