Attachment A - PC Staff Report and Attachments part 1 — Long Beach City Council, September 19, 2023 (part 1 of 5)

AGENDA ITEM No. 3 Development Services
Planning Bureau
411 West Ocean Boulevard, 3rd Floor, Long Beach, CA 90802 562.570.6194
July 20, 2023

CHAIR AND PLANNING COMMISSIONERS
City of Long Beach
California
RECOMMENDATION:

Determine that the project is consistent with and within the scope of the project previously analyzed as part of the Southeast Area Specific Plan Program Environmental Impact Report (State Clearinghouse No. 2015101075) (PECC 03-23) and subject to the Southeast Area Specific Plan Mitigation Monitoring and Reporting Program and warrants no further environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15168 and 15162;
Approve Site Plan Review (SPR22-082), and adopt the proposed findings and conditions of approval related thereto, for a project consisting of the demolition of two existing office buildings (6615 and 6695 East Pacific Coast Highway) on the site, and the construction of a new six-story mixed-use project consisting of 390 residential dwelling units (seventeen [17] of which are affordable [very low income]), 5,351 square feet of commercial/retail space in a building with 576 vehicular parking spaces in an above-grade parking structure, 196 bicycle parking spaces, and 45,141 square feet of public and private open space area within the Mixed-Use Community Core (MU-CC) designation of the Southeast Area Specific Plan (SP-2) located at 6615, 6621, and 6695 East Pacific Coast Highway;
Approve Lot Line Adjustment (LLA22-002), and adopt the proposed findings and conditions of approval related thereto, to reposition the eastern property line between two parcels (APNs: 7237-020-050 and 7237-020-041);
Approve a request to merge (LMG22-012) two (2) lots (APNs: 7237-020-050 and 7237- 020-040) into a single 163,249-square-foot (3.75-acre) lot, and adopt the proposed findings and conditions of approval related thereto; and, Approve a Local Coastal Development Permit (LCDP22-049) for all discretionary and subdivision actions required for the proposed project and adopt the proposed findings and conditions of approval related thereto. (District 3) APPLICANT:

CV IV Marketplace, LLC c/o Hunter Weaver of Carmel Partners, LLC 1000 Sansome Street, 1st Floor
San Francisco, CA 94111
(Application No. 2201-12 and 2208-10)
Attachment A

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DISCUSSION
The project site is an L–shaped site comprised of three parcels located at the northeast corner of the intersection of Pacific Coast Highway and Studebaker Road in the southeast portion of the City of Long Beach (City) (Attachment A – Vicinity Map). Pacific Coast Highway borders the southwestern boundary of the project site and Studebaker Road borders the southeast boundary of the project site. The 110-foot-wide section of Studebaker Road abutting the southern boundary of the project site is dedicated as public right-of-way, but portions of the ultimate public street are unbuilt to its full capacity. The project site and surrounding properties and roadways are within the Southeast Area Specific Plan (SEASP) (SP-2) Area, a plan that was developed through a multi-year, deep community engagement process. SEASP, approved by the City Council in 2017 and the California Coastal Commission (Coastal Commission) in 2021, is located in the southeast area of the City and encompasses 1,472 acres of land. SEASP is bounded on the north by 7th Street and the State Route-22 (SR-22) Garden Grove Freeway, on the south by the Los Cerritos Wetlands, on the east by Leisure World of Orange County, and on the west by Alamitos Bay and Bellflower Boulevard.

The Plan is comprised of 10 distinct land use districts/sub areas as follows:
• Single-Family Residential • Mixed-Use Marina
• Multi-Family Residential • Industrial
• Mobile Homes • Coastal Habitat/Wetlands/Recreation
• Commercial – Neighborhood • Open Space/Recreation
• Mixed-Use Community Core • Public
Figure 1 is a map of the SEASP Plan area and includes its geographic boundaries, its contextual location within the City of Long Beach, and its delineation of the 10 sub areas.

The project site is located within the Mixed-Use Community Core (MU-CC) area of SEASP. As noted within the SEASP Ordinance, the MU-CC is “envisioned as the primary activity center in the SEASP area and provides for a mix of uses including residential, regional retail, overnight visitor-serving accommodations, and office uses.” Figure 2 highlights the contextual location of the project site within the boundaries of the MU-CC.

The project site comprises three parcels developed with three, two-story buildings and surface parking addressed as 6615, 6621, and 6695 East Pacific Coast Highway (Attachment B - Site Photographs). The “development site” consists of two parcels occupied by two office buildings addressed as 6615 and 6695 East Pacific Coast Highway. There would be no redevelopment proposed at the rear office building at 6621 East Pacific Coast Highway, therefore this parcel is not referred to as part of the development site for new construction.

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Figure 1 – SEASP Map
On the development site, the two office buildings located at 6615 and 6695 East Pacific Coast Highway were constructed in 1979 and 1983 and are approximately 45,955 and 15,538 square feet, respectively. The existing 45,955-square-foot two-story office building and surface parking lot at 6621 East Pacific Coast Highway was constructed in 1980 and would remain upon completion of the project. Vehicular access to the site is maintained from Studebaker Road and through access agreements from the two parcels (Marketplace Shopping Center and City-owned parcel) that abut the site to the north. The project site is subject to a Declaration of Covenants, Conditions and Restrictions (CC&Rs) that addresses parking and access requirements of the parcels owned by the Marketplace Shopping Center, Marketplace Office Park (project applicant), and City. Figure 2 highlights the contextual location of the development site within the boundaries of the MU-CC.

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Figure 2 – Project Location
All parcels included in the project are located within the SEASP MU-CC Zoning District and General Plan Land Use District (LUD) No. 7, Mixed Use District, in the City's 1989 General Plan.1 As set forth in the General Plan, land uses intended for LUD No. 7 include employment centers, such as retail uses, offices, and medical facilities; higher density residential; visitor-serving facilities; personal and professional services; and recreational facilities. The project site includes three parcels. The application includes a lot line adjustment between the easternmost lots [Assessor Parcel Numbers (APNs): 7237-020-050 and 7237-020-041] and a lot merger of two westernmost lots (APNs: 7237-020-050 and 7237-020-040) to result in a single 163,249-squarefoot (3.75-acre) lot.

The Marketplace Shopping Center and a City-owned parcel border the northern boundaries of the development site. The Los Cerritos Wetlands are located east of the office building at 6621 East Pacific Coast Highway. The Pumpkin Patch site, portions of the Los Cerritos Wetlands, and the San Gabriel River are located southeast across Studebaker Road public right-of-way. The range of uses in the project vicinity are detailed in Table 1: Adjacent Uses and Entitlements. The surrounding parcels in the vicinity of the project site have completed entitlement approvals or are in the entitlement process concurrent with this application. Therefore, Table 1 also includes a brief note of the approved or pending entitlements that are reasonably foreseeable to the project vicinity. Where undeveloped parcels have no assigned address, APNs have been provided to identify the adjacent parcels.
1 The General Plan Land Use Element was updated in 2019 and has not yet been certified as part of the City’s Local Coastal Program. Therefore, the 1989 General Plan Land Use Element (1989) designation LUD No. 7 remains applicable to the project site.

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Table 1: Adjacent Uses and Entitlements
The proposed project requires approval of a site plan review by the Planning Commission for project design of a building 50,000 square feet or greater in size or with over 50 units proposed.

The site plan review process is intended to review projects for their consistency with community goals which are, among others, to ensure that the highest quality of land planning and design are incorporated into development projects, to ensure that new projects are compatible with existing neighborhoods in terms of scale, style, and construction materials, and to ensure the maintenance, restoration, enhancement, and protection of the environment. The proposed mixed use (residential and commercial/retail) is a by-right use within the SP-2, MU-CC Zoning District.

Project Description
The proposed project would create one of the first mixed use residential projects within the SEASP area. The project will replace two existing two-story office buildings (6615 East Pacific Coast Highway and 6695 East Pacific Coast Highway) with a new six-story mixed use building Direction Address or Assessor’s
Parcel Number
Zoning
District
Existing Land
Use
Entitlements Approved
or In Process
Northwest 6411 E Pacific Coast Hwy
(APN: 7237-020-051)
SP-2-MUCC Commercial/
Retail Center
Approved/Pending –
Design review for
façade remodel of
specific buildings
Northeast APN: 7237-020-904 SP-2-MUCC/
SP-2-CHWR
Surface Parking/
Oil Extraction
Approved - Los Cerritos
Wetlands Oil
Consolidation and
Restoration
Project
East APN: 7237-020-903 SP-2-CHWR Los Cerritos
Wetlands
Approved - Los Cerritos
Wetlands Oil
Consolidation and
Restoration
Project
Southeast 6701 E Pacific Coast Hwy
(APN: 7237-020-043)
SP-2-IND Pumpkin Patch Approved - Los Cerritos
Wetlands Oil
Consolidation and
Restoration
Project
Southeast APNs: 7237-020-044 and
7237-020-045
SP-2-CHWR Los Cerritos
Wetlands
Approved - Los Cerritos
Wetlands Oil
Consolidation and
Restoration
Project
Southwest 6500 E Pacific Coast Hwy SP-2-MUCC Commercial/ Retail Center
Pending – Mixed-Use
Project
South 6700 E Pacific Coast Hwy SP-2-MUCC Office Building Pending – Mixed-Use Project

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and associated parking structure (Attachment C – Plans). The project consists of 390 residential dwelling units (17 of which are affordable at the very low-income level), 5,351 square feet of commercial/retail space in a building with 576 vehicular parking spaces in an above-grade parking structure, 196 bicycle parking spaces, and 45,141 square feet of public and private open space area.

Density Bonus, Affordable Units, Concessions/Waivers
The portion of the project related to density bonus and incentives, or concessions are ministerial acts. The applicant has requested that the City approve the project in accordance with the State’s Density Bonus Law (Government Code Section 65915 through 65918). In addition to density bonuses, applicants who provide the required amount of affordable housing qualify for various exceptions from zoning standards (known as "incentives and concessions" or "waivers") and for reduced parking standards. The Applicant is proposing 17 very-low-income affordable units in the project, which qualifies the project for a 20 percent increase in the base density established for the site. The 17 affordable units will be provided at the very-low-income level, restricted as affordable through a covenant for a minimum of 55 years. The density bonus is calculated using the base density of 325 units pursuant to Assembly Bill 2334 (AB 2334). Pursuant to State Law, should an applicant provide five percent of the base units for very low income (families/individuals), the project receives a twenty percent increase in their base density of 325 units pursuant to AB 2334, which is 51 units (325*20 percent = 65). Based upon the calculations, the Applicant could build up to a maximum of 390 dwelling units (325+65 = 390), which is consistent with the proposed project.

By providing affordable units at the very low-income level, the Applicant is entitled to concessions, incentives and/or waivers and is requesting one incentive and four waivers (Attachment D – Incentives and Waivers Report). The first request is an incentive related to building massing, which would allow the proposed project to include one building in lieu of multiple buildings encouraged by the SEASP. The requested four waivers include: 1) building height (maximum height of 91-feet 8½-inches to allow for the sixth floor and rooftop amenities); 2) building stories (exceed the building height requirements along Pacific Coast Highway [limited to five stories] and Shopkeeper Road [limited to three stories for the first 30 feet]); 3) Building Story Requirements along Shopkeeper Road Fronting Wetlands (allow six stories within the 30 feet adjacent to Shopkeeper Road fronting the wetlands [whereas the SEASP limits height to three stories at the first 30 feet]); and 4) variety of heights (allow the project to include buildings at maximum height). The City’s Site Plan Review (SPR) Committee has granted the requested deviations from the maximum allowable height (80 feet) and number/configuration of stories in order to provide the additional number of units including the 17 affordable units.

With additional floor area required by the additional number of units (density bonus and affordable units), an additional story and associated rooftop height is necessary to accommodate the units. SEASP allows for a maximum building height of five-stories and the Applicant is requesting one additional story for a total of six stories (91-feet 8½-inches) which will accommodate the entire floor area and associated rooftop areas required for access to the provided open space.

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The basis for denial of a concession is established by the State Density Bonus Law, and staff did not find that there is a basis for contesting any of the waivers. The concession may be denied based on: 1) making a finding that it does not result in “identifiable, and actual cost reductions to provide for affordable housing”; or 2) that any of the three findings can be made: a) it is not required for affordability; b) there is an adverse impact on health, safety, physical environment, or historic resources with no feasible mitigation; or c) that is contrary to State or Federal law. In order to provide the earned bonus units under state law, additional building height is required for the additional residential units. The associated waivers are also requested in response to site constraints related to the L-shaped configuration and soil conditions that preclude the ability to provide subterranean levels. Additional building height would continue to comply with the required exterior bird-safe treatments, lighting standards, and landscaping requirements.

Furthermore, due to the L-shape configuration, the closest building areas are over 170 feet from the nearest potential wetland areas and the existing building at 6621 East Pacific Coast Highway would remain as an intervening land use. Without the approval of the requested waiver and incentives, the project, the project’s proposal of affordable units and earned density bonus would be physically precluded.

The state density bonus law also does not override the Local Coastal Program (LCP) or Coastal Act and must be implemented in a way that does not conflict with the Coastal Act. The portion of the project related to density bonus and incentives, or concessions are ministerial acts.

Consistency with the LCP will be discussed in greater detail below. Per State Law, since this project is providing five percent, or 17 affordable units, the project is eligible for reduced parking under Senate Bill (SB) 1818. Pursuant to SB 1818 (residential uses) and SEASP (guest and commercial uses), the project provides 456 parking spaces for the residential uses, 98 parking spaces for residential guest uses, and 22 spaces are required for the commercial component for a total of 576 spaces overall. The project applicant is proposing 576 spaces which meets the requirements under the state density bonus law. All parking shows in a combination of standard, compact, electric vehicle (EV), and Americans with Disabilities Act (ADA) accessible spaces, all to be contained within an above-grade parking structure. A parking utilization study was prepared to demonstrate that the reduced parking rate provided in SB 1818 under the government code would address the anticipated demand for off-street parking based on traffic engineering principles (Attachment E - Parking Study). The study determined that the project would have a demand for 518 parking spaces, and therefore the provision of 576 parking spaces would meet the needed demand.

Site Plan Review
The project was reviewed by the SPR Committee, which found that the proposed mixed-use building along with the incentives/waivers from building height and massing for the accommodation of affordable units is consistent with the General Plan land use designation and is appropriate based on the building form, intended use and the relationship to the surrounding uses (Attachment F –Findings). The applicant has provided a varying setback along Pacific Coast Highway, which exceeds the maximum 10-feet required by the SP-2-MUCC designation.

The intent of this additional setback is to provide for additional public open space that includes

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seating and walkways adjacent to the public right-of-way. In addition, this greater setback allows for more gateway treatments at the ground level that encourage public access at the commercial/retail elements at the corner of Studebaker Road and Pacific Coast Highway. The SPR Committee took no objection to this request, finding that it helps ensure provided public open space is directly accessible and perceptible along public right-of-way areas.

The building consists primarily of smooth stucco in white, grey, and black tones, metal cladding, wood-like fiber cement siding, black metal awnings, black metal railing, glass railings, recessed vinyl windows, and a glass storefront system. The rear facing elevation of the parking structure would feature perforated metal screens arranged at the parking garage elevation. As conditioned, the parking garage openings shall be filled with decorative perforated metal panels, or equivalent decorative treatment to provide additional visual interest at this elevation. The massing of the building at the gateway area (corner of Studebaker Road and Pacific Coast Highway) is two-stories in height and pulled back beyond the required setbacks and step backs to provide greater at-grade public areas at the ground level commercial component. The Project developer is seeking Leadership in Energy and Environmental Design (LEED) Silver certification in compliance with SEASP requirements.

The proposed new high-quality rental housing opportunity which has been proposed through the implementation of objective design standards, and architectural and green building standards, is in alignment with the Urban Design Element of the General Plan.

Building Configuration
Due to the L-shaped site configuration, the creation of a grid network and collection of buildings, as envisioned by SEASP, was not feasible. Therefore, the residential units are arranged to surround ground-level courtyard areas, some of which are publicly accessible, to appear as a collection of five buildings. The design’s intent is directly in response to the site conditions. The project utilizes at-grade open space courtyards, rather than podium-level open space, to ensure the visibility and access of public areas and to meet the intent of the design standards required in SEASP. In addition to the courtyards, a 9,724-sf view corridor is proposed along the north portion of the site, with emergency and loading only access along Pacific Coast Highway to meet the requirement for unobstructed views to the wetlands.

The size and distribution of the residential units are provided in Table 2. The units designated as affordable are located throughout the project and reflect the range of units available. The affordable units are comprised of four studio units; eight 1-bedroom units; four 2-bedroom units; and one 3-bedroom unit. This unit mix provides a variety of housing types and sizes which is compliant with General Plan Housing Element (HE) Policy 1.3 which seeks to accommodate a range of unit sizes and the housing needs of all socioeconomic segments of the community, including large families.

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Table 2: Unit Breakdown
Unit Type Unit Size Range
(square feet [sf])
Percentage of
Development Units Total
Urban 1 (Studio) 635 sf 17% 66
1 Bedroom 677 sf – 842 sf 49% 192
2 Bedroom 953 sf – 1,191 sf 31% 123
3 Bedroom 1,286 sf 2% 9
TOTAL - 100% 390
Open Space
SEASP (Table 6-9) requires a minimum of 20 percent of the project area to be open space. In this instance, the project area is defined as the site area, which is 163,224 square feet. Twenty percent of the overall site area is 32,645 square feet. Of this total, 75 percent shall be public open space (minimum 24,484 square feet). The proposed project includes 24,507 square feet of public open space in the provided view corridor, Courtyard 1, Courtyard 3, and the Public Plaza at the gateway. As a condition of approval, wayfinding signage will be required to be installed in public areas to ensure visibility and perception of public access. Private open space exclusive to the residents of the development totals 20,634 square feet of common outdoor space (Courtyard 2, Courtyard 4, and Pool Deck) and 21,997 square feet of private balconies.

There are active common outdoor open space areas which include pool and spa areas, BBQ areas, fire pit/place areas with tables and seating. The passive common outdoor open space areas have lush landscaping with trees, ample tables and seating, and water features.

In addition to common (public and private) outdoor open space, the interior of the building would include a lobby, mail lounge, club room, leasing area, fitness, and indoor amenity space. All residents of the project, including those occupying the affordable units, will have access to all of the common area amenities throughout the project. The public has access to those public areas along the view corridor, Pacific Coast Highway, and Studebaker Road.

Vehicular Access and Parking
Vehicular ingress and egress to the parking area is provided by one driveway approach from Studebaker Road. Five parking spaces are provided as surface parking spaces behind the retail area. The remainder of the residential and commercial parking is provided in an above-grade parking structure. Per SB 1818 Density bonus requirements, only 456 parking stalls are required for the residential component of the project. Per SEASP development standards, 98 residential guest spaces and only 22 parking spaces are required for the commercial component. The total required parking spaces is 576 parking stalls.

If the project did not utilize the state density bonus provisions and was developed at the base density as calculated per SEASP, which is 235 units, a minimum of 551 parking spaces would be required. This breaks down as: Residential Unit Parking: 470 spaces; Guest Parking: 59 spaces; and Commercial/Retail Parking: 22 spaces. This calculation assumes that all residential units would have a floor area greater than 451 square feet.

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The project would provide 576 parking stalls as required under the state density bonus law for residential units and would comply with the SEASP standards for guest parking and commercial uses. The parking utilization study for the project demonstrates that the provided vehicle parking spaces would meet the demand of the development.

The project would provide 196 bicycle parking spaces in secured areas of the parking garage at each level. Bicyclists would have access to the adjacent elevator to access the parking structure exit onto Studebaker Road, which will include bicycle lane connections as part of final design.

Bike racks are provided at the exterior of the development for patrons visiting the commercial/retail component.

Public Right-of-Way
The proposed project includes the improvements to Pacific Coast Highway along the west side of the development site and Studebaker Road (public roadway) along the southern side of the development site. On Pacific Coast Highway, the proposed project would construct a curb between the existing bicycle lane and the vehicle travel lane and construct a new bus turn out near the current bus stop. The cross-section of Pacific Coast Highway, including the pedestrian amenities of sidewalk, parkway areas, and a 10-foot public access easement would ensure consistency with the intent of SEASP. All improvements within the Pacific Coast Highway public right-of-way shall be completed in conformance and consultation with the California Department of Transportation (CalTrans) given that this road falls under CalTrans jurisdiction.

The proposed project would construct roadway improvements within the Studebaker Road existing public right-of-way to include a center median, sidewalk, vehicle lanes, and bicycle lane.

Studebaker Roadway improvements would provide access to the existing office building on the parcel to the east of the project site and the existing parking lot to the northeast of the project site. Vehicular access would continue to be maintained from the Studebaker Road right-of-way to the rear office building at 6621 East Pacific Coast Highway and ultimately to the City-owned parcel (APN 7237-020-041). A roundabout feature would be installed at the terminus of Studebaker Road within the public right-of-way limits. An ingress-egress driveway would extend north from the roundabout to provide access to a two-way drive aisle that would extend onto parcel APN 7237-020-041, north of the proposed building.

The proposed project would be sited and designed to allow the completion of Shopkeeper Road connection at the rear of the property when this is undertaken in the future, in conformance with the SEASP policies.

Housing Element Site Inventory
One of the required findings relates to consistency with the City’s General Plan. The smaller parcel (APN: 7237-020-040) of the subject development site is on the site inventory in the City’s 6 th Cycle Housing Element of the General Plan, certified by the State of California’s Department of Housing and Community Development in April 2022. Pursuant to Government Code Section

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65863, cities must maintain, at all times during the planning period, adequate sites to meet their unmet share of RHNA. Under this law, cities generally may not take any action that would allow or cause the sites identified in its Site Inventory to be insufficient to meet its remaining unmet share of the City’s 2021-2029 Regional Housing Needs Assessment (RHNA) for lower and moderate-income households. Therefore, because the project parcel is on the site inventory, based on this the above-cited government code section known as “housing element no-net loss,” an analysis is required to ensure that future development of the proposed project site does not preclude the City’s ability to meet its RHNA obligations.

Sites on the site inventory were analyzed and selected to demonstrate that the City has land use and zoning capacity to facilitate the 2021-2029 RHNA figure of 26,502 housing units in accordance with Housing State Law. Sites were selected for the inventory based on a set of objective criteria for analyzing the likelihood of housing being developed on the site, including based on lot size, improvement-to-land ratio (with a higher ratio indicating lower feasibility for dwelling unit potential), and whether the underlying zoning or General Plan PlaceType designation allows residential uses. In this case, the property, zoned SP-2-MU-CC, meets the criteria and was included in the Housing Element site inventory. The subject site, which has existing office buildings, was projected through the site inventory as likely to facilitate a total of five potential moderate-income units and 21 potential market rate units.

Even though the proposed project is a residential development project that would facilitate 352 more market rate units and 17 more very-low income units than projected in the site inventory, the proposed project does not include five moderate-income units as projected in the site inventory. Therefore, the City must demonstrate that its plans, policies and zoning facilitate the production of the 26,502-unit RHNA allocation. Although the site inventory is the most wellknown method for meeting this obligation, the City may meet its RHNA obligation through a combination of: (1) the projected number of Accessory Dwelling Units (ADUs) anticipated to be permitted based on recent trends; (2) documenting approved and proposed residential development projects in the pipeline; and (3) through an inventory of sites with demonstrated land use and zoning capacity to accommodate the RHNA allocation.

ADU Production
As a result of substantial relaxation of development standards and procedures by the State to facilitate ADU construction, since 2018 the City has seen significant increases in applications and permits for ADUs across Long Beach. Production of ADUs has more than quadrupled between 2018 and 2020, as shown below:
• 2018: 59 units
• 2019: 151 units
• 2020: 268 units
• 2021: 445 units
• 2022: 508 units

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The above three-year period (2018, 2019 and 2020) yields an annual average of 159 units. To be conservative and based on the observed development trends in the City, the 6th Cycle Housing Element assumed an annual average of 159 ADUs between 2021 and 2029, for a total of 1,275 units, representing nearly five percent (4.8 percent) of the City’s 6th Cycle RHNA. This is based on the average number of ADUs permitted between 2018-2020 (Adopted 2021-2029 Housing Element Technical Appendices, p. C-2). Around two-thirds of those units were designated in the affordable categories of the RHNA based on guidance from the Southern California Association of Governments (SCAG).

Given the progressively upward trend and an emerging trend of Junior ADUs, which are attached accessory units that occupy the existing square footage of a housing unit and therefore, are typically smaller in size, less expensive to construct, and a more affordable housing option, the City anticipates that the construction of ADUs will continue to increase. ADU production in 2021 totaled 445 units and in 2022, 508 ADUs were permitted. Based on the more recent data, using a five-year average (2018-2022), the City now estimates 2,290 ADUs will be developed during the Housing Element period, which is a net increase of 1,015 units. ADUs for the City’s RHNA were allocated within the affordable categories, which includes moderateincome units, and the revised projection represents additional capacity for additional units in the “moderate-income” RHNA category. Furthermore, ADUs are more likely to be naturally affordable and have comprised a higher share of the housing production over time. This again is a conservative approach given the upward trend over time. This increase alone more than accounts for the lost potential of moderate-income units for the proposed project.

Policies and Programs for Moderate Income Units
Like many cities throughout the state, Long Beach has struggled to produce moderate income units. As part of the Housing Element, the City has committed to a multitude of strategies for increasing production of moderate income units. One of the primary mechanisms for incentivizing the development of moderate income units is through the City’s Enhance Density Bonus (EDB) Program, which was adopted in 2021 to provide incentives and bonuses that go above and beyond those provided under state law in order to garner a larger number of affordable units than would otherwise be built. The EDB is designed with the greatest incentives for moderate income units because the City performed the poorest in providing moderate units in the 5th Cycle housing element of any category. In fact, in developing the site inventory, staff assumed that the subject site would produce moderate income units in exchange for incentives provided under EDB. Unfortunately, the EDB has not yet been certified in the Coastal Zone (EDB was approved by the Coastal Commission in June 2023 but must still go back before the City Council).

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assistance to first time homeowners including through downpayment assistance (HE Program

3.3). Some of the zoning strategies, such as the EDB and inclusionary program, are implemented, while others are underway through the Citywide rezoning efforts. The City’s new downpayment assistance program launched in spring 2023 through use of funding via the Consolidated Plan.

