L.1 - powerpoint — Redondo Beach City Council, February 17, 2026

Community Development Department
February 17, 2026
401-417 S. Pacific Coast Highway
Appeal of a Denial by the Planning Commission of
an Exemption Declaration, Concessions Requested
Under State Density Bonus Law, and a Coastal
Development Permit, Located on Five Parcels Within
a (C-2)Commercial Zone
Project Location
2 • 401-417 S Pacific Coast Hwy
• West side of PCH, between Pearl and
Ruby Street
• Lot size is 33,294 SF (0.76 Acres-5 parcels)
• Located in the Coastal Zone • Property Zoning: Commercial (C -2)
• Surrounding Zoning: • North: Commercial (C
-2), Multi-family
residential (MU-3)
• East and south: Commercial (C-2)
• West: Multi-family residential (R-3A
)
Project Summary
3 • Four story mixed-use, mixed-income (5 VLI & 3 MI), multifamily residential condominium consisting of 49 units. • 17,000 square feet of ground level commercial floor space. • 2 levels subterranean parking garage.
• Utilizes SB330, AB2011, and State Density Bonus Law.

Project Renderings
4 Project Renderings
5 Regulatory Framework
6 Multiple State Housing Laws
• Housing Accountability ACT (HAA-SB 330)
• City cannot deny or reduce density based on subjective reasons without citing “specific adverse impact”
• Vests development standards to when application submitted. • Affordable Housing and High Road Jobs Act of 2022 (AB 2011) • Fundamentally changed the role of commercial zoning in housing production • Requires ministerial review and entitlement process
• AB 2243 (Revised AB 2011 – Effective January 1, 2025) • Revises how AB 2011 applies to projects within the Coastal Zone • State Density Bonus Law
• Allows concessions/incentives & waivers/modifications from development standards
Background
7 • In accordance with AB 2011 the project is required to be processed ministerially (administratively)
• Because the property is located in the Coastal Zone a CDP is required • December 18, 2025 – Planning Commission public hearing • Purview was limited to Local Coastal Program objective criteria and State Density Bonus Law requests for waivers and concessions • Planning Commission denied the CDP application
• Appeal was filed by the project applicant
PC Findings for Denial
8 • Coastal Access
• Reduction in commercial parking from 68 to 44 spaces does not comply with the City’s LCP and is in violation of the Coastal Act
• Public Safety
• Parking concession would result in a significant impact to public safety based on the impact of the Project on safe ingress and egress for emergency vehicles from Fire Station No. 1
• Parking Study
• Requested concession to avoid the utilization study (i.e., deviate from the overlap parking requirements) does not result in actual and identifiable cost reductions
Project Modifications
9 • Original Proposal • 105 parking spaces • 61 residential • 44 commercial • Revised Project • 129 parking spaces • Expanded Garage • 61 residential • 68 commercial • 10 tandem and 20 compact Concession Updates
10 Concessions:

1. Increase FAR for mixed-use projects (commercial and residential) from 1.5 to 2.58

2. Decrease in required commercial parking from 68 to 44 (RBMC § 10-

5.1706(a)(1))

3. Deviate from “overlap (shared) parking requirements” (RBMC § 10-

5.1706(D)(2))
Original Waivers
11 1. Increase in number of stories from 3 to 4

2. Reduce street side yard setback (pearl street) for a corner/reverse corner lot from 10'-0" to 6’-0”

3. Reduce setback along property lines abutting residential uses (starting at 2nd floor and above) from 7'-0"
x floor number to same
setbacks as ground floor for all floors

4. Reduce setback along property lines abutting non-residential uses from 15'-0" to 10'-0"

5. Allow stairwell and elevator penthouse projections up to 15' - 7" above the permitted 45' height limit
New Waivers
12 6. Reduce the required private storage space from (49) 400 cubic feet lockers for a total of 19,600 cubic feet to (49) 300 cubic feet lockers for a total of 14,700 cubic feet

7. Allow the use of 10 tandem parking spaces for commercial and residential use

8. Allow the use of 13 compact spaces in a multi-family residential development where compact spaces are not permitted

9. Allow the use of 14 valet spaces at the discretion of the Applicant based on demand
Other Modifications
13 • Modification of the driveway slope
• Addition of secure bike parking on the ground level for bicycles, including cargo bikes
• Increased the valet queuing space to accommodate at least 14 cars • Landscape plan modifications to incorporate trees with greater shade canopy
• Addition of bike racks on Pearl Street and Pacific Coast Highway • Addition of “KEEP CLEAR” pavement markings at the Project access driveway
Safety Concern
14 • Denied due to safety concerns
related to project’s proximity to Fire
Station #1
• Fire Department Staff does not
believe that the proposed Project
creates any unique or unusual safety
concerns
• Supported in a traffic study prepared
by EDP Solutions, Inc
Standard for Safety Determination
15 Government Code Section 65589.5
• A “specific, adverse impact upon the public health or safety” must be a significant, quantifiable, direct, and unavoidable impact based on objective, identified written public health or safety standards in effect at the time the application was deemed complete
Coastal Commission/State HCD
16 • Coastal Commission
• Advised the City that, “limiting access to coastal resources” was not an objective development standard
• Not applicable to this project
• State HCD
• Received a Technical Assistance/Notice of Potential Violation letter from State HCD on February 13, 2026
• Denial was in violation of AB 2011
• Cites HCD enforcement authority
City Council Procedures
17 1. Open the public hearing and take testimony;

2. Close the public hearing and deliberate; and

3. Adopt the attached resolution by title only, waiving further reading.

Staff Recommendation
18 Adopt By Title Only Resolution CC-2602-010 Of The City Council of the City of Redondo Beach Adopting a CEQA Exemption Declaration And Granting the Appeal of the Planning Commission’s Denial
Thereby Approving the Request for a Coastal Development Permit Pursuant to Government Code § 65912.124(e) Based Upon a Determination that the Project -- Construction of a Mixed-use Residential Condominium Project with 49 Units, 5 of which are Affordable to Very Low Income & 3 of Which are Affordable to Moderate-income Households, 4 Stories and 45 Feet in Height, with 17,000 Square Feet of Commercial Uses on the Ground Floor, and 2 Floors of Subterranean Parking with 129 Parking Spaces and Space for an Additional 14 Valet Parking Spaces
Located on Five Parcels (7508012013, 7508012012, 7508012011, 7508012010, 7508012009) within a Commercial Zone (C-2) at 401-417 S. Pacific Coast Highway (Case No. 2025- 0074) -- Is “Consistent With All Objective Standards” in the Certified LCP with the Application of Allowable Concessions and Waivers Permitted by and Hereby Approved Under State Density Bonus Law

MU-3 Zoning Development Standards:

Floor area ratio. (See definition of floor area ratio in Section 10-5.402). (1) Commercial uses. For projects containing only commercial uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.0.
(2) Mixed-use. For projects including both commercial and residential uses, the floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 1.5. The following shall also apply:
a. Maximum commercial floor area. All floor area exceeding a floor area ratio of 0.7 shall be developed for residential uses.
b. Minimum commercial floor area. The commercial component of mixed-use projects shall have a minimum floor area ratio of 0.3.
(b) Residential density. The maximum number of dwelling units on a lot shall be one unit for each 1,245 square feet of lot area, not to exceed 35 dwelling units per net acre except one unit may be constructed on any legal lot as defined in Section 10-5.402 and Section 10-5.1528 of this chapter. (c) Minimum lot size, mixed-use projects. No projects containing both commercial and residential uses shall be permitted on lots with less than 15,000 square feet of lot area. (d) Building height. (See definition of "building height" in Section 10-5.402.) (1) Commercial uses. For projects containing only commercial uses, no building or structure shall exceed a height of 30 feet.
(2) Mixed-use. For projects including both commercial and residential uses, no building or structure shall exceed a height of 45 feet.
(e) Stories. (See definition of "story" in Section 10-5.402.) (1) Commercial uses. For projects containing only commercial uses, no building shall exceed two stories. (2) Mixed-use. For projects including both commercial and residential uses, no building shall exceed three stories.
(f) Setbacks. The minimum setback requirements shall be as follows:
(1) Front setback.
a. Minimum required. There shall be a minimum front setback of 10 feet the full width of the lot, except as follows:

1. Display windows may project three feet into the required front setback provided that the bottom of the projection is no less than three feet above the adjacent sidewalk grade.

2. Unenclosed pedestrian arcades, outdoor dining areas, and similar unenclosed features contributing to a pedestrian-oriented environment may project seven feet into the required setback.

3. Where a lot is contiguous to a residentially zoned lot fronting on the same street, the required front setback shall be the same as required for the contiguous residential lot. b. Maximum permitted. In commercial or mixed-use projects, the front setback shall not exceed 15 feet for 50% of the linear frontage of the building, except areas contiguous with the structure and used for outdoor dining or courtyards shall be exempt from this requirement. This setback area shall not be used for parking. (2) Side setback.
a. There shall be a minimum side setback of 10 feet the full length of the lot on the street side of a corner or reverse corner lot.
b. No side setback shall be required along the interior lot lines, except where the side lot line is contiguous to a residential zone, in which case the following standards shall apply:

1. There shall be a minimum side setback of 20 feet the full length of the lot;

2. The required side setback may be modified pursuant to Planning Commission Design Review (Section 10-

5.2502).
(3) Rear setback. No rear setback shall be required, except where the rear lot line is contiguous to a residential zone, in which case the following standards shall apply:
a. There shall be a minimum rear setback of 20 feet the full width of the lot; b. The required rear setback may be modified pursuant to Planning Commission Design Review (Section 10-

5.2502).
(4) Second story setback. The second story shall have a minimum setback of 18 feet from any property line abutting a street.
(5) Third story setback. Within the first 30 feet of property depth, all building elevations above the second floor shall have a minimum average setback of five feet from the second floor building face. (g) Outdoor living space. Each dwelling unit shall be provided a minimum of 200 square feet of outdoor living space (see standards for outdoor living space in Section 10-5.1510). (h) General regulations. See Article 3 of this chapter. (i) Parking regulations. See Article 5 of this chapter. (j) Sign regulations. See Article 6 of this chapter.
(k) Landscaping regulations. See Article 7 of this chapter. (l) Coastal Development Permits. See Article 10 of this chapter. (m) Procedures. See Article 12 of this chapter.
(n) Water Quality Measures. See Chapter 7, Title 5 of the Redondo Beach Municipal Code. (§ 1, Ord. 2905 c.s., eff. August 5, 2003)
C-2 Development Standards
Floor area ratio. The floor area ratio (F.A.R.) of all buildings on a lot shall not exceed 0.5 (see definition of floor area ratio in Section 10-

5.402).
(b) Building height. No building or structure shall exceed a height of 30 feet (see definition of building height in Section 10-5.402). (c) Stories. No building shall exceed two stories (see definition of story in Section 10-5.402).
(d) Setbacks. The minimum setback requirements shall be as follows:
(1) Front setback. There shall be a minimum front setback of five feet the full width of the lot, except where a lot is contiguous to a residentially zoned lot fronting on the same street, in which case the required front setback shall be the same as required for the contiguous residential lot.
(2) Side setback.
a. There shall be a minimum side setback of 10 feet the full length of the lot on the street side of a corner or reverse corner lot. b. No side setback shall be required along the interior lot lines, except where the side lot line is contiguous to a residential zone, in which case the following standards shall apply:

1. There shall be a minimum side setback of 20 feet the full length of the lot;

2. The required side setback may be modified pursuant to Planning Commission Design Review (Section 10-5.2502).
(3) Rear setback. No rear setback shall be required, except where the rear lot line is contiguous to a residential zone, in which case the following standards shall apply:
a. There shall be a minimum rear setback of 20 feet the full width of the lot;
b. The required rear setback may be modified pursuant to Planning Commission Design Review (Section 10-5.2502).
(e) General regulations. See Article 3 of this chapter. (f) Parking regulations. See Article 5 of this chapter. (g) Sign regulations. See Article 6 of this chapter.
(h) Landscaping regulations. See Article 7 of this chapter. (i) Coastal Development Permits. See Article 10 of this chapter. (j) Procedures. See Article 12 of this chapter.
(k) Water Quality Measures. See Chapter 7, Title 5 of the Redondo Beach Municipal Code.
(§ 1, Ord. 2905 c.s., eff. August 5, 2003)
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COVER SHEET
Author
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T-0.0 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026

NIVASA LIVING MIXED-USE
401-417 PACIFIC COAST HIGHWAY
REDONDO BEACH, CA 90277

ADMINISTRATIVE DESIGN REVIEW SET
FEBRUARY 11, 2026

VIEW OF PCH ELEVATION
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T-0.01 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026

VIEW OF PCH ELEVATION
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T-0.02 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026

INTERSECTION OF PCH & PEARL
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T-0.03 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026

INTERSECTION OF PCH & PEARL
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T-0.04 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026

LOOKING NORTH ALONG PCH
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T-0.05 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026

VIEW OF MAIN ENTRY COURT ALONG PCH
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T-0.06 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026

LOOKING SOUTH ALONG PCH

LOOKING SOUTH AT INTERSECTION OF PCH & PEARL
MIXED-USE, MIXED-INCOME STATE DENSITY BONUS PROJECT PER AB2011 & AB1287 100% PRIVATELY FUNDED
ADDRESS: 401 - 417 PACIFIC COAST HIGHWAY
REDONDO BEACH, CA 90277
APN: 7508-012-009 THRU 7508-012-009 (5 LOTS)
LEGAL DESCRIPTION: LOTS 14 THRU 21 & PORTIONS OF LOTS 22 & 23, BLOCK 166, TOWNSITE OF REDONDO BEACH, M.R. 39-1-17.

