Preliminary Application for 1021 N. Harbor Drive — Redondo Beach City Council, February 7, 2023

Newmeyer & Dillion LLP
895 Dove Street
Fifth Floor
Newport Beach, CA 92660
949 854 7000
Michael W. Shonafelt
[email protected]
Las Vegas | Newport Beach | Walnut Creek
newmeyerdillion.com
July 20, 2022

VIA HAND-DELIVERY
Brandy Forbes and the Planning Staff
Community Development Director
City of Redondo Beach
415 Diamond Street
Redondo Beach, CA 90277
Re: New Commune DTLA LLC _Ten21 - 1021 N. Harbor Drive
Dear Ms. Forbes,
This office represents New Commune DTLA, LLC (“NCD”) with respect to the mixed-use development proposed at 1021 N. Harbor Boulevard (“Project”) in the City of Redondo Beach (“City”). This letter accompanies the preliminary application for the Project, in accordance with Government Code sections 65589.5, subd. (d), 65589.5, subd. (o) and 65941.1.

As you will see in the preliminary application materials, the Project anticipates development of 30 residential units, along with 7,124 square feet of retail/commercial uses. The Project site is located in the CC-4 zone and the Coastal Commercial land use designation in the Coastal Zone. While residential is not currently featured as a permitted or conditionally permitted use in the CC-4 zone, 20 percent (six) of the Project’s 30 units will be dedicated to lower-income residents, which entitles NCD to develop an affordable housing development at the Project site, notwithstanding the inconsistent residential uses, pursuant to the affordable housing provisions of the Housing Accountability Act (Gov. Code, § 65589.5, subd. (d).) This right persists during the period of time the City’s Housing Element remains non-complaint with the Housing Element Law (Gov. Code, § 65580, et seq.).

Delivery of the Project will go far to assist the City in meeting its ongoing regional housing needs allocation (“RHNA”) requirements pursuant to Government Code Section 65584, especially as those requirements pertain to affordable housing. The Project also will assist the City in achieving many of its Local Coastal Program goals with the establishment of visitor-serving uses and affordable housing in a viable location of the Coastal Zone.
4761.101 / 8996092.1
10/14/20
Brandy Forbes
July 20, 2022

Page 2 ends

4761.101 / 8996092.1
10/14/20
It is our hope that the process to bring the Project to completion will be a collaborative one. We will be on-hand throughout the application process to answer any questions you have.

Very truly yours,
Michael W. Shonafelt
MWS:mws
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 1 of 7 HOUSING CRISIS ACT of 2019 – SB 330

PRELIMINARY APPLICATION FORM

PURPOSE
This form serves as a template for the preliminary application for housing development projects seeking vesting rights pursuant to SB 330, the Housing Crisis Act of 2019.

GENERAL INFORMATION
An applicant for a housing development project that includes (1) residential units (2) a mix of commercial and residential uses with twothirds of the project’s square footage used for residential purposes; or (3) transitional or supportive housing, shall be deemed to have submitted a preliminary application upon provision of all of the information listed in this Preliminary Application form, the Preliminary Planning Division Review Checklist form, and payment of the permit processing fee to the agency from which approval for the project is being sought.

After submitting this Preliminary Application to the local agency, an applicant has 180 days to submit a full application or the Preliminary Application will expire.

NOTES

1. California Environmental Quality Act (CEQA) and Coastal Act standards may apply.

2. After submittal of all of the information required, if the development proponent revises the project to change the number of residential units or square footage of construction changes by 20 percent or more, excluding any increase
resulting from Density Bonus Law, the development proponent must resubmit the required information so that it reflects the revisions.

Community Development Department
Planning Division
415 Diamond Street, P.O. Box 270
Redondo Beach, California 90277-0270
www.redondo.org
tel: 310 318-0637
fax: 310 372-8021
Submittal Date Stamp*
1,2:
*
1Submittal of all the information listed and
payment of the permit processing fee freezes
fees and development standards as of this date,
unless exceptions per Government Code §
65889.5(o) are triggered.
*
2Note: Record keeping pertaining to which
standards and fees apply at date of submittal is
imperative, as penalties may apply for imposing
incorrect standards
Property Address:
___________________________________ 1021 N. Harbor Drive Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 2 of 7

SITE INFORMATION

1. PROJECT LOCATION - The specific location, including parcel numbers, a legal description, and site address, if applicable.

Street Address ________________________________________________ Unit/Space Number_____________ Legal Description (Lot, Block, Tract) _________________________________________________________ Attached? YES ☐ NO ☐
Assessor Parcel Number(s)

2. EXISTING USES - The existing uses on the project site and identification of major physical alterations to the property on which the project is to be located.

3. EXISTING RESIDENTIAL DWELLING UNITS – Provide the number of existing residential units on the project site that will be demolished and whether each existing unit is occupied or unoccupied.

Occupied Residential
Units
Unoccupied Residential
Units
Total
Residential Units
Existing
To Be Demolished

4. ADDITIONAL SITE CONDITIONS –
a. Whether a portion of the property is located within any of the following:
i. A very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection, pursuant to Section 51178?
YES ☐ NO ☐
ii. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993)?
YES ☐ NO ☐
iii. A hazardous waste site that is listed pursuant to Section 65962.5, or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code? YES ☐ NO ☐
iv. A special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by any official maps published by the Federal Emergency Management Agency? YES NO
1021 N. Harbor Drive
LOTS 84 THRU 88 TR=1326 AND VAC ALLEY ADJ ON E AND LOTS 74 THRU 78 M B 2-35 OCEAN BEACH SUB VAC ST AND ALLEY AND EX OF ST LOTS 73 AND 89 x 7503-013-016 and 7503-013-017
The site contains buildings previously used as the "Sea Lab" educational facility. The buildings are currently vacant. 0 0 0
0 0 0
x
x
x
x

Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 3 of 7 v. A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2? YES ☐ NO ☐
vi. A stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code? YES ☐ NO ☐ If “YES” to any, please describe:
b. Does the project site contain historic and/or cultural resources? YES ☐ NO ☐ If “YES,” please describe:
c. Does the project site contain any species of special concern? YES ☐ NO ☐ If “YES,” please describe:
d. Does the project site contain any recorded public easement, such as easements for storm drains, water lines, and other public rights of way? YES ☐ NO ☐
If “YES,” please describe:
e. Does the project site contain a stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code? Provide an aerial site photograph showing existing site conditions of environmental site features that would be subject to regulations by a public agency, including creeks and wetlands. YES ☐ NO ☐ If “YES,” please describe and depict in attached site map:

5. COASTAL ZONE - For housing development projects proposed to be located within the coastal zone, whether any portion of the property contains any of the following:
a. Wetlands, as defined in subdivision (b) of Section 13577 of Title 14 of the California Code of Regulations.