In summary, while the project does not provide the five moderate-income units allocated for the site as part of the original site inventory for the 2021-2029 Housing Element, the project provides more housing units overall and provides a greater number units (17) at a deeper affordability level than what was projected as part of the site inventory, serving to offset some of the deficit that would be created by the approval of other projects in the City. Pursuant with state law, the City has identified that it has the additional capacity, capability, and feasibility to meet its RHNA obligation, based on the net increase in ADU production and through policies and programs to support the development of moderate-income units.

Lot Line Adjustment
According to the record of survey, there are three existing legal parcels on the project site.

Under existing conditions, the easternmost property line for APN: 7237-020-050 (6615 East Pacific Coast Highway) shares a common property line with APN: 7237-020-041 (6621 East Pacific Coast Highway). This shared property line bisects the surface parking lot that is shared between all three parcels and maintains access rights via the CC&Rs in place for the Marketplace Shopping Center, Marketplace Office Park (project applicant), and City-owned parcel. The easternmost shared property line between APNs 7237-020-050 and 7237-020-041 would be adjusted eastward and would remain within the existing surface parking lot (Attachment G - LLA and LM Exhibit). The adjusted property line would remain located between the buildings at 6695 East Pacific Coast Highway and 6621 East Pacific Coast Highway.

Prior to the lot line adjustment there are three legal parcels (two parcels with frontage along East Pacific Coast Highway and one parcel with frontage along the unbuilt portion of Shopkeeper Road), and there would continue to be three legal parcels after the lot line is adjusted. The easternmost parcel to be adjusted (APN: 7237-020-041 [6621 East Pacific Coast Highway]) maintains a front lot line along Shopkeeper Road pursuant to Section 21.15.1150 (Front Lot Line) of the Long Beach Municipal Code (LBMC), due to the dimension of the lot line along Shopkeeper Road in comparison to the lot line dimension along the unbuilt section of Studebaker Road that forms the southern lot line.

The adjustment would increase the size of APN: 7237-020-050 (6615 East Pacific Coast Highway) to 125,221 square feet in compliance with SEASP. The resulting lot size portion of APN: 7237-020-041 (6621 East Pacific Coast Highway) would be 68,691 square feet and there would be no change to the width of the remaining portion of the parcel as the adjustment would slightly reduce the existing depth of the lot. Furthermore, as conditioned, the remaining office building at APN: 7237-020-041 (6621 East Pacific Coast Highway) would be required to maintain vehicular parking onsite and on the shared City-parcel (APN: 7237-020-904) through an amendment to the CC&Rs in place through agreements by all parties. Two rows of surface

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parking lot areas would remain between the adjusted lot line, which would ensure the maintenance of adequate setbacks pursuant to SEASP. There would be no reduction in onsite open space for the office building to remain at APN: 7237-020-041 (6621 East Pacific Coast Highway). Surface drainage and all applicable utility easements would be maintained with the adjustment. As such, the required findings to approve the lot line adjustment can be made in the affirmative.

Lot Merger
As previously noted, there are three existing legal parcels on the project site. The development site (6615 and 6695 East Pacific Coast Highway) would be the location of the requested lot merger. The lot merger would merge the adjusted APN: 7237-020-050 (6615 East Pacific Coast Highway) and APN: 7237-020-040 (6695 East Pacific Coast Highway) to result in one 163,249- square-foot (3.75-acre) lot. There would be one legal parcel after the lots are merged. The APN:
7237-020-041 (6621 East Pacific Coast Highway) would remain a separate parcel.

Local Coastal Development Permit
In accordance with the Zoning Ordinance, a Local Coastal Development Permit (LCDP) is required for applications that include a discretionary action or subdivision within the Coastal Zone. The purpose of the LCDP is to ensure that all public and private development in the Long Beach Coastal Zone is developed consistent with the City’s certified LCP.

The LCP identifies the project site within the SEASP area of the Coastal Zone. This sub-area where the project site is located encompasses the entire southeast corner of Long Beach.

Although principally a residential community, it also contains wetlands, considerable commercial development and two very large electric generating plants. Some land in SEASP is used for oil production. When this resource is depleted, the land will be available for other uses.

The operation of the mixed-use building, including the public outdoor open space, is consistent with the applicable development standards contained in the SP-2-MUCC Zoning District as applicable under State Density Bonus Law. This property is currently developed with two office buildings and surface parking areas which will be demolished to facilitate the mixed-use building. The other properties at the intersection of Pacific Coast Highway and Studebaker Road in this extreme southeast corner of the City are currently developed with commercial uses and retail shopping centers, consistent with the certified SEASP.

The proposed mixed-use building includes incentives/waivers from certain development standards as allowed under the state density bonus law. The incorporation of affordable units is consistent with the certified LCP and Coastal Act, which encourages a mix of housing opportunities to meet the public access goals of the Coastal Act. Maximizing public access “for all the people,” is part of the Environmental Justice policies adopted by the Coastal Commission. Without the concessions for massing, height, and parking, the project would be developed with market rate units only, which would not help to fully realize the robust public access policies and broad concern for equitable access to the Coast by all. The project

CHAIR AND PLANNING COMMISSIONERS
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conditions of approval ensure that the affordable units are distributed throughout the various residential levels, including the upper floors, and shall be generally reflective of the mix of unit sizes and number of bedrooms in the overall project. The SEASP area is designated as a high resource area under state law and as reflected in the City’s Housing Element; therefore, the development of affordable units within SEASP helps meet the goals not only of the Coastal Act but also of the City’s HE Goal 6 of ensuring Fair and Equal Housing for Opportunity including in high resource areas where there has historically been a lack of affordable housing. The specific concession/waivers requested to support the project are not incongruent with the certified LCP and Coastal Act. The increased height by one-story to six-stories does not obstruct an established view corridor. Furthermore, this concession in height is not unlike the waiver process allowed under the SEASP for additional height granted to low-cost overnight visitorserving accommodations. The incentives/waivers include increased height and parking reduction to support the additional density for the affordable dwelling units. A parking utilization study was prepared to demonstrate that the reduced parking rate provided in SB 1818 under the government code would address the anticipated demand for off-street parking based on traffic engineering principles. Therefore, the parking provided would be sufficient for the demand of the development. Furthermore, increased density is known to reduce both Vehicle Miles Traveled and energy consumed, consistent with Coastal Act and the City’s climate goals and policies.

The project incorporates new coastal access and wetland view recovery opportunities on the site with the inclusion of a public paseo/view corridor, public seating areas along Pacific Coast Highway and Studebaker Road as well as direct, new, and improved access for pedestrians and bicyclists to the Pacific Coast Highway and Studebaker Road public right-of-way consistent with LCP and Coastal Act goals for the Coastal Zone. Those policies (5.1 through 5.32) contained in Chapter 5 of the SEASP Document, shall be included as project design features implemented through the project conditions of approval (Attachment H – Conditions of Approval).

The project design includes bird-safe features, lighting, and a landscape palette all consistent with SEASP requirements. SEASP Chapter 8.3.14 includes requirements for glazing areas and building design to reduce the potential for bird strikes. The project has been designed to comply with SEASP requirements through the use of ultra-violet glass, glazing with less than 30 percent coefficient "reflectivity out", and use of recessed and projecting balconies to cast shadows.

Landscaped areas next to the buildings, including courtyards, will be planted in accordance with the spacing requirements in SEASP. Furthermore, the glazing area on the building is limited to windows, storefronts, and railings, surrounded by opaque building materials and finishes. With the incorporation of bird-safe treatments on glazing areas and the proper placement of landscaping, the project design would be in conformance with the SEASP requirements. As required under SEASP, the proposed plant palette has been designed in conformance with Appendix D of SEASP. As conditioned, the final selection of landscaping shall be designed to maximize habitat potential when fully grown.

The SEASP planned for the establishment of an impact fee on new development for certain parcels with the purpose of funding the monitoring and maintenance of sensitive coastal

CHAIR AND PLANNING COMMISSIONERS
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resources, along with improved public access. On November 1, 2022, the City Council adopted an ordinance and resolution to establish a Sensitive Coastal Resource Impact Fee (Chapter

18.19 of the LBMC). As conditioned, the project would be required to pay the Sensitive Coastal Resource Impact Fee prior to the issuance of a Certificate of Occupancy for the project. The collected fees would cover a baseline study, monitoring, and maintenance of 4 acres of buffer and 4 acres of adjacent wetlands in the SEASP area.

PUBLIC HEARING NOTICE
A total of 184 notices of public hearing were distributed on July 3, 2023, and six posters placed onsite in accordance with the requirements of Chapter 21.21 of the Zoning Regulations. The applicant conducted independent outreach on November 2, 2022, with Long Beach Affiliates and on June 21, 2023, with the Los Cerritos Wetlands Trust. As of the time of report preparation, staff is in receipt of no written communications in response to the project.

ENVIRONMENTAL REVIEW
This project has been reviewed for compliance with the California Environmental Quality Act (CEQA). Pursuant to CEQA and the CEQA Guidelines, the project was analyzed as part of the previously certified Southeast Area Specific Plan Program Environmental Impact Report (PEIR) (State Clearinghouse No.2015101075) (EIR 02-16) (Attachment I – SEASP Program EIR). A Program EIR Compliance Checklist (PECC 03-23) was prepared for the specific project per CEQA in compliance with Sections 15162 and 15168 (c)(2) of the CEQA Guidelines (Attachment J – SEASP Compliance Checklist [PECC 03-23]). Project activities have been determined to be within the scope of activities analyzed in the PEIR and will not result in any new significant impacts. The Southeast Area Specific Plan PEIR was originally circulated between February 17, 2017, and April 3, 2017, and certified by the City Council on September 19, 2017.

Based upon build out of the SEASP area, there are several topical areas within the SEASP PEIR that have impacts and require the implementation of mitigation measures to reduce those impacts as applicable for each project proposed for the area (Attachment K – SEASP Mitigation Monitoring and Reporting Program). Those topical areas requiring mitigation include Air Quality, Biology, Cultural, Hazards and Hazardous Materials, Hydrology and Water Quality, and Traffic.

All mitigation measures are included as conditions of approval for the proposed project. The SEASP Mitigation Monitoring and Reporting Program (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 party responsible for verifying compliance with individual mitigation measures is identified.

Air Quality mitigation measures require Energy Star Appliances, compliance with the Air Quality Management District’s rules relating to construction equipment, and installation of infrastructure relating to electric vehicles. Fair-share payments will be required as part of the traffic mitigation

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measures for future improvements to different intersections as noted in the mitigation monitoring table. These, and the remainder of the topical areas are discussed in greater detail and all mitigation measures included in the adopted MMRP.

The addition of the new mixed-use project will contribute to the needed housing units to the southeast portion of the City, which has not seen substantial construction of housing units, including affordable housing, since the 1970s and 1980s. As conditioned, the project would comply with all mitigation measures, contribute to the Sensitive Coastal Habitat Impact Fee, and construct needed pedestrian, bicycle, and vehicle connections. Staff has analyzed the project in accordance with the required findings for an SPR, LCDP, Lot Line Adjustment, and Lot Merger entitlements and finds that positive findings can be made. As such, in conformance with the required findings, staff recommends that the Planning Commission approve the requested entitlements, subject to Conditions of Approval.

Respectfully submitted,
CK:ASR:AO:mc
Attachments: Attachment A - Vicinity Map
Attachment B – Site Photographs
Attachment C – Plans
Attachment D – Incentives and Waivers Report
Attachment E – Parking Demand Memorandum
Attachment F – Findings
Attachment G – LLA and LM Exhibit
Attachment H – Conditions of Approval
Attachment I – SEASP Program EIR
Attachment J – SEASP Compliance Checklist (PECC 03-23)
Attachment K – SEASP Mitigation Monitoring and Reporting Program

MARYANNE CRONIN

PROJECT PLANNER

ALEXIS OROPEZA

CURRENT PLANNING OFFICER

ALISON SPINDLER RUIZ, AICP

PLANNING BUREAU MANAGER

CHRISTOPHER KOONTZ, AICP

DIRECTOR OF DEVELOPMENT SERVICES

MARINA DR

E PACIFIC COAST HWY

SAN GABRIEL RIVER FC

STUDEBAKER RD

SHOPKEEPER RD

SEAPORT WAY
Subject Property:
6615, 6621, and 6695 E Pacific Coast Hwy
Application No. 2208-10
Council District : 3
Zoning Code : SP-2-MUCC 175 87.5 0
´ 175 350
Feet
Attachment A
This map from the City of Long Beach is intended
for informational purposes only. While reasonable
effort has been made to ensure the accuracy of
the data, the City assumes no liability or damages
arising from errors or omissions. This map is
provided without warranty of any kind. No part of
this map may be reproduced or transmitted to any
form or by any means, electronic or mechanical,
including photocopying or recording system.

As of 6/29/2023
"'<
/
/
/ /
/
/
/
/
/
V
/
/ j
/ /
/ /
/
/
/
/
/
/
/
. ·~ /
,.;·
/ / / /
and 2201-12

ATTACHMENT B

SITE PHOTOGRAPHS
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 (SPR22-082, LCDP22-049, LMG22-012) Application No. 2201-12 (LLA22-002)
July 20, 2023
Site Photographs
6615, 6621, and 6695 East Pacific Coast Highway
Application Nos. 2208-10 and 2201-12
July 20, 2023

Page 2 of 4 ends

Site Photographs
6615, 6621, and 6695 East Pacific Coast Highway
Application Nos. 2208-10 and 2201-12
July 20, 2023

Page 3 of 4 ends

Site Photographs
6615, 6621, and 6695 East Pacific Coast Highway
Application Nos. 2208-10 and 2201-12
July 20, 2023

Page 4 of 4 ends

VICINITY MAP 2nd ST. MARINA DR APPIAN WAY SITE PACIFIC COAST HWY STUDEBAKER RD MARINA DR 1st ST. BOLSA AVE NORTH N.T.S. SHOPKEEPERS Project Team G1.0 SHEET DESCRIPTION G1.0 COVER SHEET G1.1 PROJECT SUMMARY G1.2 PROJECT SUMMARY A1.0 CONCEPTUAL PERSPECTIVE A1.1 CONCEPTUAL PERSPECTIVE A1.2 SITE PLAN A1.3 FIRE MASTER PLAN A1.4 OPEN SPACE PLAN A2.0 BUILDING PLAN - SUB-T PARKING A2.1 BUILDING PLAN - LEVEL 1 A2.2 BUILDING PLAN - LEVEL 2 A2.3 BUILDING PLAN - LEVELS 3 - 5 A2.4 BUILDING PLAN - LEVEL 6 A2.5 BUILDING PLAN - ROOF | POOL DECK A2.6 CONCEPTUAL ELEVATIONS - NORTH & SOUTH A2.7 CONCEPTUAL ELEVATIONS - EAST & WEST A2.8 BUILDING SECTIONS A3.0 UNIT PLANS A4.0 COLOR AND MATERIAL BOARD L.0 DESIGN NARRATIVE L.1 CONCEPTUAL LANDSCAPE PLAN - GROUND LEVEL L.2 CONCEPTUAL LANDSCAPE PLAN - PLAZA ENLARGEMENT L.3 CONCEPTUAL LANDSCAPE PLAN - COURTYARD ONE L.4 CONCEPTUAL LANDSCAPE PLAN - COURTYARD TWO L.5 CONCEPTUAL LANDSCAPE PLAN - COURTYARD THREE/FOUR L.6 CONCEPTUAL LANDSCAPE PLAN - LEVEL 7 ROOF DECK L.7 PLANT PALETTE C1.0 FINAL CONDITION CONCEPTUAL GRADING PLAN C1.1 INTERIM CONDITION CONCEPTUAL GRADING PLAN C1.2 STREET SECTIONS C2.0 CONCEPTUAL UTILITY PLAN C3.0 CONCEPTUAL SUSMP PLAN C3.1 SUSMP FILTER DETAIL AND LID FEASIBILITY MEMO C4.0 LOT LINE ADJUSTMENT EXHIBIT PM1 GROUND LEVEL SCHEMATIC LIGHTING PM2 PLAN - LEVEL 7 ROOF DECK SCHEMATIC LIGHTING SHEET INDEX FOURTH SUBMITTAL LONG BEACH, CA APRIL 3, 2023 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 APPLICANT/OWNER: CP VI Marketplace, LLC 1000 Sansome Street 1st FLoor San Francisco, CA 94111 (310) 968-6942 Contact: Hunter Weaver [email protected] Will Cipes [email protected] RESIDENTIAL ARCHITECT: AO ARCHITECTS 144 N. Orange Street Orange, CA 92866 (714) 639-9860 Contact: Ioanna Magiati [email protected] Jose Ho [email protected] LANDSCAPE ARCHITECT: URBAN ARENA 3195 Red Hill Avenue Loft F Costa Mesa, CA 92626 (714) 754-4500 Contact: Tim Sullivan [email protected] Keith Mittemeyer [email protected] CIVIL ENGINEER: FUSCOE 600 Wilshire Boulevard Suite 1470 Los Angeles, CA 90017 (213) 542-5620 Contact: Andrew Willrodt [email protected] Attachment C PROJECT SUMMARY G1.1 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 Marketplace is located on the north corner of PCH and Studebaker and serves as a gateway to the city of Long Beach from Orange County. Currently, the 3.747 AC. site is underutilized as a parking lot and office building. The proposed 6-story, mixed-use development comprises 390 apartment units with 5,351 SF of ground floor retail. The unit mix consists of 1 bedroom up to 3 bedrooms units. 17 of the units are proposed to be deed-restricted to very low income households. A 5,351 SF retail component is proposed at the intersection of PCH & Studebaker. Both residential and retail parking will be provided on the 6-story parking structure. The project was designed to be consistent with the Southeast Area Specific Plan and Mixed-Use Community Core design guidelines. Taking advantage of the mild year-round southern California weather, the proposed development provides 4 open courtyards and an expansive roof deck with pool for the residents. Each courtyard is programmed with various amenities and experiences thus effectively increasing the livability of each residence. In addition to over ±20,656 SF of the ground level outdoor spaces, there is ±12,485 SF of interior amenities such as fitness center and co-workspaces. Moreover, the ±10,000 SF roof pool deck is oriented in a manner to take in the beautiful coastal views along the Long Beach Shore and advantage of the sunny California weather. Various amenities are distributed throughout the pool deck. A ±9,724 SF view corridor is proposed along PCH, on the north side of the parcel, meeting the City's requirement for unobstructed views to the wetlands. The common open spaces and amenities, along with the project's proximity to 2nd & PCH and nearby retail and entertainment, provide a vibrant walking community that takes into account the privilege of its location within the Southeast Area of Long Beach. Trash will be collected in three streams: waste, mixed recycling, and organics. the use of compactors will reduce the number of trash truck trips to the property. Three trips per week are anticipated. Retail trash will be separate from residential trash. Trash containers will be staged on Studebaker near the garage entrance. Trash containers will be moved with an electric pallet jack, waste caddy, or scout truck. Bird Safety, the project will provide UV reflective windows, balconies as well as awnings to reduce the amount of glassing and reflectivity as a whole. The Project will be enrolled in the TMA . The Project will demonstrate eligibility for and compliance with LEED Silver. PROJECT NARRATIVE:

PROJECT SUMMARY G1.2 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 A1.0 VIEW LOOKING FROM PCH TOWARDS STUDEBAKER 1 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 CONCEPTUAL PERSPECTIVE JOB NO.: 2021-492 KEY MAP NORTH N.T.S. STUDEBAKER RD PACIFIC COAST HIGHWAY 1
A1.1 VIEW OF CORNER RETAIL ON PCH AND STUDEBAKER 2 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 CONCEPTUAL PERSPECTIVE JOB NO.: 2021-492 KEY MAP NORTH N.T.S. STUDEBAKER RD PACIFIC COAST HIGHWAY 2

E D T D WETLAND LIMITS WETLAND LIMITS

WETLAND LIMITS OHE OHE OHE
OHE

WETLAND AREA

WL WL WL WL WL WL WL WL
AD
30 48 SIDE APPROACH +54" MAX. A.F.S. 30 48 SIDE APPROACH +54" MAX. A.F.S. ###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
ED
AD
AD
AD
30 48 SIDE APPROACH +54" MAX. A.F.S. 30 48 SIDE APPROACH +54" MAX. A.F.S.

ED ED
<6.25%

STANDPIPE
20M+2P
4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 6P
4C16D-6PCS 6P
4C16D-6PCS
6P
4C16D-6PCS 6P
4C16D-6PCS 20M+2P 4C16D-20 20M+2P 4C16D-20 20M+2P 4C16D-20 20M+2P 4C16D-20 6P
4C16D-6PCS 6P
4C16D-6PCS 6P 4C16D-6PCS 20M+2P
4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P
4C16D-20 20M+2P
4C16D-20 20M+2P 4C16D-20

PULL SECTION MAIN

SECTION
DISTR. SECTION WIRE WAY DISTR. SECTION TI MAIN TI METERING CORNER SECTION GARAGE MAIN UTILITY PULL FIRE PUMP HOUSE LOADS HOUSE METER & MAIN CORNER SECTION 10.416 FFE

SLOPE DOWN
(2% MAX) REF REF REF JT REF REF REF REF

REF REF REF

REF REF REF REF
REF ELECTRICAL ROOM ELECTRICAL ROOM 10.00 FFE 10.25 FFE

SLOPE DOWN

1.0% (2% MAX) RUN = 25.00' RISE = 0.25' 14.50 FFE OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D20 15 10 5 SERVES 34 UNITS LEVELS 1 & 2 MSA-N1 25 30 34 20 15 10 5 SERVES 32 UNITS LEVELS 1 & 2 MSA-E1 32 29 25 PULL SECTION MAIN SECTION DISTR. SECTION WIRE WAY DISTR. SECTION 20 15 10 5 SERVES 30 UNITS LEVELS 1 & 2 MSA-W1 30 25 16 - BIKE RACK 16 - BIKE RACK 16 - BIKE RACK 16 - BIKE RACK T T T 10'-0" 10'-0"
10'-0" 10'-0" VIEW CORRIDOR 7,886 SQ. FT. COURTYARD 1 5,149 SQ. FT. COURTYARD 2 3,701 SQ. FT. RETAIL 5,351 SQ. FT. CLUBROOM 3,496 SQ. FT. LEASING 1,573 SQ. FT. MAIL 1,144 SQ. FT. LOBBY CONCIERGE 1,182 SQ. FT. FITNESS 3,090 SQ. FT. COURTYARD 4 6,435 SQ. FT. COURTYARD 3 3,042 SQ. FT. AMENITY 1 2,000 SQ. FT. 26'-0" 77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 72'-2" 234'-11"
83'-7"
52'-3" 82'-2" 64'-10" 159'-9"
436'-4" 423'-7" 5'-8" 86'-10" 72'-0" 136'-11" 44'-10"
7'-8" 2'-5"
2'-1"
1'-3"
4'-11" 11'-5" 10'-11"
32'-8"
6'-6"
13'-2" 5'-9"
4'-8" 26'-0"
24'-0" 24'-0"18'-0" 8'-6" 8'-6" 8'-6" 18'-0"
9'-0"
9'-0" 18'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" 24'-6" 10'-0"SETBACK LINE 14'-6" 14'-6" STEP BACK LINE 10'-0"4'-6" STUDEBAKER ROAD

PACIFIC COAST
HIGHWAY A3 A1 PASEO LANDSCAPE 6' BUFFER FROM FIRE LANE LOADING ELEC. RM ELEC. RM ELEC. RM GARAGE ENTRY FIRE ACCESS PASSAGE ENTRY DRIVE A5 A3 A3 A3 A3 A5 A5 A5A5 A3 A6 A3 A3 A3 A3 U1 B3 B2 B2 B2 B2 B2 B4 B4 B2 B2 B4 A6U1 A5.1 U1 B2 U1 U1A6 U1 U1 A5A6 C1 U1 B4 A6 B4B4 5' 5'-5"
5' 5'-9"
8'
6' 6'-9"
5'-6" 9'-5"
6'-3"
7'-6" 8'
5' LIMIT OF WORK
10'-0" 10'-0" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 SITE PLAN A1.2 NORTH 1"=30'-0"0 15' 30' 60' 90' 100' WETLAND BUFFER LEGEND CORNER VISIBILITY TRIANGLE 10' UPPER LEVEL STEP-BACK SETBACK LINE & PUBLIC ACCESS EASEMENT E D 10.00 S T D S S S S S S Xref \\files\321DFS\Residential\2021\2021-492 Carmel PCH Apts Restart Long Beach\04 DD-CD\Apts - HD\CAD\Xref\CIVIL\(Arch) Architects Orange\ROOF.dwg BALCONY 4'-0" x 15'-0" AD
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
ED
AD
AD
AD
ED ED
<6.25%

STEP STEP
5' DIA.
5' DIA. UP 23RSTANDPIPE

RAMP DOWN

7.89%
RUN = 19.00' RISE = 1.50' 14.5' 13.0' UP 23RSTANDPIPE

RAMP DOWN

6.9%
RISE = 1.00' RUN = 14.50' 14.5' 13.5' UP 23R STANDPIPE UP 23RSTANDPIPE

RAMP DOWN

7.89%
RISE = 1.50' RUN = 19.00' 14.5' 13.0'
UP 23R

STANDPIPE

14.3'

14.5' SLOPE DOWN 1.8% RUN = 11.00' RISE = 0.20'
20M+2P
4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 6P
4C16D-6PCS 6P
4C16D-6PCS
6P
4C16D-6PCS 6P
4C16D-6PCS 20M+2P 4C16D-20 20M+2P 4C16D-20 20M+2P 4C16D-20 20M+2P 4C16D-20 6P
4C16D-6PCS 6P
4C16D-6PCS 6P 4C16D-6PCS 20M+2P
4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P4C16D-20 20M+2P
4C16D-20 20M+2P
4C16D-20 20M+2P 4C16D-20

PULL SECTION MAIN

SECTION
DISTR. SECTION WIRE WAY DISTR. SECTION TI MAIN TI METERING CORNER SECTION GARAGE MAIN UTILITY PULL FIRE PUMP HOUSE LOADS HOUSE METER & MAIN CORNER SECTION 10.416 FFE

SLOPE DOWN
(2% MAX) REF REF REF REF REF REF REF

REF REF REF

REF REF REF REF
REF

BALCONY
14'-5" x 5'-2" ELECTRICAL ROOM ELECTRICAL ROOM 10.00 FFE 10.25 FFE

SLOPE DOWN

1.0% (2% MAX) RUN = 25.00' RISE = 0.25' 14.50 FFE OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D 2FB 2FB 2FB 20 15 10 5 SERVES 34 UNITS LEVELS 1 & 2 MSA-N1 25
30 34 20 15 10 5 SERVES 32 UNITS LEVELS 1 & 2 MSA-E1 32 29 25 PULL SECTION MAIN SECTION DISTR. SECTION WIRE WAY DISTR. SECTION 20 15 10 5 SERVES 30 UNITS LEVELS 1 & 2 MSA-W1 30 25 92'-11" 3'-8"
15'-10" 77'-112" 53'-612" 5'-012" BALCONY 4'-0" x 15'-0"