PROJECT DESCRIPTION 4-STORY, (49) MIXED INCOME RENTAL DWELLING UNITS W/ GROUND FLOOR COMMERCIAL & RESIDENTIAL AMENITY SPACES.
2-LEVELS SUBTERRANEAN PARKING
LOT AREA: 33,294 SF
ZONE DESIGNATION: C-2 COMMERCIAL
MU-3 MIXED-USE PER SECTION 65913.122(J)(1) FOR ASSESSING

APPLICABLE DEVELOPMENT STANDARDS
(LOCAL COASTAL PLAN)
DEDICATIONS: NONE
DENSITY BONUS: AB1287
CONSTRUCTION TYPE: TYPE I-A (LEVELS P1, P2, 1ST FLOOR)
TYPE III-A (FLOORS 2-4)
PROPOSED OCCUPANCY: M MERCANTILE
A-2 ASSEMBLY
A-3 ASSEMBLY
R-2 RESIDENTIAL
S-2 STORAGE
REQUIRED: 200SF / DU = 49 X 200 = 9,800 SF
PRIVATE 5' X 10' MIN + 50% OPEN TO SKY
7' x 10' = 150% AREA BONUS
10' X 15' = 200% AREA BONUS
OUTDOOR 15 ' X 15' MIN ROOF DECK @ 15% OF AREA
20' X 20' / 20% LANDSCAPE @ 100% OF AREA BUT LIMITED TO 50% OF REQUIRED OUTDOOR LIVING SPACE = 4,900 SF MAX
INDOOR 20' X 20' / ADJACENT TO OUTDOOR AREA @ 100% OF AREA BUT LIMITED TO 25% OF REQUIRED OUTDOOR LIVING SPACE = 2,450 SF MAX
PROVIDED:

PRIVATE = 3,349 SF
INDOOR = 1,193 SF
OUTDOOR = 4,160 SF (4,900 SF MAX)
PUBLIC ROOF DECK = 598 SF
TOTAL = 9,800 SF
BASE PER AB2011 DB INCENTIVE PROVIDED
FRONT (PCH) 0' / 10' MAX - 3' (NONE REQ'D PER GOV'T
CODE § 65912.123(d)(1)(A))
SIDE STREET (PEARL) 0' / 10' MAX - 6' (NONE REQ'D PER AB 2011) SIDE NORTH 1ST = 10' - 10'
2ND = 14' 10' 10'
3RD = 21' 10' 10'
4TH = 28' 10' 10'
SIDE SOUTH 0' - 5' (NONE REQ'D PER GOV'T
CODE § 65912.123(d)(2))
REAR (RES) 1ST = 10' - 10'
2ND = 14' 10' 10'
3RD = 21' 10' 10'
4TH = 28' 10' 10'
REAR (COMM) 15' 10' 10'
OWNER

REDONDO SEASIDE LIVING LLC
2701 190TH ST, #201
REDONDO BEACH, CA 90278
ATTN: SEEMA DHIR

ARCHITECT

DFH ARCHITECTS, LLP
1544 20TH ST.

SANTA MONICA, CA 90404
(310) 394-4045
ATTN: JAMES FISCHER

LANDSCAPE ARCHITECT

ROOTLINES LLC

LOS ANGELES, CA
(310)874-4620

CIVIL ENGINEER
G&G STRUCTURES, INC.
24702 NARBONNE AVE.

LOMITA, CA 90717
(310) 294-8111
DENSITY:

MU-3 BASE RBMC: 1,245 SF OF LOT AREA PER DWELLING UNIT, N.T.E. 35 UNIT/ACRE
33,294 SF / 1,245 = 26.7 = 27 UNITS
DENSITY BONUS : 77.5%
27 X .5 = 13.5 = 14 UNITS
27 X .275 = 7.4 = 8 UNITS
BASE = 27 UNITS
TOTAL = 49 UNITS ALLOWED
AFFORDABLE UNITS: 15% VERY LOW INCOME (VLI): 27 X .15 = 4.05 = 5 UNITS 8% MODERATE INCOME (MI): 27 X .08 = 2.16 = 3 UNITS
PROVIDED UNITS: 41 UNITS (MARKET RATE)
5 UNITS (15% VERY LOW INCOME)
3 UNITS (8% MODERATE INCOME)
49 UNIT TOTAL
FLOOR AREA (FAR) (SEE T-1.02):

BASE RBMC: 1.5 33,294 X 1.5 = 49,941 SF ALLOWED
COMMERCIAL: MIN = 0.3 (9,989 SF) MAX = 0.7 (23,305 SF) ALLOWED PROVIDED: RESIDENTIAL = 68,422 SF / 2.06 FAR
COMMERCIAL = 17,000 SF / 0.51 FAR
TOTAL = 85,422 SF / 2.57 FAR

SECTION
9' - 0"
HIGH
8' - 0"
MIN. DOOR HEIGHT
6' - 8"
4' - 6"
PLAN
8' - 0"
ALT. DOOR

CONFIGURATION
34SF 300 CUBIC FEET
2' - 6"
DOOR
SYMBOL
( )

DESCRIPTION

EXISTING CONDITION

NEW OR REQUIRED POINT

ELEVATION LOCATION

EXISTING POINT ELEVATION

LOCATION

EXISTING CONTOUR LINE

NEW CONTOUR LINE

MATCH LINE, SHADED PORTION SIDE SHOWN

LEVEL LINE, CONTROL POINT OR DATUM

PROPERTY LINE, BOUNDARY LINES

CENTER LINE, EXTERIOR ELEVATION LINES
OUTLINE OF OBJECTS ABOVE, FIXTURES N.I.C.

OUTLINE OF HIDDEN OBJECTS BELOW

EXISTING CONSTRUCTION TO BE REMOVED

BUILDING SECTION

REFERENCE DRAWING NUMBER

DETAIL NUMBER

REFERENCE DRAWING NUMBER

WALL SECTION OR ELEVATION NUMBER

REFERENCE DRAWING NUMBER

DOOR NUMBER

WALL/FLOOR REFERENCE

WINDOW NUMBER

MATERIAL REFERENCE

COLOR REFERENCE

EQUIPMENT NUMBER

REVISION

PROJECT NORTH
(MAGNETIC NORTH ARROW ON PLOT SITE

PLAN ONLY)

REFERENCE GRIDS
268
320
A
EW9
N
12 A-1
1 SIM
1 0
0 (+461.0')
T.O.P.
+461.0'
T.O.P.

A
A
DIM. DIMENSION TO FACE OF

FINISH/CLEAR/MINIMUM

DIMENSION TO FACE OF STUD, C/L OF
CONCRETE, CMU U.N.O.

DIM.
1t
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As indicated PROJECT DATA - ZONING
Author
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T-1.01 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 N

CODES REGULATIONS, PERMITS, & STANDARDS

ALL WORK SHALL COMPLY WITH THE FOLLOWING CITY OF
REDONDO BEACH REGULATIONS, CODES AND AUTHORITIES:

A. BUILDING & SAFETY DEPT.

B. PLANNING & ZONING DEPT.

C. FIRE DEPT.

D. PUBLIC WORKS DEPT.

E. ENGINEERING DEPT.

F. RECREATION & PARKS DEPT.
2025 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE, TITLE 24 CALIFORNIA CODE OF REGULATIONS (C.C.R) 2025 CALIFORNIA BUILDING CODE (CBC), TITLE 24 C.C.R. (2024 INTERNATIONAL BUILDING CODE, VOLUMES 1-2 OF THE INTERNATIONAL

CODE COUNCIL WITH CALIFORNIA AMENDMENTS)
2025 CALIFORNIA ELECTRICAL CODE (CEC), TITLE 24 C.C.R. (2023 NATIONAL ELECTRICAL CODE OF THE NATIONAL FIRE PROTECTION

ASSOCIATION, NFPA)
2025 CALIFORNIA MECHANICAL CODE (CMC), TITLE 24 C.C.R. (2024 UNIFORM MECHANICAL CODE OF THE INTERNATIONAL ASSOCIATION

OF PLUMBING AND MECHANICAL OFFICIALS, IAMPO)
2025 CALIFORNIA PLUMBING CODE (CPC), TITLE 24 C.C.R. (2024 UNIFORM PLUMBING CODE OF THE INTERNATIONAL ASSOCIATION OF

PLUMBING AND MECHANICAL OFFICIALS, IAMPO)
2025 CALIFORNIA ENERGY CODE, TITLE 24 C.C.R.
2025 CALIFORNIA ELEVATOR SAFETY CONSTRUCTION CODE, TITLE 24 C.C.R. 2025 CALIFORNIA FIRE CODE, TITLE 24 C.C.R. (2024 INTERNATIONAL FIRE CODE) 2025 CALIFORNIA GREEN BUILDING STANDARDS CODE, TITLE 24 C.C.R. (CALGREEN) 2025 CALIFORNIA REFERENCE STANDARDS CODE, TITLE 24 C.C.R. 2010 STANDARDS FOR THE INSTALLATION OF SPRINKLER SYSTEMS 2010 STANDARDS FOR THE INSTALLATION OF PRIVATE FIRE SERVICE MAINS AND THEIR APPURTENANCES 2010 NATIONAL FIRE ALARM AND SIGNALING CODE
THI PROJECT SHALL COMPLY WITH THE FOLLOWING:

PART 1:

PART 2:

PART 3:

PART 4:

PART 5:

PART 6:

PART 7:

PART 9:

PART 11:

PART 12:

NFPA 13:

NFPA 24:

NFPA 72:

FAIR HOUSING ACT DESIGN MANUAL 1998 (FHADM) WITH ANSI A117.1-2003, "FAIR HOUSING ACT SAFE HARBOR" AMERICANS WITH DISABILITIES ACT OF 2010.

VICINITY MAP PROJECT DIRECTORY PROJECT SUMMARY SHEET INDEX

DENSITY / FLOOR AREA (FAR)

OUTDOOR LIVING SPACE

SETBACKS

TRASH & STORAGE

DB INCENTIVES & WAIVERS
HEIGHT
MU-3 BASE RBMC: 45FT / 3-STORIES
DB INCENTIVE: + 1-STORY
PROVIDED: 45FT / 4-STORIES
TRASH
REQUIRED: 12CF / DU = 12 X 49 = 588 CF @ MIN. OF (2) LOCATIONS

RECYCLING
REQUIRED: MIN. 48" X 54" X 72" 2 BINS/20 UNITS OR FRACTION THEREOF = 49 UNITS = 6 BINS

STORAGE
REQUIRED: 400CF / DU = 49 X 400 = 19,600 CF (9,800 SF MIN LOCATED IN PARKING GARAGE) *PROVIDED: 49 STORAGE LOCKERS @ 300 CF MIN. = 49 X 300 = 14,700 CF *STORAGE FOR ALL UNITS LOCATED ON PARKING LEVELS P1 & P2.

SEE SHEETS A-2.01 & A-2.02

PARKING
REQUIRED PER GOV. CODE §65915(p)
RESIDENTIAL: 0-1 BR = 1 PARKING SPACE
2-3 BR = 1.5 PARKING SPACES
4 OR MORE BR - 2 PARKING SPACES
1 BED = 26 UNITS = 26 SPACES
2/3 BED = 23 UNITS = 35 SPACES
TOTAL = 61 SPACES
REQUIRED PER RBMC §10-5.1706
COMMERCIAL: 1 / 250SF = 17,000 / 250 = 68 SPACES
PROVIDED:

RESIDENTIAL: *61 (2 ACCESSIBLE, 46 STANDARD, 13 COMPACT/NEV) * INCLUDES 7 TANDEM PARKING SPACES
(IN ADDITION TO PROVIDED PARKING, A BEACH SHUTTLE SERVICE WILL BE PROVIDED TO RESIDENTS.)
COMMERCIAL: *68 (3 ACCESSIBLE, 58 STANDARD, 7 COMPACT/NEV) * INCLUDES 3 TANDEM PARKING SPACES
TOTAL: 129 SPACES

ZONING MAP

PROJECT SITE
401 - 417 S. PACIFIC COAST HIGHWAY
REDONDO BEACH, CA 90277
APN: 7508-012-013
7508-012-012
7508-012-011
7508-012-010
7508-012-009

UNIT MIX
T-0.0 COVER SHEET
T-0.01 RENDERING
T-0.02 RENDERING
T-0.03 RENDERING
T-0.04 RENDERING
T-0.05 RENDERING
T-0.06 RENDERING
T-1.01 PROJECT DATA - ZONING
T-1.02 ZONING FLOOR AREA DIAGRAMS
T-1.03 OPEN SPACE FLOOR AREA DIAGRAMS
T-1.04 BUILDING AREA DIAGRAMS
A-1.01 EXISTING SITE SURVEY
A-1.02 PROPOSED SITE PLAN
A-1.03 SIGNAGE PLAN
A-2.01 LEVEL P2 PLAN
A-2.02 LEVEL P1 PLAN
A-2.03 1ST FLOOR / GROUND LEVEL PLAN
A-2.04 2ND FLOOR PLAN
A-2.05 3RD FLOOR PLAN
A-2.06 4TH FLOOR PLAN
A-2.07 ROOF PLAN
A-3.01 BUILDING SECTIONS
A-3.02 BUILDING SECTIONS
A-4.01 EXTERIOR ELEVATIONS
A-4.02 EXTERIOR ELEVATIONS
A-4.05 EXTERIOR ELEVATIONS
A-4.07 EXTERIOR MATERIALS PALLETE
C0.1 GENERAL NOTES + DETAILS
C1.0 DRAINAGE PLAN
C2.0 EARTHWORK DIAGRAM PLAN + SECTIONS
C3.0 EROSION CONTROL PLAN
L1.1 PRELIMINARY LANDSCAPE PLAN
E-1.0 LIGHTING PLAN
SCALE:

TYP. STORAGE UNIT DETAIL 1/4" = 1'-0" 1

RENTABLE AREA SCHEDULE BY NUMBER
Number NAME Unit Type COUNT AREA
2ND FLOOR
201 UNIT B.1 2 BED 1 1343 SF
202 UNIT A.1 1 BED 1 912 SF
203 UNIT A.2 1 BED 1 791 SF
204 UNIT A.3 1 BED 1 806 SF
205 UNIT A.3 1 BED 1 806 SF
206 UNIT A.3 1 BED 1 806 SF
207 UNIT A.4 1 BED 1 843 SF
208 UNIT B.2 2 BED 1 1259 SF
209 UNIT A.5 1 BED 1 853 SF
210 UNIT A.6 1 BED 1 873 SF
211 UNIT B.4 2 BED 1 1345 SF
212 UNIT C.1 3 BED 1 1713 SF
213 UNIT B.3 2 BED 1 1253 SF
214 UNIT B.5 2 BED 1 1271 SF
215 UNIT A.7 1 BED 1 1010 SF
216 UNIT A.8 1 BED 1 941 SF
217 UNIT C.2 3 BED 1 1768 SF
17 18593 SF

RENTABLE AREA SCHEDULE BY NUMBER
Number NAME Unit Type COUNT AREA
3RD FLOOR
301 UNIT B.1 2 BED 1 1343 SF
302 UNIT A.1 1 BED 1 912 SF
303 UNIT A.2 1 BED 1 791 SF
304 UNIT A.3 1 BED 1 806 SF
305 UNIT A.3 1 BED 1 806 SF
306 UNIT C.3 3 BED 1 1748 SF
307 UNIT B.2 2 BED 1 1256 SF
308 UNIT A.5 1 BED 1 853 SF
309 UNIT A.6 1 BED 1 873 SF
310 UNIT B.4 2 BED 1 1345 SF
311 UNIT C.1 3 BED 1 1713 SF
312 UNIT B.3 2 BED 1 1253 SF
313 UNIT B.5 2 BED 1 1271 SF
314 UNIT A.7 1 BED 1 1010 SF
315 UNIT A.8 1 BED 1 941 SF
316 UNIT C.2 3 BED 1 1768 SF
16 18690 SF

RENTABLE AREA SCHEDULE BY NUMBER
Number NAME Unit Type COUNT AREA
4TH FLOOR
401 UNIT B.1 2 BED 1 1343 SF
402 UNIT A.1 1 BED 1 912 SF
403 UNIT A.2 1 BED 1 791 SF
404 UNIT A.3 1 BED 1 806 SF
405 UNIT A.3 1 BED 1 806 SF
406 UNIT C.3 3 BED 1 1748 SF
407 UNIT B.2 2 BED 1 1256 SF
408 UNIT A.5 1 BED 1 853 SF
409 UNIT A.6 1 BED 1 873 SF
410 UNIT B.4 2 BED 1 1345 SF
411 UNIT C.1 3 BED 1 1713 SF
412 UNIT B.3 2 BED 1 1253 SF
413 UNIT B.5 2 BED 1 1271 SF
414 UNIT A.7 1 BED 1 1010 SF
415 UNIT A.8 1 BED 1 941 SF
416 UNIT C.2 3 BED 1 1768 SF
16 18690 SF
GRAND TOTAL: 49 55972 SF

EV REQUIRED PER CALIFORNIA GREEN BUILDING CODE

COMMERCIAL
TABLE 5.106.5.3.1: 13 EV CAPABLE, 3 EVCS (EV CAPABLE W/ EVSE) RESIDENTIAL, 20 UNITS OR MORE

4.106.4.2.2(1): 40% OF TOTAL PARKING SPACES TO BE EV READY

4.106.4.2.2(2): 10% PARKING SPACES TO BE EV READY W/ CHARGERS - 50% OF CHARGERS SHALL HAVE J1772 CONNECTORS

4.106.4.2.2.1.1(3): 1 IN EVERY 25 OF EV READY SPACES W/ CHARGERS

SHALL HAVE AN ACCESS AISLE
TOTAL COMM= 13
61x.4=24.4= 25
61x.1=6.1= 7
7x.5=3.5= 4
7/25 = .28= 1
TOTAL RES = 32
W.P. WATER PROOF

M/C MEDICINE CABINET
MFGR. MANUFACTURER
MECH.

MIN. MINIMUM

MECHANICAL
W.W.M. WELDED WIRE MESH

ASPHALTIC CONCRETE
PAVING

AIR CONDITIONING

ABOVE FINISH FLOOR

CONSTRUCTION

CONCRETE MASONRY
UNIT

CONCRETE BLOCK

FACE OF CONCRETE

HEATING,

VENTILATING &

AIR CONDITIONING

FACE OF MASONRY
CONT. CONTINUOUS
F.O.S. FACE OF STUD
H.C. HOLLOW CORE
H.V.A.C.

H.W.

MAX.

LT.

LAV.

INT.

HT.

HD.

HOT WATER

INTERIOR

LAVATORY

MAXIMUM
LIGHT
HEAD
HEIGHT
GALV.

GA.

GYP.

H.B.

GL.

FT.

FTG.

FP.

GAUGE

HOSE BIBB
GYPSUM

GALVANIZE
GLASS
FEET
GAS

FIREPLACE

FOOTING
EQ. EQUAL
EQIUP.

F.O.C.

EXIST.

F.O.M.

F.G.

FLR.

FIN.

F.F.

EXT.

FINISH GRADE
FINISH
FLOOR

EQUIPMENT

FINISH FLOOR

EXTERIOR

EXISTING
ELEC.

DTL.
(E)
ELEV.

DWG.

D.S.

DIA.

DN.

DIM.

DETAIL

ELEVATION

ELECTRIC

EXISTING

DRAWING

DOWN SPOUT

DIMENSION

DIAMETER
DOWN
BLKG. BLOCKING
C.M.U.

CONC.

CONST.

CONC. BLK.

COL.

BOT.

CLG.

CLR.

C.L.

COLUMN

CONCRETE
BOTTOM
CLEAR

CEILING

CENTER LINE
A.F.F.

ALUM.

BLDG.

A.D.

BD.

A.C.

A/C

AREA DRAIN

BUILDING
BOARD

ALUMINUM
R. RISER
STL. STEEL

TONGUE AND GROOVE

UNDERGROUND

UNLESS OTHERWISE
OTED

WROUGHT IRON

WATER HEATER

WHERE OCCURS

WATER CLOSET
U.O.N.

W.C.

W.H.

UNF.

W/O
W.O.

WD.

W.I.

W/
WOOD

WITHOUT

UNFINISHED
WITH
WATER
STR.

T & G
U.G.

TYP.

THK.

SUSP.

SUBFLR.

T.O.

THICK

TYPICAL
TOP OF

SUB-FLOOR

SUSPENDED
TREAD

STRUCTURAL

REFRIGERATOR

STAINLESS STEEL

STORM DRAIN

ROUGH OPENING
RM. ROOM
SIM.

SHT. MTL.

SHTG.

S.F.

S/S
R.O.

S.D.

S.C.

S.A.

SQUARE FEET

SHEATHING

SIMILAR

SHEET METAL

SOLID CORE

SUPPLY AIR
RAD.

REF.

REINF.

RECP.

REV.

REQ'D.

RF.

R.A.

R.D.

ROOF

REQUIRED

REVISION

REINFORCED

ROOF DRAIN

RETURN AIR
RADIUS

RECEPTACLE

PLANTING AREA

NOT TO SCALE

NOT IN CONTRACT
NEW

PROPERTY LINE

PRE-CAST CONCRETE
OPP. OPPOSITE
PLYWD.

PLMB.

P.L.

PT.

PR.

P.A.

P.P.

PL.

P.C.

PAIR.

PAINT

PLUMBING

PLYWOOD
PLATE

POWER POLE
N.I.C.

O.C.
(N)
N.T.S.

OPNG.

NO.

ON CENTER

OPENING
NUMBER
NORTH
E.V. ELECTRIC VEHICLE

UNLESS NOTED

OTHERWISE
U.N.O.

MTL. METAL
B.B. BREAD BOARD
N

SYMBOLS LEGEND

ABBREVIATIONS
(SEE A3.01-A4.04)
(SEE T-1.03)
(SEE T-1.04)
1 BED = 26 UNITS
2 BED = 15 UNITS
3 BED = 8 UNITS
49 UNITS TOTAL

ACCESSIBLE REQUIRED PER CALIFORNIA BUILDING CODE

COMMERCIAL
TABLE 11B-208.2: 3 PARKING SPACES

RESIDENTIAL
1109A.4: 2% OF (ASSIGNED) PARKING SPACES
TOTAL COMM= 3
61x.02 = 1.22= 2
TOTAL RES = 2

INCENTIVES

1. INCENTIVE TO ALLOW AN INCREASE THE FLOOR AREA RATIO (FAR) FROM 1.5 (AS PERMITTED BY RBMC 10-5.915(a)(2)) TO 2.57

WAIVERS

1. WAIVER TO RBMC 10-5.915(e)(2) TO INCREASE THE NUMBER OF STORIES FROM THREE (3) TO FOUR (4);

2. WAIVER TO RBMC 10-5.1522(b) TO ALLOW FOR PROJECTIONS ABOVE THE PERMITTED HEIGHT (STAIRWELL AND ELEVATOR PENTHOUSE) BY A MAXIMUM OF 15'-7" ABOVE THE PERMITTED 45' HEIGHT LIMIT;

3. WAIVER TO RBMC 10-5.915(f)(2)(a) TO REDUCE THE SIDE YARD SETBACK-STREET SIDE (PEARL STREET) OF A CORNER OR REVERSE CORNER LOT FROM 10 FEET TO 6 FEET;

4. WAIVER TO GOVERNMENT CODE SECTION 65912.123(d)(3)(A)(ii) TO REDUCE THE SETBACK

ALONG PROPERTY LINES (PORTION OF REAR YARD) THAT ABUT A PROPERTY THAT

CONTAINS A RESIDENTIAL USE STARTING AT THE SECOND FLOOR AND EACH

SUBSEQUENT FLOOR IN AN AMOUNT EQUAL TO SEVEN FEET MULTIPLIED BY THE FLOOR NUMBER;

5. WAIVER TO GOVERNMENT CODE SECTION 65912.123(d)(3)(B) TO REDUCE THE SETBACK

ALONG PROPERTY LINES (PORTION OF REAR YARD) THAT ABUT A PROPERTY THAT DOES NOT CONTAIN A RESIDENTIAL USE FROM 15 FEET REQUIRED TO 10 FEET

6. WAIVER TO RBMC 10-5.1514 (b) TO REDUCE THE REQUIRED PRIVATE STORAGE SPACE TO (49) 300 CF LOCKERS FOR A TOTAL OF 14,700 CF;

7. WAIVER TO RBMC 10-5.1704 (c) (1) TO ALLOW (10) TANDEM PARKING SPACES FOR COMMERCIAL AND RESIDENTIAL USE;

8. WAIVER TO RBMC 10-5.1704 (c) (1) TO ALLOW (13) COMPACT PARKING SPACES FOR RESIDENTIAL USE;

9. WAIVER TO ALLOW USE OF VALET PARKING AT THE DISCRETION OF THE APPLICANT.

UP
UP
UP
DN
DN
UP
5331 SF

RESIDENTIAL
5728 SF

COMMERCIAL A
4284 SF

COMMERCIAL B
3594 SF

COMMERCIAL D
3393 SF

COMMERCIAL C
207 SF

RESIDENTIAL
973 SF

RESIDENTIAL
20611 SF

RESIDENTIAL
20650 SF

RESIDENTIAL
RAMP UP TO P1

UNIT STORAGE
P2 PARKING
POOL EQUP. STORAGE/MECH.

ELEV.