YES ☐ NO ☐
x
x
x
x
x
Please refer to the attached sheet showing the existing easement. x
x
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 4 of 7 b. Environmentally sensitive habitat areas, as defined in Section 30240 of the Public Resources Code.

YES ☐ NO ☐
c. A tsunami run-up zone. YES ☐ NO ☐
d. Use of the site for public access to or along the coast. YES ☐ NO ☐

PROJECT INFORMATION

6. ARCHITECTURAL PLANS –
a. Site Plan - A site plan showing the building(s) location on the property and approximate square footage of each building that is to be occupied;
b. Elevations - Elevations showing design, color, material, and the massing and height of each building that is to be occupied.

Attached? YES ☐ NO ☐

7. PROPOSED USE(S) – Describe the proposed land uses by number of units and square feet of residential and nonresidential development.

RESIDENTIAL DWELLING UNIT COUNT:

Please indicate the number of dwelling units proposed, including a breakdown of levels by affordability, set by each income category.

Number of Units
Market Rate
Managers Unit(s) – Market Rate
Extremely Low Income
Very Low Income
Low Income
Moderate Income
Total No. of Units
Total No. of Affordable Units
Total No. of Density Bonus Units
Other notes on units:

8. FLOOR AREA - Provide the proposed floor area and square footage of residential and nonresidential development, by building (attach relevant information by building and totals here):

Residential Nonresidential Total
Floor Area
Square Footage of Construction
x
x
x
x
24 0
0 0
6 0
30 6*
0 133,943 s.f. 7,124 s.f. 141,067 s.f.
133,943 s.f. 7,124 s.f. 141,067 s.f.
* Affordable Units will be as defined in Gov. Code, § 65589.5, subd. (h)(3). *
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 5 of 7

9. PARKING – Provide the proposed number of vehicle parking spaces:

Residential Nonresidential Total
Number of Spaces

10. AFFORDABLE HOUSING INCENTIVES, WAIVERS, CONCESSIONS and PARKING REDUCTIONS - Will the project proponent seek Density Bonus incentives, waivers, concessions, or parking reductions pursuant to California Government Code Section 65915? YES ☐ NO ☐
If “YES,” please describe:

11. SUBDIVISION – Will the project proponent seek any approvals under the Subdivision Map Act, including, but not limited to, a

12. POLLUTANTS – Does the project propose any point sources of air or water pollutants? YES ☐ NO ☐ If “YES,” please describe:

13. PROJECT TEAM INFORMATION - The applicant’s contact information and, if the applicant does not own the property, Address _________________________________________Unit/Space Number City ___________________________ State _______ Zip Code 50 On-Site
4 Off-Site
29 Off-Site 83
x
x
consent from the property owner to submit the application.

Applicant’s Name New Commune DTLA LLC
Company Firm New Commune DTLA LLC
9744 Wilshire Blvd
Beverly Hills CA 90212
203
parcel map, a vesting or tentative map, or a condominium map? YES x☐ NO ☐ If “YES,” please describe:

Condominium subdivision.

Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 6 of 7 Telephone ___________________________ Email
Are you in escrow to purchase the property? YES ☐ NO ☐
Property Owner of Record ☐ Same as applicant ☐ Different from applicant Name (if different from applicant)
Address _ ____________________________Unit/Space Number Telephone ___________________________ Email
Optional: Agent/Representative Name
Company/Firm
Address _________________________________________Unit/Space Number City ___________________________ State _______ Zip Code Telephone ___________________________ Email
Optional: Agent/Representative Name
Company/Firm
Address _________________________________________Unit/Space Number City ___________________________ State _______ Zip Code Telephone ___________________________ Email
Primary Contact for Project: ☐ Owner ☐ Applicant ☐ Agent/Representative ☐ Other City
________ City
____________ State Zip Code
x
Brandon Straus
Srour & Associates
2447 Pacific Coast Highway 200
Hermosa Beach CA 92054
Michael Shonafelt
Newmeyer & Dillion, LLP
895 Dove Street, 5th Floor
Newport Beach CA 92660
949-271-7196 Michael. [email protected]
x
310-327-8433 [email protected]
310-372-8433 [email protected]
x
__________________________
Housing Crisis Act of 2019 (SB 330) Preliminary Application Form (Revised April 9, 2020) Page 7 of 7

PROPERTY OWNER AFFIDAVIT
Before the application can be accepted, the owner of each property involved must provide a signature to verify the Preliminary Application is being filed with their knowledge. Staff will confirm ownership based on the records of the City Engineer or County Assessor. In the case of partnerships, corporations, LLCs or trusts, the agent for service of process or an officer of the ownership entity so authorized may sign as stipulated below.
• Ownership Disclosure. If the property is owned by a partnership, corporation, LLC or trust, a disclosure identifying the agent for service or process or an officer of the ownership entity must be submitted. The disclosure must list the names and addresses of the principal owners (25 percent interest or greater). The signatory must appear in this list of names. A letter of authorization, as described below, may be submitted provided the signatory of the letter is included in the Ownership Disclosure. Include a copy of the current partnership agreement, corporate articles, or trust document as applicable. • Letter of Authorization (LOA). A LOA from a property owner granting someone else permission to sign the Preliminary Application form may be provided if the property is owned by a partnership, corporation, LLC or trust, or in rare circumstances when an individual property owner is unable to sign the Preliminary Application form. To be considered for acceptance, the LOA must indicate the name of the person being authorized to file, their relationship to the owner or project, the site address, a general description of the type of application being filed and must also include the language in items 1-3 below. In the case of partnerships, corporations, LLCs or trusts, the LOA must be signed by the authorized signatory as shown on the Ownership Disclosure or in the case of private ownership by the property owner. Proof of Ownership for the signatory of the LOA must be submitted with said letter.
• Grant Deed. Provide Copy of the Grant Deed if the ownership of the property does not match local records. The Deed must correspond exactly with the ownership listed on the application. • Multiple Owners. If the property is owned by more than one individual (e.g., John and Jane Doe, or Mary Smith and Mark Jones) signatures are required of all owners.