BALCONY
4'-0" x 15'-0"
4'-0" x 15'-0" BALCONY BALCONY 4'-0" x 15'-0"

BALCONY
4'-0" x 15'-0" 2-HR STAIR ENCLOSURE TO ROOF 2-HR STAIR ENCLOSURE TO ROOF 2-HR STAIR ENCLOSURE TO ROOF DECK 2-HR STAIR ENCLOSURE WITH HATCH TO ROOF 2-HR STAIR ENCLOSURE WITH HATCH TO ROOF 2-HR STAIR ENCLOSURE WITH HATCH TO ROOF 2-HR STAIR ENCLOSURE TO ROOF DECK GURNEY SIZED ELEVATOR ELEVATOR (NOT GURNEY SIZED) ELEVATOR (NOT GURNEY SIZED) 2-HR STAIR ENCLOSURE TO TOP PARKING DECK 114' TRAVEL DISTANCE 200' TRAVEL DISTANCE 159' TRAVEL DISTANCE 128' TRAVEL DISTANCE EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT EXIT 200'-0" 200'-0" 200'-0" K K K K K K K K 8 TIER PARKING STRUCTURE TYPE I-A CONSTRUCTION N.F.P.A. 13 SPRINKLER SYSTEM TYPE I-A CONSTRUCTION N.F.P.A. 13 SPRINKLER SYSTEM TYPE I-A CONSTRUCTION TYPE I-A CONSTRUCTION N.F.P.A. 13 SPRINKLER SYSTEM N.F.P.A. 13 SPRINKLER SYSTEM TYPE I-A CONSTRUCTION N.F.P.A. 13 SPRINKLER SYSTEM TYPE I-A CONSTRUCTION N.F.P.A. 13 SPRINKLER SYSTEM TYPE I-A CONSTRUCTION N.F.P.A. 13 SPRINKLER SYSTEM F.R. F.R. F.R. F.R. F.R. F.R. F.R. F.R. F.R. F.R. K K K K K 70'-0" 142'-11"
26'-1"
R28'-0" R28'-0" 117'-2" 200'-0" 200'-0" EXISTING HYDRANT PROPOSED HYDRANT EXISTING HYDRANT RELOCATED EXISTING HYDRANT RELOCATED EXISTING HYDRANT PROPOSED HYDRANT 1 COURTYARD 4 DRIVE ENTRY RETAIL SPACE #1 COURTYARD 3 COURTYARD 2 COURTYARD 1 RETAIL SPACE #2 RETAIL SPACE #3 LEASING & LOBBY MAIL PARCEL COWORKING LOUNGE FITNESS CLUB ROOM DOG SPA LOADING FDC POC 2 3 3 3 ELECTRICAL ROOM 200' TRAVEL DISTANCE
13'-0" 13'-0" 200'-0" 132' TRAVEL DISTANCE R15'-0" R58'-2" R26'-6" R25'-0" R50'-0" 10'-6" 10'-6" 24'-0" R20'-0" R20'-0" R20'-0" R20'-0" 40'-0" 24'-0" 16'-0" 24'-0" R20'-0" R20'-0" R20'-0" R20'-0" 24'-0" R50'-0" R50'-0" R50'-0" R50'-0" 48'-0" 4'-0" 24'-0" ELECTRICAL ROOM K K 26'-0"
77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 72'-2" 234'-11"
83'-7"
52'-3" 82'-2" 64'-10" 159'-9"
436'-4" 423'-7" 5'-8" 86'-10" 72'-0" 136'-11" 44'-10" 26'-0" 24'-0" 24'-0" 26'-0" 8'-6" 8'-6" 8'-6" 18'-0"
9'-0"
9'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" 24'-6" 4'-6"
SETBACK LINE 14'-6" 14'-6" 10'-0" 10'-0" STUDEBAKER ROAD

PACIFIC COAST
HIGHWAY FIRE MASTER PLAN A1.3 NORTH 1"=30'-0"0 15' 30' 60' 90' LA COUNTY FIRETRUCK ROOF ACCESSIBLE STAIR PAVED FIRE LANE WITH RED CURB AS INDICATED. 2-HOUR RATED FIRE WALL GURNEY ELEVATORS EXISTING FIRE HYDRANT PROPOSED FIRE HYDRANT EVERY 300 FEET F.R. K INDICATES KNOX BOX LOCATIONS TO BE INSTALLED PER FIRE DEPARTMENT GUIDELINES. ALL KNOX BOX LOCATIONS SHALL BE DUAL KEYED FOR BOTH FIRE AND POLICE DEPARTMENTS. STANDPIPE LOCATION FIRE-HOSE PULL PATH OF EXIT LEGEND NOTES GATES ACROSS FIRE LANE WILL HAVE A MINIMUM OPENING OF 20'-0" WITH KNOX KEY SWITCH. 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 HYDRANT 200' COVERGE E D 10.00 S T D WETLAND LIMITS WETLAND LIMITS OHE OHE OHE OHE WETLAND AREA

WETLAND AREA
WL WL WL WL WL WL WL S S S S S S Xref ..\..\..\04 DD-CD\Apts - HD\CAD\Xref\CIVIL\(Arch) Architects Orange\ROOF.dwg AD
30 48 SIDE APPROACH +54" MAX. A.F.S. 30 48 SIDE APPROACH +54" MAX. A.F.S. ###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
ED
AD
AD
AD
30 48 SIDE APPROACH +54" MAX. A.F.S. 30 48 SIDE APPROACH +54" MAX. A.F.S.

ED ED
<6.25%

STEP STEP
5' DIA.
5' DIA. STANDPIPE UP 23RSTANDPIPE

RAMP DOWN

6.9%
RISE = 1.00' RUN = 14.50' 14.5' 13.5' UP 23R STANDPIPE STANDPIPE

PULL SECTION MAIN

SECTION
DISTR. SECTION WIRE WAY DISTR. SECTION TI MAIN TI METERING CORNER SECTION GARAGE MAIN UTILITY PULL FIRE PUMP HOUSE LOADS HOUSE METER & MAIN CORNER SECTION 10.416 FFE

SLOPE DOWN
(2% MAX) REF REF REF REF REF REF REF

REF REF REF

REF REF REF REF
REF ELECTRICAL ROOM ELECTRICAL ROOM 10.00 FFE 10.25 FFE

SLOPE DOWN

1.0% (2% MAX) RUN = 25.00' RISE = 0.25' 14.50 FFE OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D20 15 10 5 SERVES 34 UNITS LEVELS 1 & 2 MSA-N1 25 30 34 20 15 10 5 SERVES 32 UNITS LEVELS 1 & 2 MSA-E1 32 29 25 PULL SECTION MAIN SECTION DISTR. SECTION WIRE WAY DISTR. SECTION 20 15 10 5 SERVES 30 UNITS LEVELS 1 & 2 MSA-W1 30 25 234'-11" PASEO LANDSCAPE 6' BUFFER FROM FIRE LANE VIEW CORRIDOR 7,886 SQ. FT. COURTYARD 2 3,701 SQ. FT. RETAIL 5,351 SQ. FT. CLUBROOM 3,496 SQ. FT. LEASING 1,573 SQ. FT. MAIL 1,144 SQ. FT. LOBBY CONCIERGE 1,182 SQ. FT. FITNESS 3,090 SQ. FT. COURTYARD 4 6,435 SQ. FT. COURTYARD 3 3,042 SQ. FT. AMENITY 1 2,000 SQ. FT. ROOFTOP POOL DECK 10,498 SQ. FT. 26'-0" 77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11"
83'-7"
82'-2" 64'-10" 159'-9"
436'-4" 423'-7" 5'-8" 86'-10" 72'-0" 136'-11" 44'-10" 26'-0" 24'-0" 24'-0" 26'-0" 8'-6" 8'-6" 8'-6" 18'-0"
9'-0"
9'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" 24'-6" 4'-6" 14'-6" 14'-6" 10'-0" STUDEBAKER ROAD

PACIFIC COAST

HIGHWAY T T T

SETBACK LINE
STEP BACK LINE A3 A1 A5 LOADING ELEC. RM ELEC. RM ELEC. RM GARAGE ENTRY FIRE ACCESS PASSAGE ENTRY DRIVE A5 A3 A3 A5 A5 A5A5 A3 A6 A3 A3 A3 U1 B3 B2 B2 B2 B2 B2 B4 B4 B2 B2 B4 A6 A5.1 B2 U1A6 U1 U1 A5A6 U1 B4 B4 5' 5'-5"
5' 5'-9"
8' PLAZA 8,430 SQ. FT. 72'-2"
52'-3" A3 A3 A3 U1 U1 U1 C1 A6 B4 COURTYARD 1 5,149 SQ. FT. 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 OPEN SPACE PLAN A1.4 NORTH 1"=30'-0"0 15' 30' 60' 90' 100' WETLAND BUFFER LEGEND PUBLIC ACCESSIBLE OPEN SPACE REQUIRED: 24,484 SQ. FT. PROVIDED: 24,507 SQ. FT. SETBACK LINE & PUBLIC ACCESS EASEMENT 30" DIA.
48 FRONT APPROACH +54" MAX. A.F.S. 30 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S.

TRASH TERMINATION ROOM

STORAGE ROOM
AD
AD
OTIS GEN3
3500 LB / 350 FPM
5'-6" PIT 15'-1" OVERRUN
9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D ED

RAMP UP
<6.25% ELEVATOR
VESTIBULE #2

DOMESTIC BOOSTER

PUMP AREA
5' DIA. 273'-2" 124'-0" 24'-0" 18'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" NO PARKING 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" 8'-6" 8'-6" 9' 18' 15'

WALL DRIVE
24' AISLE 9' 9' COMPACT STALLS 9' 9' 9' 9' 9' 9' 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 BUILDING PLAN - LEVEL SUB-T A2.0 LEVEL SUB-T PARKING DIMENSIONS NORTH 1"=30'-0"0 15' 30' 60' 90' AD 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S.

EXHAUST 81 SQ. FT. TRASH TERMINATION ROOM

ELECTRICAL ROOM
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
ED
AD
AD
AD
CALL BOX/ TURN AROUND AREA 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S.

EXHAUST 81 SQ. FT.

ED ED
<6.25%

ELEVATOR
VESTIBULE #2
ELEVATOR #1
BIKE STORAGE #3
BIKE STORAGE #1
BIKE STORAGE #2

STEP STEP
5' DIA.
5' DIA. STANDPIPE STANDPIPE UP 23R STANDPIPE UP 23RSTANDPIPE

RAMP DOWN

7.89%
RISE = 1.50' RUN = 19.00' 14.5' 13.0'

PULL SECTION MAIN

SECTION
DISTR. SECTION WIRE WAY DISTR. SECTION TI MAIN TI METERING CORNER SECTION GARAGE MAIN UTILITY PULL FIRE PUMP HOUSE LOADS HOUSE METER & MAIN CORNER SECTION REF REF REF REF REF REF REF

REF REF REF

REF REF REF REF
REF ELECTRICAL ROOM ELECTRICAL ROOM DOG SPA OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D BOOSTER PUMP ROOM 20 15 10 5 SERVES 34 UNITS LEVELS 1 & 2 MSA-N1 25 30 34 20 15 10 5 SERVES 32 UNITS LEVELS 1 & 2 MSA-E1 32 29 25 PULL SECTION MAIN SECTION DISTR. SECTION WIRE WAY DISTR. SECTION 20 15 10 5 SERVES 30 UNITS LEVELS 1 & 2 MSA-W1 30 25 92'-11" 3'-8"
15'-10" 77'-112" 53'-612" 5'-012" BALCONY 4'-0" x 15'-0" 26'-0" 77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 72'-2" 234'-11"
83'-7"
52'-3" 82'-2" 64'-10" 159'-9"
436'-4" 423'-7" 5'-8" 86'-10" 72'-0" 136'-11" 44'-10" A3 A1 PASEO LANDSCAPE 6' BUFFER FROM FIRE LANE LOADING ELEC. RM ELEC. RM ELEC. RM GARAGE ENTRY FIRE ACCESS PASSAGE RETAIL 5,351 SQ. FT. CLUBROOM 3,496 SQ. FT. LEASING 1,573 SQ. FT. MAIL 1,144 SQ. FT. LOBBY CONCIERGE 1,182 SQ. FT. PLAZA 8,603 SQ. FT. FITNESS 3,090 SQ. FT. AMENITY 1 2,000 SQ. FT. ENTRY DRIVE 26'-0" 24'-0" 24'-0"18'-0" 8'-6" 8'-6" 8'-6" 18'-0"
9'-0"
9'-0" 18'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" A5 A3 A3 A3 A3 A5 A5 A5A5 A3 A6 A3 A3 A3 A3 U1 B3 B2 B2 B2 B2 B2 B4 B4 B2 B2 B4 A6U1 A5.1 U1 B2 U1 U1A6 U1 U1 A5A6 C1 U1 B4 A6 B4B4 VIEW CORRIDOR 7,886 SQ. FT. COURTYARD 1 5,149 SQ. FT. COURTYARD 2 3,701 SQ. FT. COURTYARD 4 6,435 SQ. FT. COURTYARD 3 3,042 SQ. FT. 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" NO PARKING 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" 8'-6" 8'-6" 9' 18' 15'

WALL DRIVE
24' AISLE 9' 9' COMPACT STALLS 9' 9' 9' 9' 9' 9' 3" MIN. 3" WALL W.R.B. O/ 40 MIL RECESS PAN S.A.F. ASSEMBLY O/ RECESS BIB FLASHING. O/ SILL W.R.B. WALL W.R.B. O/ NAILING FLANGE O/ 40 MIL. SILL PAN S.A.F. O/ CORNER FLASHING O/ 40 MIL RECESS PAN S.A.F. O/ RECESS CORNER FLASHING (NOT SHOWN FOR DETAIL CLARITY) O/ SILL BIB FLASHING O/ SILL W.R.B.. DO NOT APPLY BUTTERED SEALANT TO SILL NAILING FLANGE, ALLOW SILL PAN TO WEEP. SET WINDOW FRAME SILL IN SEALANT TO SILL PAN S.A.F. AND CARRY SEALANT UP FULL HEIGHT OF CORNER FLASHING. FROM THE INSIDE, VERIFY SEALANT IS IN FULL CONTACT WITH THE WINDOW FRAME AND 40 MIL. SILL PAN S.A.F., TOOL SEALANT FLUSH WITH INSIDE OF WINDOW FRAME. CORNER FLASHING (BEYOND) FACTORY FINISHED WINDOW SET IN 1/2" CONTINUOUS BEAD SEALANT (A) SILL SL 3 : 12 3-COAT STUCCO SYSTEM O/ METAL LATH O/ WALL W.R.B. LINE OF INTERIOR FINISH APPLIED FOAM TRIM MAY OCCUR SEE EXTERIOR ELEVATIONS FRAMING & SHEATHING PER STRUCTURAL; SOLID BACKING REQUIRED FOR S.A.F. PER PLAN3" MIN. FACE OF GLAZING IN WINDOW ±4" - 6" W.R.B. O/ 40 MIL S.A.F. DEEP RECESS PAN PART 1 O/ RECESS BIB FLASHING O/ W.R.B PER PLAN 12- W.R.B. O/ 40 MIL DEEP RECESS PAN S.A.F. ASSEMBLY, STEPS 2 THROUGH 5, PER DETAIL SHEATHING MAY OCCUR 2x SOLID BACKING REQUIRED WHEN SHEATHING NOT PROVIDED STUD WALLS 3-COAT STUCCO SYSTEM O/ METAL LATH O/ W.R.B. INTERIOR FINISH W.R.B. O/ NAILING FLANGE O/ 40 MIL. SILL PAN S.A.F. O/ CORNER FLASHING O/ 40 MIL DEEP RECESS PAN S.A.F. O/ RECESS CORNER FLASHING (NOT SHOWN FOR DETAIL CLARITY) O/ SILL BIB FLASHING O/ W.R.B.. DO NOT APPLY BUTTERED SEALANT TO SILL NAILING FLANGE, ALLOW SILL PAN TO WEEP. SET WINDOW FRAME SILL IN SEALANT TO SILL PAN S.A.F. AND CARRY SEALANT UP FULL HEIGHT OF CORNER FLASHING. FROM THE INSIDE, VERIFY SEALANT IS IN FULL CONTACT WITH THE WINDOW FRAME AND 40 MIL. SILL PAN S.A.F., TOOL SEALANT FLUSH WITH INSIDE OF WINDOW FRAME. CORNER FLASHING (BEYOND) FACTORY FINISHED WINDOW SET IN 1/2" CONTINUOUS BEAD SEALANT (A) SILL SL 2 : 12 ±4" - 6" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 BUILDING PLAN - LEVEL 1 A2.1 LEVEL 1 NORTH 1"=30'-0"0 15' 30' 60' 90' PARKING DIMENSIONS NO WINDOW RECESS LEGEND3" WINDOW RECESS 4" - 6" WINDOW RECESS TYP. 77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 72'-2" 234'-11"
84'-1"
52'-3" 82'-2" 64'-10" 160'-9"
437'-4" 423'-7" 5'-2" 87'-4" 72'-0" 136'-9" 45'-0"
24'-0" 24'-0"18'-0" 8'-6" 8'-6" 8'-6" 18'-0"
9'-0"
9'-0" 18'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" ELECTRICAL ROOM A5 A3 A3 A3 A3 A5 A5 A5A5 A3 A6 A3 A3 A3 A3 U1 B3 B2 B2 B2 B2 B2 B4 B4 B4 B2 B2 B4 A6U1 A5.1 U1 B2 U1 U1A6 U1 U1 A5 U1 B2.1 A5.1 U1 A3 A3 A5 A5A3 A3 B4B4 B3 A3 B2 VIEW CORRIDOR COURTYARD 1 COURTYARD 2 COURTYARD 4 COURTYARD 3 A6 U1 B4 A6 A6 B4B4 C1C1 STANDPIPE UP 9R DN 23R UP 9R STANDPIPE UP 9R DN 23R UP 9R

BALCONY
14'-5" x 5'-2" BALCONY14'-5" x 5'-2"

STANDPIPE
UP 9R
UP 9R
DN 23R STANDPIPE UP 9R DN 23R UP 9R STANDPIPE UP 9R DN 23R UP 9R REF REF OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D ###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###2
000
8'-6" x 18'-0" 9'-0" x 18'-00002###
VAN
9'-0" x 18'-0
###2
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0" ### COMPACT 2000 8'-0" x 15'-0" ### COMPACT 2000 8'-0" x 15'-0" ### COMPACT 2000 8'-0" x 15'-0" ###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000 ###2000 18'-0" x 8'-6" ###2000 18'-0" x 8'-6" ###2000 18'-0" x 8'-6" GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-002
000
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-002
000
GUEST
02 000
8'-6" x 18'-0"
GUEST
02 000
8'-6" x 18'-0"
GUEST
02 000
8'-6" x 18'-0" GUEST COMPACT 02 000 8'-0" x 15'-0" GUEST COMPACT 02 000 8'-0" x 15'-0" GUEST COMPACT 02 000 8'-0" x 15'-0" 9'-0" x 18'-0
GUEST
02 000
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-002
000 ### COMPACT 2000 8'-0" x 15'-0" ### COMPACT 2000 8'-0" x 15'-0" ### COMPACT 2000 8'-0" x 15'-0" GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-002
000
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-002
000
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-002
000
GUEST
02 000
8'-6" x 18'-0"
GUEST
02 000
8'-6" x 18'-0" GUEST COMPACT 02 000 8'-0" x 15'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###2
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S.

EXHAUST 81 SQ. FT. EXHAUST 81 SQ. FT.

ED ED
<6.25%

RAMP UP
<6.25%
ED
OTIS GEN3
3500 LB / 350 FPM
5'-6" PIT 15'-1" OVERRUN
9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D OTIS GEN3
4500 LB / 350 FPM
5'-6" PIT 13'-7" OVERRUN
7'-9" CAB HEIGHT 150' MAX. TRAVEL NO PIT LADDER RECESS REQ'D ###2000 18'-0" x 8'-6" ###2000 18'-0" x 8'-6" ###2000 18'-0" x 8'-6" ###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
###2
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-02
000
GUEST
02 000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
STAIR #1
STAIR #2 STAIR #3

ELEVATOR
VESTIBULE #2
ELEVATOR #1
BIKE STORAGE #1
BIKE STORAGE #2
5' DIA.
5' DIA. 36 33 30 25
15 20 10 SERVES 36 UNITS LEVELS 2 & 3 MSB-S2 5
30'-312" A6 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" NO PARKING 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" 8'-6" 8'-6" 9' 18' 15'

UP 9R DN 9R UP 9R STANDPIPE STANDPIPE UP 9R DN 9R UP 9R

STANDPIPE
UP 9R
UP 9R
DN 9R STANDPIPE UP 9R DN 9R UP 9R UP 9R DN 18R UP 9R STANDPIPE REF REF OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D 4'-0" x 15'-0" BALCONY 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S.
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000 ### COMPACT 3000 8'-0" x 15'-0" ### COMPACT 3000 8'-0" x 15'-0" ### COMPACT 3000 8'-0" x 15'-0" ###3000 18'-0" x 8'-6" ###3000 18'-0" x 8'-6" ###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###4
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-0 4
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-0 4
000
###4
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-0 4
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-0 4
000 ### COMPACT 3000 8'-0" x 15'-0" ### COMPACT 3000 8'-0" x 15'-0" ### COMPACT 3000 8'-0" x 15'-0" ###3000 18'-0" x 8'-6" ###3000 18'-0" x 8'-6" ###3000 18'-0" x 8'-6" ###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
9'-0" x 18'-00003###
VAN
9'-0" x 18'-0
###3
000
###4
000
8'-6" x 18'-0" GUEST COMPACT 3000 8'-0" x 15'-0" GUEST COMPACT 3000 8'-0" x 15'-0" GUEST COMPACT 3000 8'-0" x 15'-0" GUEST COMPACT 3000 8'-0" x 15'-0" GUEST 3
000
8'-6" x 18'-0"
GUEST 3
000
8'-6" x 18'-0"
GUEST 3
000
8'-6" x 18'-0"
GUEST 3
000
8'-6" x 18'-0"
GUEST 3
000
8'-6" x 18'-0"
GUEST 3
000
8'-6" x 18'-0"
GUEST 3
000
8'-6" x 18'-0"
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
9'-0" x 18'-0
GUEST 3
000
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
###3
000
8'-6" x 18'-0"
###3
000
8'-6" x 18'-0"
EXHAUST 81 SQ. FT. EXHAUST 81 SQ. FT.