UNIT STORAGE CONTROL

UNIT STORAGE
P2 PARKING
P1 PARKING

UNIT STORAGE
TRASH

SURFBOARD

STORAGE

BIKE PARKING
P1 PARKING

UNIT STORAGE

PUMP ROOM

RAMP UP TO STREET
RAMP DOWN TO P2
20650 SF

RESIDENTIAL
Scale:

By:

Project No:

Page No:
2/11/2026 1:02:20 PM
1" = 20'-0" ZONING FLOOR AREA DIAGRAMS
Author
2518
T-1.02 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026

FLOOR AREA CALCULATION
SCALE:
1ST FLOOR / GROUND LEVEL 1" = 20'-0"3
SCALE:
2ND FLOOR 1" = 20'-0"4
AREA SCHEDULE (F.A.R.)
LEVEL Name AREA
1ST FLOOR / GROUND LEVEL COMMERCIAL A 5728 SF
1ST FLOOR / GROUND LEVEL COMMERCIAL B 4284 SF
1ST FLOOR / GROUND LEVEL COMMERCIAL D 3594 SF
1ST FLOOR / GROUND LEVEL COMMERCIAL C 3393 SF
17000 SF
1ST FLOOR / GROUND LEVEL RESIDENTIAL 5331 SF
1ST FLOOR / GROUND LEVEL RESIDENTIAL 207 SF
1ST FLOOR / GROUND LEVEL RESIDENTIAL 973 SF
6511 SF
2ND FLOOR RESIDENTIAL 20611 SF
20611 SF
3RD FLOOR RESIDENTIAL 20650 SF
20650 SF
4TH FLOOR RESIDENTIAL 20650 SF
20650 SF
SCALE:
4TH FLOOR 1" = 20'-0"6
SCALE:

LEVEL P2 1" = 20'-0"1
SCALE:

LEVEL P1 1" = 20'-0"2
GROSS FLOOR AREA PER RBMC: In calculating gross floor area, all horizontal dimensions shall be taken from the exterior faces of walls, including covered enclosed porches, but not including the area of inner courts or shaft enclosures
MIXED USE ZONES: Gross floor area shall mean the floor area of the ground floor and any additional stories of all buildings on the lot including accessory buildings. The gross floor area shall include mezzanines, and lofts. Gross floor area shall not include decks, balconies, attics, basement where the finished first floor above the basement (or the roof of the basement where there is no first floor above) is no more than two feet above the existing grade or finished grade, whichever is lower, within the front 40 feet of the lot, or basements not located within the front 40 feet of the lot. Gross floor area shall not include any area used exclusively for vehicle parking and loading, enclosed vertical shafts, or elevators SCALE:
3RD FLOOR 1" = 20'-0"5
TOTAL: COMMERCIAL: 17,000 SF
RESIDENTIAL: 68,422 SF
85,422 SF
DN
UP
UP
DN
DN
1982 SF

PUBLIC ROOF DECK

PUBLIC ROOF DECK
2006 SF

PUBLIC ROOF DECK
35' - 8"
54' - 4" 54' - 7"
37' - 6"
REQUIRED: 200SF / DU = 49 X 200 = 9,800 SF
PRIVATE 5' X 10' MIN + 50% OPEN TO SKY
7' x 10' = 150% AREA BONUS
10' X 15' = 200% AREA BONUS
OUTDOOR 15 ' X 15' MIN ROOF DECK @ 15% OF AREA
20' X 20' / 20% LANDSCAPE @ 100% OF AREA BUT LIMITED TO 50% OF REQUIRED OUTDOOR LIVING SPACE = 4,900 SF MAX
INDOOR 20' X 20' / ADJACENT TO OUTDOOR AREA @ 100% OF AREA BUT LIMITED TO 25% OF REQUIRED OUTDOOR LIVING SPACE = 2,450 SF MAX
PROVIDED:

PRIVATE = 3,349 SF
INDOOR = 1,193 SF
OUTDOOR = 4,160 SF (4,900 SF MAX)
PUBLIC ROOF DECK = 598 SF
TOTAL = 9,800 SF
4160 SF

PUBLIC EXTERIOR
COURT

PUBLIC INDOOR
80' - 0"
52' - 0"
1193 SF

PUBLIC INDOOR
150 SF

PRIVATE
150 SF

PRIVATE
100 SF

PRIVATE
13' - 0"
8' - 0"
8' - 0"
13' - 0"
8' - 0"
13' - 0"
10' - 0"
11' - 8"
10' - 0"
15' - 0"
15' - 0"
10' - 0" 10' - 0" 15' - 0"
14' - 5"
11' - 5"11' - 5"
14' - 5"
15' - 0"
10' - 0"
10' - 0"
10' - 0"
15' - 0"
10' - 0"
10' - 0"
11' - 0"
6' - 0" 6' - 0"
23' - 6" 29' - 9"
28' - 8" 18' - 0"
PRIVATE 7X10 MIN.

PRIVATE 10X15 MIN.
150 SF

PRIVATE
110 SF

PRIVATE
100 SF

PRIVATE
77 SF

PRIVATE
10' - 0"
15' - 0"
10' - 0"
11' - 0"
6' - 0" 6' - 0"
23' - 6" 30' - 11"
28' - 8" 18' - 0"
11' - 8"
10' - 0"
13' - 0"
8' - 0"
8' - 0"
13' - 0" 10' - 0"
7' - 8"
10' - 0"
10' - 0"
11' - 5"
14' - 5" 14' - 5" 11' - 5"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
PRIVATE 7X10 MIN.

PRIVATE 10X15 MIN.
10' - 0"
10' - 0"
15' - 0"
10' - 0"
10' - 0"
11' - 0"
6' - 0"
23' - 5 3/4"
18' - 0"
6' - 0"
10' - 0"
11' - 8 3/8"
8' - 0"
12' - 11 3/4"
7' - 8"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0"
10' - 0" 10' - 0 1/8"
10' - 0"
110 SF

PRIVATE
77 SF

PRIVATE
100 SF

PRIVATE
6' - 0" 6' - 0"
28' - 7 7/8"
PRIVATE 7X10 MIN.

PRIVATE 10X15 MIN.
11' - 4 3/4"
7' - 0"
14' - 3 3/4" 14' - 5 3/4"
6' - 10 1/4" 11' - 4 3/4" 30' - 10 7/8"
8' - 0"
12' - 11 3/4"
150 SF

PRIVATE
Scale:

By:

Project No:

Page No:
2/11/2026 1:02:24 PM
As indicated OPEN SPACE FLOOR AREA DIAGRAMS
Author
2518
T-1.03 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

ROOF LEVEL 1" = 20'-0"5

OPEN SPACE CALCULATION
SCALE:
1ST FLOOR / GROUND LEVEL 1" = 20'-0"1
SCALE:
2ND FLOOR 1" = 20'-0"2
SCALE:
3RD FLOOR 1" = 20'-0"3
SCALE:
4TH FLOOR 1" = 20'-0"4

OPEN SPACE PROVIDED - BY TYPE

TYPE AREA
PRIVATE 7X10 MIN. 1574 SF
PRIVATE 10X15 MIN. 750 SF
PUBLIC EXTERIOR COURT 4160 SF
PUBLIC INDOOR 1193 SF
PUBLIC ROOF DECK 3988 SF
+ (150%) = 2,349 SF
TOTAL = 9,800 SF
@ (15%) = 598 SF = 4,160 SF
+ (200%) = 1,500 SF = 1,193 SF
UP
UP
4133 SF

COMMERCIAL B
5494 SF

COMMERCIAL A
2797 SF

RESIDENTIAL
3523 SF

COMMERCIAL D
3293 SF

COMMERCIAL C
303 SF

RESIDENTIAL
210 SF

RESIDENTIAL
1694 SF

RESIDENTIAL
55 SF

RESIDENTIAL
949 SF

RESIDENTIAL
ELECT.

MPOE JAN.

BUILDING LINE
ABOVE

COMMERCIAL

RESIDENTIAL
MECH.

TRANSFORMER
YARD. OPEN TO
SKY
4277 SF
PARKING - COMM.
22083 SF
PARKING - RES.
367 SF
STORAGE - RES.

RAMP UP TO P1

ACCESSIBLE
COMM.

COMMERCIAL

RESIDENTIAL
STORAGE/MECH.

POOL EQUP.

UNIT STORAGE

UNIT STORAGE
365 SF
PARKING - COMM.
22912 SF
PARKING - COMM.
370 SF
STORAGE - RES.
2627 SF

RESIDENTIAL
1024 SF

RESIDENTIAL

RAMP UP TO STREET
RAMP DOWN TO P2

ACCESSIBLE
RES.

ACCESSIBLE
RES.
575 SF
STORAGE - RES.

SURFBOARD

STORAGE

BIKE PARKING

PUMP TRASH
ROOM

COMMERCIAL

RESIDENTIAL
TRASH

STORAGE
21592 SF

RESIDENTIAL RESIDENTIAL
21596 SF

RESIDENTIAL RESIDENTIAL

ROOF LINE ABOVE

ROOF LINE ABOVE
Scale:

By:

Project No:

Page No:
2/11/2026 1:02:29 PM
1" = 20'-0" BUILDING AREA DIAGRAMS
Author
2518
T-1.04 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:
1ST FLOOR / GROUND LEVEL 1" = 20'-0" 3
SCALE:

LEVEL P2 1" = 20'-0" 1
SCALE:

LEVEL P1 1" = 20'-0" 2
SCALE:
2ND FLOOR 1" = 20'-0" 4
SCALE:
3RD FLOOR 1" = 20'-0" 5
SCALE:
4TH FLOOR 1" = 20'-0" 6
Area Schedule (Allowable Building Area)
Level Name Area
LEVEL P2 PARKING - COMM. 4277 SF
LEVEL P2 PARKING - COMM. 365 SF
LEVEL P1 PARKING - COMM. 22912 SF
1ST FLOOR / GROUND LEVEL COMMERCIAL A 5494 SF
1ST FLOOR / GROUND LEVEL COMMERCIAL B 4133 SF
1ST FLOOR / GROUND LEVEL COMMERCIAL C 3293 SF
1ST FLOOR / GROUND LEVEL COMMERCIAL D 3523 SF
COMMERCIAL 43996 SF
LEVEL P2 PARKING - RES. 22083 SF
LEVEL P2 STORAGE - RES. 367 SF
LEVEL P1 RESIDENTIAL 1024 SF
LEVEL P1 RESIDENTIAL 2627 SF
LEVEL P1 STORAGE - RES. 370 SF
LEVEL P1 STORAGE - RES. 575 SF
1ST FLOOR / GROUND LEVEL RESIDENTIAL 2797 SF
1ST FLOOR / GROUND LEVEL RESIDENTIAL 303 SF
1ST FLOOR / GROUND LEVEL RESIDENTIAL 210 SF
1ST FLOOR / GROUND LEVEL RESIDENTIAL 1694 SF
1ST FLOOR / GROUND LEVEL RESIDENTIAL 55 SF
1ST FLOOR / GROUND LEVEL RESIDENTIAL 949 SF
2ND FLOOR RESIDENTIAL 21592 SF
3RD FLOOR RESIDENTIAL 21596 SF
4TH FLOOR RESIDENTIAL 21596 SF
RESIDENTIAL 97837 SF
GRAND TOTAL 141834 SF
1/3 MAX. COMMERCIAL AREA PER AB2011
141,834 / 3 = 47,278 SF MAX. COMMERCIAL
43,996 SF < 47,278 SF
Scale:

By:

Project No:

Page No:
2/11/2026 1:00:48 PM

EXISTING SITE SURVEY
Author
2518
A-1.01 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 1 STORY

COMMERCIAL

BUILDING
1 STORY

COMMERCIAL

BUILDING
1 STORY

COMMERCIAL

BUILDING
DN
UP
2 A-4.02
A-4.02
A-4.01
A-4.01
1 2
1 R 5' - 0"
STAIR 1
PROPOSED PROJECT:
4-STORIES, 49 UNIT DENISITY BONUS APARTMENT
BUILDING o/ TWO LEVELS OF SUBTERRANEAN PARKING
WITH COMMON AREA ROOF DECK.

EXISTING

UTILITY POLE

POLE CLEARANCE

PARKING
GARAGE
ENTRY
LOBBY
ENTRY
2 A-3.02
1 A-3.01
8X10

TRANS PAD
ON GRADE. OPEN
TO SKY
STAIR 2
RAMP DOWN TO P1 & P2 PARKING
S. PACIFIC COAST HIGHWAY
PEARL
ST.

NEIGHBORING PROPERTY

COMMERCIAL

NEIGHBORING PROPERTY

COMMERCIAL

NEIGHBORING PROPERTY

RESIDENTIAL
(E) EASEMENT LINES (E) EASEMENT LINES
A-1.03
5 2 A-4.05 1
POOL
SPA

REAR YARD
10' - 0"

SIDE YARD
10' - 0"

REAR YARD
10' - 0"
3' - 0"
6' - 0"
227' - 3 1/4" 14' - 6"
140' - 3"

ROOF DECK A ROOF DECK B
MECH. EQUIPMENT MECH. EQUIPMENT
MECH. EQUIPMENT MECH. EQUIPMENT

POOL COURT
ELEV.
180' - 2 3/4" 10' - 0"
60' - 0" 10' - 0" 40' - 0" 10' - 0" 60' - 2 3/4"
98' - 5 3/4" 36' - 9 1/4"

NEIGHBORING PROPERTY

RESIDENTIAL
5' - 0"
COMM. APPROACH
30' - 0"
1 A-3.02
VISIBILITY TRIANGLE. ALL

PLANTER WALLS AND
PLANTING TO BE 36' MAX.

HEIGHT ABOVE GRADE @
SIDEWALK.