1. I hereby certify that I am the owner of record of the herein previously described property located in REDONDO BEACH which is involved in this Preliminary Application, or have been empowered to sign as the owner on behalf of a partnership, corporation, LLC, or trust as evidenced by the documents attached hereto.

2. I hereby consent to the filing of this Preliminary Application on my property for processing by the CITY OF REDONDO BEACH COMMUNITY DEVELOPMENT DEPARTMENT for the sole purpose of vesting the proposed housing project subject to the Planning and Zoning ordinances, policies, and standards adopted and in effect on the date that this Preliminary Application is deemed complete.

3. Further, I understand that this Preliminary Application will be terminated and vesting will be forfeited if the housing development project is revised such that the number of residential units or square footage of construction increases or decreases by 20 percent or more, exclusive of any increase resulting from the receipt of a density bonus, incentive, concession, waiver, or similar provision, and/or an application requesting approval of an entitlement is not filed with CITY OF REDONDO BEACH COMMUNITY DEVELOPMENT DEPARTMENT within 180 days of the date that the Preliminary Application is deemed complete.

4. By my signature below, I certify that the foregoing statements are true and correct.

Signature Signature
Printed Name Printed Name
Date Date
Leonid Pustilnikov, Manager
New Commune DTLA LLC
BY:

SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
7/21/22 10:45:16 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
G000

COVER SHEETCOVER SHEET

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
PROJECT NAME:

ADDRESS:

OWNER:

PROJECT DESCRIPTION:

HAA PROJECT:

PROPOSED UNIT COUNT:

CONSTRUCTION TYPE:

ZONING:

USE(S):

EXISTING USES
OCCUPANCY TYPE:

SITE AREA:

FLOOD ZONE:

PROPOSED SET BACKS:

BLDG HEIGHT:

RESIDENTIAL PARKING:

COMMERCIAL PARKING:

PROJECT INFORMATION
TEN21 HARBOR
1021 N HARBOR DR
REDONDO BEACH, CA 90277

NEW COMMUNE DTLA, LLC
MIXED-USE PROJECT INCLUDING: 1 LEVEL OF
SUBTERRANEAN PARKING, 6 LEVELS WITH

RESIDENTIAL USES AND GROUND FLOOR

RESTAURANTS
YES
30 RESIDENTIAL UNITS
TYPE I
CC-4

PARKING, COMMERCIAL (RETAIL), AND

RESIDENTIAL

INDUSTRIAL
A-2, M, AND R-2
37,317 SF
NONE
FRONT: 5' - 0"
SIDE: 5' - 0"
REAR: 7' - 0"
88' -0" / 7 STORIES
STANDARD = 41 STALLS
EV = 6 STALLS
ACCESSIBLE = 3 STALLS
50 STALLS TOTAL

OFFSITE

PROJECT TEAM
OWNER

NEW COMMUNE DTLA, LLC
9744 WHILSHIRE BLVD #203
BEVERLY HILLS, CA 90212
310-208-4100
CONTACT: BRANDON STRAUS, 310-372-8433 - OWNER'S REPRESENTATIVE

ARCHITECT

KFA, LLP
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
TEL: 210.309.3918
CONTACT: JOHN ARNOLD
[email protected]

SHEET INDEX
SITE:

VICINITY MAP
1021 N. HARBOR DR.

PROPOSED GROUND

FLOOR FOOTPRINT

PROPOSED UPPER

FLOORS FOOTPRINT

EXISTING BUILDING TO
REMAIN
PROPOSED 7 STORY

MIXED USE BUILDING
CC-4 ZONE

NORTH HARBOR DRIVE

YACHT CLUB WAY

CENTERLINE OF STREET

VEHICULAR
ACCESS

PEDESTRIAN
ACCESS

SETBACK
7' - 0"

SETBACK
5' - 0"

SETBACK
5' - 0"
30' - 0" 22' - 5 1/2" 15' - 0" 256' - 2 1/2"
324' - 6 1/2"
131' - 11 1/2"
117' - 7 1/2"

PARCEL INFORMATION

EXISTING BUILDING TO
REMAIN

NORTH HARBOR DRIVE

YACHT CLUB WAY

CENTERLINE OF STREET

CENTERLINE OF STREET
30' - 0" 293' - 8"
324' - 6 1/2"
131' - 11 1/2"
117' - 7 1/2"

EXISTING BUILDING

TO BE DEMOLISHED
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
7/21/22 11:09:42 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
G001

PROJECT

INFORMATIONINFORMATION

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT

ARCHITECTURAL
A000 SITE PLAN
A101 LEVEL P1 PLAN
A110 FIRST FLOOR PLAN
A120 SECOND FLOOR PLAN
A130 THIRD FLOOR PLAN
A140 FOURTH FLOOR PLAN
A150 FIFTH FLOOR PLAN
A160 SIXTH FLOOR PLAN
A170 ROOF PLAN
A200 ELEVATIONS
A201 ELEVATIONS

GENERAL
G000 COVER SHEET
G001 PROJECT INFORMATION
G002 SURVEY
G020 BUILDING AREA CALCULATIONS

PLOT PLAN

PLOT PLAN
1" = 20'-0" 13

UNIT COUNT

UNIT TYPE COUNT
2 BR 12
3 BR 18
Grand total 30

RESIDENTIAL - UNIT COUNT

PARCEL COVERAGE

PARCEL COVERAGE
= TOTAL SQUARE FOOTAGE OF ALL

STRUCTURES COVERING THE SITE / SITE AREA
= 22,002 SF / 37, 317 SF = 58%
AFFORDABLE HOUSING DEVELOPMENT •••

THIS PROPOSED PROJECT IS USING HOUSING AFFORDABILITY ACT (HAA) PROVISIONS FOR THE FOLLOWING:
20% OF THE PROJECT UNITS WILL BE AFFORDABLE FOR LOWER-INCOME