ED ED
<6.25%

RAMP UP
<6.25%
ED
OTIS GEN3
3500 LB / 350 FPM
5'-6" PIT 15'-1" OVERRUN
9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D ###3000 18'-0" x 8'-6" ###3
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-03
000
OTIS GEN3
4500 LB / 350 FPM
5'-6" PIT 13'-7" OVERRUN
7'-9" CAB HEIGHT 150' MAX. TRAVEL NO PIT LADDER RECESS REQ'D

ELEC ROOM
ED
GUEST 3
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0" ###3000 18'-0" x 8'-6"
STAIR #1
STAIR #2 STAIR #3

ELEVATOR
VESTIBULE #2
ELEVATOR #1
BIKE STORAGE #1
BIKE STORAGE #2
5' DIA.
5' DIA. SERVES 36 UNITS LEVELS 3 & 4 MSB-N3 25 20 15 10 5 30 33 36 20 15 10 5 SERVES 32 UNITS LEVELS 3 & 4 MSA-E3 25 29 32 20 15 10 5 SERVES 30 UNITS LEVELS 3 & 4 MSA-W3 30 25 77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 72'-2" 234'-11"
84'-1"
52'-3" 82'-2" 64'-10" 160'-6"
437'-1" 423'-7" 5'-2" 82'-6" 76'-11" 136'-9" 45'-0"
24'-0" 24'-0"18'-0" 8'-6" 8'-6" 8'-6" 18'-0"
9'-0"
9'-0" 18'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" ELECTRICAL ROOM A5 A3 A3 A3 A3 A5 A5 A5A5 A3 A6 A3 A3 A3 A3 U1 B3 B2 B2 B2 B2 B2 B4 B4 B4 B2 B2 B4 A6U1 A5.1 U1 B2 U1 U1A6 U1 U1 A5A6 U1 B2.1 A5.1 C1 U1 A3 A3 A5 A5A3 A3 B4 B3 A3 B2 A5 A5 U1 VIEW CORRIDOR COURTYARD 1 COURTYARD 2 COURTYARD 4 COURTYARD 3 B4 A4.1 A6 U1 B4 A6 A6 B4U1 B4 C1 B4 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" NO PARKING 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" 8'-6" 8'-6" 9' 18' 15'

WALL DRIVE
24' AISLE 9' 9' COMPACT STALLS 9' 9' 9' 9' 9' 9' 3" MIN. WALL W.R.B. O/ 40 MIL RECESS PAN S.A.F. ASSEMBLY O/ RECESS BIB FLASHING. O/ SILL W.R.B. WALL W.R.B. O/ NAILING FLANGE O/ 40 MIL. SILL PAN S.A.F. O/ CORNER FLASHING O/ 40 MIL RECESS PAN S.A.F. O/ RECESS CORNER FLASHING (NOT SHOWN FOR DETAIL CLARITY) O/ SILL BIB FLASHING O/ SILL W.R.B.. DO NOT APPLY BUTTERED SEALANT TO SILL NAILING FLANGE, ALLOW SILL PAN TO WEEP. SET WINDOW FRAME SILL IN SEALANT TO SILL PAN S.A.F. AND CARRY SEALANT UP FULL HEIGHT OF CORNER FLASHING. FROM THE INSIDE, VERIFY SEALANT IS IN FULL CONTACT WITH THE WINDOW FRAME AND 40 MIL. SILL PAN S.A.F., TOOL SEALANT FLUSH WITH INSIDE OF WINDOW FRAME. CORNER FLASHING (BEYOND) FACTORY FINISHED WINDOW SET IN 1/2" CONTINUOUS BEAD SEALANT (A) SILL SL 3 : 12 3-COAT STUCCO SYSTEM O/ METAL LATH O/ WALL W.R.B. LINE OF INTERIOR FINISH APPLIED FOAM TRIM MAY OCCUR SEE EXTERIOR ELEVATIONS FRAMING & SHEATHING PER STRUCTURAL; SOLID BACKING REQUIRED FOR S.A.F. FACE OF GLAZING IN WINDOW ±4" - 6" W.R.B. O/ 40 MIL S.A.F. DEEP RECESS PAN PART 1 O/ RECESS BIB FLASHING O/ W.R.B PER PLAN 12- W.R.B. O/ 40 MIL DEEP RECESS PAN S.A.F. ASSEMBLY, STEPS 2 THROUGH 5, PER DETAIL SHEATHING MAY OCCUR 2x SOLID BACKING REQUIRED WHEN SHEATHING NOT PROVIDED STUD WALLS 3-COAT STUCCO SYSTEM O/ METAL LATH O/ W.R.B. INTERIOR FINISH W.R.B. O/ NAILING FLANGE O/ 40 MIL. SILL PAN S.A.F. O/ CORNER FLASHING O/ 40 MIL DEEP RECESS PAN S.A.F. O/ RECESS CORNER FLASHING (NOT SHOWN FOR DETAIL CLARITY) O/ SILL BIB FLASHING O/ W.R.B.. DO NOT APPLY BUTTERED SEALANT TO SILL NAILING FLANGE, ALLOW SILL PAN TO WEEP. SET WINDOW FRAME SILL IN SEALANT TO SILL PAN S.A.F. AND CARRY SEALANT UP FULL HEIGHT OF CORNER FLASHING. FROM THE INSIDE, VERIFY SEALANT IS IN FULL CONTACT WITH THE WINDOW FRAME AND 40 MIL. SILL PAN S.A.F., TOOL SEALANT FLUSH WITH INSIDE OF WINDOW FRAME. CORNER FLASHING (BEYOND) FACTORY FINISHED WINDOW SET IN 1/2" CONTINUOUS BEAD SEALANT (A) SILL SL 2 : 12 ±4" - 6" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 BUILDING PLAN - LEVELS 3-5 A2.3 LEVELS 3-5 NORTH 1"=30'-0"0 15' 30' 60' 90' PARKING DIMENSIONS NO WINDOW RECESS LEGEND3" WINDOW RECESS 4" - 6" WINDOW RECESS TYP. 2FB2FB STANDPIPE DN 9R DN 9R STANDPIPE UP 12R DN 9R UP 12R 2FB 2FB 2FB STANDPIPE 2FB 2FB 2FB 2FB 2FB
UP 12R
UP 12R
DN 9R STANDPIPE 2FB 2FB 2FB
2FB 2FB 2FB DN 9R DN 9R STANDPIPE DN 9R DN 9R
2FB REF REF OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D 2FB 2FB 4'-0" x 15'-0" BALCONY
9'-0" x 18'-0
###6
000
9'-0" x 18'-0
###6
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000 ### COMPACT 6000 8'-0" x 15'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###7
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-07
000
###7
000
8'-6" x 18'-0"
###7
000
8'-6" x 18'-0"
###7
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0" ### COMPACT 6000 8'-0" x 15'-0" ### COMPACT 6000 8'-0" x 15'-0" ### COMPACT 6000 8'-0" x 15'-0" ### COMPACT 6000 8'-0" x 15'-0" ### COMPACT 6000 8'-0" x 15'-0" ###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0" 9'-0" x 18'-0
###6
000 ###6000 18'-0" x 8'-6" ###6000 18'-0" x 8'-6" ###6000 18'-0" x 8'-6" ###
ELEC. VEHICLE CHARGING
9'-0" x 18'-07
000
###7
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-07
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0" GUEST COMPACT 6000 8'-0" x 15'-0" GUEST COMPACT 6000 8'-0" x 15'-0" GUEST COMPACT 6000 8'-0" x 15'-0" GUEST COMPACT 6000 8'-0" x 15'-0" GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
GUEST 6
000
8'-6" x 18'-0"
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
ELEV. MACH. ROOM ###6
000
8'-6" x 18'-0" 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S.

EXHAUST 81 SQ. FT. EXHAUST 81 SQ. FT.

ED ED
<6.25%

RAMP UP
<6.25%
ED
OTIS GEN3
3500 LB / 350 FPM
5'-6" PIT 15'-1" OVERRUN
9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D OTIS GEN3
4500 LB / 350 FPM
5'-6" PIT 13'-7" OVERRUN
7'-9" CAB HEIGHT 150' MAX. TRAVEL NO PIT LADDER RECESS REQ'D ###6000 18'-0" x 8'-6" ###6000 18'-0" x 8'-6" ###6000 18'-0" x 8'-6" ###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
###7
000
8'-6" x 18'-0" ###6000 18'-0" x 8'-6"
STAIR #4
STAIR #1
STAIR #2 STAIR #3

ELEVATOR
VESTIBULE #2
ELEVATOR #1
BIKE STORAGE #1
5' DIA.
5' DIA.
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-07
000
15 20 10 SERVES 20 UNITS LEVEL 6 MSB-S6 5
30'-312" ELECTRICAL ROOM
77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 72'-4" 234'-11"
84'-1"
52'-3" 82'-2" 64'-10" 160'-6"
437'-1" 423'-7" 15'-10" 71'-10" 76'-11" 136'-9" 45'-0" A5 A3 A3 A3 A3 A5 A5 A5A5 A3 A6 A3 A3 A3 A3 U1 B3 B2 B2 B2 B2 B2 B4 B4 B4 B4 B2 B2 A6U1 A5.1 U1 B2 U1 U1A6 U1 U1 A5A6 B1 U1 B2.1 A5.1 B1 U1 A3 A3 A5 A5A3 A3 A4A4 B3 A3 B2 B5 A5 U1 VIEW CORRIDOR COURTYARD 1 COURTYARD 2 COURTYARD 4 COURTYARD 3 24'-0" 24'-0"18'-0" 8'-6" 8'-6" 8'-6"
9'-0" 18'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" B4 A4.1 A6 U1 B4 A6 A6 A4A4 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" NO PARKING 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" 8'-6" 8'-6" 9' 18' 15'

BALCONY 4'-0" x 15'-0" BALCONY 4'-0" x 15'-0" 2FB2FB2FB2FB 49'-3 1/2" 26'-8" 2FB 2FB 2FB
2FB OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D 45'-5" 26'-8" 2FB 2FB
2FB
2FB 2FB 2FB
4'-0" x 15'-0" BALCONY BALCONY 4'-0" x 15'-0" BALCONY 4'-0" x 15'-0" 15 20 10 SERVES 20 UNITS LEVEL 6 MSB-S6 5
30'-312"

BALCONY
4'-0" x 15'-0" 10" 30" DIA. 30" DIA.

OTIS GEN3
3500 LB / 350 FPM
5'-6" PIT 15'-1" OVERRUN
9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D EXHAUST STAIR #1
STAIR #3

ELEVATOR
VESTIBULE #2
STO. RM. 600 600 600 600 600
362 362 600
STAIR #4
RD OD
RD OD
77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 234'-11"
84'-7"
52'-3" 82'-2" 64'-10" 159'-9"
436'-4" 423'-7" 5'-8" 87'-4" 71'-0" 136'-11" 44'-10" VIEW CORRIDOR COURTYARD 1 COURTYARD 2 COURTYARD 4 COURTYARD 3 VIEW CORRIDOR COURTYARD 1 COURTYARD 2 COURTYARD 4 COURTYARD 3 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" NO PARKING 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" 8'-6" 8'-6" 9' 18' 15'

WALL DRIVE
24' AISLE 9' 9' COMPACT STALLS 9' 9' 9' 9' 9' 9' 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 BUILDING PLAN - ROOF | POOL DECK A2.5 ROOF LEVEL NORTH 1"=30'-0"0 15' 30' 60' 90' PARKING DIMENSIONS LEGEND“ALL WINDOWS BELOW THIS AREA TO BE PROVIDED WITH OFFSET-HINGE CASEMENT WINDOWS FOR INTERNAL WINDOW WASHING. NO HVAC WITHIN 10'-0” OF ROOF EDGE. NO DRAINS WITHIN 6'-0” OF ROOF EDGE” LEVEL 2
(25.41')
LEVEL 1
(12.33')
LEVEL 3
(35.60')
LEVEL 4
(45.68')
LEVEL 5
(55.77')
LEVEL 6
(65.85') 13'-1" 10'-21
4" 10'-1" 10'-1" 10'-1" 11'-1" 3'-0"

12.38' TOC

AVG ELEV
± 67'-7" (85' MAX) AVERAGE ROOF SURFACE

8.90' LOWEST

FIRE DEPT ACCESS
LEVEL 2
(25.41')
LEVEL 1
(12.33')
LEVEL 3
(35.60')
LEVEL 4
(45.68')
LEVEL 5
(55.77')
LEVEL 6
(65.85') 13'-1" 10'-21
4" 10'-1" 10'-1" 10'-1" 11'-1" 3'-0"
± 73'-0
3 4" (75' MAX) FF AMENITY DECK 23'-2" RETAIL HEIGHT (FTF) 12.38' TOC

AVG ELEV
± 67'-7" (85' MAX) AVERAGE ROOF SURFACE

8.90' LOWEST

FIRE DEPT ACCESS
A2.6
SOUTH ELEVATION 2
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS

MARKETPLACE LONG BEACH, CA
DATE: 04-03-2023
JOB NO.: 2021-492
NORTH ELEVATION 1
CONCEPTUAL BLDG. ELEVATIONS - NORTH & SOUTH
1/16"=1'-0"
0 8' 16' 32' 48'

KEY MAP
NORTH N.T.S. STUDEBAKER RD PACIFIC COAST HIGHWAY
2 1
SEASP CHAPTER 8.2.14 BIRD-SAFE TREATMENT
- ULTRA-VIOLET GLASS (PROJECT PROPOSES SOLARBAN 90 (2) + CLEAR OR EQUAL WHICH REFLECTS 92% OF UV LIGHT)
- GLAZING WITH LESS THAN 30 PERCENT COEFFICIENT "REFLECTIVITY OUT" (SOLARBAN 90 (2) + CLEAR VISIBLE LIGHT REFLECTANCE OF 12%) - USE OF RECESSED BALCONIES TO CAST SHADOWS
- USE OF PROJECTING BALCONIES TO CAST SHADOWS

TRANSMITTANCE REFERS TO LIGHT THAT
PASSES THROUGH. WHAT DOES NOT GET

TRANSMITTED (PASS THROUGH) GETS
REFLECTED BACK OUT. REFER TO IMAGE ON
LEFT. SOLARBAN 90 (2) + CLEAR TRANSMITS 8%
OF ULTRAVIOLET LIGHT, WHILE REFLECTING 92%
OUTWARDS.

LEVEL 2
(25.41')
LEVEL 1
(12.33')
LEVEL 3
(35.60')
LEVEL 4
(45.68')
LEVEL 5
(55.77')
LEVEL 6
(65.85') 13'-1" 10'-21
4" 10'-1" 10'-1" 10'-1" 11'-1" 3'-0"

12.38' TOC

AVG ELEV

8.90' LOWEST

FIRE DEPT ACCESS
± 67'-7" (85' MAX) AVERAGE ROOF SURFACE
LEVEL 2
(25.41')
LEVEL 1
(12.33')
LEVEL 3
(35.60')
LEVEL 4
(45.68')
LEVEL 5
(55.77')
LEVEL 6
(65.85') 13'-1" 10'-21
4" 10'-1" 10'-1" 10'-1" 11'-1" 3'-0" 23'-2" RETAIL HEIGHT (FTF) 12.38' TOC

AVG ELEV
± 67'-7" (85' MAX) AVERAGE ROOF SURFACE

8.90' LOWEST
FIRE DEPT ACCESS WEST ELEVATION 4
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS

MARKETPLACE LONG BEACH, CA
DATE: 04-03-2023
JOB NO.: 2021-492
EAST ELEVATION 3
A2.7
CONCEPTUAL BLDG. ELEVATIONS - EAST & WEST
1/16"=1'-0"
0 8' 16' 32' 48'

KEY MAP
NORTH N.T.S. STUDEBAKER RD PACIFIC COAST HIGHWAY 4 3
1 2

1. PERFORATED METAL
SCREEN

2. BIRD CONTROL PROTECTIVE

NETTING

PROPERTY LINE PROPERTY LINE
UNIT
UNIT
PARKING LEVEL 06
PARKING LEVEL 05
PARKING LEVEL 04
PARKING LEVEL 03
PARKING LEVEL 02
PARKING LEVEL 01
UNIT
UNIT
UNIT
UNIT

12.38' TOC

AVG ELEV
POOL DECK ± 73'-1" (75' MAX) FF AMENITY DECK 10'-1"
LEVEL 2
(25.41')
LEVEL 1
(12.33') 10'-1" 11'-1" 10'-1" 10'-2
1 4" 13'-1"

8.90' LOWEST
FIRE DEPT ACCESS ± 67'-7" (85' MAX) AVERAGE ROOF SURFACE LEVEL 3
(35.60')
LEVEL 4
(45.68')
LEVEL 5
(55.77')
LEVEL 6
(65.85') 3'-0" PROPERTY LINE PROPERTY LINE

12.38' TOC

AVG ELEV

POOL DECK
UNIT
UNIT
UNIT
UNIT
UNIT
GARAGE
ENTRY
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
PARKING LEVEL 07
PARKING LEVEL 06
PARKING LEVEL 05
PARKING LEVEL 04
PARKING LEVEL 03
PARKING LEVEL 02
PARKING LEVEL 01
LEVEL 2
(25.41')
LEVEL 1
(12.33')
LEVEL 3
(35.60')
LEVEL 4
(45.68')
LEVEL 5
(55.77')
LEVEL 6
(65.85') 11'-1"
± 67'-7" (85' MAX) AVERAGE ROOF SURFACE

8.90' LOWEST

FIRE DEPT ACCESS
± 73'-1" (75' MAX) FF AMENITY DECK LINE PROPERTY LINE PROPERTY ± 73'-1" (75' MAX) FF AMENITY DECK 10'-1" LEVEL 2
(25.41')
LEVEL 1
(12.33')
UNIT
UNIT
PARKING LEVEL 06
PARKING LEVEL 05
PARKING LEVEL 04
PARKING LEVEL 03
PARKING LEVEL 02
PARKING LEVEL 01 10'-1" 11'-1" 10'-1" 10'-2
1 4" 13'-1"
UNIT
UNIT
UNIT
UNIT

12.38' TOC

AVG ELEV

POOL DECK
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
7'-0" 4
1 2" 7'-0" 5
1 2"
PARKING LEVEL 03
PARKING LEVEL 02
PARKING LEVEL 01

5.4%

6.5%
7'-0" 4
1 2" 5.4%

8.90' LOWEST
FIRE DEPT ACCESS ± 67'-7" (85' MAX) AVERAGE ROOF SURFACE 22'-1" LEVEL 3
(35.60')
LEVEL 4
(45.68')
LEVEL 5
(55.77')
LEVEL 6
(65.85') ± 91'-8 1/2" STAIR & ELEVATOR TOWER3'-0"
7'-0"
4 1
2" 7'-0"
5 1
2"
PARKING LEVEL 02
PARKING LEVEL 01

5.4%

6.5% ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING
18'-0" x 9'-0"
ELEC. VEHICLE CHARGING
18'-0" x 9'-0"
ELEC. VEHICLE CHARGING
18'-0" x 9'-0"
ELEC. VEHICLE CHARGING
18'-0" x 9'-0"
ELEC. VEHICLE CHARGING
18'-0" x 9'-0"
ELEC. VEHICLE CHARGING
18'-0" x 9'-0"
ELEC. VEHICLE CHARGING
18'-0" x 9'-0"
GUEST 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 9'-0" x 18'-0" 9'-0" x 15'-0" 9'-0" x 15'-0" 9'-0" x 15'-0" 9'-0" x 15'-0" 9'-0" x 15'-0" 9'-0" x 15'-0" 9'-0" x 15'-0" 9'-0" x 15'-0" 9'-0" x 15'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" 14 - BIKE RACK16 - BIKE RACK THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB

90.02039210
SQ. FT. TRASH
ROOM #1
DN UP RAMP UP 6%

90.02039210
SQ. FT. RAMP DOWN 6%
TRASH
ROOM #2
UP DN

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB GUEST
DN UP UP 18R

4.99% MAX.

UP
18R
DN
18R
UP
18R
DN
18R
UP
18R
DN
18R

UP DN LINE PROPERTY LINE PROPERTY
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
RETAIL
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
UNIT
ENTRY
DRIVE

COURTYARD
3 PLAZA
LEVEL 2
(25.41')
LEVEL 1
(12.33')
LEVEL 3
(35.60')
LEVEL 4
(45.68')
LEVEL 5
(55.77')
LEVEL 6
(65.85')

UNIT UNIT
UNIT
UNIT
UNIT 13'-1" 10'-2
1 4" 10'-1" 10'-1" 10'-1" 11'-1" 3'-0"

12.38' TOC

AVG ELEV

8.90' LOWEST

FIRE DEPT ACCESS
± 67'-7" (85' MAX) AVERAGE ROOF SURFACE ± 71'-1" (75' MAX) AVERAGE ROOF SURFACE 22'-4" SECTIONS A2.8
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS

MARKETPLACE LONG BEACH, CA
DATE: 04-03-2023
JOB NO.: 2021-492

SECTION BB
1"=30'-0"
0 15' 30' 60' 90'
A A
B
B

PARKING STRUCTURE

RAMP DETAIL
1/4"=1'-0"
0 2' 4' 8' 12'

SECTION CC
C
C
D D

SECTION AA

SECTION DD
BEDROOM 10'-0" x 10'-10" ENTRY LIVING ROOM 10'-6" x 12'-0" BATH CB CB DW KITCHEN 7'-0" x 15'-5" W/D CLOSET
COAT DINING 10" P DATA 2S/2P 1S/1P E.P. 33" WIDE REF. DINING BEDROOM 11'-10" x 11'-11" LIVING ROOM 12'-7" x 15'-6" WIC BATH KITCHEN 8'-8" x 9'-8" ENTRY W/D CB CB DW E.P.

DATA
2S/2P 2S/2P 33" WIDE REF. BALCONY 12'-6" x 4'-7" BALCONY 7'-0" x 8'-0" BEDROOM 11'-0" x 12'-11" ENTRY WIC TERRACE 38'-7" x 10'-0" 2S/2P 2S/2P LIVING ROOM 18'-3" x 12'-11" CB CB KITCHEN 8'-3" x 15'-7" DW15" P

REPOSITIONABLE

ISLAND BATH

DATA DINING
1S/1P
33" WIDE REF.

REPOSITIONABLE
ISLAND
2S/2P 2S/2P
DATA
1S/1P DINING BEDROOM 11'-1" x 12'-9" LIVING ROOM 13'-0" x 14'-11" L D/W CB CB BALCONY 10'-9" x 6'-4"
CLOSET W/D BATH 15" P DATA
1S/1P E.P. KITCHEN 9'-0" x 11'-5" 33" WIDE REF. LIVING ROOM 13'-0" x 11'-10" BEDROOM 11'-1" x 10'-10" D/W CB KITCHEN 9'-0" x 11'-9" CB P DINING BATH W/D
DATA
2S/2P W.I.C. 2S/2P L 18x24 33" WIDE REF. BEDROOM 12'-0" x 13'-9" LIVING ROOM 12'-1" x 8'-6" D/W CB CB BALCONY 10'-9" x 6'-4" BATH KITCHEN 9'-0" x 11'-11" W/D DATA
2S/2P W.I.C. 2S/2P L 18x24 15" P 33" WIDE REF.
34'-0" 25'-0"
30'-11" 25'-0" 25'-0"
34'-0" 18'-6"
34'-0" 38'-7"
31'-6" 33'-7"
26'-8" 38'-7"
31'-6"
21'-6" 38'-10" ENTRY WIC BATH 2 W/D BEDROOM 2 10'-6" x 10'-9" M. BEDROOM 11'-1" x 10'-9" MASTER BATH CLOSET TERRACE 35'-2" x 10'-0" E.P. 2S/2P
DATA 2S/2P 2S/2P LIVING ROOM 18'-1" x 11'-1" KITCHEN REPOSITIONABLE ISLANDDW CB CB 33" WIDE REF. 41'-0"
10'-0" 23'-6" M. BEDROOM 11'-3" x 12'-6" LIVING ROOM 12'-6" x 12'-10" DINING MASTER BATH ENTRY DW CB CB WIC 15" P 2S/2P DATA 2S/2P
2S/2P KITCHEN 8'-7" x 11'-4" BEDROOM 2 11'-0" X 12'-2" BATH 2 W/D E.P. CLOSET 18" L. 33" WIDE REF. BALCONY 10'-10" x 7''-2" 36'-0" 30'-11" ENTRY WIC M. BEDROOM 11'-4" x 12'-8" BEDROOM 2 11'-6" X 12'-2" LIVING ROOM 12'-0" x 13-0" DINING BATH 2 W/D DW CB CB
E.P.
2S/2P
2S/2P MASTER BATHWIC 2S/2P
1S/1P
2S/2P
DATA 1S/1P KITCHEN 9'-8" x 11'-4" 15" P 33" WIDE REF. L 12x24 BALCONY 11'-4" x 7''-2" 36'-0" 34'-0" M. BATH WIC M. BEDROOM 11'-6" x 11'-2" 1S/1P
2S/2P LIVING ROOM 12'-1" x 14'-5" BEDROOM 11'-0" x 12'-8" DINING CB CB DW 18" P
E.P. ENTRY KITCHEN 9'-8" x 9'-10"
1S/1P 33" WIDE REF. WIC
DATA 2S/2P
1S/1P BALCONY 6'-8" x 8'-0" ENTRY LIVING ROOM 14'-6" x 18'-5" M. BEDROOM 12'-11 x 12'-1" BEDROOM 2 11'-0" x 12'-0" DINING W/D 33" WIDE REF. DW CB W.I.C. M. BATH KITCHEN BATH 2 P 15x24 CB REPOSITIONABLE ISLAND L 12x24 BALCONY 4'-0" x 15'-0" 45'-5" 38'-7" 31'-6"
D/W BEDROOM 2 12'-1" x 10'-0" BATH M. BEDROOM 12'-0" x 11'-6" M. BATH WIC LIVING ROOM 10'-0" x 13'-7" DINING TERRACE 43'-8" x 10'-0" W/D ENTRY WIC 1S/1P 2S/2P DATA
1S/1P 2S/2P E.P. CB CB ISLAND
2S/2P KITCHEN 12'-11" x 9'-5" 15" P 33" WIDE REF.
24'-0" 10'-0" 43'-8" UNIT A4.1 1 BEDROOM - 1 BATH (4 UNITS) NET AREA: 780 SQ. FT. PATIO/BALCONY: - UNIT A4 1 BEDROOM - 1 BATH (4 UNITS) NET AREA: 755 SQ. FT. PATIO/BALCONY: 386 SQ. FT. UNIT A3 1 BEDROOM - 1 BATH (79 UNITS) NET AREA: 677 SQ. FT. PATIO/BALCONY: 56 SQ. FT. UNIT A1 1 BEDROOM - 1 BATH (1 UNITS) NET AREA: 842 SQ. FT. PATIO/BALCONY: 58 SQ. FT. UNIT U1 1 BEDROOM - 1 BATH (66 UNITS) NET AREA: 635 SQ. FT. PATIO/BALCONY: - LIVING ROOM 12'-1" x 14'-5" BEDROOM 11'-0" x 12'-8" DINING CB CB DW 18" P WIC
DATA 2S/2P
E.P. ENTRY KITCHEN 9'-8" x 9'-10"
1S/1P
1S/1P 33" WIDE REF. UNIT A5.1 1 BEDROOM - 1 BATH (11 UNITS) NET AREA: 775 SQ. FT. PATIO/BALCONY: - UNIT A6 1 BEDROOM - 1 BATH (40 UNITS) NET AREA: 790 SQ. FT. PATIO/BALCONY: 69 SQ. FT. UNIT A5 1 BEDROOM - 1 BATH (53 UNITS) NET AREA: 790 SQ. FT. PATIO/BALCONY: 69 SQ. FT. UNIT B1 2 BEDROOM - 2 BATH (2 UNITS) NET AREA: 953 SQ. FT. PATIO/BALCONY: 410 SQ. FT. UNIT B2 2 BEDROOM - 2 BATH (53 UNITS) NET AREA: 1047 SQ. FT. PATIO/BALCONY: 69 SQ. FT. UNIT B2.1 2 BEDROOM - 2 BATH (5 UNITS) NET AREA: 1093 SQ. FT. PATIO/BALCONY: 67 SQ. FT. UNIT B5 2 BEDROOM - 2 BATH (1 UNITS) NET AREA: 1049 SQ. FT. PATIO/BALCONY: 437 SQ. FT. BALCONY 14'-5" x 5'-2" ENTRY BEDROOM 2 13'-7" x 9'-10" LIVING ROOM 14'-9" x 9'-8" DINING BEDROOM 3 11'-4" x 11'-4" WIC W/D 2S/2P D/W
CB CB 2S/2P 2S/2P
1S/1P
E.P. KITCHEN 9'-0" x 11'-9" M. BEDROOM 11'-3" x 12'-6" MASTER BATHWIC 1S/1PDATA 1S/1P 2S/2P 18" P 33" WIDE REF.
2S/2P COATS
DATA BATH 2 UNIT C1 3 BEDROOM - 2 BATH (9 UNITS) NET AREA: 1286 SQ. FT. PATIO/BALCONY: 71 SQ. FT. 33'-6" 41'-0" UNIT B4 2 BEDROOM - 2 BATH (51 UNITS) NET AREA: 1191 SQ. FT. PATIO/BALCONY: 60 SQ. FT. UNIT B3 2 BEDROOM - 2 BATH (11 UNITS) NET AREA: 999 SQ. FT. PATIO/BALCONY: 56 SQ. FT. UNIT PLANS A3.0 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 1/8"=1'-0"0 4' 8' 16' 24' A4.0 C. SW 6990 CAVIAR D. SW 7067 CITYSCAPE 1. STUCCO LIGHT SAND FINISH OR EQUAL 6. ALUMINUM STOREFRONT WINDOW BLACK OR EQUAL 3. VINYL WINDOWS OFF-WHITE OR EQUAL 5. METAL AWNING BLACK OR EQUAL COLOR AND MATERIAL BOARD B. SW 0023 PEWTER TANKARD 2. METAL CLADDING OR EQUAL 7. SOFFIT PANELS WOOD FINISH OR EQUAL 4 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 8. METAL RAILING BLACK OR EQUAL A. SW 7064 PASSIVE E. SW 9594 SETTLEMENT 9. GLASS RAILING WITH METAL FRAMING BLACK OR EQUAL 10. LAP SIDING: FIBER CEMENT OR EQUAL 1B 1D 1 5 6 5 A 1D 1D 1B 9 1 9 C 1 2 2 C 1C 1E 1A 1 3 3 8 A 10 1C 4. VINYL WINDOWS BLACK OR EQUAL 4 3 6 3 9 1B 5 4 3 10 9 30" DIA. 30" DIA. 24" DIA. TRASH TERMINATION ROOM

ELECTRICAL ROOM
2 2
2 9'-0" x 18'-0
2 9'-0" x 18'-0
2 CALL BOX/

TURN AROUND AREA

EXHAUST
##########
<6.25%

RAMP UP
<6.25%
OTIS GEN3
4500 LB / 350 FPM
5'-6" PIT
13'-7" OVERRUN7'-9" CAB HEIGHT
150' MAX. TRAVEL

NO PIT LADDER RECESS REQ'D
STAIR #1
STAIR #2
STAIR #3

ELEVATOR
#1

BIKE STORAGE
#3

BIKE STORAGE
#1

BIKE STORAGE
#2
STEP
STEP
5' DIA.