GATE
GATE

VISIBILITY TRIANGLE
15' - 0"

VISIBILITY

TRIANGLE
15' - 0"
3 2 SHORT TERM

BIKE PARKING

SPACES PER APBP

STANDARDS
2 SHORT TERM

BIKE PARKING
SPACES
5% 10% 20%
20' - 0"

COMMON OPEN SPACE

LID / PLANTER AREAS

SITE PLAN LEGEND

POOL / SPA

CONCRETE PAVING
Scale:

By:

Project No:

Page No:
2/11/2026 1:00:53 PM
As indicated PROPOSED SITE PLAN
Author
2518
A-1.02 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

PROPOSED SITE PLAN 1" = 10'-0" 1
N
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"

CANOPY LENGTH
12' - 5"
MAX. SIGNAGE LENGTH
8' - 3 1/4"
(12' - 5" x 2/3)
12" MAX.
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
MAX. SIGNAGE LENGTH
8' - 3 1/4"
(12' - 5" x 2/3)

CANOPY LENGTH
12' - 5"
12" MAX.
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
MAX. SIGNAGE LENGTH
8' - 3 1/4"
(12' - 5" x 2/3)

CANOPY LENGTH
12' - 5"
12" MAX.
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
SIGN 1 = 43 SF
SIGN 1 = 43 SF
SIGN 2 = 9 SF
TOTAL = 52 SF < 1,203 SF
SIGN 2 = 9 SF
FRONT WALL AREA = 8,023 SF
MAX. FRONT SIGN AREA = 8,023 X 15% = 1,203 SF
Scale:

By:

Project No:

Page No:
2/11/2026 1:00:58 PM
As indicated SIGNAGE PLAN
Author
2518
A-1.03 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

COMMERCIAL A - SIGNAGE 1/4" = 1'-0"2
SCALE:

COMMERCIAL C - SIGNAGE 1/4" = 1'-0"4
SCALE:

COMMERCIAL B - SIGNAGE 1/4" = 1'-0"3
SCALE:

RESIDENTIAL - SIGNAGE 1/4" = 1'-0"1

COMMERCIAL CANOPY SIGNS - SIGNS PRINTED ON, PAINTED ON, OR ATTACHED ONTO A CANOPY OR AWNING

SHALL NOT EXCEED TWO-THIRDS OF THE LENGTH OF THE CANOPY OR AWNING

AND SHALL CONSIST OF NO MORE THAN ONE LINE OF LETTERING NOT EXCEEDING 12 INCHES IN HEIGHT, AND SHALL BE LOCATED ON THE VALANCE OF SUCH CANOPY OR AWNING. - IN ADDITION TO LETTERING, AN IDENTIFICATION EMBLEM, INSIGNIA, OR OTHER

SIMILAR FEATURE NOT EXCEEDING AN AREA OF FOUR SQUARE FEET MAY BE

PRINTED ON, PAINTED ON, OR ATTACHED ONTO ANY OTHER PORTION OF THE CANOPY OR AWNING.

RESIDENTIAL SIGNS - ONE WALL SIGN PER STREET FRONTAGE AND/OR ONE MONUMENT SIGN PER STREET FRONTAGE, TOTALING NO MORE THAN 32 SQUARE FEET.

UP
DN
2 A-3.02
2 A-3.02
RAMP UP TO P1
1 A-3.01
15%

UNIT STORAGE
-
POOL EQUP.
- STORAGE/MECH.
-
STAIR 2
-
STAIR 1
-
5%
77' - 7 13/16"
82' - 0"
82' - 0"
ELEV.
-
P2 PARKING
-

STANDARD
COMM.

STANDARD
RES.

STANDARD
COMM.

STANDARD
RES.

STANDARD
COMM.

STANDARD
RES.

ACCESSIBLE
COMM.

STANDARD
RES.

STANDARD
COMM.

ELEV. CONTROL
-
(E) POWER POLE ABV.
19' - 0"

STANDARD
RES.

STANDARD
RES.
7 STORAGE LOCKERS
@ 300 CF MIN. EACH

UNIT STORAGE
-

UNIT STORAGE
-
6 STORAGE LOCKERS
@ 300 CF MIN. EACH
10 STORAGE LOCKERS
@ 300 CF MIN. EACH
410
416 415
168' - 1 1/2" 29' - 1 1/4"
3' - 0"
145' - 9"
1' - 6"
14' - 0" 131' - 9"
20' - 0"
3' - 0" 9' - 0"
1' - 6"
9' - 0" 9' - 0" 9' - 0"
1' - 6"
9' - 0" 9' - 0"
2' - 2"
9' - 0" 9' - 0" 9' - 0"
2' - 2"
9' - 0" 9' - 0" 9' - 0"
4' - 0"
9' - 0" 9' - 0"
3' - 6 1/4"
19' - 0"

BACK UP SPACE
25' - 0" 19' - 0"
19' - 0"

BACK UP SPACE
27' - 0"
2' - 0"
9' - 0" 9' - 0"
1' - 4"
9' - 0" 9' - 0" 9' - 0"
1' - 4"
9' - 0" 9' - 0" 9' - 0" 3' - 1" 9' - 0" 9' - 0" 9' - 0" 5' - 0"

BACK UP SPACE
27' - 0" 19' - 0"
8' - 0" 8' - 0" 8' - 0" 8' - 0" 9' - 0"
2' - 3 1/2"
9' - 0" 9' - 0" 9' - 0"
2' - 2 3/4"
9' - 0" 9' - 0" 5' - 5 1/4"
2' - 0"
9' - 0"
1' - 4"
9' - 0" 9' - 0" 9' - 0"
2' - 8 1/4"
9' - 0" 9' - 0"
4' - 8 3/4"
9' - 0"
9' - 0" 9' - 0" 9' - 0"
2' - 0"
19' - 0"
WASH
AREA
93' - 6 3/4" 9' - 6" 94' - 2 1/4"
200' - 2 3/4"
2' - 0"
9' - 0"
1' - 7 1/4"
9' - 0" 4' - 10 1/2" 9' - 0" 9' - 0"
2' - 2 1/4"
9' - 0"
2' - 2 1/4"
9' - 0" 9' - 0" 9' - 0"
9' - 0" 9' - 0"
2' - 2"
9' - 0" 9' - 0" 9' - 0"
19' - 0" 25' - 0" 19' - 0"
2 A-3.01
PRIVATE STORAGE SPACE REQUIREMENTS PER RBMC 10-5.1515
-ALL DWELLING UNITS WITHINK A RESIDENTIAL OR MIXED-USE ZONE SHALL HAVE A MINIMUM OF 400 CUBIC FEET OF ENCLOSED, WEATHERPROOF, AND LOCKABLE PRIVATE STORAGE SPACE FOR EACH UNIT IN ONE OR MORE LOCATIONS. A MINIMUM OF 200 CUBIC FEET OF SUCH REQUIREMENT SHALL BE PROVIDED IN A

SINGLE LOCATION WITHIN INDIVIDUAL STORAGE LOCKERS, CABINETS, OR CLOSETS. SUCH A SPACE SHALL HAVE A MINIMUM HORIZONTAL SURFACE AREA OF 25 SQUARE FEET AND A MINIMUM INTERIOR DIMENSION OF 42". THE SPACE, IF A WALK-IN TYPE SHALL HAVE A MINIMUM CLEAR ACCESS OPENING OF 30 INCHES BY 6 FEET-8 INCHES.

R 5' - 0"
2' - 0" 2' - 0"
2' - 0" 2' - 0"
2' - 0" 2' - 0"
2' - 0"
2' - 0"
2' - 0"
2' - 0"
2' - 0"
17' - 0"
1 A-3.02
1 A-3.02
2' - 0"
2' - 0"

STANDARD
COMM.

STANDARD
RES.

COMPACT/NEV
RES.

STANDARD
RES.

COMPACT/NEV
RES.

STANDARD
COMM.
2' - 0"
8' - 0" 8' - 0"
2' - 0"

COMPACT/NEV
RES.

COMPACT/NEV
RES.
11 COMMERCIAL SPACES
59 RESIDENTIAL SPACES
70 TOTAL SPACES
311 310
312 313 314 315
406 405 404 403 402 401 316
407 408 409
411
412
413
414
Scale:

By:

Project No:

Page No:
2/11/2026 1:00:59 PM
1/8" = 1'-0" LEVEL P2 PLAN
Author
2518
A-2.01 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

PARKING LEVEL P2 1/8" = 1'-0" 1
N
DN
DN
UP
2 A-3.02
2 A-3.02
15%
5%
RAMP DOWN TO P2
311 SF
TRASH
- UNIT STORAGE
-
STAIR 1
-
ELEV.
-
STAIR 2
-
1 A-3.01
1 A-3.01
49 BIKE PARKING SPACES SURFBOARD

STORAGE
-

BIKE PARKING
- PUMP ROOM
-
87' - 7 13/16" 92' - 0"
92' - 0"

STANDARD
COMM.

ACCESSIBLE
COMM.

ACCESSIBLE
RES.

STANDARD
COMM.

COMPACT/NEV
COMM.

STANDARD
COMM.

RAMP UP TO STREET
P1 PARKING
-
57 COMMERCIAL SPACES
2 RESIDENTIAL SPACES
59 TOTAL SPACES
(VALET SPACES NOT INCLUDED)

STANDARD
COMM.
(E) POWER POLE ABV.

STANDARD
COMM.

COMPACT/NEV
COMM.

ORG.
108 CF
RECY.
108 CF
TRASH
108 CF

ORGANIC
108 CF
RECY.
108 CF
TRASH
108 CF
TRASH
108 CF
TRASH
108 CF
TRASH
108 CF
TRASH
108 CF

UNIT STORAGE
-

SPA ABOVE

POOL ABOVE

STANDARD
COMM
VAN
VAN
7 STORAGE LOCKERS
@ 300 CF MIN. EACH

UNIT STORAGE
-
303 306
307
309
20' - 0"
RAMP
20' - 0"
3' - 0"
9' - 0"
1' - 6"
9' - 0" 9' - 0" 9' - 0"
1' - 6"
9' - 0" 9' - 0"
2' - 2"
9' - 0" 9' - 0" 9' - 0"
3' - 6"
9' - 0" 8' - 0" 9' - 0"
3' - 6"
9' - 0" 12' - 8 1/4"
9' - 0" 9' - 0"
2' - 8"
9' - 0" 8' - 0" 9' - 0"
19' - 0"

BACK UP SPACE
25' - 0" 19' - 0"
WASH
AREA
168' - 1 1/2" 29' - 1 1/4"
48' - 2 1/2" 197' - 2 3/4"
1' - 6"
3' - 0"
145' - 9"
1' - 6"
14' - 0" 131' - 9"
93' - 6 3/4" 9' - 6" 94' - 2 1/4"
200' - 2 3/4"
8' - 0" 8' - 0" 8' - 0" 9' - 0"
2' - 3 1/2"
9' - 0" 9' - 0" 9' - 0"
2' - 2 3/4"
8' - 0" 9' - 0" 9' - 0"
2' - 6 3/4"
9' - 0" 9' - 0" 9' - 0"
1' - 8 1/2"
9' - 0"
2' - 4"
9' - 0" 9' - 0" 9' - 0"
5' - 0"
9' - 0" 9' - 0" 9' - 0"
2' - 6"
9' - 0" 9' - 0" 9' - 0"
1' - 11"
9' - 0" 9' - 0" 9' - 0"
1' - 4"
9' - 0" 9' - 0"
2' - 0"

BACK UP SPACE
27' - 0" 19' - 0"

BACK UP SPACE
27' - 0" 19' - 0"
19' - 0"

BACK UP SPACE
25' - 0" 19' - 0"
2 A-3.01
2 A-3.01
PRIVATE STORAGE SPACE REQUIREMENTS PER RBMC 10-5.1515
-ALL DWELLING UNITS WITHINK A RESIDENTIAL OR MIXED-USE ZONE SHALL HAVE A MINIMUM OF 400 CUBIC FEET OF ENCLOSED, WEATHERPROOF, AND LOCKABLE PRIVATE STORAGE SPACE FOR EACH UNIT IN ONE OR MORE LOCATIONS. A MINIMUM OF 200 CUBIC FEET OF SUCH REQUIREMENT SHALL BE PROVIDED IN A

CLR. TO OBSTRUCTION
29' - 0"
2' - 0"
2' - 0"
2' - 0"
2' - 0"
2' - 0"
2' - 0"
2' - 0"
2' - 0"
19' - 0"
2' - 0"
2' - 0"
2' - 0"
CLR. TO OBSTRUCTION
29' - 0"
R 5' - 0"
1 A-3.02
1 A-3.02

STANDARD
COMM.
2' - 0"
2' - 0"
2' - 0"
2' - 0"
2' - 0"
9' - 0"
1' - 4"
9' - 0" 9' - 0" 9' - 0"
2' - 7"
9' - 0" 9' - 0"
4' - 2 3/4"
9' - 0"
2' - 0"
9' - 0"
28' - 5"

VALET STATION

VALET QUEUING
4 SPACES
VALET QUEUING5 SPACES

VALET QUEUING
4 SPACES

STANDARD
COMM.

COMPACT/NEV
COMM.
25' - 0"
9 STORAGE
LOCKERS @
300 CF MIN.

EACH
10 STORAGE LOCKERS
@ 300 CF MIN. EACH
20% 10%

VALET QUEUING
1 SPACE
9' - 0" 9' - 0" 9' - 0" 19' - 0"

COMPACT/NEV
COMM.
203 202 201
204
205
206
207
208
209 210
211
214 213 212
215
216
217
301
302
308
304
305

COMPACT/NEV
COMM.