HOUSEHOLDS

SETBACKS, HEIGHT, STORIES, DENSITY, FLOOR AREA, PARCEL COVERAGE, OPEN

SPACE, AND PARKING WILL BE AS SHOWN
UP TO 1/3 OF THE PROJECT WILL BE COMMERCIAL

DENSITY

DENSITY
= PARCEL SIZE / NUMBER OF UNITS
= 37,317 SF / 30
= 1243.9 SF / UNIT

DEMOLITION PLAN
N

DEMOLITION PLAN
1" = 20'-0" 13
N

AFFORDABILITY
30 UNITS X 20% = 6 UNITS

PARKING
PARKING REQUIRED = 54 STALLS
2 PER MARKET UNIT (24 UNITS = 48 STALLS)
1 PER AFFORDABLE UNIT (6 UNITS = 6 STALLS)

RESIDENTIAL PROVIDED
50 ON SITE
4 OFFSITE

COMMERCIAL REQUIRED
1 PER 250 SF

COMMERCIAL PROVIDED
29 OFFSITE

PROJECT AREAS
RESIDENTIAL = 133,943 SF
COMMERCIAL = 7,124 SF
** SEE SHEET G020
15879 SF

RESIDENTIAL
20361 SF

RESIDENTIAL
20417 SF

RESIDENTIAL
20318 SF

RESIDENTIAL
17443 SF

RESIDENTIAL
12760 SF

RESIDENTIAL
2660 SF
RETAIL
4464 SF
RETAIL
1978 SF

COVERED PLAZA
3914 SF

COVERED PLAZA
628 SF

RESIDENTIAL
207 SF

RESIDENTIAL
219 SF

RESIDENTIAL
19819 SF

PARKING / UTILITY

RESIDENTIAL
RETAIL

COVERED PLAZA
LEGEND
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:26 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
G020

BUILDING AREA

CALCULATIONS

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT

AREA SCHEDULE (TOTAL BUILDING AREA)
1ST FLOOR COVERED PLAZA 1978
1ST FLOOR COVERED PLAZA 3914
COVERED PLAZA 5892
LEVEL P1 PARKING / UTILITY 19819
PARKING / UTILITY 19819
1ST FLOOR RESIDENTIAL 12760
2ND FLOOR RESIDENTIAL 17443
3RD FLOOR RESIDENTIAL 20318
4TH FLOOR RESIDENTIAL 20417
5TH FLOOR RESIDENTIAL 20361
6TH FLOOR RESIDENTIAL 15879
ROOF TOP RESIDENTIAL 628
ROOF TOP RESIDENTIAL 207
ROOF TOP RESIDENTIAL 219
RESIDENTIAL 108232
1ST FLOOR RETAIL 2660
1ST FLOOR RETAIL 4464
RETAIL 7124
GRAND TOTAL 141067
1ST FLOOR PLAN
1/32" = 1'-0" 3
2ND FLOOR PLAN
1/32" = 1'-0" 4
3RD FLOOR PLAN
1/32" = 1'-0" 5
4TH FLOOR PLAN
1/32" = 1'-0" 12
5TH FLOOR PLAN
1/32" = 1'-0" 13
6TH FLOOR PLAN
1/32" = 1'-0" 14

ROOF FLOOR PLAN
1/32" = 1'-0" 15
P1 FLOOR PLAN
1/32" = 1'-0" 3
DN

ACCESSIBLE PATH OF TRAVEL
LEGEND
A.

ALL DIMENSIONS ARE TO FOS OR FOM UNO.

SEE SHEETS G040-G042 FOR TYPICAL
ACCESSIBILITY REQUIREMENTS.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

PROVIDE EXPANSION JOINTS AT ALL POINTS

OF CONTACT BETWEEN SLAB AND VERTICAL
SURFACES.

CONTROL JOINTS OR CONSTRUCTION JOINTS

SHALL DIVIDE THE SLAB ON GRADE INTO
SECTIONS WITH AREAS NOT EXCEEDING 400SF
(20' X 20') WITHOUT RE-ENTRANT CORNERS

AND LENGTH TO WIDTH RATIO NOT EXCEEDING
1 1/2:1. ADDITIONAL CONTROL OR

CONSTRUCTION JOINTS SHALL BE PLACED AT
RE-ENTRANT CORNERS.

SHEET NOTES
VALET

PICK-UP

NORTH HARBOR DRIVE

YACHT CLUB WAY

SETBACK
7' - 0"

SETBACK
5' - 0"

SETBACK
5' - 0"
CC-4 ZONE
CC-4 ZONE

P-GP ZONE P-GP ZONE

CENTERLINE OF STREET

CENTERLINE OF STREET
PROPOSED 30 UNITS
6 STORY

RAMP DOWN

VEHICULAR
ACCESS
30' - 0" 22' - 6"

GARAGE EXIT
15' - 0" 256' - 2"
324' - 7"
131' - 11"
117' - 8"
CC-4 ZONE

EXISTING PARKING

EXISTING COMMERCIAL
(BOAT YARD)

EASEMENT

HOPKINS WAY

LOADING RAMP UP
AISLE

EXISTING BUILDING

TO REMAIN

EXISTING BUILDING

TO REMAIN
RETAIL

RESIDENTIAL

ENTRANCE

ENTRY PLAZA

COURTYARD

LANDSCAPE

RESIDENTIAL

AMENITY
UNIT

RESIDENTIAL

LOBBY MAIL
OFFICE

GENERAL
RETAIL
SALES

CORRIDOR

ELEV STAIR
ELEV

LOADING
ELEV

OUTDOOR

SEATING AREA
STAIR

EXISTING PARKING

EXISTING POWER PLANT

ELECTRIC
VAULT
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:28 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A000

SITE PLANSITE PLAN

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
N
01 CONCISE AND COMMUNICATIVE SITE PLAN NOTE
HERE
NO. 101 ELEV. 12.68
UPUP
UP
DN