UP 23R

STANDPIPE

RAMP DOWN

7.89%
RUN = 19.00'
RISE = 1.50'

14.5'

13.0'
UP 23R

STANDPIPE

14.5'

13.5'
UP 23R

STANDPIPE
UP 23R

STANDPIPE

14.5'

13.0'
UP 23R

STANDPIPE

14.3'14.5'

SLOPE DOWN

1.8%
RUN = 11.00'
RISE = 0.20'
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
6P
4C16D-6PCS
6P
4C16D-6PCS
6P
4C16D-6PCS
6P
4C16D-6PCS
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
6P
4C16D-6PCS
6P
4C16D-6PCS
6P
4C16D-6PCS
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
20M+2P
4C16D-20
PULL SECTION MAIN SECTION DISTR. SECTION WIRE WAY DISTR. SECTION

RETAIL TRASH
ROOM

RETAIL TENANT B

RETAIL TENANT A

RETAIL TENANT C
1646 SQ. FT.
1782 SQ. FT.
1685 SQ. FT.

ELECTRICAL
ROOM
TI
MAIN
TI

METERING
CORNER

SECTION
GARAGE
MAIN

UTILITY
PULL

FIRE PUMP
HOUSE
LOADS
HOUSE

METER &
MAIN
CORNER

SECTION

10.416 FFE SLOPE DOWN (2% MAX)
DATA
2S/2P
E.P.

E.P.
1S/1P
2S/2P
DATA
E.P.
1S/1P
2S/2P
2S/2P
1S/1P

ELECTRICAL
ROOM

10.00 FFE

10.25 FFE SLOPE DOWN 1.0% (2% MAX)
RUN = 25.00'RISE = 0.25'

14.50 FFE
5101520
SERVES 34 UNITS
LEVELS 1 & 2
MSA-N1
25 30 34
32 29 25 101520 5

PULL SECTION MAIN

SECTION
DISTR.

SECTION
WIRE
WAY
DISTR.

SECTION
30 25 5101520
DATA
2S/2P
2S/2P
DATA
2S/2P
2S/2P
DATA
2S/2P
2S/2P
DATA
2S/2P
2S/2P
DATA
2S/2P
2S/2P

BALCONY
4'-0" x 15'-0"
3195 RED HILL AVE. LOFT F, COSTA MESA, CA 92626
(714) 754-4500

URBAN ARENA

MARKETPLACE LONG BEACH, CA
DATE: 4/11/23
JOB NO.: 19-101
0 60
1"=60'-0"SCALE
120
DESIGN NARRATIVE L0

KEY MAP

LANDSCAPE DESIGN NARRATIVE
The design of the landscape for Long Beach Marketplace takes inspiration from the channels and estuaries of the adjacent Los Cerritos wetlands. Landscape elements meant to emulate the natural forms provide movement through the spaces as well as celebrate the surrounding area that the SEASP intends to protect and enhance. All planting on site will be chosen from the Appendix D of the SEASP despite a small portion of the site being outside the 500' wetland boundary limit for a seamless transition to the surrounding natural areas. Our only exception is minimal highlight planting at the South Gateway corner and the street trees along PCH - outside the boundary limit and chosen from the Long Beach Street Tree List.

Paseo / Fire Lane
A stamped concrete fire lane provides public access with benches, walkway, and 6' landscape buffer.

PCH Open Space
The landscape along Pacific Coast Highway is intended for public use with a 6' wide sidewalk and planting on both sides for buffer from the street and project building. Interpretative signage to be determined in coordination with City Planning will be placed along the walk.

Courtyard 1
This courtyard provides full access to the public with a passive landscape concept. A seat wall with picnic table & bench has been located just off the public walk for place to sit and eat lunch. The rest of the courtyard space will be open turf and planting.

Courtyard 2
Surrounded by amenities and leasing, this courtyard has a more active approach. Adjacent the clubroom residents can enjoy outdoor dining and a fire pit. A patio spills out from the interior co-work & lobby space for an outdoor lounge and/or work experience.

Retail Plaza
The retail plaza highlights the prominent corner of the project site and South Long Beach Gateway through features such as public art, water fountain, enhanced paving materials, seat walls & furniture, and planting. Street trees are pulled back from the corner to emphasize the enhanced building retail corner.

Courtyard 3 & 4
As a mixed active courtyard concept, walkways thoughtfully divide the courtyard into smaller outdoor rooms and planting areas. These outdoor spaces consist of built-in lounge, fire pits, games, outdoor kitchen, shade structure, small recreation turf, and other loose furniture.

Pool Deck
The roof deck landscape design completes the natural forms concept of the project by bringing the wavy pattern to features on the 7th level. Various forms of seating with lounge and cabanas face the pool with raised planters defining the different spaces. Centered on the pool is an outdoor shade pavilion with a fire pit lounge, games, a media wall, and grill counter. Ample seating is provided through built-in banquet style and furniture. To the west extends a coastal viewing area with lounge seating and fire tables.

STUDEBAKER ROAD

PACIFIC COAST HIGHWAY
RETAIL
RETAIL
PLAZA

PASEO / FIRE LANE

COURTYARD
1 COURTYARD
2 COURTYARD
3 COURTYARD
4 POOL DECK
LEVEL 7
NORTH
SOUTH

GATEWAY

PCH OPEN
SPACE

BENCH SEATING

DINING AREA

FIREPIT

RECREATION TURF

GAME LAWN

MEDIA WALL
PATIO

DOG RUN ENTRY GATE

BBQ COUNTER

PLANTING

TRANSFORMER

WATER FEATURE

PRIVATE PATIO

RAISED PLANTERS

PERIMETER FENCE / WALL

SEATING
STAIRS

SIDEWALK

STREET TREES

STAMPED CONCRETE

FENCE & GATE

ART INSTALLATION

INTERPRETATIVE SIGNAGE

DOG RUN

BUS STOP
1 1
1 14
14 8
8 8
7 7
7 7
13 13
13 13
6 6
2 19
21 21
21 21
22 22
23 23
23 23
24 25
25 24
20 20
12 12
5 5
18 18
19 19
18 11
11 11
11 4
4 17
17 10
10 10
10 3
3 16
16 16
16 16
16 16
2 2
16 15
15 15
9 9

FUTURE OUTDOOR SEATING

PLANTING

SEATING

SIDEWALK

STREET TREES

WATER FEATURE

TRANSFORMER

ART INSTALLATION

BIKE RACK

INTERPRETATIVE SIGNAGE

ENHANCED PAVING
1 1
1 56789
10 11
11 109 8
7 6
5 5
43 4
4 4
3 3
2 2
2 ENHANCED PAVING

FENCE & GATE

INTERPRETATIVE SIGNAGE

RECREATION TURF

SEATING

SIDEWALK

STREET TREES
1 1
56 6
7 7
5 5
4 4
3 3
2 2

RAISED PLANTERS

DINING AREA

FIREPIT
TURF

SEATING

OVERHEAD

INTERPRETATIVE SIGNAGE

TRANSFORMER

FENCE & GATE

SIDEWALK

BUS STOP
1 1
8 8
7 7
6 6
54 4
4 3
3 2
2 9
10 10
11 11
9 SEATING

FIREPIT

GAME LAWN

PRIVATE PATIO

BBQ COUNTER

PLANTING

TRANSFORMER

FENCE & GATE

ENHANCED PAVING
1 1
1 1
8 8
79 9
7 6
6 5
5 4
4 4
3 3
2 2

BBQ COUNTER

SEATING

CABANAS

FIRE PIT
POOL

RAISED PLANTERS

RESTROOMS

POOL FENCE

SHOWERS

FEATURE WALL
BAR
1 1
1 8
10 10
8 8
8 7
7 6
6 6
6 6
6 3
3 5
5 4
4 11
4 4
32 2
2 2
2 2
2 2
2 2
9 11
9 #### 3195 RED HILL AVE. LOFT F, COSTA MESA, CA 92626
(714) 754-4500

URBAN ARENA

MARKETPLACE LONG BEACH, CA
DATE: 4/11/23
JOB NO.: 19-101
0 10 20
1"=10'-0"SCALE

PLANT PALETTE
- L7
NORTH
Western Redbud
Cercis Occidentalis
Catalina Ironwood
Lyonothamnus Floribundus
Western Sycamore
Platanus Racemosa
TREES

SHRUBS & GRASSES

GROUND COVERS
Desert Willow
Chilopsis Lineraris
Chitalpa
Chitalpa tashkentensis
Hollyleaf Cherry
Prunus Ilicifolia
Seaside Daisy
Erigeron Glaucus
Purple Sage
Salvia Leucophylla
Woolly Blue Curls
Trichostema Lanatum
Coffeeberry
Rhamnus Californica
Toyon
Heteromeles Arbutifolia
California Sedge
Carex Praegracilis
Cleveland Sage
Salvia Clevelandii
Common Yarrow
Achillea Millefolium
Scarlet Monkeyflower
Erythranthe Cardinalis
Sea Pink
Armeria Maritima
Firecracker Snap Dragon
Galvezia Speciosa ‘Firecracker’
Deer Grass
Muhlenbergia Rigens
Purple Needlegrass
Stipa Pulchra
Chalk Dudleya
Dudleya Pulverulenta
Dwarf Coyote Bush
Baccharis pilularis ‘Pigeon
Meadow Sedge
Carex Pansa
Common Rush
Juncus Effusus
Low Bulrush
Isolepis Cernua
Maidenhair Fern
Adiantum Jordanii
Coral Bells
Heuchera Rubescens
Canyon Prince
Elymus condensatus
Beach Strawberry
Fragaria Chiloensis
Yankee Point Ceanothus
Ceanothus Griseus Horizontails
Mexican Rush
Juncas Mexicanus
Idaho Fescue
Festuca Idahoensis
Blue Eyedgrass
Sisyrinchium Bellum
NOTE:

PLANTS ARE FROM APPENDIX D OF SEASP. WITH THE EXCEPTION OF STREET TREES OUTSIDE OF WETLAND 500 FT CLEARANCE
11 SPACES
8 SPACES

62.24 50.00
E
D 17 SPACES 19 SPACES
S
T HC
D
9 SPACES

WETLAND LIMITS

WETLAND LIMITS
WETLAND LIMITS 34 SPACES 34 SPACES 34 SPACES 34 SPACES 34 SPACES 5 SPACES 9 SPACES
HC 11 SPACES
13 SPACES
9 SPACES 7 SPACES
OHE
OHE
OHE
OHE

WETLAND AREA
WETLAND AREA 31 SPACES WL
WL
WL
WL
WL
WL
WL
WL
WL
WL
1 SPACE 1 SPACE
1 SPACE
S
S
S
S
S
S 9'-0" x 18'-0 9'-0" x 18'-0 5' DIA.

E.P. SHOPKEEPER

12.33FF

STUDEBAKER PACIFIC COAST HIGHWAY

12.33FF
COURTYARD #4

12.33FS
COURTYARD #3
EX. BUILDING
(TO REMAIN)
EX. PARKING LOT
EX. WETLAND
COURTYARD #2

12.33FS
COURTYARD #1

12.33FS

12.33FF

12.33FF
C1.0

FUTURE SHOPKEEPER RD

EXTENSION CONCEPT PLAN
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS

E N G I N E E R I N G
600 Wilshire Blvd., Suite 1470
Los Angeles, California 90017
tel 213.988.8802 fax 213.988.8803
www.fuscoe.com
MARKETPLACE LONG BEACH, CA JOB NO.: 2021-492
DATE: 05/03/2023

SHOPKEEPER

SECTION D-D
N.T.S.
11 SPACES
8 SPACES

62.24 50.00
E
D

10.0017 SPACES 19 SPACES
S
T HC
D
9 SPACES

WETLAND LIMITS
WETLAND LIMITS 34 SPACES 34 SPACES 34 SPACES 34 SPACES 34 SPACES 5 SPACES 9 SPACES
HC 11 SPACES
13 SPACES
9 SPACES 7 SPACES
OHE
OHE
OHE
OHE

WETLAND AREA
WETLAND AREA 31 SPACES WL
WL
WL
WL
WL
WL
WL
WL
1 SPACE 1 SPACE
1 SPACE
S
S
S
S
S
S 9'-0" x 18'-0 9'-0" x 18'-0 5' DIA.

E.P.

12.33FF

STUDEBAKER PACIFIC COAST HIGHWAY

12.33FF
COURTYARD #4

12.33FS
COURTYARD #3
EX. BUILDING
(TO REMAIN)
EX. PARKING LOT
EX. WETLAND
COURTYARD #2

12.33FS
COURTYARD #1

12.33FS

12.33FF

THIS REAR PARKING AREA AND RELATED

CIRCULATION TO REMAIN TO ENSURE

VEHICULAR ACCESS TO THE EXISTING OFFICE

BUILDING (DESIGNATED TO REMAIN) AND ITS

ADJACENT PARKING AREAS
C1.1

CONCEPTUAL GRADING PLAN
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS

E N G I N E E R I N G
600 Wilshire Blvd., Suite 1470
Los Angeles, California 90017
tel 213.988.8802 fax 213.988.8803
www.fuscoe.com
MARKETPLACE LONG BEACH, CA JOB NO.: 2021-492
DATE: 05/03/2023
C1.2

STREET SECTIONS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS

E N G I N E E R I N G
600 Wilshire Blvd., Suite 1470
Los Angeles, California 90017
tel 213.988.8802 fax 213.988.8803
www.fuscoe.com
MARKETPLACE LONG BEACH, CA JOB NO.: 2021-492
DATE: 04/03/2023

SECTION A-A
N.T.S.

SECTION B-B
N.T.S.

SECTION C-C
N.T.S.

STUDEBAKER

PACIFIC COAST HIGHWAY

PACIFIC COAST HIGHWAY
DATE: 05/03/2023
11 SPACES
8 SPACES

62.24 50.00
E
D 17 SPACES 19 SPACES
S
T HC
D
9 SPACES

WETLAND LIMITS

WETLAND LIMITS
WETLAND LIMITS 34 SPACES 34 SPACES 34 SPACES 34 SPACES 34 SPACES 5 SPACES 9 SPACES
HC 11 SPACES
13 SPACES
9 SPACES 7 SPACES
OHE
OHE
OHE
OHE

WETLAND AREA
WETLAND AREA 31 SPACES WL
WL
WL
WL
WL
WL
WL
WL
WL
WL
1 SPACE 1 SPACE
1 SPACE
S
S S
S
S
S
W
W
W
W
W
W
W
W W W
W
W W 9'-0" x 18'-0 9'-0" x 18'-0 5' DIA.

E.P.

STUDEBAKER
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS

E N G I N E E R I N G
600 Wilshire Blvd., Suite 1470
Los Angeles, California 90017
tel 213.988.8802 fax 213.988.8803
www.fuscoe.com
MARKETPLACE LONG BEACH, CA JOB NO.: 2021-492
DATE: 04/03/2023
C2.0

CONCEPTUAL UTILITY PLAN
DATE: 05/03/2023
11 SPACES
8 SPACES

62.24 50.00
E
D

10.0017 SPACES 19 SPACES
S
T HC
D
9 SPACES 6 SPACES

WETLAND LIMITS

WETLAND LIMITS
WETLAND LIMITS 34 SPACES 34 SPACES 34 SPACES 34 SPACES 34 SPACES 5 SPACES 9 SPACES
HC 11 SPACES
13 SPACES
9 SPACES 7 SPACES
OHE
OHE
OHE
OHE

WETLAND AREA
WETLAND AREA 31 SPACES WL
WL
WL
WL
WL
WL
WL
WL
WL
WL
1 SPACE 1 SPACE
1 SPACE
S
S
S
S
S
S
W
W
W
W
W
W
W
W
W
W W W
W
W W 9'-0" x 18'-0 9'-0" x 18'-0 5' DIA.

E.P.

STUDEBAKER PACIFIC COAST HIGHWAY
EX. BUILDING
EX. PARKING LOT
EX. WETLAND
C3.0

CONCEPTUAL SUSMP PLAN
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS

E N G I N E E R I N G
600 Wilshire Blvd., Suite 1470
Los Angeles, California 90017
tel 213.988.8802 fax 213.988.8803
www.fuscoe.com
MARKETPLACE LONG BEACH, CA JOB NO.: 2021-492
DATE: 04/03/2023 DATE: 05/03/2023
C3.1

SUSMP FILTER DETAILS AND LID FEASIBILITY MEMO
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS E N G I N E E R I N G
600 Wilshire Blvd., Suite 1470
Los Angeles, California 90017
tel 213.988.8802 fax 213.988.8803
www.fuscoe.com
MARKETPLACE LONG BEACH, CA JOB NO.: 2021-492
DATE: 04/03/2023 DATE: 05/03/2023
E
D

10.00 T
D
OHE
OHE
OHE
OHE

STUDEBAKER ROAD PACIFIC COAST HIGHWAY
EX. BUILDING
(TO REMAIN)
EX. BUILDING
(TO BE REMOVED) EX. PARKING
(TO BE REMOVED)
EX. PARKING
(TO BE REMOVED) EX. PARKING (TO BE REMOVED)
EX. PARKING
(TO BE REMOVED)
EX. PARKING
(TO REMAIN)
EX. PARKING
(TO REMAIN)
EX. PARKING
(TO REMAIN)
EX. BUILDING
(TO BE REMOVED)

THIS REAR PARKING AREA AND RELATED

CIRCULATION TO REMAIN TO ENSURE

VEHICULAR ACCESS TO THE EXISTING OFFICE

BUILDING (DESIGNATED TO REMAIN) AND ITS

ADJACENT PARKING AREAS
144 NORTH ORANGE ST., ORANGE, CA 92866
(714) 639-9860

AO ARCHITECTS

E N G I N E E R I N G
600 Wilshire Blvd., Suite 1470
Los Angeles, California 90017
tel 213.988.8802 fax 213.988.8803
www.fuscoe.com
MARKETPLACE LONG BEACH, CA JOB NO.: 2021-492
DATE: 04/03/2023
C4.0

LOT LINE ADJUSTMENT EXHIBIT
DATE: 05/03/2023
Long Beach Marketplace Incentives and Waivers Report
Long Beach Marketplace is a mixed-use development located along Pacific Coast Highway and Studebaker Road. The project proposes 390 for-rent residential units with approximately 5,000 square feet of retail. The 17 affordable units provided by the project are 5% of the base residential units1. These affordable units2 will be deed restricted for 55 years to be affordable to households earning no more than 50% of the area median income (Very Low Income). In accordance with state density bonus law, restricting 5% of the base units to be affordable to Very Low-Income households qualifies a project for a 20% density bonus and one incentive, along with eligibility for waivers.

State Density Bonus Law, Govt. Code §§ 65915 et seq., provides that “[i]n no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development [that earns a density bonus incentive] at the densities or with the concessions or incentives permitted by this section.” Govt. Code § 65915(e)(1); emphasis added. The City can only require compliance with the relevant development standard in three circumstances: when the City finds based on substantial evidence that the waiver (1) would have a specific, adverse impact on health, safety, or the physical environment (and for which there is no feasible method to satisfactorily mitigate or avoid that impact); (2) would have an adverse impact on real property listed on the California Register of Historical Resources; or (3) waiver would be contrary to state or federal law. Govt. Code § 65915(e)(1).

The project proposes using its earned incentive as follows:

Incentive: SEASP 8.2.6 Building Massing
The project proposes the following waivers:

Waiver 1: Maximum building Height, SEASP 6.2.g Height and Stepbacks Waiver 2: Building story requirements, top end of range, SEASP 6.2.g Height and Stepbacks Waiver 3: Building story requirements along Shopkeeper Road fronting wetlands, SEASP 6.2.g Height and Stepbacks
Waiver 4: Building Story Requirements, variety of heights, SEASP 6.2.g Height and Stepbacks Incentive: Building Massing
Development Standard: SEASP 8.2.6 Building Massing
(a) Mixed-Use Community Core and Mixed-Use Marina projects shall be designed as a collection of suitably scaled buildings that form a neighborhood.

The project is designed with an above-ground parking garage. Site constraints make the provision of multiple buildings infeasible with this construction type3. Subterranean parking could allow for a collection of buildings. However, building subterranean parking is significantly more expensive than an above ground garage due to soil conditions, groundwater levels, and shoring costs. This additional cost would render the project infeasible.

Waiver 1: Maximum Building Height
Reference Development Standard: SEASP 6.2.g Height and Stepbacks Attachment D
Table 6-4 Building Story Requirements (MU-CC) provides that the maximum building height adjacent to Pacific Coast Highway shall be 5-stories. Given this maximum building height and a 2.0 FAR, 325 units is the base density. By providing 5% of the base units as affordable to Very Low-Income households, the project would earn a 20% density bonus (65 bonus units for a total of 390 units). To provide the earned bonus units in the project, two additional stories are required resulting in a maximum building height of 91’-8 ½”. The sixth story consists of 69 residential units, and the seventh story consists 10,498 square feet of common open space and code-required showers and restrooms, trash rooms, and stair and elevator access, which would be physically precluded by this development standard.

Waiver 2: Building Story Requirements, top end of range Reference Development Standard: SEASP 6.2.g Height and Stepbacks A site plan that proposes construction of all its buildings at the top end of the allowable range in each area is not permitted.

Following the same logic as the previous waiver, the earned bonus units can only be provided by increasing the height of the base project. In other words, varying building heights reduces a building’s efficiency, which would physically preclude the construction of the project. That said, the project can comply with the 3-story height restriction at the corner of PCH and Studebaker Road as 2 stories are proposed at this location (fronting PCH). The 10’ stepback requirements at the top floor can also be accomplished with the proposed design. However, the 5-story height restriction for PCH projects and the 3-story height restriction at Shopkeeper Road fronting the wetlands needs to be exceeded for the provision of affordable and bonus units. Without this waiver, the earned bonus would be physically precluded.

Waiver 3: Building Story Requirements along Shopkeeper Road fronting wetlands Reference Development Standard: SEASP 6.2.g Height and Stepbacks Table 6-4 Building Story Requirements (MU-CC)
Maximum Building Height Shopkeeper Road Fronting Wetlands: 3-stories The project proposes 6-stories adjacent to Shopkeeper Road fronting the wetlands. There are 6 residential units proposed per floor in this building section, which is 175’ in length. Therefore, the three additional levels contain 18 residential units. These units would be physically precluded unless this waiver is granted. We also note that the building is more than 170’ from the Wetlands, and not located on a parcel that is immediately adjacent to the wetlands.

Waiver 4: Building Story Requirements, variety of heights Reference Development Standard: SEASP 6.2.g Height and Stepbacks Buildings across the entirety of each mixed-use block must demonstrate a variety of heights have been applied to the site plan layout consistent with Section 8.2.6, Building Massing and Section 8.2.7, Building Placement and Orientation.

The building heights vary at the corner of PCH and Studebaker, at the 6th floor stepback along PCH, and at the midpoint of the project rooftop where the indoor and outdoor common space is provided. Reducing building height beyond what is proposed would require additional waivers to increase heigh in other areas of the project. Therefore, the project seeks a waiver for any additional height variations above what is proposed, due to the loss of units that would be required to further vary building height. _________________________________________________________________________________________

1. Base Residential Units Calculation
Assembly Bill No. 2334
CHAPTER 653
SECTION 1. 65915. (o)(6) “Maximum allowable residential density” or “base density” means the maximum number of units allowed under the zoning ordinance, specific plan, or land use element of the general plan, or, if a range of density is permitted, means the maximum number of units allowed by the specific zoning range, specific plan, or land use element of the general plan applicable to the project. If the density allowed under the zoning ordinance is inconsistent with the density allowed under the land use element of the general plan or specific plan, the greater shall prevail. Density shall be determined using dwelling units per acre. However, if the applicable zoning ordinance, specific plan, or land use element of the general plan does not provide a dwelling-units-per-acre standard for density, then the local agency shall calculate the number of units by:
(A) Estimating the realistic development capacity of the site based on the objective development standards applicable to the project, including, but not limited to, floor area ratio, site coverage, maximum building height and number of stories, building setbacks and stepbacks, public and private open space requirements, minimum percentage or square footage of any nonresidential component, and parking requirements, unless not required for the base project. Parking requirements shall include considerations regarding number of spaces, location, design, type, and circulation. A developer may provide a base density study and the local agency shall accept it, provided that it includes all applicable objective development standards. (B) Maintaining the same average unit size and other project details relevant to the base density study, excepting those that may be modified by waiver or concession to accommodate the bonus units, in the proposed project as in the study.

Base Density Study
Land SF 163,219
FAR 2.0
GFA 326,439
NRSF Total 281,444
NRSF Retail 5,351
NRSF Resi. 276,093
Avg Unit SF 850 Base Density Units After DB DB Density (120%) Base Units 325 86.74 DU/AC 390.00 104.08 DU/AC
VLI Units (5%) 17
_________________________________________________________________________________________

2. Affordable Unit Summary
AD 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S.

EXHAUST 81 SQ. FT. TRASH TERMINATION ROOM

EXHAUST 81 SQ. FT.