Scale:

By:

Project No:

Page No:
2/11/2026 1:01:00 PM
1/8" = 1'-0" LEVEL P1 PLAN
Author
2518
A-2.02 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

PARKING LEVEL P1 1/8" = 1'-0" 1
N
DN
UP
UP
UP
DN
2 A-4.02
A-4.02
A-4.01
A-4.01
1 2
1 REAR YARD
10' - 0"

SIDE YARD
10' - 0"

REAR YARD
10' - 0"
2 A-3.02
2 A-3.02

COMMERCIAL A
5,728 SF

COMMERCIAL B
4,284 SF
103' - 1 29/32"
102' - 11 3/4" 102' - 10 1/32" 102' - 8 17/32"
102' - 7 3/16"
103' - 0"

RESIDENTIAL

LOBBY/LOUNGE
2,351 SF

COMMERCIAL C
3,394 SF

COMMERCIAL D
3,594 SF
POOL COURT - 4,119 SF
10' - 0"
10' - 0"
30' - 0"
15' - 0"
VISIBILITY TRIANGLE. ALL

PLANTER WALLS AND
PLANTING TO BE 36' MAX.

HEIGHT ABOVE GRADE @
SIDEWALK.
1 A-3.01
1 A-3.01
3' - 0"

PACIFIC COAST HIGHWAY
PEARL
ST
6' - 0"
R 5' - 0"
(E) POWER POLE
TRANSFORMER YARD.

OPEN TO SKY
13' - 0"
5' - 0"5' - 0"
4' - 0"
(E) EASEMENT LINES (E) EASEMENT LINES
103' - 0"
103' - 0"
104' - 1"
104' - 1" 104' - 1" 8%
8%
104' - 3 13/32"
104' - 1"
20' - 0" 20' - 0" 10' - 0"
40' - 0"

PLANTER
20' - 0"
RAMP
5' - 0"
STORAGE/JAN.

CLOSET
UNISEX
RR

PACKAGE
ROOM

SECURITY / CONCIERGEMAILBOXES

LEASING
OFFICE
WASH
AREA
2 A-4.05 1
5' - 0"

PLANTER

NEIGHBORING BUILDING
(RESIDENTIAL)

NEIGHBORING

BUILDING
(RESIDENTIAL)

NEIGHBORING BUILDING
(RESIDENTIAL)

NEIGHBORING BUILDING
(COMMERCIAL)

NEIGHBORING BUILDING
(RESIDENTIAL)

NEIGHBORING

BUILDING
(RESIDENTIAL)

NEIGHBORING BUILDING
(COMMERCIAL)

NEIGHBORING BUILDING

FOUNTAIN
11' - 1 1/2" 230' - 9 3/4"
129' - 1" 13' - 0" 73' - 8 3/4" 15' - 0"
3' - 0"

BUILDING LINE
ABOVE

BUILDING LINE
ABOVE
SPA
POOL
49' - 11 3/4" 80' - 0" 55' - 2 3/4"
105' - 0"
2' HIGH PLANTER WALLS
2 A-3.01
2 A-3.01
ELEV.

STAIR 1
STAIR 2
ELECT.

MPOE
JAN.

CORRIDOR
STOR.

TRASH
PLANTER, TYP. PLANTER, TYP.

BUILDING LINE ABOVE
5' - 0"
GATE

OPEN TO SKY MAIN BUILDING ENTRY
GATE
1 A-3.02
1 A-3.02
MECH.

VISIBILITY TRIANGLE
15' - 0"

VISIBILITY

TRIANGLE
15' - 0"
2%
2% 2%

QUIET POD A

QUIET POD B

QUIET POD C

QUIET POD D

MEDIA LAB

CHECK-IN
TEA
BAR

CONTENT NOOK

LIGHT LAB/

CREATIVE STUDIO

GAME ROOM

CO-WORKING

CHECK-IN

CULINARY
STUDIO

TASTING
LOUNGE

DISHWASHING/

STORAGE
SAUNA
SAUNA
STEAM
REST
ROOM
REST
ROOM
REST
ROOM

LOCKERS/SHOWERS

MEDIA/SCREENING LOUNGE
3 5% 10% 20%
COMM. BIKE

PARKING
20' - 0"
2 SHORT TERM BIKE

PARKING SPACES
2 SHORT

TERM BIKE

PARKING

SPACES PER
APBP

STANDARDS
SCALE:
1ST FLOOR / GROUND LEVEL 1/8" = 1'-0" 1
Scale:

By:

Project No:

Page No:
2/11/2026 1:01:02 PM
1/8" = 1'-0" 1ST FLOOR / GROUND LEVEL PLAN
Author
2518
A-2.03 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 N
DN
2 A-4.02
A-4.02
A-4.01
A-4.01
1 2
1 2
A-3.02
2 A-3.02
1 A-3.01
1 A-3.01

REAR YARD
10' - 0"
3' - 0"

REAR YARD
10' - 0"
6' - 0"
6' - 0"
6' - 0"
6' - 0"
6' - 0"
3 BR
1,768 SF
2 BR
941 SF
2 BR
1,271 SF
1 BR
1,010 SF
2 BR
1,343 SF
1 BR
806 SF
2 BR
1,251 SF
1BR
853 SF
1 BR
868 SF
2 BR
1,253 SF
3 BR
1,713 SF
DECK
109 SF
DECK
117 SF
25' - 0"
DECK
202 SF
DECK
145 SF
DECK
110 SF
35' - 3" 36' - 3 1/4"
DECK
150 SF
DECK
130 SF
DECK
150 SF
DECK
130 SF
1BR
851 SF
DECK
208 SF
DECK
100 SF
DECK
184 SF

PLANTER

SIDE YARD
10' - 0"

PLANTER PLANTER PLANTER

PLANTER
DECK
150 SF
DECK
150 SF
DECK
150 SF

PLANTER

SCE CLEARANCE
15' - 0"
40' - 0"
DECK
208 SF
2 BR
1,345 SF
56' - 6 3/4" 40' - 9" 31' - 11 3/4" 5' - 0" 37' - 8" 23' - 6 1/2" 36' - 2 1/2" 25' - 0 1/4" 34' - 7" 35' - 5"
51' - 0" 45' - 5 1/2"
2' - 0 1/4"
33' - 9 1/4"

SIDE YARD
5' - 0"
1 BR
806 SF
1 BR
806 SF
1 BR
912 SF
1 BR
791 SF
DECK
130 SF

PLANTER
45' - 0 1/2" 20' - 0"
39' - 6 3/4" 25' - 5 3/4"
UNIT B.1
UNIT A.1
UNIT A.2
UNIT A.3
UNIT A.3
UNIT A.3
UNIT A.4
UNIT B.2
UNIT A.5UNIT A.6
UNIT B.3
UNIT C.1
UNIT B.4
UNIT B.5
UNIT A.7
UNIT A.8
UNIT C.2
10' - 0"
15' - 0"
11' - 0"
10' - 0"
10' - 1"
11' - 8" 18' - 4" 18' - 4" 18' - 4" 15' - 0"
10' - 0"
15' - 0"
10' - 0"
11' - 5"
21' - 4" 21' - 4"
11' - 5"
15' - 0"
10' - 0"
10' - 1"
10' - 2"
132' - 3"
27' - 11" 26' - 0" 26' - 0" 26' - 0" 26' - 4 1/4"
230' - 9 3/4"
180' - 2 3/4"
37' - 9 1/2" 32' - 5 1/4"
5' - 7 3/4"
44' - 2 1/2" 6' - 9 1/2"
20' - 0" 20' - 0"
49' - 2 1/4" 42' - 7 3/4"
A-1.03
5 2 A-4.05 1

PROPERTY LINE

SETBACK

PROPERTY
LINE

SETBACK

PROPERTY LINE

SETBACK

SETBACK
6' - 0"
2 A-3.01
2 A-3.01
STAIR 2
ELEV.

STAIR 1

CORRIDOR
TRASH.

JAN.

TRASH
IDF
5' - 0"
OPEN
TO
BELOW
OPEN
TO
BELOW
PROJ.
2' - 0"
PROJ.
2' - 6"
2' - 0"
PROJ.

TO SIDE PL
5' - 0 1/4"
PROJ.
4' - 11 3/4"

TO SIDE PL
5' - 0 1/4"
PROJ.
4' - 11 3/4"
PROJ.
2' - 0"
PROJ.
2' - 0"
1 A-3.02
1 A-3.02

POWER POLE
5' - 0"
10' - 0"
15' - 0"
11' - 6"
13' - 9"
17' - 6"
14' - 2" 14' - 3"
13' - 7"
12' - 7"
16' - 1"
17' - 2" 4' - 0"
5' - 4"
12' - 0"
13' - 0"
11' - 7"
10' - 7"
14' - 1"
17' - 9"
12' - 6"
13' - 8"
13' - 1"
11' - 6"
13' - 8"
18' - 6"
12' - 0"
17' - 4"
11' - 6"
10' - 10"
13' - 2"
19' - 6"
4' - 0"
5' - 4"
4' - 0"
11' - 0"
14' - 3"
11' - 0"
14' - 3"
3' - 8"
15' - 9"
12' - 1"
16' - 0"
12' - 5"
12' - 2"
12' - 10"
3' - 7"
10' - 8"
14' - 0"
11' - 9"
12' - 5"
13' - 10"
15' - 11"
4' - 0"
12' - 0"
12' - 5"12' - 5"
12' - 0"
4' - 0"
13' - 7"
15' - 11"
6' - 0"
10' - 8"
14' - 0"
13' - 6"
12' - 6"
12' - 10"
12' - 5"
4' - 4"
11' - 4"
13' - 4"
13' - 5"
15' - 7"
15' - 0"
11' - 9"
13' - 0"
17' - 7"
15' - 0"
11' - 9"
13' - 0"
17' - 7"
15' - 0"
11' - 9"
13' - 0"
17' - 7"
12' - 0"
12' - 0"
14' - 5"
22' - 11"
4' - 0"
4' - 0"
11' - 6"
13' - 7"
18' - 11"
12' - 9"
13' - 11"
13' - 0" 14' - 9"
15' - 9"
11' - 7"
13' - 0"
12' - 1"
8' - 1"
7' - 5"
7' - 11"
4' - 0"
6' - 6"
6' - 4"
4' - 0"
5' - 0"
7' - 5"
6' - 4"
3' - 9"
6' - 4"
3' - 9"
3' - 10" 3' - 10" 9' - 7" 9' - 9"
6' - 10"
6' - 8"
3' - 11"
3' - 11"
6' - 0"8' - 6"
5' - 4"6' - 5"
5' - 8"6' - 3"
6' - 4"
5' - 0"
7' - 11"
8' - 6"
8' - 6"
7' - 11"
7' - 11"
8' - 6"
4' - 8"
5' - 8"
5' - 11"
6' - 2"
6' - 4"
4' - 3"
4' - 3"
6' - 4"
5' - 11"
5' - 11"
3' - 6"
4' - 0"
4' - 3"
3' - 8"
4' - 7"
4' - 4"
12' - 1"
OFFICE
5' - 10"
4' - 0"
11' - 6"
13' - 6"12' - 6"
16' - 0"
3 SCALE:
2ND FLOOR PLAN 1/8" = 1'-0" 1
Scale:

By:

Project No:

Page No:
2/11/2026 1:01:04 PM
1/8" = 1'-0" 2ND FLOOR PLAN
Author
2518
A-2.04 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 N
2 A-4.02
A-4.02
A-4.01
A-4.01
1 2
1 2
A-3.02
2 A-3.02
1 A-3.01
1 A-3.01
DECK
108 SF
DECK
117 SF
DECK
203 SF
DECK
141 SF
DECK
110 SF
DECK
150 SF
DECK
104 SF
DECK
100 SF
DECK
104 SF
DECK
208 SF
DECK
100 SF
DECK
185 SF
DECK
100 SF
DECK
100 SF
DECK
100 SF
DECK
208 SF
6' - 0"
6' - 0"
6' - 0"
6' - 0"

REAR YARD
6' - 0"
10' - 0"
3BR
1,745 SF
UNIT C.3
3 BR
1,768 SF
2 BR
941 SF
2 BR
1,271 SF
1 BR
1,010 SF
2 BR
1,343 SF 1 BR
806 SF
2 BR
1,251 SF
1BR
853 SF
1 BR
868 SF
2 BR
1,253 SF
3 BR
1,713 SF
2 BR
1,345 SF
1 BR
806 SF
1 BR
912 SF
1 BR
791 SF
UNIT B.2
UNIT A.5UNIT A.6
UNIT B.3
UNIT C.1
UNIT B.4
UNIT C.2
UNIT A.8
UNIT A.7
UNIT B.5
UNIT B.1
UNIT A.1
UNIT B.2
UNIT B.3
UNIT B.3
OFFICE
DEN

PLANTER
A-1.03
5 2 A-4.05 1

PROPERTY LINE

SETBACK

PROPERTY
LINE

SETBACK

PROPERTY LINE

SETBACK

REAR YARD
10' - 0"
35' - 3" 36' - 3 1/4" 25' - 0"

SIDE YARD
10' - 0"

SCE CLEARANCE
15' - 0"
40' - 0"
56' - 6 3/4" 40' - 9" 31' - 11 3/4" 5' - 0" 37' - 8" 23' - 6 1/2" 36' - 2 1/2" 25' - 0 1/4" 34' - 7" 35' - 5"
51' - 0" 45' - 5 1/2"
2' - 0 1/4"
33' - 9 1/4"

SIDE YARD
5' - 0"
45' - 0 1/2" 20' - 0"
39' - 6 3/4" 25' - 5 3/4"
132' - 3"
27' - 11" 26' - 0" 26' - 0" 52' - 4 1/4"
230' - 9 3/4"
180' - 2 3/4"
37' - 9 1/2" 32' - 5 1/4"
44' - 2 1/2" 6' - 9 1/2"
20' - 0" 20' - 0"
49' - 2 1/4" 47' - 11 1/2"
3' - 0"
6' - 0"
2 A-3.01
2 A-3.01
STAIR 1
ELEV.