UP UP UP DN
TRASH

PARKING
34 STALLS
16 STALLS

RAMP UP

RAMP DOWN
18' - 0" 26' - 0" 18' - 0" 18' - 0"

NORTH HARBOR DRIVE

YACHT CLUB WAY

LOADING
AISLE
MECH
ROOM
50 TOTAL STALLS

STORAGE

EXISTING BUILDING

TO REMAIN

SETBACK
7' - 0"

SETBACK
5' - 0"

UNEXCAVATED AREA

EXISTING PARKING

EASEMENT

HOPKINS WAY

ELEV STAIR
ELEV
STAIR

LOADING
ELEV

CONCRETE BLOCK WALL

CONCRETE COLUMN
SEE SHEET A900 FOR WALL TYPES

EMERGENCY DRAIN, SLOPE TO
DRAIN
1 LEGEND
A.

ALL DIMENSIONS ARE TO FOM UNO.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

SEE SHEETS G040-G042 FOR TYPICAL
ACCESSIBILITY REQUIREMENTS.

ROOMS LABELED AS HAVING A FIRE RATING

SHALL HAVE RATED WALL, FLOOR & CEILING
ASSEMBLIES.

PROVIDE PIPE GUARDS AT ALL EXPOSED
PIPES.

SHEET NOTES
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:29 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A101
LEVEL P1 PLAN

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
01 LEVEL P1 PLAN
3/32" = 1'-0"
5 N
NO. 101
ELEV. 12.68
DN
3-HOUR FIRE WALL
2-HOUR RATED WALL

WOOD POST PER STRUCT DWGS
SEE SHEET A900 FOR WALL TYPES

WATER CURTAIN

DOWNSPOUT
SOFFIT ABOVE @ 7'-0" AFF
AREA DRAIN. SLOPE TO DRAIN AT 1/4"

PER FT MIN
DECK DRAIN. SLOPE TO DRAIN AT 1/4"

PER FT MIN
PLANTER DRAIN. SLOPE TO DRAIN AT
1/4" PER FT MIN
30" X 48" CLEAR SPACE
1 LEGEND
A.

ALL DIMENSIONS ARE TO FOS, FOM OR
CENTERLINE OF WALL UNO.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

SEE SHEETS G040-G042 FOR TYP
ACCESSIBILITY REQUIREMENTS.

ROOMS LABELED AS HAVING A FIRE RATING

SHALL HAVE RATED WALL AND CEILING
ASSEMBLIES.

DWELLING UNITS SHALL BE SEPARATED WITH
1-HOUR FIRE-RESISTIVE CONSTRUCTION AT
WALLS AND FLOORS.

SEE SHEET A9XX FOR SOUND TRANSMISSION
CONTROL DETAILS.

SEE SHEET A970 FOR TYP FIRESTOPPING
DETAILS.

PROVIDE ROOM & UNIT IDENTIFICATION
SIGNAGE.

PROVIDE LEVEL LANDINGS @ EXT DOORS AND
GATES.

SHEET NOTES

RESIDENTIAL
LOBBY
MAIL
PLAZA

COURTYARD
(OPEN TO ABOVE)
1641 SF

GENERAL RETAIL SALES
2587 SF

GENERAL RETAIL SALES

VALET DROP OFF/ PICK UP

RAMP DOWN

LOADING RAMP UP

WHEELCHAIR
LIFT

NORTH HARBOR DRIVE

YACHT CLUB WAY

SETBACK
7' - 0"

SETBACK
5' - 0"

SETBACK
5' - 0"
595 SF
OFFICE
6256 SF

RESIDENTIAL AMENITY
1929 SF
2 BR
UNIT

WHEELCHAIR
LIFT

LINE OF BUILDING
ABOVE

LINE OF

BUILDING ABOVE
2600 SF

GENERAL RETAIL SALES
803 SF

CORRIDOR

OUTDOOR

SEATING

ENTRY PLAZA

EXISTING BUILDING

TO REMAIN

EXISTING BUILDING

TO REMAIN

EXISTING PARKING

EASEMENT

HOPKINS WAY

LANDSCAPE

LANDSCAPE
STAIR
STAIR

LOADING
ELEV
ELEV
ELEV
STAIR

VEHICULAR
ACCESS

EXISTING

ELECTRIC
VAULT

COVERED
PLAZA

COVERED
PLAZA
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:30 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A110

FIRST FLOOR PLAN

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
01 1ST FLOOR PLAN
3/32" = 1'-0" 5
N
2526 SF
3 BR
UNIT
2924 SF
3 BR
2905 SF UNIT
3 BR
UNIT
2241 SF
2 BR
UNIT
559 SF

RESIDENTIAL /

PACKAGE

STORAGE
3378 SF
3 BR
UNIT

SETBACK
5' - 0"

SETBACK
5' - 0"
2250 SF

CORRIDOR

LINE OF BUILDING
ABOVE

ROOF OF EXISTING

BUILDING

OPEN TO BELOW

OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW

OPEN TO BELOW
STAIR
STAIR
STAIR
ELEV
ELEV

ELEV TRASH

BALCONY

BALCONY
3-HOUR FIRE WALL
2-HOUR RATED WALL

WOOD POST PER STRUCT DWGS
SEE SHEET A900 FOR WALL TYPES

WATER CURTAIN

DOWNSPOUT
SOFFIT ABOVE @ 7'-0" AFF
DECK DRAIN. SLOPE TO DRAIN AT
1/4" PER FT MIN
PLANTER DRAIN. SLOPE TO DRAIN AT
1/4" PER FT MIN

ELECTRICAL PANEL
1 LEGEND
A.

ALL DIMENSIONS ARE TO FOS, FOM OR
CENTERLINE OF WALL UNO.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

SEE SHEETS G040-G042 FOR TYP
ACCESSIBILITY REQUIREMENTS.

ROOMS LABELED AS HAVING A FIRE RATING

SHALL HAVE RATED WALL AND CEILING
ASSEMBLIES.