ED ED
<6.25%

ELEVATOR
VESTIBULE #2
ELEVATOR #1
BIKE STORAGE #3
BIKE STORAGE #1
BIKE STORAGE #2

STEP STEP
5' DIA.
5' DIA. UP 23RSTANDPIPE

RAMP DOWN

7.89%
RUN = 19.00' RISE = 1.50' 14.5' 13.0' UP 23RSTANDPIPE

RAMP DOWN

6.9%
RISE = 1.00' RUN = 14.50' 14.5' 13.5' UP 23R STANDPIPE UP 23RSTANDPIPE

RAMP DOWN

7.89%
RISE = 1.50' RUN = 19.00' 14.5' 13.0'
UP 23R

STANDPIPE

14.3'

PULL SECTION MAIN

SECTION
DISTR. SECTION WIRE WAY DISTR. SECTION TI MAIN TI METERING CORNER SECTION GARAGE MAIN UTILITY PULL FIRE PUMP HOUSE LOADS HOUSE METER & MAIN CORNER SECTION 10.416 FFE

SLOPE DOWN
(2% MAX) REF REF REF REF REF REF REF

REF REF REF

REF REF REF REF
REF ELECTRICAL ROOM ELECTRICAL ROOM 10.00 FFE 10.25 FFE

SLOPE DOWN

1.0% (2% MAX) RUN = 25.00' RISE = 0.25' 14.50 FFE DOG SPA OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D BOOSTER PUMP ROOM 20 15 10 5 SERVES 34 UNITS LEVELS 1 & 2 MSA-N1 25 30 34 20 15 10 5 SERVES 32 UNITS LEVELS 1 & 2 MSA-E1 32 29 25 PULL SECTION MAIN SECTION DISTR. SECTION WIRE WAY DISTR. SECTION 20 15 10 5 SERVES 30 UNITS LEVELS 1 & 2 MSA-W1 30 25 92'-11" 3'-8"
15'-10" 77'-112" 53'-612" 5'-012" BALCONY 4'-0" x 15'-0" 26'-0" 77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 72'-2" 234'-11"
83'-7"
52'-3" 82'-2" 64'-10" 159'-9"
436'-4" 423'-7" 5'-8" 86'-10" 72'-0" 136'-11" 44'-10" A3 A1 PASEO LANDSCAPE 6' BUFFER FROM FIRE LANE LOADING ELEC. RM ELEC. RM ELEC. RM GARAGE ENTRY FIRE ACCESS PASSAGE VIEW CORRIDOR 7,883 SQ. FT. COURTYARD 1 5,094 SQ. FT. COURTYARD 2 3,718 SQ. FT. RETAIL 5,351 SQ. FT. CLUBROOM 3,496 SQ. FT. LEASING 1,573 SQ. FT. MAIL 1,144 SQ. FT. LOBBY CONCIERGE 1,182 SQ. FT. PLAZA 8,603 SQ. FT. FITNESS 3,090 SQ. FT. COURTYARD 4 6,440 SQ. FT. COURTYARD 3 3,009 SQ.FT. AMENITY 1 2,000 SQ. FT. ENTRY DRIVE 26'-0" 24'-0" 24'-0"18'-0" 8'-6" 8'-6" 8'-6" 18'-0"
9'-0"
9'-0" 18'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" A5 A3 A3 A3 A3 A5 A5 A5A5 A3 A6 A3 A3 A3 A3 U1 B3 B2 B2 B2 B2 B2 B4 B4 B2 B2 B4 A6U1 A5.1 U1 B2 U1 U1A6 U1 U1 A5A6 C1 U1 B4 A6 B4B4 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" NO PARKING 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" 8'-6" 8'-6" 9' 18' 15'

WALL DRIVE
24' AISLE 9' 9' COMPACT STALLS 9' 9' 9' 9' 9' 9' 3" MIN. 3" WALL W.R.B. O/ 40 MIL RECESS PAN S.A.F. ASSEMBLY O/ RECESS BIB FLASHING. O/ SILL W.R.B. WALL W.R.B. O/ NAILING FLANGE O/ 40 MIL. SILL PAN S.A.F. O/ CORNER FLASHING O/ 40 MIL RECESS PAN S.A.F. O/ RECESS CORNER FLASHING (NOT SHOWN FOR DETAIL CLARITY) O/ SILL BIB FLASHING O/ SILL W.R.B.. DO NOT APPLY BUTTERED SEALANT TO SILL NAILING FLANGE, ALLOW SILL PAN TO WEEP. SET WINDOW FRAME SILL IN SEALANT TO SILL PAN S.A.F. AND CARRY SEALANT UP FULL HEIGHT OF CORNER FLASHING. FROM THE INSIDE, VERIFY SEALANT IS IN FULL CONTACT WITH THE WINDOW FRAME AND 40 MIL. SILL PAN S.A.F., TOOL SEALANT FLUSH WITH INSIDE OF WINDOW FRAME. CORNER FLASHING (BEYOND) FACTORY FINISHED WINDOW SET IN 1/2" CONTINUOUS BEAD SEALANT (A) SILL SL 3 : 12 3-COAT STUCCO SYSTEM O/ METAL LATH O/ WALL W.R.B. LINE OF INTERIOR FINISH APPLIED FOAM TRIM MAY OCCUR SEE EXTERIOR ELEVATIONS FRAMING & SHEATHING PER STRUCTURAL; SOLID BACKING REQUIRED FOR S.A.F. PER PLAN3" MIN. FACE OF GLAZING IN WINDOW ±4" - 6" W.R.B. O/ 40 MIL S.A.F. DEEP RECESS PAN PART 1 O/ RECESS BIB FLASHING O/ W.R.B PER PLAN 12- W.R.B. O/ 40 MIL DEEP RECESS PAN S.A.F. ASSEMBLY, STEPS 2 THROUGH 5, PER DETAIL SHEATHING MAY OCCUR 2x SOLID BACKING REQUIRED WHEN SHEATHING NOT PROVIDED STUD WALLS 3-COAT STUCCO SYSTEM O/ METAL LATH O/ W.R.B. INTERIOR FINISH W.R.B. O/ NAILING FLANGE O/ 40 MIL. SILL PAN S.A.F. O/ CORNER FLASHING O/ 40 MIL DEEP RECESS PAN S.A.F. O/ RECESS CORNER FLASHING (NOT SHOWN FOR DETAIL CLARITY) O/ SILL BIB FLASHING O/ W.R.B.. DO NOT APPLY BUTTERED SEALANT TO SILL NAILING FLANGE, ALLOW SILL PAN TO WEEP. SET WINDOW FRAME SILL IN SEALANT TO SILL PAN S.A.F. AND CARRY SEALANT UP FULL HEIGHT OF CORNER FLASHING. FROM THE INSIDE, VERIFY SEALANT IS IN FULL CONTACT WITH THE WINDOW FRAME AND 40 MIL. SILL PAN S.A.F., TOOL SEALANT FLUSH WITH INSIDE OF WINDOW FRAME. CORNER FLASHING (BEYOND) FACTORY FINISHED WINDOW SET IN 1/2" CONTINUOUS BEAD SEALANT (A) SILL SL 2 : 12 ±4" - 6" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 BUILDING PLAN - LEVEL 1 A2.1 LEVEL 1 PARKING DIMENSIONS NORTH 1"=30'-0"0 15' 30' 60' 90' NO WINDOW RECESS LEGEND3" WINDOW RECESS 4" - 6" WINDOW RECESS TYP. BMR UNIT 77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 72'-2" 234'-11"
84'-1"
52'-3" 82'-2" 64'-10" 160'-9"
437'-4" 423'-7" 5'-2" 87'-4" 72'-0" 136'-9" 45'-0"
24'-0" 24'-0"18'-0" 8'-6" 8'-6" 8'-6" 18'-0"
9'-0"
9'-0" 18'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" ELECTRICAL ROOM A5 A3 A3 A3 A3 A5 A5 A5A5 A3 A6 A3 A3 A3 A3 U1 B3 B2 B2 B2 B2 B2 B4 B4 B4 B2 B2 B4 A6U1 A5.1 U1 B2 U1 U1A6 U1 U1 A5 U1 B2.1 A5.1 U1 A3 A3 A5 A5A3 A3 B4B4 B3 A3 B2 VIEW CORRIDOR COURTYARD 1 COURTYARD 2 COURTYARD 4 COURTYARD 3 A6 U1 B4 A6 A6 B4B4 C1C1 STANDPIPE UP 9R DN 23R UP 9R STANDPIPE UP 9R DN 23R UP 9R

BALCONY
14'-5" x 5'-2" BALCONY14'-5" x 5'-2"

EXHAUST 81 SQ. FT. EXHAUST 81 SQ. FT.

ED ED
<6.25%

UP 9R DN 9R UP 9R STANDPIPE STANDPIPE UP 9R DN 9R UP 9R

ED ED
<6.25%

ELEC ROOM
ED
GUEST 3
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0" ###3000 18'-0" x 8'-6"
STAIR #1
STAIR #2 STAIR #3

UP 9R DN 9R UP 9R STANDPIPE STANDPIPE UP 9R DN 9R UP 9R

ED ED
<6.25%

ELEC ROOM
ED
GUEST 3
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0" ###3000 18'-0" x 8'-6"
STAIR #1
STAIR #2 STAIR #3

UP 9R DN 9R UP 9R STANDPIPE STANDPIPE UP 9R DN 9R UP 9R

ED ED
<6.25%

ELEC ROOM
ED
GUEST 3
000
8'-6" x 18'-0"
###4
000
8'-6" x 18'-0" ###3000 18'-0" x 8'-6"
STAIR #1
STAIR #2 STAIR #3

WALL DRIVE
24' AISLE 9' 9' COMPACT STALLS 9' 9' 9' 9' 9' 9' 3" MIN. WALL W.R.B. O/ 40 MIL RECESS PAN S.A.F. ASSEMBLY O/ RECESS BIB FLASHING. O/ SILL W.R.B. WALL W.R.B. O/ NAILING FLANGE O/ 40 MIL. SILL PAN S.A.F. O/ CORNER FLASHING O/ 40 MIL RECESS PAN S.A.F. O/ RECESS CORNER FLASHING (NOT SHOWN FOR DETAIL CLARITY) O/ SILL BIB FLASHING O/ SILL W.R.B.. DO NOT APPLY BUTTERED SEALANT TO SILL NAILING FLANGE, ALLOW SILL PAN TO WEEP. SET WINDOW FRAME SILL IN SEALANT TO SILL PAN S.A.F. AND CARRY SEALANT UP FULL HEIGHT OF CORNER FLASHING. FROM THE INSIDE, VERIFY SEALANT IS IN FULL CONTACT WITH THE WINDOW FRAME AND 40 MIL. SILL PAN S.A.F., TOOL SEALANT FLUSH WITH INSIDE OF WINDOW FRAME. CORNER FLASHING (BEYOND) FACTORY FINISHED WINDOW SET IN 1/2" CONTINUOUS BEAD SEALANT (A) SILL SL 3 : 12 3-COAT STUCCO SYSTEM O/ METAL LATH O/ WALL W.R.B. LINE OF INTERIOR FINISH APPLIED FOAM TRIM MAY OCCUR SEE EXTERIOR ELEVATIONS FRAMING & SHEATHING PER STRUCTURAL; SOLID BACKING REQUIRED FOR S.A.F. FACE OF GLAZING IN WINDOW ±4" - 6" W.R.B. O/ 40 MIL S.A.F. DEEP RECESS PAN PART 1 O/ RECESS BIB FLASHING O/ W.R.B PER PLAN 12- W.R.B. O/ 40 MIL DEEP RECESS PAN S.A.F. ASSEMBLY, STEPS 2 THROUGH 5, PER DETAIL SHEATHING MAY OCCUR 2x SOLID BACKING REQUIRED WHEN SHEATHING NOT PROVIDED STUD WALLS 3-COAT STUCCO SYSTEM O/ METAL LATH O/ W.R.B. INTERIOR FINISH W.R.B. O/ NAILING FLANGE O/ 40 MIL. SILL PAN S.A.F. O/ CORNER FLASHING O/ 40 MIL DEEP RECESS PAN S.A.F. O/ RECESS CORNER FLASHING (NOT SHOWN FOR DETAIL CLARITY) O/ SILL BIB FLASHING O/ W.R.B.. DO NOT APPLY BUTTERED SEALANT TO SILL NAILING FLANGE, ALLOW SILL PAN TO WEEP. SET WINDOW FRAME SILL IN SEALANT TO SILL PAN S.A.F. AND CARRY SEALANT UP FULL HEIGHT OF CORNER FLASHING. FROM THE INSIDE, VERIFY SEALANT IS IN FULL CONTACT WITH THE WINDOW FRAME AND 40 MIL. SILL PAN S.A.F., TOOL SEALANT FLUSH WITH INSIDE OF WINDOW FRAME. CORNER FLASHING (BEYOND) FACTORY FINISHED WINDOW SET IN 1/2" CONTINUOUS BEAD SEALANT (A) SILL SL 2 : 12 ±4" - 6" 144 NORTH ORANGE ST., ORANGE, CA 92866 (714) 639-9860 AO ARCHITECTS MARKETPLACE LONG BEACH, CA DATE: 04-03-2023 JOB NO.: 2021-492 BUILDING PLAN - LEVELS 3-5 A2.5 LEVEL 5 NORTH 1"=30'-0"0 15' 30' 60' 90' BMR UNIT PARKING DIMENSIONS NO WINDOW RECESS LEGEND3" WINDOW RECESS 4" - 6" WINDOW RECESS TYP. 2FB2FB STANDPIPE DN 9R DN 9R STANDPIPE UP 12R DN 9R UP 12R 2FB 2FB 2FB STANDPIPE 2FB 2FB 2FB 2FB 2FB
UP 12R
UP 12R
DN 9R STANDPIPE 2FB 2FB 2FB
2FB 2FB 2FB DN 9R DN 9R STANDPIPE DN 9R DN 9R
2FB REF REF OTIS GEN3 3500 LB / 350 FPM 5'-6" PIT 15'-1" OVERRUN 9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D 2FB 2FB 4'-0" x 15'-0" BALCONY
9'-0" x 18'-0
###6
000
9'-0" x 18'-0
###6
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000 ### COMPACT 6000 8'-0" x 15'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###7
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-07
000
###7
000
8'-6" x 18'-0"
###7
000
8'-6" x 18'-0"
###7
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0" ### COMPACT 6000 8'-0" x 15'-0" ### COMPACT 6000 8'-0" x 15'-0" ### COMPACT 6000 8'-0" x 15'-0" ### COMPACT 6000 8'-0" x 15'-0" ### COMPACT 6000 8'-0" x 15'-0" ###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0" 9'-0" x 18'-0
###6
000 ###6000 18'-0" x 8'-6" ###6000 18'-0" x 8'-6" ###6000 18'-0" x 8'-6" ###
ELEC. VEHICLE CHARGING
9'-0" x 18'-07
000
###7
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-07
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0" GUEST COMPACT 6000 8'-0" x 15'-0" GUEST COMPACT 6000 8'-0" x 15'-0" GUEST COMPACT 6000 8'-0" x 15'-0" GUEST COMPACT 6000 8'-0" x 15'-0" GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
GUEST 6
000
8'-6" x 18'-0"
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
###6
000
8'-6" x 18'-0"
GUEST ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
ELEV. MACH. ROOM ###6
000
8'-6" x 18'-0" 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S. 30" DIA.
30 48 SIDE APPROACH +54" MAX. A.F.S.

EXHAUST 81 SQ. FT. EXHAUST 81 SQ. FT.

ED ED
<6.25%

RAMP UP
<6.25%
ED
OTIS GEN3
3500 LB / 350 FPM
5'-6" PIT 15'-1" OVERRUN
9'-9" CAB HEIGHT 100' MAX. TRAVEL NO PIT LADDER RECESS REQ'D OTIS GEN3
4500 LB / 350 FPM
5'-6" PIT 13'-7" OVERRUN
7'-9" CAB HEIGHT 150' MAX. TRAVEL NO PIT LADDER RECESS REQ'D ###6000 18'-0" x 8'-6" ###6000 18'-0" x 8'-6" ###6000 18'-0" x 8'-6" ###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-06
000
###6
000
8'-6" x 18'-0"
GUEST 6
000
8'-6" x 18'-0"
###7
000
8'-6" x 18'-0" ###6000 18'-0" x 8'-6"
STAIR #4
STAIR #1
STAIR #2 STAIR #3

ELEVATOR
VESTIBULE #2
ELEVATOR #1
BIKE STORAGE #1
5' DIA.
5' DIA.
###
ELEC. VEHICLE CHARGING
9'-0" x 18'-07
000
15 20 10 SERVES 20 UNITS LEVEL 6 MSB-S6 5
30'-312" ELECTRICAL ROOM
77'-4" 66'-7" 77'-4"
62'-6"
175'-1"
102'-4" 190'-7"
272'-10" 117'-11" 72'-4" 234'-11"
84'-1"
52'-3" 82'-2" 64'-10" 160'-6"
437'-1" 423'-7" 15'-10" 71'-10" 76'-11" 136'-9" 45'-0" A5 A3 A3 A3 A3 A5 A5 A5A5 A3 A6 A3 A3 A3 A3 U1 B3 B2 B2 B2 B2 B2 B4 B4 B4 B4 B2 B2 A6U1 A5.1 U1 B2 U1 U1A6 U1 U1 A5A6 B1 U1 B2.1 A5.1 B1 U1 A3 A3 A5 A5A3 A3 A4A4 B3 A3 B2 B5 A5 U1 VIEW CORRIDOR COURTYARD 1 COURTYARD 2 COURTYARD 4 COURTYARD 3 24'-0" 24'-0"18'-0" 8'-6" 8'-6" 8'-6"
8'-5" 18'-0" 24'-0" 18'-0"
24'-0" 15'-0" 8'-0" B4 A4.1 A6 U1 B4 A6 A6 A4A4 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" 15'-0" x 9'-0" NO PARKING 8'-6" x 18'-0" 8'-6" x 18'-0" 8'-6" x 18'-0" ELEC. VEHICLE CHARGING 9'-0" x 18'-0" 8'-6" 8'-6" 8'-6" 9' 18' 15'

3. Geotechnical Opinion Letter
370 Amapola Avenue, Suite 212, Torrance, CA 90501 TEL: (310) 320-5100 Anaheim – Irvine – Ontario – Sacramento – San Diego – Torrance – Victorville www.GroupDelta.com
April 20, 2023

CP VI MARKETPLACE, LLC
707 17th Street, Suite 3050
Denver, Colorado
Attention: Mr. Joe Pink
Subject: Geotechnical Opinion Letter
Geotechnical Issues of Podium-Type Construction Method with Subterranean Parking for the Proposed Long Beach Marketplace Project Dear Mr. Pink:

This letter provides a summary of some of the geotechnical issues related to the construction of the Long Beach Marketplace Project using a Podium-Type Construction Method with the residential building having subterranean parking levels in lieu of the current concept which includes a parking structure as a separate structure.

We understand that the current concept includes a parking structure with about 576 parking spaces. Given the building area of about 137,000 square feet, two levels of subterranean parking would be required to contain the requisite number of parking spaces. This will require excavations that extend about 20 to 25 feet below existing grade.

As noted in the geotechnical investigation report for the project, most of the site was previously used as a landfill between the mid-1960 and early 1961, with trash depths extending to a maximum depth of about 30 feet. The site is located with the Seal Beach Oil Field, and previously included two oil wells (between 1928 and 1960s). The potential for methane and natural oil or gas at the site is considered high. Based on the current field investigation and previous field investigation data, groundwater is approximately 10 feet (Elevation 0 feet) below the existing grade and could vary between Elevation 0 feet and 3 feet above mean sea level.

With excavations of a two-level subterranean structure extending 20 to 25 feet, the primary issues related to construction include the removal of landfill material and the need for dewatering.

Prior to the start of the excavations, dewatering wells need to be installed at the perimeters of the excavation to draw down the groundwater to levels below the bottom of the excavation, i.e. 25 to 30 feet below grade. Any groundwater pumped out of the excavation will need to be treated prior to discharge to a storm drain. Furthermore, since groundwater is extracted from layers of landfill material, and/or compressible clayey soils, a substantial amount of dewatering settlement should be anticipated. The lateral extent of the drawdown curves of the dewatering wells is expected to cause differential dewatering settlement radially away from the excavation, which may affect nearby structures, such as the building immediately to the east.

Geotechnical Opinion Letter April 20, 2023
Geotechnical Issues of Podium-Type Construction Method with Subterranean Parking Page 2 Long Beach Marketplace
Geotechnical opinion letter on subterranean podium.docx The excavation needed to build the subterranean levels will not only substantially increase the soil export volumes (by roughly 110,000 cubic yards), but will remove the majority of the landfill material, subject to proper environmental disposal testing and waste handling. The project methane consultants should also be consulted to address issues related to potential off-gassing from the excavation walls, as well as the potential off-gassing of the excavated materials.

Excavations deeper than about 12 feet are generally not feasible using a cantilever shoring system. A braced shoring system using tiebacks and/or struts and rakers will be required for a two-level subterranean excavation, increasing the construction cost of the project.

The subgrade soils at the bottom of the excavation are anticipated to be primarily soft to medium stiff fine-grained silty and clayey soils which are low permeability and difficult to dewater. Passive methods of dewatering using a combination of French drains, sumps, and pumps will likely be required (in addition to dewatering wells) to dewater and stabilize the subgrade soils at this depth. Subgrade stabilization may need to include the use of a combination of geogrids, crushed aggregate base, and lean concrete slurry, and is anticipated to impede the progress of construction activity at the bottom of the excavation.

Since the bottom of the excavation will be below the permanent groundwater level, the perimeter basement walls will also need to be designed for hydrostatic pressures, and the inverted structural slab will need to be designed for the corresponding uplift pressures. To avoid water intrusion into the basement levels, waterproofing will also be required below the foundation slab level and along the perimeter basement walls.

It is further noted that due to the presence of soft, compressible, and liquefiable soils, two levels of the underground parking garage will not relieve the project from the need to use of pile foundations, in combination with structural slabs, where building loads are anticipated.

Given the added complexity of both design and construction, the need for dewatering and groundwater treatment and discharge, appropriate waste characterization through testing, and the export of primarily landfill material from the excavation, the podium-type structure with underground parking garage levels does not appear to be viable for the project and is not recommended from a geotechnical standpoint at this site.

If you have any questions regarding this issue, please feel free to contact us.

Sincerely,
GROUP DELTA CONSULTANTS, INC.

Pirooz Kashighandi, Ph.D., G.E.

Senior Geotechnical Engineer
TO: Hunter Weaver, Carmel Partners
FROM: Brian Hartshorn
DATE: December 1, 2022
RE: Parking Utilization Analysis for Long Beach Marketplace Residential Mixed-Use Component
Long Beach, California Ref: J2021
Gibson Transportation Consulting, Inc. (GTC) conducted a parking utilization estimate for a proposed mixed-use development on the southern end of Long Beach Marketplace.

PROJECT DESCRIPTION
Long Beach Marketplace is located on the east side of Pacific Coast Highway (PCH) between the San Gabriel River and 2nd Street in the City of Long Beach, California (City). The northern portion of the site generally provides retail establishments, including grocery, restaurants, and services. The southern portion of the site is primarily composed of commercial office uses.

For the purposes of parking utilization, this study focused on the southern office component where a proposed development will demolish and rebuild two office buildings (#6615 and #6695) into 390 multi-family units with approximately 5,013 square feet of local-serving retail near the northeast corner of PCH & Studebaker Road (Project). A third building (#6621) will remain and operate as office. The Project will provide 570 parking spaces in a seven-story structure to accommodate residential tenants, residential guests, and patrons of the retail component.

Figure 1 depicts the entire boundary of the Long Beach Marketplace with the Project building areas defined.

PROJECT PARKING UTILIZATION
The City requested specific analyses to determine utilization rates for anticipated parking demand for the Project components. As such, this parking utilization study was conducted to determine the required parking supply minimum for the Project using a shared parking calculation estimation. GTC prepared a shared parking analysis using the Shared Parking Calculation Model (Urban Land Institute, International Council of Shopping Centers and National Parking Association) (Shared Parking Model).

Attachment E
Hunter Weaver
December 1, 2022

Page 2 ends

The Shared Parking Model calculates peak estimates of parking demand throughout a calendar year, including peak monthly demand, as well as hourly demand for projects that include more than a single land use component. In the case of the Project, with both residential and retail components, it is expected that some amount of parking demand would be shared between uses (i.e., a resident of the apartments may utilize the retail portion of the Project but not require an additional parking space).

The Shared Parking Model utilizes years of data development to generate adjustment factors (such as mode-split, captive ratio, driving adjustments, etc.) and to estimate parking supply for the interaction between specific land uses. For the purposes of this analysis and to remain conservative, no alterations were made to the Shared Parking Model’s calculating factors.

Inputs to the Shared Parking Model include individual residential unit types (i.e., one-bedroom, two-bedroom, etc.) and the retail component. Because the Project is primarily residential, the Shared Parking Model reserves parking spaces specifically for tenants that cannot be shared with retail at any time. The Shared Parking Model also calculates the guest spaces, the employee spaces, and the patron spaces during the peak periods throughout the year.

The output for the Shared Parking Model is provided in the Attachment. Table A1 of the Attachment provides the summary of shared parking output for the peak month (calculated as December) and the weekday and weekend peak demand (occurring at 7:00 PM). For this peak, the minimum weekday parking demand is 499 spaces and the minimum weekend parking demand is 518 spaces. Table B2 reflects the hour-by-hour results for the peak month of December.

Figures A1-A3 of the Attachment provide a graphical representation of the peak parking demand compared to the proposed parking supply of 570 spaces. As shown, the peak parking demand of 518 spaces can be accommodated within the Project’s proposed parking supply of 570 spaces.