STAIR 2

CORRIDOR
TRASH
JAN. TRASH
IDF
5' - 0"
OPEN
TO
BELOW
OPEN
TO
BELOW
PROJ.
2' - 0"
PROJ.
2' - 6"
2' - 0"
PROJ.

TO SIDE PL
5' - 0 1/4"
PROJ.
4' - 11 3/4"

TO SIDE PL
5' - 0 1/4"
PROJ.
4' - 11 3/4"
PROJ.
2' - 0"
PROJ.
2' - 0"
1 A-3.02
1 A-3.02

POWER POLE
12' - 0"
14' - 10"
3' - 8"
14' - 0"
15' - 3"
11' - 0"
11' - 0"
15' - 3"
11' - 0"
7' - 1"
4' - 0"
5' - 0"
8' - 1"
7' - 5"
3' - 9"
3 SCALE:
3RD FLOOR PLAN 1/8" = 1'-0" 1
Scale:

By:

Project No:

Page No:
2/11/2026 1:01:06 PM
1/8" = 1'-0" 3RD FLOOR PLAN
Author
2518
A-2.05 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 N
2 A-4.02
A-4.02
A-4.01
A-4.01
1 2
1 2
A-3.02
2 A-3.02
1 A-3.01
1 A-3.01
6' - 0"
6' - 0"
6' - 0"
6' - 0"
6' - 0"
3' - 0"

REAR YARD
10' - 0"

SIDE YARD
10' - 0"

SIDE YARD
5' - 0"
UNIT C.3
UNIT B.2
UNIT A.5UNIT A.6
UNIT B.3
UNIT C.1
UNIT B.4
UNIT C.2
UNIT A.8
UNIT A.7
UNIT B.5
UNIT B.1
UNIT A.1
UNIT B.2
UNIT B.3
UNIT B.3
OFFICE
DEN

PLANTER
A-1.03
5 2 A-4.05 1

PROPERTY LINE

SETBACK

PROPERTY
LINE

SETBACK

PROPERTY LINE

SETBACK

SETBACK
35' - 3" 36' - 3 1/4" 25' - 0"

SCE CLEARANCE
15' - 0"
40' - 0"
56' - 6 3/4" 40' - 9" 31' - 11 3/4" 5' - 0" 37' - 8" 23' - 6 1/2" 36' - 2 1/2" 25' - 0 1/4" 34' - 7" 35' - 5"
51' - 0" 45' - 5 1/2"
2' - 0 1/4"
33' - 9 1/4"
45' - 0 1/2" 20' - 0"
39' - 6 3/4" 25' - 5 3/4"
132' - 3"
27' - 11" 26' - 0" 26' - 0" 52' - 4 1/4"
230' - 9 3/4"
180' - 2 3/4"
37' - 9 1/2" 32' - 5 1/4"
44' - 2 1/2" 6' - 9 1/2"
20' - 0" 20' - 0"
49' - 2 1/4" 47' - 11 1/2"
6' - 0"
2 A-3.01
2 A-3.01
TRASH
JAN. TRASH
IDF
STAIR 2
ELEV.

STAIR 1

CORRIDOR
5' - 0"
OPEN
TO
BELOW
OPEN
TO
BELOW
PROJ.
2' - 0"
PROJ.
2' - 6"
2' - 0"
PROJ.

TO SIDE PL
5' - 0 1/4"
PROJ.
4' - 11 3/4"

TO SIDE PL
5' - 0 1/4"
PROJ.
4' - 11 3/4"
PROJ.
2' - 0"
PROJ.
2' - 0"
3BR
1,745 SF
3 BR
1,768 SF
2 BR
941 SF
2 BR
1,271 SF
1 BR
1,010 SF
2 BR
1,343 SF 1 BR
806 SF
2 BR
1,251 SF
1BR
853 SF
1 BR
868 SF
2 BR
1,253 SF
3 BR
1,713 SF
2 BR
1,345 SF
1 BR
806 SF
1 BR
912 SF
1 BR
791 SF
1 A-3.02
1 A-3.02
3 Scale:

By:

Project No:

Page No:
2/11/2026 1:01:07 PM
1/8" = 1'-0" 4TH FLOOR PLAN
Author
2518
A-2.06 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:
4TH FLOOR 1/8" = 1'-0" 1
N
2 A-4.02
A-4.02
A-4.01
2 1
2 A-3.02
2 A-3.02
1 A-3.01 1
A-3.01
A-1.03 5

ROOF DECK A
1,982 SF

ROOF DECK B
2,006 SF
2 A-4.05
1 SOLAR AREA SOLAR AREA
140' - 7" 11' - 11" 74' - 9 1/4" 9' - 6"
3' - 0"

REAR YARD
10' - 0"

SIDE YARD
10' - 0"

SIDE YARD
5' - 0"

PROPERTY LINE

SETBACK

PROPERTY LINE

SETBACK

PROPERTY LINE

SETBACK

SCE CLEARANCE
15' - 0"
116' - 3" 19' - 0"
60' - 0" 60' - 0" 60' - 2 3/4"
10' - 0" 40' - 0" 10' - 0"
37' - 5 1/2"
54' - 4" 54' - 6 3/4"
35' - 7 3/4"

OPEN TO BELOW
OPEN
TO
BELOW
OPEN
TO
BELOW
2 A-3.01 2
A-3.01
STAIR 1
ELEV.

STAIR 2
5' - 0"
1 A-3.02
1 A-3.02
6 '
-
0 "
3 Scale:

By:

Project No:

Page No:
2/11/2026 1:01:08 PM
1/8" = 1'-0" ROOF PLAN
Author
2518
A-2.07 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

ROOF PLAN 1/8" = 1'-0"1
N

SOLAR REQUIREMENTS
15% OF TOTAL ROOF AREA PER CEC 110.10
TOTAL ROOF AREA = 23,356 SF
TOTAL REQUIRED SOLAR AREA = 23,356 X 15% = 3,504 SF
T ectoni Cp yright 207
T ectoni Cp yright 207
T ectoni Cp yright 207
T ectoni Cp yright 207
T ectoni Cp yright 207
T ectoni Cp yright 207
T ectoni Cp yright 207
T ectoni Cp yright 207
T ectoni Cp yright 207
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
2 A-3.02
MAX. BUILDING HEIGHT
45' - 0" 4' - 0"
P2 PARKING -
P2 PARKING -
P1 PARKING -
P1 PARKING -

BIKE PARKING -

LOBBY/LOUNGE -COMMERCIAL A -

RESIDENTIAL UNIT

CORRIDOR

CORRIDOR RESIDENTIAL UNIT
ROOF

POOL COURT

MAXIMUM BUILDING HEIGHT ABOVE
EXISTING GRADE @ CL OF LOT

NEIGHBORING

PROPERTY
S. PACIFIC COAST HIGHWAY
4' - 0" 10' - 3" 10' - 0" 10' - 0" 15' - 0" 11' - 0" 10' - 0"

TYPE III-A TYPE I-A
POOL

CEILING HEIGHT
10' - 0"

CORRIDOR RESIDENTIAL UNIT

CEILING HEIGHT
8' - 11"

CEILING HEIGHT
8' - 11" 1' - 1"

RESIDENTIAL UNIT

RESIDENTIAL UNIT
SPA
153' - 3 25/32"
147' - 10 11/32"
ROOF

CEILING HEIGHT
9' - 2"
CLR. HEIGHT
8' - 9 3/4"
147' - 8 1/8"

MAXIMUM PROJECTION ABOVE
HEIGHT LIMIT.

REAR YARD
10' - 0"

PROPERTY LINE
3' - 0"
1 A-3.02

CEILING HEIGHT
14' - 0"

CEILING HEIGHT
9' - 3"
8' - 2"
MIN.
7' - 4"
MIN.
8' - 2"
MIN.
8' - 2"
MIN.

EXISTING GRADE AT

CENTERLINE OF LOT
COMM. BIKE

PARKING
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
2 A-3.02
1 A-3.02

PROJECTION
15' - 6 1/2"
MAX. BUILDING HEIGHT
45' - 0" 4' - 0"

POOL COURT

MAXIMUM BUILDING HEIGHT ABOVE
EXISTING GRADE @ CL OF LOT
S. PACIFIC COAST HIGHWAY
10' - 3" 10' - 0" 10' - 0" 15' - 0" 11' - 0" 10' - 0"

MAXIMUM PROJECTION ABOVE
HEIGHT LIMIT.

REAR YARD
10' - 0"

PROPERTY LINE
3' - 0"
ELEV.

ELEV.

P1 PARKING -
P2 PARKING -
P2 PARKING -
P1 PARKING - PUMP ROOM -
ELEV.

CONTROL

CORRIDOR

COMMERCIAL B -

RESIDENTIAL UNITS

ROOF ROOF ROOF
ROOF

TYPE I-A TYPE III-A
1' - 1"

CEILING HEIGHT
9' - 2"

CEILING HEIGHT
10' - 0"

CEILING HEIGHT
14' - 0"

STORAGE/
MECH.

LOBBY/
LOUNGE

LEASING
OFFICE

CORRIDOR

CEILING HEIGHT
8' - 11"

CEILING HEIGHT
9' - 3"
8' - 2"
MIN.
7' - 4"
MIN.
8' - 2"
MIN.
8' - 2"
MIN.

EXISTING GRADE AT

CENTERLINE OF LOT
Scale:

By:

Project No:

Page No:
2/11/2026 1:01:09 PM
1/8" = 1'-0" BUILDING SECTIONS
Author
2518
A-3.01 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

SECTION A 1/8" = 1'-0"1
SCALE:

SECTION B 1/8" = 1'-0"2
T ectoni Cp yright 207T ectoni Cp yright 207
T ectoni Cp yright 207T ectoni Cp yright 207
T ectoni Cp yright 207T ectoni Cp yright 207
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
8' - 2"
MIN.
8' - 2"
MIN.
4' - 0" 10' - 3" 10' - 0" 10' - 0" 15' - 0" 11' - 0" 10' - 0" 1 A-3.01

CEILING HEIGHT
8' - 11"

CEILING HEIGHT
8' - 11"
25' - 0"

COMMERCIAL BCOMMERCIAL A
P1 PARKING
P2 PARKING

ENTRY COURT

ROOF ROOF
STAIR 1
STAIR 1
STAIR 1
STAIR 1
STAIR 1
STAIR 1
STAIR 1

PARKING RAMP

NEIGHBORING

BUILDING

PROPERTY LINE

CORRIDOR

CORRIDOR
CLR. TO SKY
11' - 11"
2 A-3.01
5' - 0"

PROPERTY LINESETBACK

SIDE STREET
6' - 0"
10' - 0"

CEILING HEIGHT
9' - 3"

CEILING HEIGHT
14' - 0"
49' - 3"

TYPE IIIA TYPE IA
8' - 2"
MIN.

WALL HEIGHT @PL
2' - 0"
1 0
%
20%
1 0
%
5 %
7' - 4"
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
1 A-3.01
2 A-3.01
P2 PARKING
P1 PARKING

LOBBY/LOUNGE COMMERCIAL D COMMERCIAL C

COMMON ROOF DECK ROOF COMMON ROOF DECK

NEIGHBORING

BUILDING

NEIGHBORING

BUILDING

PARKING RAMP

RESIDENTIAL UNITS

RESIDENTIAL UNITS
WASH
AREA
WASH
AREA
4' - 0" 10' - 3" 10' - 0" 10' - 0" 15' - 0" 11' - 0" 10' - 0"

PROPERTY LINE
5' - 0"

PROPERTY LINESETBACK

SIDE YARD
10' - 0"
PROJ.
4' - 11 3/4"

CORRIDOR

PLANTER
49' - 3"

TYPE IIIA TYPE IA

CEILING HEIGHT
9' - 2"

CEILING HEIGHT
11' - 0"

CEILING HEIGHT
12' - 11"

CEILING HEIGHT
8' - 11"

CEILING HEIGHT
9' - 3"
8' - 2"
MIN.
7' - 4"
MIN.
8' - 2"
MIN.

P1 PARKING
P2 PARKING

SURFBOARD

STORAGE

BIKE PARKING PUMP ROOM
POOL EQUIP.

ROOM
MECH.

IDF
IDF
IDF

LEASING
OFFICE
P2 PARKING
SCALE:

SECTION C 1/8" = 1'-0"2
Scale:

By:

Project No:

Page No:
2/11/2026 1:01:09 PM
1/8" = 1'-0" BUILDING SECTIONS
Author
2518
A-3.02 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

SECTION D 1/8" = 1'-0"1
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
10' - 0" 11' - 0" 15' - 0" 10' - 0" 10' - 0" 10' - 3" 4' - 0" LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
1 A-3.01

SIDE STREET
6' - 0"

PROPERTY LINE

SETBACK

MAIN PEDESTRIAN ENTRANCE
75841632846
2 A-3.01
148' - 3"
148' - 3"
14' - 4"
5' - 0"
9 6' - 0"6' - 0"
4' - 10"
49' - 3"
TRANSFORMER YARD. OPEN
TO SKY
2' - 0"
ALL PLANTER WALLS AND PLANTING TO BE 36' MAX.