DWELLING UNITS SHALL BE SEPARATED WITH
1-HOUR FIRE-RESISTIVE CONSTRUCTION AT
WALLS AND FLOORS.

SEE SHEET A9XX FOR SOUND TRANSMISSION
CONTROL DETAILS.

SEE SHEET A970 FOR TYP FIRESTOPPING
DETAILS.

PROVIDE ROOM & UNIT IDENTIFICATION
SIGNAGE.

PROVIDE LEVEL LANDINGS @ EXT DOORS AND
GATES.

SHEET NOTES
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:32 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A120

SECOND FLOOR
PLAN

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
01 2ND FLOOR PLAN
3/32" = 1'-0"
5 N
3476 SF
3 BR
UNIT
2579 SF
3 BR
UNIT
2868 SF
3 BR
UNIT
2952 SF
3 BR
UNIT
2027 SF
2 BR
UNIT
2015 SF
2 BR
UNIT
1407 SF
2 BR
UNIT

SETBACK
5' - 0"

SETBACK
5' - 0"
2247 SF

CORRIDOR

OPEN TO BELOW

OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW

OPEN TO BELOW
TRASH
ELEV
ELEV

LOADING
ELEV

STAIR STAIR
STAIR

SETBACK
7' - 0"

BALCONY

BALCONY
3-HOUR FIRE WALL
2-HOUR RATED WALL

WOOD POST PER STRUCT DWGS
SEE SHEET A900 FOR WALL TYPES

WATER CURTAIN

DOWNSPOUT
SOFFIT ABOVE @ 7'-0" AFF
DECK DRAIN. SLOPE TO DRAIN AT
1/4" PER FT MIN
PLANTER DRAIN. SLOPE TO DRAIN
AT 1/4" PER FT MIN

ELECTRICAL PANEL
1 LEGEND
A.

ALL DIMENSIONS ARE TO FOS, FOM OR
CENTERLINE OF WALL UNO.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

SEE SHEETS G040-G042 FOR TYP
ACCESSIBILITY REQUIREMENTS.

ROOMS LABELED AS HAVING A FIRE RATING

SHALL HAVE RATED WALL AND CEILING
ASSEMBLIES.

DWELLING UNITS SHALL BE SEPARATED
WITH 1-HOUR FIRE-RESISTIVE
CONSTRUCTION AT WALLS AND FLOORS.

SEE SHEET A9XX FOR SOUND
TRANSMISSION CONTROL DETAILS.

SEE SHEET A970 FOR TYP FIRESTOPPING
DETAILS.

PROVIDE ROOM & UNIT IDENTIFICATION
SIGNAGE.

PROVIDE LEVEL LANDINGS @ EXT DOORS
AND GATES.

SHEET NOTES
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:33 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A130

THIRD FLOOR PLAN

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
01 3RD FLOOR PLAN
3/32" = 1'-0"
5 N
A.

ALL DIMENSIONS ARE TO FOS, FOM OR
CENTERLINE OF WALL UNO.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

SEE SHEETS G040-G042 FOR TYP
ACCESSIBILITY REQUIREMENTS.

ROOMS LABELED AS HAVING A FIRE RATING

SHALL HAVE RATED WALL AND CEILING
ASSEMBLIES.

DWELLING UNITS SHALL BE SEPARATED
WITH 1-HOUR FIRE-RESISTIVE
CONSTRUCTION AT WALLS AND FLOORS.

SEE SHEET A9XX FOR SOUND
TRANSMISSION CONTROL DETAILS.

SEE SHEET A970 FOR TYP FIRESTOPPING
DETAILS.

PROVIDE ROOM & UNIT IDENTIFICATION
SIGNAGE.

PROVIDE LEVEL LANDINGS @ EXT DOORS
AND GATES.

SHEET NOTES
3-HOUR FIRE WALL
2-HOUR RATED WALL

WOOD POST PER STRUCT DWGS
SEE SHEET A900 FOR WALL TYPES

WATER CURTAIN

DOWNSPOUT
SOFFIT ABOVE @ 7'-0" AFF
DECK DRAIN. SLOPE TO DRAIN AT
1/4" PER FT MIN
PLANTER DRAIN. SLOPE TO DRAIN
AT 1/4" PER FT MIN

ELECTRICAL PANEL
1 LEGEND
3536 SF
3 BR
UNIT
2631 SF
3 BR
UNIT
2810 SF
3 BR
UNIT
3000 SF
3 BR
UNIT
2027 SF
2 BR
UNIT
2015 SF
2 BR
UNIT
1407 SF
2 BR
UNIT

SETBACK
7' - 0"

SETBACK
5' - 0"

SETBACK
5' - 0"
2241 SF

CORRIDOR

OPEN TO BELOW

OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW

OPEN TO BELOW

STAIR STAIR
STAIR
ELEV
ELEV

LOADING
ELEV
TRASH

BALCONY

BALCONY
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:34 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A140

FOURTH FLOOR
PLAN

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
01 4TH FLOOR PLAN
3/32" = 1'-0"
5 N
3-HOUR FIRE WALL
2-HOUR RATED WALL

WOOD POST PER STRUCT DWGS
SEE SHEET A900 FOR WALL TYPES

WATER CURTAIN

DOWNSPOUT
SOFFIT ABOVE @ 7'-0" AFF
DECK DRAIN. SLOPE TO DRAIN AT
1/4" PER FT MIN
PLANTER DRAIN. SLOPE TO DRAIN
AT 1/4" PER FT MIN

ELECTRICAL PANEL
1 LEGEND
A.

ALL DIMENSIONS ARE TO FOS, FOM OR
CENTERLINE OF WALL UNO.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

SEE SHEETS G040-G042 FOR TYP
ACCESSIBILITY REQUIREMENTS.

ROOMS LABELED AS HAVING A FIRE RATING

SHALL HAVE RATED WALL AND CEILING
ASSEMBLIES.

DWELLING UNITS SHALL BE SEPARATED
WITH 1-HOUR FIRE-RESISTIVE
CONSTRUCTION AT WALLS AND FLOORS.

SEE SHEET A9XX FOR SOUND
TRANSMISSION CONTROL DETAILS.

SEE SHEET A970 FOR TYP FIRESTOPPING
DETAILS.