LONG BEACH MARKETPLACE WITH PROJECT DETAILS FIGURE
1 N Not to Scale
Pacific Coast Highway
2nd St
Studebaker Rd 6621 Remaining 6615 Demo 6695 Demo
Attachment
Shared Parking Model
TABLE A1

PARKING DEMAND SUMMARY FOR

LONG BEACH MARKETPLACE (RESIDENTIAL MIXED USE COMPONENT) Quantity Unit 7 PM December 7 PM December
Retail (<400 ksf) 5,013 sf GLA 2.90 100% 80% 2.31 ksf GLA 3.20 100% 85% 2.72 ksf GLA 90% 100% 11 60% 100% 9 Employee 0.70 100% 39% 0.27 0.80 100% 55% 0.44 100% 100% 2 80% 100% 2 Residential, Urban 0%
Studio Efficiency 61 units 0.00 100% 100% 0.00 unit 0.00 100% 100% 0.00 unit 75% 100% - 55% 100% -1 Bedroom 205 units 0.00 100% 100% 0.00 unit 0.00 100% 100% 0.00 unit 75% 100% - 55% 100% -2 Bedrooms 116 units 0.00 100% 100% 0.00 unit 0.00 100% 100% 0.00 unit 75% 100% - 55% 100% -3+ Bedrooms 8 units 0.00 100% 100% 0.00 unit 0.00 100% 100% 0.00 unit 75% 100% - 55% 100% -Reserved 100% res spaces 1.15 100% 100% 1.15 unit 1.15 100% 100% 1.15 unit 100% 100% 448 100% 100% 448 Visitor 390 units 0.10 100% 100% 0.10 unit 0.15 100% 100% 0.15 unit 100% 100% 39 100% 100% 59 68 50
2 2
448 448499 518
Weekend
Shared Parking Demand Summary
Peak Month: DECEMBER -- Peak Period: 7 PM, WEEKEND
Weekday Weekend Weekday
Project Data Land Use Peak Mo Adj Unit For Ratio Estimated Parking Demand Peak Hr Adj Peak Mo Adj Office
Base
Ratio
Unit For
Ratio
Estimated
Parking
Demand
Retail
NonCaptive
Ratio
Project
Ratio
NonCaptive
Ratio
Project
Ratio
Driving
Adj
Entertainment and Institutions
Hotel and Residential
Food and Beverage
Base
Ratio
Driving
Adj
Peak Hr
Adj
Additional Land Uses
Total
Reserved
Employee/Resident
Customer/Visitor Customer
Employee/Resident
Total
Reserved
TABLE A2

PEAK MONTH PARKING DEMAND SUMMARY FOR

LONG BEACH MARKETPLACE (RESIDENTIAL MIXED USE COMPONENT) December
Overall Pk AM Peak Hr PM Peak Hr Eve Peak Hr
7 PM 11 AM 5 PM 7 PM
Retail (<400 ksf) 100% 0 1 2 4 7 10 12 13 13 13 11 10 11 11 10 6 4 1 0 11 10 10 11 Employee 100% 0011222222222211100 2222
Residential, Urban ----
Studio Efficiency 100% 0000000000000000000 ----1 Bedroom 100% 0000000000000000000 ----2 Bedrooms 100% 0000000000000000000 ----3+ Bedrooms 100% 0000000000000000000 ----Reserved 100% 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448Visitor 100% 0 4 8 8 8 8 8 8 8 8 8 16 23 39 39 39 39 31 20 39 8 16 39 Customer/Visitor 0 5 10 12 15 18 20 21 21 20 18 26 34 50 49 45 43 32 20 50 18 26 50 Employee/Resident 0011222222222211100 2222
Reserved 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 Total 448 453 458 461 465 468 470 471 471 471 469 475 484 499 499 494 491 481 468 499 468 475 499 December
Overall Pk AM Peak Hr PM Peak Hr Eve Peak Hr
7 PM 11 AM 5 PM 7 PM
Retail (<400 ksf) 100% 0 1 1 5 9 13 15 15 15 15 13 12 9 9 8 7 5 2 0 9 13 12 9 Employee 100% 0012233333332222100 2332
Residential, Urban
Studio Efficiency 100% 0000000000000000000 ----
1 Bedroom 100% 0000000000000000000 ----2 Bedrooms 100% 0000000000000000000 ----3+ Bedrooms 100% 0000000000000000000 ----Reserved 100% 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448Visitor 100% 0 12 12 12 12 12 12 12 12 12 12 24 35 59 59 59 59 47 30 59 12 24 59 Customer/Visitor 0 13 13 17 21 24 27 27 27 27 25 35 45 68 67 66 64 49 30 68 24 35 68 Employee/Resident 0012233333332222100 2332
Reserved 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 448 Total 448 461 462 467 471 475 477 477 477 477 476 486 495 518 517 516 513 498 478 518 475 486 518 12 PM 12 AM
Retail
8 AM 9 AM 10 AM 12 PM
3 PM 4 PM 5 PM 9 PM
Weekend Estimated Peak-Hour Parking Demand
Land Use Monthly Adjustment 6 AM 7 AM
Weekday Estimated Peak-Hour Parking Demand
Land Use Monthly Adjustment 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 1 PM 2 PM 6 PM 7 PM 8 PM 10 PM 11 PM 11 PM 12 AM
Retail
11 AM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM Additional Land Uses
Office
Hotel and Residential
Food and Beverage
Entertainment and Institutions
Hotel and Residential
Office
Additional Land Uses
Food and Beverage
Entertainment and Institutions
0 100200300400500600
6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 PM Parking Stalls
Hour
FIGURE A1

PEAK MONTH PARKING DEMAND BY HOUR

LONG BEACH MARKETPLACE
WeekdayWeekendParking Supply
0 100200300400500600
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Lat Dec Parking Stalls
Month
FIGURE A2

WEEKDAY MONTH-BY-MONTH ESTIMATED PARKING DEMAND

LONG BEACH MARKETPLACE
0 100200300400500600
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Lat Dec Parking Stalls
Month
FIGURE A3

WEEKEND MONTH-BY-MONTH ESTIMATED PARKING DEMAND

LONG BEACH MARKETPLACE
Attachment F

SITE PLAN REVIEW

FINDINGS
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 (SPR22-082)
July 20, 2023
Pursuant to Section 21.25.506 of the Long Beach Municipal Code, the Site Plan Review Committee or 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:

The applicant proposes to construct a mixed-use project consisting of 390 residential units (seventeen [17] of which are affordable [very low income]), 5,351 square feet of new ground floor retail space, and an above-grade parking structure within the Mixed-Use Community Core (MU-CC) designation of the Southeast Area Specific Plan (SEASP) (SP-2) located at 6615, 6621, and 6695 East Pacific Coast Highway. The project site is located at the northeast corner of the intersection of Pacific Coast Highway and Studebaker Road in the southeast portion of the City of Long Beach. Overall, the project will have a minimum of 576 parking spaces in an above-grade parking structure that is wrapped with residential units on the north, west, and south elevations. Public and private (common [shared] and private) onsite open would be provided onsite.

The project site is located in the Southeast Area Specific Plan and has a Zoning designation of MU-CC, (Mixed-Use Community Core). The site is within the General Plan Land Use District (LUD) No. 7, Mixed Use District, in the City's 1989 General Plan. As set forth in the General Plan, land uses intended for LUD No. 7 include employment centers, such as retail uses, offices, and medical facilities; higher density residential; visitor-serving facilities; personal and professional services; and recreational facilities. This area was designated as a ‘Major Change’ area in the 2019 City’s Land Use Element, focusing on Introducing residential uses to an area which was primarily zoned only for commercial/retail uses. The project’s proposed architecture is of higher quality than the existing office buildings within the surrounding area, which is predominantly older retail commercial and office centers.

The project location is the northeast intersection of East Pacific Coast Highway and Studebaker Road, which forms the gateway to the City of Long Beach. The proposed project would construct a mixed-use project, which is permitted by right in the MU-CC designation, using the design and development standards provided under the Southeast Area Specific Plan. The application includes a request for a Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 2 of 26 ends

density bonus and incentives/waivers in accordance with the State’s Density Bonus Law (Government Code Section 65915 through 65918). Pursuant to State Law, should an applicant provide five percent (5%) of the base units for very low income (families/individuals), the project receives a twenty percent (20%) increase in their base density of 325 units pursuant to Assembly Bill No. 2334, which is 51 units (325*20% = 65). Based upon the calculations, the Applicant could build up to a maximum of 390 dwelling units (325+65 = 390), which is consistent with the proposed project. In addition to density bonuses, applicants who provide the required amount of affordable housing qualify for various exceptions from zoning standards (known as "incentives and concessions" or "waivers") and for reduced parking standards.

By providing affordable units at the very low-income level, the Applicant is entitled to concessions, incentives and/or waivers and is requesting one incentive and four waivers. The first request is an incentive related to building massing, which would allow the proposed project to include one building in lieu of multiple buildings encouraged by the SEASP. The requested four waivers include: 1) building height (maximum height of 91-feet 8½-inches to allow for the sixth floor and rooftop amenities); 2) building stories (exceed the building height requirements along Pacific Coast Highway [limited to 5 stories] and Shopkeeper Road [limited to 3 stories for the first 30 feet]); 3) Building Story Requirements along Shopkeeper Road Fronting Wetlands (allow six stories within the 30 feet adjacent to Shopkeeper Road fronting the wetlands [limited to 3 stories, the first 30 feet]); and 4) variety of heights (allow the project to include buildings at maximum height). The City’s Site Plan Review Committee has granted deviations from the maximum allowable height (80 feet) and number/configuration of stories in order to provide the additional number of units along with the 17 affordable units.

With exception to the ministerial request for State Density Bonus provisions, including one incentive and four waivers, the project would comply with the requirements of SEASP. The project would provide public open spaces at the ground level, which is accessible without the need to traverse stairs or a podium level. The public open space areas (24,507 square feet) would be provided at the northern view corridor, Courtyard 1, Courtyard 3, and the Public Plaza at the gateway. As a condition of approval, wayfinding signage will be required to be installed in public areas to ensure visibility and perception of public access. Private open space exclusive to the residents of the development totals 20,634 square feet of common outdoor space (Courtyard 2, Courtyard 4, and Pool Deck) and 21,997 square feet of private balconies. There are active common outdoor open space areas which include pool and spa areas, BBQ areas, fire pit/place areas with tables and seating. The passive common outdoor open space areas have lush landscaping with trees, ample tables and seating, and water features. In addition to common (public and private) outdoor open space, the interior of the building would include a lobby, mail lounge, club room, leasing area, fitness, and indoor Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 3 of 26 ends

amenity space. All residents of the project, including those occupying the affordable units, will have access to all of the common area amenities throughout the project. The public has access to those public areas along the view corridor, Pacific Coast Highway, and Studebaker Road.

The open space areas are integral to the design of the building due to the L-shaped site configuration. The site constraints limited vehicular access to Studebaker Road in conformance with SEASP. Furthermore, the lack of public street frontage along the north and east boundaries of the site created a challenge to establish a grid network and connections to abutting properties that are not owned by the project applicant. Therefore, the L-shape of the building is arranged to surround ground-level courtyard areas, some of which are publicly accessible, to appear as a collection of five buildings. The design of the building differs slightly for each projecting area but maintains cohesion across the project. The increased setbacks along Pacific Coast Highway and at the gateway corner provide a wide pathway to connect the public nodes of the project at the view corridor and the retail seating area.

The project includes buildout of the required street cross-section under SEASP, which provides enhancement of access to the site and along the perimeter of the site. Upon project completion, all points of access, including widened pedestrian access along Pacific Coast Highway and Studebaker Road would be constructed.

The project, designed to conform with all applicable development standards of the SEASP document, with exception to the State Density Bonus requests, and is consistent with the level and intensity of development intended for the site.

Although this is the one of the first residential, mixed-use projects in the area, the project is compatible in design, character, and scale with what is intended for the adjacent properties per the SEASP Plan. The project’s form and massing have been designed to make a positive contribution to the City not only at the primary entrance to the City, but also to the streetscape along Pacific Coast Highway, Studebaker Road, and public view corridor.

2. THE DESIGN CONFORMS TO ANY APPICABLE SPECIAL DESIGN

GUIDELINES ADOPTED BY THE PLANNING COMMISSION OR SPECIFIC PLAN REQUIREMENTS, SUCH AS THE DESIGN GUIDELINES FOR R-3 AND R-4 MULTI-FAMILY DEVELOPMENT, THE DOWNTOWN DESIGN
GUIDELINES, PD GUIDELINES OR THE GENERAL PLAN:

The SEASP includes design guidelines and policies related to the high-quality design requirements of the specific plan. The site is located within the Mixed-Use Community Core (MU-CC) designation within SEASP. The consolidated site is in a L-shape configuration with building frontage along Pacific Coast Highway and Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 4 of 26 ends

Studebaker Road. There are no existing public street frontages along the north and rear portions of the building.

Due to the L-shaped site configuration, the creation of a grid network and collection of buildings was not feasible. Therefore, the residential units are arranged to surround ground-level courtyard areas, some of which are publicly accessible, to appear as a collection of five buildings. The building configuration t is in direct response to the site conditions. The project utilizes at-grade open space courtyards, rather than podium-level open space, to ensure the visibility and access of public areas and to meet the intent of the design standards required in SEASP. In addition to the courtyards, a 9,724-sf view corridor is proposed along the north portion of the site, with emergency and loading only access along Pacific Coast Highway to meet the requirement for unobstructed views to the wetlands.

Chapter 10 of SEASP delegates the Site Plan Review process (and review by the Site Plan Review Committee) will be the primary mechanism for processing applications in the Specific Plan. The project was reviewed by the Site Plan Review Committee, which found that the proposed mixed-use building along with the incentives/waivers from building height and massing for the accommodation of affordable units is consistent with the General Plan land use designation and appropriate based on the building form, intended use and the relationship to the surrounding uses.

In addition, the Site Plan Review Committee is delegated as the body that can grant additional setbacks beyond the required minimum “build to” setbacks identified in the plan for entry plazas, courtyards, or outdoor dining patios. As such, the proposed project includes building setbacks along Pacific Coast Highway that exceed the 10-foot maximum setback allowed along this frontage. The proposed project provides a varying setback between 10-feet-11-inches and 24-feet-6- inches. The upper floor step back would be maintained for the top floor. The intent of this additional setback is to provide for additional public open space that includes seating and walkways adjacent to the public right-of-way. In addition, this greater setback allowed for more gateway treatments at the ground level that encourage public access at the commercial/retail elements at the corner of Studebaker Road and Pacific Coast Highway. The Site Plan Review Committee took no objection to this request to ensure provided public open space is directly accessible and perceptible along public right-of-way areas.

Page 5 of 26 ends

would feature perforated metal screens arranged at the parking garage elevation.

As conditioned, the parking garage openings shall be filled with decorative perforated metal panels, or equivalent decorative treatment to provide additional visual interest at this elevation. The massing of the building at the gateway plaza area (corner of Studebaker Road and Pacific Coast Highway) is two-stories in height and pulled back beyond the required setbacks and step backs to provide greater at-grade public areas at the ground level commercial component.

There is an emphasis on the treatment at the gateway corner (plaza) of East Pacific Coast Highway and Studebaker Road. The plaza highlights the prominent corner of the project site and South Long Beach Gateway through features such as public art, water fountain, enhanced paving materials, seat walls and furniture, and planting. Street trees are pulled back from the corner to emphasize the enhanced building retail corner.

The project design includes compliance with SEASP Section 8.2.14 related to birdsafe treatment. Building components include the use of Ultra Violet (UV) glass, glazing with less than 30 percent coefficient reflectivity out, use of recessed and projecting balconies to cast shadows. In addition, the exterior treatments of the parking structure would seal any openings and include bird-safe netting to ensure birds do not enter the parking garage while also providing visual interest to the elevation.

The project design, as discussed above, consists of high-quality architecture, materials choices, public amenity areas, and bird-safe considerations. The finish, texture, and color of the design is compatible with the SEASP design guidelines.

3. THE DESIGN WILL NOT REMOVE SIGNIFICANT MATURE TREES OR STREET TREES, UNLESS NO ALTERNATIVE DESIGN IS POSSIBLE.

A Biological Technical Report (Glenn Lukos Associates, Inc., 2023) was prepared for the proposed project and documented the existing conditions as ornamental shrubs and trees and non-native weedy species. Ornamental vegetation covers approximately 0.43 acre of the Project site and consists primarily of turf grass and landscape trees and shrubs. Component species include London plane trees (Platanus x hispanica), Indian hawthorne (Rhaphiolepis indica), English ivy (Hedera helix), pittosporum (Pittosporum sp.), rusty fig (Ficus rubiginosa), Mexican fan palm (Washingtonia robusta), and Canary Island date palm (Phoenix canariensis). Approximately 0.02 acre of the Project site and 0.13 acre of the 100- foot buffer at the western end of the Study Area consists of a stand of eucalyptus trees (Eucalyptus sp.). Therefore, there are no significant mature trees onsite or within the public right-of-way.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 6 of 26 ends

The project would bring the site landscaping into greater conformance with the SEASP through the introduction of landscaping consistent with Appendix D of the SEASP. The development area includes the demolition of two buildings (6615 and 6695 East Pacific Coast Highway) and removal of associated paving, trees, shrubs and other landscaping facilitate the construction of the new building. Within the public right-of-way along Studebaker Road and Pacific Coast Highway, vegetation would also be removed to facilitate the access requirements for the development and complete street design per SEASP. The proposed landscaping for the site includes landscaped setback areas and courtyards with trees, shrubs and groundcover along Pacific Coast Highway and Studebaker Road. Landscaping would also be provided at the rooftop deck areas. In addition, a landscaped parkway would be added within the public right-of-way areas to complete the intent of the pedestrian realm along the public street frontages. All plant species included in the project design have been selected to comply with Appendix D, Plant Palette, of SEASP. Conditions of approval will ensure that landscaping is prioritized within the final plans to support nesting birds. The proposed design will replace the turf and palm trees (which is not a permitted species in the SEASP plant palette) that is currently along the setbacks of Pacific Coast Highway and Studebaker Road.

While onsite ornamental trees and landscaping would be removed as part of the project, all landscaping would be removed in conformance with SEASP Policy 5.30 to ensure that nesting birds are not harmed during project construction.

Furthermore, the SEASP Plant Palette was developed in partnership with Los Cerritos Wetlands Land Trust and Tidal Influence (Ecological Consultant) to include allowable native species, those best suited for bioswales, and plants not allowed (invasive). The removal of onsite and existing ornamental vegetation, including palm trees, would bring the site into greater conformance with the intent of SEASP.

4. THERE IS AN ESSENTIAL NEXUS BETWEEN THE PUBLIC IMPROVEMENT

REQUIREMENTS ESTABLISHED BY THE ORDINANCE AND THE LIKELY IMPACTS OF THE PROPOSED DEVELOPMENT; AND
The project improvements include improvements within the public right-of-way to support site access and facilitate build out of the project area in conformance with the SEASP. Proposed modifications to Pacific Coast Highway require review and approval by the California Department of Transportation (Caltrans) and City of Long Beach Department of Public Works. Improvements within the Studebaker Road right-of-way would be approved by the City of Long Beach Department of Public Works. As conditioned, all improvements within the public right-of-way shall be compliant with the Americans with Disabilities Act (ADA) to allow for site access and connectivity within the project vicinity. The improvements within the public realm would provide access to the site and around the perimeter of the site. Public Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 7 of 26 ends

improvements are required per the conditions of approval and in accordance with the SEASP policies.

The proposed project includes the improvements to the public right-of-way that fronts the development site: Pacific Coast Highway (along the west side of the development site) and Studebaker Road (along the southern side of the development site). In accordance with SEASP, the site was designed to limit curb cuts on Pacific Coast Highway, therefore, site access is maintained from Studebaker Road. Fire access requirements determined that one curb cut is required along Pacific Coast Highway at the provided view corridor/paseo. SEASP contemplates these public areas as being dual purpose for emergency access and amenity space. Therefore, the single access point along PCH for vehicles would be gated and limited to emergency access and move in loading on an appointment basis.

On Pacific Coast Highway, the proposed project would construct a curb between the existing bicycle lane and the vehicle travel lane to facilitate the construction of a protected bike lane. In addition, a new bus turn-out would be provided near the current bus stop. The cross-section of Pacific Coast Highway has been designed in conformance with Chapter 7 of the SEASP. The streetscape zone along the design of public rights-of-way includes a travel zone, pedestrian zone, and setback zone. Along Pacific Coast Highway, the cross section includes a bicycle lane, pedestrian sidewalk, parkway areas, and a 10-foot public access easement would ensure consistency with the intent of SEASP. Improvements within the Studebaker Road right-of-way would include buildout of the existing 110-foot-wide street section to include a complete street featuring a center median, sidewalk, vehicle lanes, and bicycle lanes.

Studebaker Roadway improvements would provide access to the existing office building on the parcel to the east of the project site and the existing parking lot to the northeast of the project site. Vehicular access would continue to be maintained from the Studebaker Road right-of-way to the rear office building at 6621 East Pacific Coast Highway and ultimately to the City-owned parcel (APN 7237-020- 041). A roundabout feature would be installed at the terminus of Studebaker Road within the public right-of-way limits. An ingress-egress driveway would extend north from the roundabout to provide access to a two-way drive aisle that would extend onto parcel APN 7237-020-041, north of the proposed building. The final design of the Studebaker Road right-of-way will include coordination with the access requirements of entitled and concurrent projects in the project vicinity.

Page 8 of 26 ends

likely require a realignment at some point in the future. Chapter 7 of SEASP includes potential alternate configurations to accomplish this future connection (Figure 7-16). This conceptual alignment occupies the subject site. As such, the building placement for the proposed project has been sited and designed to allow the completion of Shopkeeper Road connection at the rear of the property if this is undertaken in the future in conformance with the SEASP policies. The design of Studebaker Road and any future connection to an iteration of Shopkeeper Road that does not traverse delineated wetlands could be facilitated with the proposed project. The interim condition of the Studebaker Road terminus would avoid sensitive habitat areas, provide a complete street design, and maintain access to all involved parcels, thereby complying with the requirements of SEASP.

The proposed project would include substantial obligations to improve connectivity for public access for pedestrians, bicyclists, and vehicles in conformance with SEASP, the Coastal Act, Caltrans, and Public Works requirements.

5. THE PROJECT CONFORMS WITH ALL REQUIREMENTS SET FORTH IN CHAPTER 21.64 (TRANSPORTATION DEMAND MANAGEMENT), WHICH REQUIREMENTS ARE SUMMARIZED IN TABLE 25-1 AS FOLLOWS:

TDM Requirements
New Nonresidential Development
25,000+
Square Feet
50,000+
Square Feet
100,000+
Square Feet
Transportation
Information Area X X X
Preferential
carpool/vanpool parking X X
Parking designed to admit
vanpools X X
Bicycle parking X X
Carpool/vanpool loading
zones
X
Efficient pedestrian
Access X
Bus Stop Improvements X
Safe Bike access from
street to bike parking X
Transit Review For all Residential and nonresidential projects subject to EIR
The proposed project is a mixed-use residential project with 390 residential units and only 5,351 square feet of new ground floor retail space. The requirements of Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 9 of 26 ends

Chapter 21.64 do not apply since the commercial/retail space is only 5,351 square feet in size. As conditioned, SEASP Projects that will generate more than 50 peak hour trips shall join the Transportation Management Association (TMA).

6. THE APPROVAL IS CONSISTENT WITH THE GREEN BUILDING

STANDARDS FOR PUBLIC AND PRIVATE DEVELOPMENT, AS LISTED IN SECTION 21.45.400.

Consistent with the SEASP, the project would be designed and constructed to a Leadership in Energy and Environmental Design (LEED) standard beyond what is required by Section 21.45.400, which would require meeting the intent of LEED at the Certified level. As conditioned and in conformance with SEASP, the project will be constructed at the LEED Silver Level.

7. THE PROJECT IS IN COMPLIANCE WITH THE HOUSING REPLACEMENT REQUIREMENTS OF SECTION 21.22.050 OF CHAPTER 21.11 (NO NET LOSS) OR SECTION 21.68.040.E OF THIS TITLE, AS APPLICABLE, AND WILL RESULT IN THE SAME OR GREATER NUMBER OF DWELLING UNITS;

AND IN THE CASE OF EXISTING AFFORDABLE DWELLING UNITS, THAT

THE DWELLING UNITS WILL BE REPLACED AT THE SAME OR DEEPER

AFFORDABILITY LEVELS, AND THAT APPLICABLE TENANT
PROTECTIONS OF THE LONG BEACH MUNICIPAL CODE WILL BE MET.

The project involves the demolition and removal of two existing office buildings and associated surface parking lot and landscaping. The proposed project is a mixeduse development that will consist of a new six-story building consisting of 390 residential dwelling units and 5,351 square feet of commercial/retail space. Of those 390 residential dwelling units, seventeen (17) of the units will be available for very-low-income households for a period of not less than 55 years.

The subject site is on the site inventory in the City’s 6th Cycle Housing Element, certified by the State of California’s Department of Housing and Community Development in April 2022 and shows the potential build-out of total of five (5) potential moderate-income units and 21 potential market rate units.

Sites on the site inventory were analyzed and selected to demonstrate that the City has land use and zoning capacity to facilitate the 2021-2029 Regional Housing Needs Assessment (RHNA) figure of 26,502 housing units in accordance with Housing State Law. Sites were selected for the inventory based on a set of objective criteria for analyzing the likelihood of housing being developed on the site, including based on lot size, improvement-to-land ratio (with a higher ratio indicating lower feasibility for dwelling unit potential), and whether the underlying zoning or General Plan PlaceType designation allows residential uses. In this Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 10 of 26 ends

case, the property, zoned SP-2-MU-CC, meets the criteria and was included in the Housing Element site inventory. The subject site, which has existing office buildings, was projected through the site inventory as likely to facilitate a total of five (5) potential moderate-income units and 21 potential market rate units.

Pursuant to Government Code Section 65863, cities must maintain, at all times during the planning period, adequate sites to meet their unmet share of RHNA.

Under this law, cities generally may not take any action that would allow or cause the sites identified in its Site Inventory to be insufficient to meet its remaining unmet share of the City’s RHNA for lower and moderate-income households. Therefore, because one of the project parcels is on the site inventory, based on this the abovecited government code section known as “housing element no-net loss,” an analysis is required to ensure that future development of the proposed project site does not preclude the City’s ability to meet its RHNA obligations.

The City must demonstrate that its plans, policies and zoning facilitate the production of the 26,502-unit RHNA allocation. Although the site inventory is the most well-known method for meeting this obligation, the City may meet its RHNA obligation through a combination of: the following:
(a) Projected number of Accessory Dwelling Units (ADU) anticipated to be permitted based on recent trends;
(b) Approved and proposed residential development projects in the pipeline; and
(c) Thorough an inventory of sites with demonstrated zoning capacity to accommodate the RHNA allocation.

Even though the proposed project is a residential development project that would facilitate 352 more market rate units and 17 more very-low income units than projected as part of the site inventory, the proposed project does not include five (5) moderate-income units as projected in the site inventory. Therefore, the City must demonstrate that its plans, policies and zoning facilitate the production of the 26,502-unit RHNA allocation. Although the site inventory is the most well-known method for meeting this obligation, the City may meet its RHNA obligation through a combination of: (1) the projected number of Accessory Dwelling Units (ADUs) anticipated to be permitted based on recent trends; (2) documenting approved and proposed residential development projects in the pipeline; and (3) through an inventory of sites with demonstrated land use and zoning capacity to accommodate the RHNA allocation.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 11 of 26 ends

Below provides an analysis and update summary related to each available avenue for meeting the RHNA obligation to demonstrate the City’s ability to meet its RHNA obligations despite the loss of potential units because of the proposed project.