PROVIDE ROOM & UNIT IDENTIFICATION
SIGNAGE.

PROVIDE LEVEL LANDINGS @ EXT DOORS
AND GATES.

SHEET NOTES
3536 SF
3 BR
UNIT
2631 SF
3 BR
UNIT
3000 SF
3 BR
UNIT
2027 SF
2 BR
UNIT
2015 SF
2 BR
UNIT
2750 SF
3 BR
UNIT

SETBACK
5' - 0"

SETBACK
5' - 0"
2246 SF

CORRIDOR
1407 SF
2 BR
UNIT

OPEN TO BELOW

OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW

OPEN TO BELOW

SETBACK
7' - 0"

TRASH LOADING
ELEV

STAIR STAIR
STAIR
ELEV
ELEV

BALCONY

BALCONY
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:35 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A150

FIFTH FLOOR PLAN

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
01 5TH FLOOR PLAN
3/32" = 1'-0"
5 N
POOL
4022 SF
3 BR
UNIT
2027 SF
2 BR
UNIT

SETBACK
7' - 0"

SETBACK
5' - 0"

SETBACK
5' - 0"
3891 SF
3 BR
UNIT 2814 SF

RESIDENTIAL AMENITY

COMMON AREA BALCONY BALCONY
2331 SF

CORRIDOR

WHEELCHAIR
LIFT

OPEN TO BELOW

OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW

OPEN TO BELOW
SPA

POOL DECK

BALCONY

BALCONY
ELEV
ELEV

ELEV TRASH
STAIR

STAIR STAIR
STAIR

W/ MEZZANINE
3-HOUR FIRE WALL
2-HOUR RATED WALL

WOOD POST PER STRUCT DWGS
SEE SHEET A900 FOR WALL TYPES

WATER CURTAIN

DOWNSPOUT
SOFFIT ABOVE @ 7'-0" AFF
DECK DRAIN. SLOPE TO DRAIN AT
1/4" PER FT MIN
PLANTER DRAIN. SLOPE TO DRAIN
AT 1/4" PER FT MIN

ELECTRICAL PANEL
1 LEGEND
A.

ALL DIMENSIONS ARE TO FOS, FOM OR
CENTERLINE OF WALL UNO.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

SEE SHEETS G040-G042 FOR TYP
ACCESSIBILITY REQUIREMENTS.

ROOMS LABELED AS HAVING A FIRE RATING

SHALL HAVE RATED WALL AND CEILING
ASSEMBLIES.

DWELLING UNITS SHALL BE SEPARATED
WITH 1-HOUR FIRE-RESISTIVE
CONSTRUCTION AT WALLS AND FLOORS.

SEE SHEET A9XX FOR SOUND
TRANSMISSION CONTROL DETAILS.

SEE SHEET A970 FOR TYP FIRESTOPPING
DETAILS.

PROVIDE ROOM & UNIT IDENTIFICATION
SIGNAGE.

PROVIDE LEVEL LANDINGS @ EXT DOORS
AND GATES.

SHEET NOTES
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:36 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A160

SIXTH FLOOR PLAN

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
01 6TH FLOOR PLAN
3/32" = 1'-0"
5 N
DN
DN
2-HOUR FIRE WALL
FIRE WALL. NO PENETRATIONS

THROUGH THE ROOF IN THIS AREA

DOWNSPOUT

DOWNSPOUT WITH SPLASH PAD

EXHAUST FAN VENT THROUGH ROOF

VENT THROUGH ROOF

ROOF DRAIN WITH OVER FLOW DRAIN
2" ABOVE ROOF DRAIN
INDICATES ROOF SLOPE DIRECTION.

ALL ROOF SLOPES TO HAVE A 2%

SLOPE MIN UNO
LEGEND
A.

ROOF SLOPES CONTINUOUS TO DOWNSPOUT
OR ROOF DRAIN. SLOPES TO BE A MINIMUM OF
1/4" PER FOOT.

OVERFLOW DRAINS SHALL BE THE SAME SIZE
AS THE ROOF DRAIN WITH INLET 2" ABOVE THE

LOW POINT OF THE ROOF AND SHALL NOT BE
CONNECTED TO THE ROOF DRAIN LINES.

ALL DIMENSIONS ARE TO FOS, FOM OR

CENTERLINE OF WALL UNLESS NOTED
OTHERWISE.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

SHEET NOTES

SETBACK
7' - 0"

SETBACK
5' - 0"

SETBACK
5' - 0"
UNIT

OPEN TO UNIT
BELOW

MEZZANINE

PRIVATE ROOF DECK

OPEN TO BELOW

OPEN TO BELOW
STAIR

ROOF ROOF

FUTURE PV PANEL LOCATION

MECHANICAL EQUIPMENT
ELEV
ELEV
UNIT
UNIT
UNIT
STAIR

OPEN TO BELOW OPEN TO BELOW OPEN TO BELOW

MECHANICAL EQUIPMENT
SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
NOTES
7/21/22 10:45:37 AM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A170

ROOF PLANROOF PLAN

07.21.22 2022-034.00

PRELIMINARY APPLICATION
SET

AFFORDABLE HOUSING DEVELOPMENT
01 ROOF PLAN
3/32" = 1'-0" 5
N
A.

ALL DIMENSIONS ARE TO FOS, FOM OR
CENTERLINE OF WALL UNO.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

OUTSIDE AIR WALL LOUVERS TO BE 10'-0"
AWAY FROM ALL EXHAUSTS.

EXHAUST LOUVERS TO BE 3'-0" FROM
OUTSIDE AIR INLET.

SHEET NOTES

GROUND FLOOR
+0' - 0"
2ND FLOOR
+20' - 0"
3RD FLOOR
+31' - 0"
4TH FLOOR
+42' - 0"
5TH FLOOR
+53' - 0"
6TH FLOOR
+64' - 0"

TO PARAPET
+86' - 6"

ROOF TOP
+75' - 0"
1ST FLOOR
+6' - 0"
6' - 0" 14' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 6" 86' - 6"
11' - 6" 11' - 6" 11' - 6" 5' - 0"
88' - 0"
+5' - 0"
+19' - 0"
+30' - 6"
+42' - 0"
+53' - 6"
+65' - 0"
+76' - 6"
+88' - 0"
11' - 6" 11' - 6"
PLPL
PL2
MT1 GL1 PL1
MT2 MT3
GL2

TYP (UNDERSIDE)
TYP
TYP

GROUND FLOOR
+0' - 0"
2ND FLOOR
+20' - 0"
3RD FLOOR
+31' - 0"
4TH FLOOR
+42' - 0"
5TH FLOOR
+53' - 0"
6TH FLOOR
+64' - 0"

TO PARAPET
+86' - 6"

ROOF TOP
+75' - 0"
1ST FLOOR
+6' - 0"
11' - 6" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 14' - 0" 6' - 0" 86' - 6"
11' - 6" 11' - 6" 11' - 6" 5' - 0"
88' - 0"
+5' - 0"
+19' - 0"
+30' - 6"
+42' - 0"
+53' - 6"
+65' - 0"
+76' - 6"
+88' - 0"
11' - 6" 11' - 6"
PL
GL2 MT1
TYP
PL1

UNDERSIDE
TYP
GL1
TYP
MT2 GL1 PL2
GL2 MT2 GL1 GL2
TYP
MT1
TYP
PL1
MT3
MT1

MATERIAL

SHEET METAL,

PAINTED CREAM
BENJAMIN MOORE OC-88

INDIAN WHITE OR SIM
COLOR
MT2 METAL TEXTURED PANELS,

PAINTED GREY
BENJAMIN MOORE CC-546

METROPOLIS
MT3 STRUCTURAL MEMBERS,

PAINTED LIGHT GREY
BENJAMIN MOORE CC-518

ESCARPMENT
PL1 EXTERIOR PLASTER,

PAINTED WHITE
BENJAMIN MOORE OC-85

MAYONNAISE
GL1 GLASS CLEAR
GL2 GLASS FROSTED
(@ TOP PARAPET AND @

GLAZING FACING UNIT)

MATERIAL LEGEND
PL1 EXTERIOR PLASTER,

PAINTED CREAM
BENJAMIN MOORE OC-88

INDIAN WHITE OR SIM
SHEET NUMBER:

SHEET TITLE:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
7/20/2022 4:58:34 PM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A200

ELEVATIONSELEVATIONS AFFORDABLE HOUSING DEVELOPMENT
3/32" = 1'-0"
2 NORTH ELEVATION
3/32" = 1'-0"
5 EAST ELEVATION

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
SUBMITTAL:

PRELIMINARY APPLICATION
SET
JOB NUMBER:
2022-034.00
DATE:

07.21.22 REVISIONS:

ALL DIMENSIONS ARE TO FOS, FOM OR
CENTERLINE OF WALL UNO.

ALL DIMENSIONS INDICATED AS "CLR" ARE
FROM FINISH TO FINISH.

OUTSIDE AIR WALL LOUVERS TO BE 10'-0"
AWAY FROM ALL EXHAUSTS.

EXHAUST LOUVERS TO BE 3'-0" FROM
OUTSIDE AIR INLET.

SHEET NOTES
LEGEND
WD1
WD1
WD1
LEGEND

GROUND FLOOR
+0' - 0"
2ND FLOOR
+20' - 0"
3RD FLOOR
+31' - 0"
4TH FLOOR
+42' - 0"
5TH FLOOR
+53' - 0"
6TH FLOOR
+64' - 0"

TO PARAPET
+86' - 6"

UNDERSIDE
TYP
MT2
MT2

GROUND FLOOR
+0' - 0"
2ND FLOOR
+20' - 0"
3RD FLOOR
+31' - 0"
4TH FLOOR
+42' - 0"
5TH FLOOR
+53' - 0"
6TH FLOOR
+64' - 0"
LEVEL P1
-5' - 0"

TO PARAPET
+86' - 6"

UNDERSIDE
TYP
GL2
TYP
GL1
TYP
GL2
TYP
GL1
TYP
MT3
TYP
MT2
TYP
MT2
TYP
GL1
TYP
GL2
TYP
MT1

MATERIAL

SHEET METAL,

PAINTED CREAM
BENJAMIN MOORE OC-88

INDIAN WHITE OR SIM
COLOR
MT2 METAL TEXTURED PANELS,

PAINTED GREY
BENJAMIN MOORE CC-546

METROPOLIS
MT3 STRUCTURAL MEMBERS,

PAINTED LIGHT GREY
BENJAMIN MOORE CC-518

ESCARPMENT
PL1 EXTERIOR PLASTER,

PAINTED WHITE
BENJAMIN MOORE OC-85

MAYONNAISE
GL1 GLASS CLEAR
GL2 GLASS FROSTED
(@ TOP PARAPET AND @

GLAZING FACING UNIT)

MATERIAL LEGEND
PL1 EXTERIOR PLASTER,

PAINTED CREAM
BENJAMIN MOORE OC-88

INDIAN WHITE OR SIM
SHEET NUMBER:

SHEET TITLE:
3573 HAYDEN AVENUE
CULVER CITY, CA 90232
310.399.7975310.399.7975
KFALOSANGELES.COM
7/20/2022 4:58:42 PM TEN21 HARBOR

NEW COMMUNE DTLA, LLC
9744 WILSHIRE BL., #203
BEVERLY HILLS, CA 902121021 N HARBOR DR
Redondo Beach, CA, 90027
A201

ELEVATIONSELEVATIONS AFFORDABLE HOUSING DEVELOPMENT
3/32" = 1'-0"
2 SOUTH ELEVATION
3/32" = 1'-0"
5 WEST ELEVATION

THIS DRAWING AND THE INFORMATION CONTAINED HEREIN ARE THE

COPYRIGHTED WORK OF KFA, LLP AND MAY NOT BE REPRODUCED WITHOUT

WRITTEN PERMISSION
SUBMITTAL:

PRELIMINARY APPLICATION
SET
JOB NUMBER:
2022-034.00
DATE:

07.21.22 REVISIONS:

Redondo Beach City CouncilFebruary 7, 2023

Redondo Beach City Council
February 7, 2023