As a result of substantial relaxation of development standards and procedures by the State to facilitate ADU construction, since 2018 the City has seen significant increases in applications and permits for ADUs across Long Beach. Production of ADUs has more than quadrupled between 2018 and 2020, as shown below:
• 2018: 59 units
• 2019: 151 units
• 2020: 268 units
• 2021: 445 units
• 2022: 508 units
The above three-year period (2018, 2019 and 2020) yields an annual average of 159 units. To be conservative and based on the observed development trends in the City, the 6th Cycle Housing Element assumed an annual average of 159 ADUs between 2021 and 2029, for a total of 1,275 units, representing nearly five percent (4.8 percent) of the City’s 6th Cycle RHNA. This is based on the average number of ADUs permitted between 2018-2020 (Adopted 2021-2029 Housing Element Technical Appendices, p. C-2). Around two-thirds of those units were designated in the affordable categories of the RHNA based on guidance from the Southern California Association of Governments (SCAG).

Given the progressively upward trend and an emerging trend of Junior ADUs, which are attached accessory units that occupy the existing square footage of a housing unit and therefore, are typically smaller in size, less expensive to construct, and a more affordable housing option, the City anticipates that the construction of ADUs will continue to increase. ADU production in 2021 totaled 445 units and in 2022, 508 ADUs were permitted. Based on the more recent data, using a five-year average (2018-2022), the City now estimates 2,290 ADUs will be developed during the Housing Element period, which is a net increase of 1,015 units. ADUs for the City’s RHNA were allocated within the affordable categories, which includes moderate-income units, and the revised projection represents additional capacity for additional units in the “moderate-income” RHNA category.

Furthermore, ADUs are more likely to be naturally affordable and have comprised a higher share of the housing production over time. This again is a conservative approach given the upward trend over time. This increase alone more than accounts for the lost potential of moderate-income units for the proposed project.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 12 of 26 ends

Like many cities throughout the state, Long Beach has struggled to produce moderate income units. As part of the Housing Element, the City has committed to a multitude of strategies for increasing production of moderate income units.

One of the primary mechanisms for incentivizing the development of moderate income units is through the City’s Enhance Density Bonus (EDB) program, which was adopted in 2021 to provide incentives and bonuses that go above and beyond those provided under state law in order to garner a larger number of affordable units than would otherwise be built. The EDB is designed with the greatest incentives for moderate income units because the City performed the poorest in providing moderate units in the 5th Cycle housing element of any category. In fact, in developing the site inventory, staff assumed that the subject site would produce moderate income units in exchange for incentives provided under EDB.

Unfortunately, the EDB has not yet been certified in the Coastal Zone (EDB was approved by Coastal Commission in June 2023 but must still go back before the Long Beach City Council).

Therefore, this project was not able to take advantage of the EDB program. Other strategies in the Housing Element for providing moderate income units include the inclusionary housing requirement for moderate income units in ownership projects (HE Policy 1-11); increasing the overall housing supply (Policy 1-1); providing for a variety of housing types in low density zones (ie duplexes, triplexes and ADUs, see HE Program 2-4); facilitating “naturally occurring” affordable housing typologies like bungalows and courtyards (HE Action 1.1.2); and providing assistance to first time homeowners including through downpayment assistance (HE Program 3.3). Some of the zoning strategies, such as the EDB and inclusionary program, are implemented, while others are underway through the Citywide rezoning efforts. The City’s new downpayment assistance program launched in spring 2023 through use of funding via the Consolidated Plan.

In summary, while the project does not provide the five (5) moderate-income units allocated for the site as part of the original site inventory for the 2021-2029 Housing Element, the project provides more housing units overall and provides a greater number units (17) at a deeper affordability level than what was projected as part of the site inventory, serving to offset some of the deficit that would be created by the approval of other projects in the City. Pursuant with state law, the City has identified that it has the additional capacity, capability, and feasibility to meet its RHNA obligation, based on the net increase in ADU production and through policies and programs to support the development of moderate-income units.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

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LOCAL COASTAL DEVELOPMENT

FINDINGS
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12 (LCDP22-049)
July 20, 2023
Pursuant to Section 21.25.904 of the Long Beach Municipal Code, the Zoning Administrator or Planning Commission shall not approve a Local Coastal Development Permit 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 PROPOSED DEVELOPMENT CONFORMS TO THE CERTIFIED LOCAL

COASTAL PROGRAM, INCLUDING BUT NOT LIMITED TO ALL

REQUIREMENTS FOR REPLACEMENT OF LOW- AND MODERATE-INCOME HOUSING; AND
The proposed project entails the demolition of two existing office buildings (6615 and 6695 East Pacific Coast Highway) on the site, and the construction of a new six-story, mixed-use, project consisting of 390 residential dwelling units (seventeen [17] of which are affordable [very low income]), 5,351 square feet of commercial/retail space in a building with 576 vehicular parking spaces in an above-grade parking structure, 196 bicycle parking spaces, and 45,141 square feet of public and private open space area within the Mixed-Use Community Core (MU-CC) designation of the Southeast Area Specific Plan (SP-2) located at 6615, 6621, and 6695 East Pacific Coast Highway. This application is considered as development in the coastal zone and requires discretionary actions that include Site Plan Review by the Planning Commission, Lot Line Adjustment, and Lot Merger. A Local Coastal Development Permit (LCDP) is required for projects that require discretionary actions in the coastal zone.

The City of Long Beach Local Coastal Program (LCP) is generally organized by area. The project site is in the Southeast Communities Area of the Coastal Zone (City Jurisdiction). The project site is located within the Marketplace Office Park and west of the Los Cerritos Wetlands. This portion of the LCP is directed by the land use polices in the Southeast Area Specific Plan (SEASP) (SP-2). The SEASP document identifies this area as an area of major change in that the older uses (office) eventually turn over to residential or mixed uses (residential and commercial/retail).

The construction and operation of the mixed-use building with 390 dwelling units and 5,351-square-feet of commercial/retail space would be consistent with the mix Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 14 of 26 ends

of uses permitted in the SEASP MU-CC designation. The development would provide public open space, view corridor, and street improvements to facilitate the coastal access policies and create spaces for enjoyment by the broader public and local residents. The introduction of a mix of uses and residential units, including affordable housing, is consistent with LCP goals that encourage visitor-serving and neighborhood-serving uses within the Coastal Zone. The development has been designed to activate a gateway corner of the City, while constructing public rightof-way improvements that materialize coastal access routes envisioned in the SEASP. Furthermore, the design of the project would not impede the ability for future developments in the plan area, including the future connection of Shopkeeper Road in an alignment to avoid wetland areas.

The project invokes State Density Bonus Law (Government Code Section 65915 through 65918), which allows for a density increase of 20 percent provided that a minimum of 5 percent of the units are designated affordable at the very low-income level for a minimum of 55 years. In order to facilitate the inclusion of affordable units, incentives/waivers are requested. The Applicant is requesting one incentive and four waivers to help facilitate the affordable housing as part of the project. The first request is an incentive related to building massing, which would allow the proposed project to include one building in lieu of multiple buildings encouraged by the SEASP. The requested four waivers include: 1) building height (maximum height of 91-feet 8½-inches to allow for the sixth floor and rooftop amenities); 2) building stories (exceed the building height requirements along Pacific Coast Highway [limited to 5 stories] and Shopkeeper Road [limited to 3 stories for the first 30 feet]); 3) Building Story Requirements along Shopkeeper Road Fronting Wetlands (allow six stories within the 30 feet adjacent to Shopkeeper Road fronting the wetlands [limited to 3 stories, the first 30 feet]); and 4) variety of heights (allow the project to include buildings at maximum height). The City’s Site Plan Review Committee has granted deviations from the maximum allowable height (80 feet) and number/configuration of stories in order to provide the additional number of units along with the 17 affordable units. Concurrence by the Planning Commission of the concessions/waivers to facilitate the project does not contradict compliance with the LCP but validates compliance with the LCP.

The state density bonus law also does not override the LCP or Coastal Act and must be implemented in a way that does not conflict with the Coastal Act. The portion of the project related to density bonus and incentives or concessions are ministerial acts. Consistency with the LCP will be discussed in greater detail below.

Per State Law, since this project is providing five (5) percent, seventeen (17) affordable units, the project is eligible for reduced parking. For the project, Senate Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 15 of 26 ends

Bill (SB) 1818 and SEASP require 456 parking spaces for the residential uses 98 parking spaces for residential guest uses (SEASP), and twenty-two (22) spaces are required for the commercial component (SEASP) for a total of 576 spaces overall. The project applicant is proposing 576 spaces which meets the requirements under the state density bonus law. All parking shows in a combination of standard, compact, electric vehicle (EV), and Americans with Disabilities Act (ADA) in an above-grade parking structure. A parking utilization study was prepared to demonstrate that the reduced parking rate provided in SB1818 under the government code would address the anticipated demand for off-street parking based on traffic engineering principles. The study determined that the project would have a demand for 518 parking spaces, and therefore the provision of 576 parking spaces would meet the needed demand.

The additional density, height, and reduced parking pursuant to Government Code Section 65915 through 65918 is requested in order to provide the additional seventeen (17) affordable units and the additional market rate units. The additional height of the building does not conflict with the policies and parameters set forth in the LCP as the project implemented with the concessions/waivers continues to provide the required public view corridor along the northern edge of the site.

Furthermore, the building continues to provide a step back on the upper floor along Pacific Coast Highway frontage consistent with SEASP requirements. At the rear portion of the site, the requested waiver involves 30 feet of building area that is requested to increase height. This area is presently buffered from the Los Cerritos Wetlands by an existing office building (6621 East Pacific Coast Highway) to remain in place. The SEASP envisioned the existing building to function as a natural buffer area, which will continue to function as with the building to remain.

A biological technical report was prepared in conformance with SEASP and the nearest potential wetlands are associated with the City of Long Beach Property Site (Marketplace Marsh) at least 194 feet north of the Project site, and the northeast edge of the Pumpkin Patch site approximately is 221 feet east of the Project site.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 16 of 26 ends

The project would bring the site landscaping into greater conformance with the SEASP through the introduction of landscaping consistent with Appendix D, Plant Palette, of the SEASP. The development area includes the demolition of two buildings (6615 and 6695 East Pacific Coast Highway) and removal of associated paving, trees, shrubs and other landscaping facilitate the construction of the new building. Within the public right-of-way along Studebaker Road and Pacific Coast Highway, vegetation would also be removed to facilitate the access requirements for the development and complete street design per SEASP. The proposed landscaping for the site includes landscaped setback areas and courtyards with trees, shrubs and groundcover along Pacific Coast Highway and Studebaker Road. Landscaping would also be provided at the rooftop deck areas. In addition, a landscaped parkway would be added within the public right-of-way areas to complete the intent of the pedestrian realm along the public street frontages. All plant species included in the project design have been selected to comply with Appendix D, Plant Palette, of SEASP. Conditions of approval will ensure that landscaping is prioritized within the final plans to support nesting birds. The proposed design will replace the turf and palm trees (which is not a permitted species in the SEASP plant palette) that are currently along the setbacks of Pacific Coast Highway and Studebaker Road.

As conditioned, the Applicant shall comply with all mitigation measures and project design features of the Southeast Area Specific Plan Program EIR and its Mitigation Monitoring and Reporting Program (MMRP), as detailed in the EIR (SCH:
2015101075) prepared for this project. The MMRP includes operational standards for consistency with the context of the project vicinity. Furthermore, the conditions of approval ensure that operational standards and requirements related to landscaping, noise, lighting, and public access are recorded on the title for the project parcels. This ensures that if a project or property is sold, the ownership is aware of the SEASP operational requirements embedded in the plan document.

With inclusion of bird-safe treatments, approved native plant species, appropriate lighting, public right-of-way improvements, and operational awareness for property owners, the proposed project will meet the requirements of SEASP while providing affordable housing in a portion of the City that has not experienced the development of affordable units in its recent history. The balancing of development, coastal access, affordable housing opportunities, and habitat preservation were addressed with the Coastal Commission’s certification of SEASP, which this project complies with this intent.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 17 of 26 ends

2. THE PROPOSED DEVELOPMENT CONFORMS TO THE PUBLIC ACCESS AND RECREATION POLICIES OF CHAPTER 3 OF THE COASTAL ACT. THIS

SECOND FINDING APPLIES ONLY TO DEVELOPMENT LOCATED SEAWARD OF THE NEAREST PUBLIC HIGHWAY TO THE SHORELINE.

Chapter 3 of the Coastal Act deals with the public’s right to use beach and water resources for recreational purposes. The chapter provides the basis for State and local government to require beach access dedication and to prohibit development, which restricts public access to the beach or/and water resources. The site will be developed in accordance with State law and SEASP. Any future use proposing to occupy the public sidewalk would require a Public Works Public Walkways Occupancy Permit (PWOP) prior to use.

The incorporation of affordable units is consistent with the certified Local Coastal Program and Coastal Act, which encourages a mix of housing opportunities to meet the public access goals of the Coastal Act. Maximizing public access “for all the people,” is part of the Environmental Justice policies adopted by the Coastal Commission. Without the concessions for density, height, and parking the project would be developed with market rate units only which would not help to fully realize the robust public access policies and broad concern for equitable access to the Coast by all. The project conditions of approval ensure that the units are distributed throughout the various residential levels, including the upper floors, and shall be generally reflective of the mix of unit sizes and number of bedrooms in the overall project. The SEASP area is designated as a high resource area and the development of affordable units within SEASP fosters equity. The specific incentive/waivers requested to support the project are not incongruent with the certified LCP and Coastal Act. The increased height by one-story to six-stories does not obstruct an established view corridor. Furthermore, this concession in height is not unlike the waiver process allowed under the SEASP for additional height granted to low-cost overnight visitor serving accommodations. The incentives/waivers include a state-approved parking reduction rate to support the additional density for the affordable dwelling units. Based on the provided parking utilization rate, the provided onsite parking would meet anticipated demands for vehicle parking spaces. Increased density is known to reduce both Vehicle Miles Travel and energy consumed consistent with Coastal Act (Public Resources Code 30250 and 30253).

In addition to access to housing, the project improvements include improvements within the public right-of-way to support site access and facilitate buildout of the project area in conformance with the SEASP. Proposed modifications to Pacific Coast Highway require review and approval by the California Department of Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 18 of 26 ends

Transportation (Caltrans) and City of Long Beach Department of Public Works.

Improvements within the Studebaker Road right-of-way would be approved by the City of Long Beach Department of Public Works. As conditioned, all improvements within the public right-of-way shall be compliant with the Americans with Disabilities Act (ADA) to allow for site access and connectivity within the project vicinity. The improvements within the public realm would provide access to the site and around the perimeter of the site. Public improvements are required per the conditions of approval and in accordance with the SEASP policies.

The street cross-sections have been designed in conformance with Chapter 7 of the SEASP. The streetscape zone along the design of public rights-of-way includes a travel zone, pedestrian zone, and setback zone. Along Pacific Coast Highway, the cross section includes a bicycle lane, pedestrian sidewalk, parkway areas, and a 10-foot public access easement would ensure consistency with the intent of SEASP. Improvements within the Studebaker Road right-of-way would include buildout of the existing 110-foot-wide street section to include a complete street featuring a center median, sidewalk, vehicle lanes, and bicycle lanes.

As outlined in SEASP, the City public right-of-way (dedication) for the Shopkeeper Road extension is established but unbuilt. Constraints such as existing oil operations and proximity to wetlands may preclude the Shopkeeper Road roadway from being completed in the configuration in which it is currently proposed and will likely require a realignment at some point in the future. Chapter 7 of SEASP includes potential alternate configurations to accomplish this future connection (Figure 7-16). This conceptual alignment occupies the subject site. As such, the building placement for the proposed project has been sited and designed to allow the completion of Shopkeeper Road connection at the rear of the property if this is undertaken in the future in conformance with the SEASP policies. The design of Studebaker Road and any future connection to an iteration of Shopkeeper Road that does not traverse delineated wetlands could be facilitated with the proposed project. The interim condition of the Studebaker Road terminus would avoid sensitive habitat areas, provide a complete street design, and maintain access to all involved parcels, thereby complying with the requirements of SEASP.

This second finding only applies to development located seaward of the nearest public highway to the shoreline. While, the subject site is not within this area, the proposed project would be limited to private property and in compliance with applicable City of Long Beach zoning requirements (including SEASP), Coastal Act, Caltrans, and City of Long Beach Department of Public Works policies. The proposed project would include substantial improvements to access and Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 19 of 26 ends

connectivity for the public. All modes of transportation (pedestrians, bicyclists, and vehicles) have been considered in the design of public amenities included in the project.

3. FOR AN APPLICATION FOR A RELIGIOUS ASSEMBLY USE, IF AN

EXCEPTION OR WAIVER OF LCP REQUIREMENTS IS SOUGHT UNDER SECTION 21.52.219.8.G, THAT THE EXCEPTION OR WAIVER ALLOWS THE

MINIMUM DEVIATION FROM LCP REQUIREMENTS NECESSARY TO

COMPLY WITH RLUIPA, AND THAT THE DECISIONMAKER HAS IMPOSED

ALL CONDITIONS NECESSARY TO COMPLY WITH ALL PROVISIONS OF

THE LCP, WITH THE EXCEPTION OF THE PROVISION(S) FOR WHICH IMPLEMENTATION WOULD VIOLATE RLUIPA.

The project is not a religious assembly use, therefore this finding does not apply to the subject project.

4. THE PROPOSED DEVELOPMENT IS SITED, DESIGNED AND MANAGED TO

MINIMIZE THE TRANSPORT OF POLLUTANTS BY RUNOFF INTO COASTAL

WATERS AND GROUNDWATER, AND TO MINIMIZE INCREASES IN RUNOFF

VOLUME AND VELOCITY FROM THE SITE WHICH MAY ADVERSELY
IMPACT COASTAL RESOURCES OR COASTAL BLUFF STABILITY. BEST

MANAGEMENT PRACTICES SHALL BE IMPLEMENTED, AS APPLICABLE,

INCLUDING BUT NOT LIMITED TO APPLICABLE LOCAL, REGIONAL, STATE

AND FEDERAL WATER QUALITY PERMITS, STANDARDS AND GUIDANCE

PROVIDED IN THE LCP, BEST PRACTICES AND OTHER MEASURES AS MAY BE RECOMMENDED BY THE CITY ENGINEER.

The project includes the demolition of two existing office buildings and the construction of a new 6-story mixed-use building. The proposed development will be required to obtain building permits from the Building Department. All onsite construction related to the building and site improvements are required to comply with all applicable local, regional, state, and federal water quality permits.

Therefore, adherence to permit requirements would minimize the transport of pollutants and runoff that could impact coastal resources. The Applicant shall provide a construction staging plan to the Director of Development Services for review and approval prior to the issuance permits for each phase of construction, including demolition/site preparation, rough grading, precise grading, and each phase of building permits. The staging areas shall comply with appropriate distancing to habitat areas and the local, regional, state, and federal water quality permits.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 20 of 26 ends

5. For an application to restrict short-term rentals in accordance with the provisions and procedures outlined in Chapter 5.77 (Short-Term Rentals) of the certified LCP, the project shall conform with the certified local coastal program, including with the provisions relating to coastal access and recreation. The required findings must include a cumulative impacts analysis informed, at least in part, by monitoring data collected on approved projects that restrict STRs and on STRs throughout the coastal zone. The responsible hearing body shall also find:
i. The proposed restriction would not result in the substantial loss of visitor-serving accommodations (i.e., a reduction in available overnight accommodation rooms, including but not limited to shortterm rentals, hotels, and/or motels, within ¼ mile of visitor-serving recreational uses, the beach, bay, ocean, or tidelands). ii. The proposed restriction would not result in the loss of lower-cost overnight accommodations. Lower-cost overnight accommodations shall be defined as those charging approximately twenty five percent (25%) less than the statewide average daily room rate or less. iii. The proposed restriction would not result in the net loss of short-term rentals below four hundred twenty-five (425) short-term rental units (both hosted and un-hosted and/or primary or non-primary) historically occurring in the coastal zone.
iv. The proposed restriction would be necessary to protect the neighborhood stability, housing access, and would be consistent with the neighborhood character established in the Local Coastal Program (LCP).

The project does not include an application to restrict short-term rentals; therefore, this finding is not applicable to the proposed project.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 21 of 26 ends

LOT MERGER

FINDINGS
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 (LMG22-012)
July 20, 2023
Pursuant to Section 20.28.030 of the Long Beach Municipal Code (Title 20, Subdivision Ordinance), Lot Mergers shall be required if the Zoning Administrator or Planning Commission, at a public hearing, makes any of the following findings. These findings and staff analysis are presented for consideration, adoption, and incorporation into the record of proceedings:

1. ANY ONE OF SUCH CONTIGUOUS PARCELS OR UNITS HELD BY THE SAME

OWNER DOES NOT CONFORM TO THE MINIMUM SIZE STANDARDS AS

REQUIRED BY THE ZONING REGULATIONS, AND AT LEAST ONE OF SUCH

CONTIGUOUS PARCELS IS NOT DEVELOPED WITH A SEPARATE
BUILDING FOR WHICH A PERMIT HAS BEEN ISSUED BY THE CITY; OR The Southeast Area Specific Plan (SEASP) (SP-2) does not maintain a minimum lot size for parcels within the Mixed Use-Community Core (MU-CC) designation.

Currently, there are three (3) parcels under the same ownership that comprise the overall project area measure approximately 112,914 square feet (APN: 7237-020- 050), 38,028-square-feet (APN: 7237-020-040), and 81,016-square feet (APN: 7237- 020-041). Each parcel is developed with an existing two-story office building with shared parking among all three (3) parcels subject to a Declaration of Covenants, Conditions and Restrictions (CC&Rs). The CC&Rs address parking and access requirements of the parcels owned by the Marketplace Shopping Center, Marketplace Office Park (project applicant), and City of Long Beach.

The development site (6615 and 6695 East Pacific Coast Highway) would be the location of the requested lot merger. All structures on the development site would be demolished and the lot merger would merge the adjusted APN: 7237-020-050 (6615 East Pacific Coast Highway) and APN: 7237-020-040 (6695 East Pacific Coast Highway) to result in one 163,249-square-foot (3.75-acre) lot. There would be one legal parcel after the lots are merged. The APN: 7237-020-041 (6621 East Pacific Coast Highway) would remain a separate parcel. Upon completion of the lot merger, the consolidated lot would be developed with the proposed project. The Notice of Lot Merger would be filed with the County Clerk-Recorder upon completion of site clearance of 6615 East Pacific Coast Highway and 6695 East Pacific Coast Highway. As such, positive findings can be made to approve the lot merger.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 22 of 26 ends

2. A SINGLE PROJECT IS DEVELOPED ON CONTIGUOUS LOTS IN SUCH A

MANNER THAT ONE OR MORE OF THESE RECORDED LOTS COULD BE

SOLD SEPARATELY FROM THIS PROJECT BUT WILL RESULT IN

REDUCTION OF REQUIRED PARKING, SETBACKS, OPEN SPACES, OR

VIOLATION OF OTHER DEVELOPMENT STANDARDS AS SPECIFIED IN THE CURRENT ZONING REGULATIONS.

The three subject parcels are located in the southeast portion of the City of Long Beach in the MU-CC area of SEASP. The Lot Merger of two parcels (APN: 7237- 020-050 and APN: 7237-020-040) will result in one single parcel that totals 163,249 square feet in size and is owned by the same property owner. The easternmost lot (APN: APN: 7237-020-041) is currently developed with an office building and would remain at the dimensions established under the lot line adjustment filed as part of App. No. 2201-12. The merger of the two parcels will prevent the parcels from being sold separately since the proposed project would be developed on the consolidated site, including its parking.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 23 of 26 ends

LOT LINE ADJUSTMENT

FINDINGS
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2201-12 (LLA22-002)
July 20, 2023
Pursuant to Section 20.20.010 of the Long Beach Municipal Code (Title 20, Subdivision Ordinance), Lot Line Adjustments shall be required if the Zoning Administrator or Planning Commission, at a public hearing, makes any of the following findings. These findings and staff analysis are presented for consideration, adoption, and incorporation into the record of proceedings:

1. EACH ADJUSTED LOT SHALL HAVE A MINIMUM LOT WIDTH OF TWENTYFIVE FEET (25') AND IN NO CASE SHALL SUCH LOT WIDTH BE LESS THAN FOUR-FIFTHS (⅘) OF THE AVERAGE LOT WIDTH WITHIN A RADIUS OF THREE HUNDRED FEET (300') FROM SAID LOT;
According to the record of survey, there are three existing legal parcels on the project site. Under existing conditions, the easternmost property line for APN:
7237-020-050 (6615 East Pacific Coast Highway) shares a common property line with APN: 7237-020-041 (6621 East Pacific Coast Highway). This shared property line bisects the surface parking lot that is shared between all three parcels and maintains access rights via the to a Declaration of Covenants, Conditions and Restrictions (CC&Rs) in place for the Marketplace Shopping Center, Marketplace Office Park (project applicant), and City-owned parcel. The eastern property line between APNs 7237-020-050 and 7237-020-041 be adjusted eastward and would remain within the existing surface parking lot. The adjusted property line would remain located between the buildings at 6695 East Pacific Coast Highway and 6621 East Pacific Coast Highway.

Prior to the lot line adjustment there are three legal parcels (two parcels with frontage along East Pacific Coast Highway and one parcel with frontage along the unbuilt portion of Shopkeeper Road), and there would be three legal parcels after the lot line is adjusted. The easternmost parcel to be adjusted (APN: 7237-020- 041 [6621 East Pacific Coast Highway]) maintains a front lot line along Shopkeeper Road pursuant to Section 21.15.1150 (Front Lot Line) of the Long Beach Municipal Code, due to the dimension of the lot line along Shopkeeper Road in comparison to the lot line dimension along the unbuilt section of Studebaker Road that forms the southern lot line.

Findings
6615, 6621, and 6695 East Pacific Coast Highway
Application No. 2208-10 and 2201-12
July 20, 2023

Page 24 of 26 ends

Long Beach City CouncilSeptember 19, 2023

Long Beach City Council
September 19, 2023