HEIGHT ABOVE GRADE @ SIDEWALK WITHIN
VISIBILITY TRIANGLE.

DRIVEWAY

PROPERTY LINE
GATE
1 - COMPOSITE SHINGLE SIDING - LIGHT GRAY 2 - 5/8" X 6" HORIZONTAL COMPOSITE PLANK SIDING - DARK GRAY 34 - EXTERIOR CEMENT PLASTER W/ SCULPTURAL WAVE FINISH - DARK GRAY 5 - SHEET METAL FASCIA - STONE GRAY 6 - STOREFRONT SYSTEM - DARK BRONZE ANODIZED 7 - GLASS RAILING - DARK BRONZE 8 - NAIL-ON WINDOW - VINYL - DARK BRONZE MATERIAL LEGEND (SEE A-4.04 FOR MATERIAL REFERENCES) 9 - ACCENT TILE - SEA GLASS - COMPOSITE SIDING & CLADDING - YELLOW TEAK
10 - EXTERIOR CEMENT PLASTER W/ FINE ACRYLIC FINISH - GRAY 11 - EXTERIOR CEMENT PLASTER W/ FINE ACRYLIC FINISH - WHITE 1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
4' - 0" 10' - 3" 10' - 0" 10' - 0" 15' - 0" 11' - 0" 10' - 0" 49' - 3"
2 A-3.02 MAXIMUM BUILDING HEIGHT ABOVE
EXISTING GRADE @ CL OF LOT
(E) POWER POLE

PROPERTY LINE

SETBACK

REAR YARD
10' - 0" 3' - 0"
3584367
108
1134
1 A-3.02
9 PROJ.
15' - 6 1/2"
PROJ.
5' - 2 3/4"
PROJ.
7' - 5 1/4"

MAXIMUM PROJECTION ABOVE
HEIGHT LIMIT.
6' HIGH SITE
WALL @ PL

DRIVEWAY
WASH
AREA
2' - 0"
ALL PLANTER WALLS AND PLANTING TO BE 36' MAX.

HEIGHT ABOVE GRADE @ SIDEWALK WITHIN
VISIBILITY TRIANGLE.

EXISTING GRADE AT

CENTERLINE OF LOT
4' - 0"
MAX. BUILDING HEIGHT
45' - 0"
SCALE:

PACIFIC COAST HIGHWAY/NORTH ELEVATION 1/8" = 1'-0"1
Scale:

By:

Project No:

Page No:
2/11/2026 1:01:35 PM
1/8" = 1'-0" EXTERIOR ELEVATIONS
Author
2518
A-4.01 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

PEARL STREET/WEST ELEVATION 1/8" = 1'-0"2
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
(E) POWER POLE
4' - 0" 10' - 3" 10' - 0" 10' - 0" 15' - 0" 11' - 0" 10' - 0" LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
2 A-3.02

MAXIMU BUILDING HEIGHT ABOVE
EXISTING GRADE @ CL OF LOT

PROPERTY LINESETBACK

REAR YARD
10' - 0"
3' - 0"

PROPERTY LINE
73 107
11 158374
1 A-3.02
PROJ.
7' - 5 1/4"
PROJ.
15' - 6 1/2"
PROJ.
5' - 2 3/4"

MAXIMUM PROJECTION ABOVE
HEIGHT LIMIT.
49' - 3"

PLANTER
TRANSFORMER YARD.

OPEN TO SKY
GATE
4' - 0"
MAX. BUILDING HEIGHT
45' - 0"

EXISTING GRADE AT

CENTERLINE OF LOT
1 - COMPOSITE SHINGLE SIDING - LIGHT GRAY 2 - 5/8" X 6" HORIZONTAL COMPOSITE PLANK SIDING - DARK GRAY 34 - EXTERIOR CEMENT PLASTER W/ SCULPTURAL WAVE FINISH - DARK GRAY 5 - SHEET METAL FASCIA - STONE GRAY 6 - STOREFRONT SYSTEM - DARK BRONZE ANODIZED 7 - GLASS RAILING - DARK BRONZE 8 - NAIL-ON WINDOW - VINYL - DARK BRONZE MATERIAL LEGEND (SEE A-4.04 FOR MATERIAL REFERENCES) 9 - ACCENT TILE - SEA GLASS - COMPOSITE SIDING & CLADDING - YELLOW TEAK
10 - EXTERIOR CEMENT PLASTER W/ FINE ACRYLIC FINISH - GRAY 11 - EXTERIOR CEMENT PLASTER W/ FINE ACRYLIC FINISH - WHITE 1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
4' - 0" 10' - 3" 10' - 0" 10' - 0" 15' - 0" 11' - 0" 10' - 0" LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
1 A-3.01

PROPERTY LINESETBACK

SIDE STREET
6' - 0"

PROPERTY LINE
257388
107324
2 A-3.01
POOL
6' - 0"
4' - 10"
14' - 4"
6' - 0"

NEIGHBORING BUILDING
5' - 0"
Scale:

By:

Project No:

Page No:
2/11/2026 1:02:00 PM
1/8" = 1'-0" EXTERIOR ELEVATIONS
Author
2518
A-4.02 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

EAST ELEVATION 1/8" = 1'-0"2
SCALE:

SOUTH ELEVATION 1/8" = 1'-0"1
1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
2 A-3.02

RESIDENTIAL UNIT

PLANTER

LOBBY / LOUNGE

CORRIDOR

CORRIDOR
LEVEL P1 PARKING
LEVEL P2 PARKING
LEVEL P2 PARKING
LEVEL P1 PARKING

SPA POOL
WATER

FEATURE
4' - 0" 10' - 3" 10' - 0" 10' - 0" 15' - 0" 11' - 0" 10' - 0"

MAXIMU BUILDING HEIGHT ABOVE
EXISTING GRADE @ CL OF LOT
238698
113476
(E) POWER
POLE
1 A-3.02
PROJ.
7' - 5 1/4"
PROJ.
15' - 6 1/2"
PROJ.
5' - 2 3/4"

MAIN BUILDING
ENTRY

MAXIMUM PROJECTION ABOVE
HEIGHT LIMIT.
4' - 0"
MAX. BUILDING HEIGHT
45' - 0"

EXISTING GRADE AT

CENTERLINE OF LOT

SETBACKPROPERTY LINE

REAR YARD
10' - 0"
3' - 0"

PROPERTY LINE
ADR-9 1
1 - COMPOSITE SHINGLE SIDING - LIGHT GRAY 2 - 5/8" X 6" HORIZONTAL COMPOSITE PLANK SIDING - DARK GRAY 34 - EXTERIOR CEMENT PLASTER W/ SCULPTURAL WAVE FINISH - DARK GRAY 5 - SHEET METAL FASCIA - STONE GRAY 6 - STOREFRONT SYSTEM - DARK BRONZE ANODIZED 7 - GLASS RAILING - DARK BRONZE 8 - NAIL-ON WINDOW - VINYL - DARK BRONZE MATERIAL LEGEND (SEE A-4.04 FOR MATERIAL REFERENCES) 9 - ACCENT TILE - SEA GLASS - COMPOSITE SIDING & CLADDING - YELLOW TEAK
10 - EXTERIOR CEMENT PLASTER W/ FINE ACRYLIC FINISH - GRAY 11 - EXTERIOR CEMENT PLASTER W/ FINE ACRYLIC FINISH - WHITE 1ST FLOOR /

GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"

ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
LEVEL P1
92' - 0"
LEVEL P2
82' - 0"
2 A-3.02

RESIDENTIAL UNIT

CORRIDOR

LOBBY/ LOUNGE

POOL SPA
LEVEL P1 PARKING
LEVEL P2 PARKING
LEVEL P1 PARKING
LEVEL P2 PARKING

PLANTER

PLANTER
4' - 0" 10' - 3" 10' - 0" 10' - 0" 15' - 0" 11' - 0" 10' - 0"

MAXIMUM BUILDING HEIGHT ABOVE
EXISTING GRADE @ CL OF LOT
11 107486
32861
1 A-3.02
PROJ.
7' - 5 1/4"

MAIN BUILDING
ENTRY

MAXIMUM PROJECTION ABOVE
HEIGHT LIMIT.
4' - 0"
MAX. BUILDING HEIGHT
45' - 0"

EXISTING GRADE AT

CENTERLINE OF LOT

PROPERTY LINESETBACK

REAR YARD
10' - 0"
3' - 0"

PROPERTY LINE
SCALE:

COURTYARD ELEVATION - EAST 1/8" = 1'-0"1
SCALE:

COURTYARD ELEVATION - WEST 1/8" = 1'-0"2
Scale:

By:

Project No:

Page No:
2/11/2026 1:02:12 PM
1/8" = 1'-0" EXTERIOR ELEVATIONS
Author
2518
A-4.05 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 Scale:

By:

Project No:

Page No:
2/11/2026 1:02:12 PM

EXTERIOR MATERIALSPALLETE
Author
2518
A-4.07 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026

SCULPTURAL

PLASTER - WARM GRAY

COMPOSITE PLANK

SIDING - WARM GRAY

COMPOSITE SIDING &

CLADDING - YELLOW
TEAK

GLASS RAILING - DARK
BRONZE

COMPOSITE SHINGLE

SIDING - LIGHT GRAY

NAIL-ON WINDOW -

VINYL - DARK BRONZE

STOREFRONT SYSTEM -

DARK BRONZE ANODIZED
1 7
83 6
2 4
5 SHEET METAL FASCIA
-

STONE GRAY

ACCENT TILE - SEA
GLASS
9 EXTERIOR CEMENT

PLASTER - GRAY
10 11 EXTERIOR CEMENT

PLASTER - WHITE
G&G STRUCTURES, INC.
”
N 03°37'49"W 200.24'
N 86°22'15"E 150.25' N 76°53'07"W
L= 51. 15' N 03°37'55"W 246.95'
SD SD
SD N 03°37'45"W 63.56'

92.25' N 86°22'15"E BMP-1 PLANTER TOTAL IMPERVIOUS AREA = 31,036 SQ.FT. :
:
: SD
G&G STRUCTURES, INC.

BASEMENT-2 BASEMENT-1 FIRST FLOOR BASEMENT-2 BASEMENT-1 FIRST FLOOR BASEMENT-2 BASEMENT-1 G&G STRUCTURES, INC.

G&G STRUCTURES, INC. – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – – “ ” “ ”

PACIFIC COAST HIGHWAY

PEARL ST
(E) POWER POLE
(E) EASEMENT LINES (E) EASEMENT LINES
Contact Info
Client Info
Project Name
Rev
Seal
Date Designed By
Drawn By
Approve / Checked By
Project #
Project Phase
Sheet Title
Scale
Date Issue
Sheet #
Rootlines LLC
Rachel Roth
[email protected]
(310)874-4620
Ben Agarwal Address: 401-417 Pacific Coast Hwy
Redondo Beach, CA
90277
Phone: 310-877-8934 NIVASA LIVING MIXED-USE 401-417 Pacific Coast Hwy Redondo Beach, CA 90277

PLANT MATERIAL LEGEND

BOUGAINVILLEA

PLUMBAGO

FOXTAIL AGAVE
YUCCA

LAVENDER

MEXICAN BUSH SAGE

DRAGON TREE

ARBUTUS UNEDO
3 32
" = 1' - 0"
10/25/25
RER
RER
N
L1.1

PRELIMINARY

LANDSCAPE
PLAN
SCALE: 3/32" = 1' - 0"
1 PLANTING PLAN

WESTERN REDBUD

TYPE SYMBOL BOTANICAL NAME COMMON NAME SIZE QUANTITY
SHRUB BUDDLEIA DAVIDII BUTTERFLY BUSH 10-15FT 7
SHRUB YUCCA ROSTRATA YUCCA 3-5FT 4
SHRUB AGAVE ATTENUATA FOXTAIL AGAVE 4-5FT 22
GROUND
COVER BOUGAINVILLEA BOUGAINVILLEA 6-10FT 28
GROUND
COVER

PLUMBAGO
CAPENSIS PLUMBAGO 3-6FT 10 BUTTERFLY BUSH

TYPE SYMBOL BOTANICAL NAME COMMON NAME SIZE QUANTITY

TREE ARBUTUS UNEDO

STRAWBERRY
TREE 10-30FT 5
TREE DRACAENA DRACO DRAGON TREE 5-25FT 15
TREE
CERCIS

OCCIDENTALIS

WESTERN
REDBUD 15-25FT 8

SHRUB SALVIA LEUCANTHA

MEXICAN BUSH
SAGE 2-3FT 28
SHRUB

LAVANDULA
DENTATA LAVENDER 3-5FT 44
2 A-4.02
A-4.02
A-4.01
A-4.01
1 2
1 2
A-3.02
2 A-3.02
1 A-3.01
A-1.03
5 2 A-4.05 1
2 A-3.01
1 A-3.02
1 A-3.02
1 1 1 1 1 1 1 1 1 1 1 1

COMMERCIAL
B

COMMERCIAL
A

LOBBY/LOUNGE
CORRIDORSTAIR 2
STOR. TRASH
STORAGE/JAN.

CLOSET
UNISEX
RR

LEASING
OFFICE
ELEV.

STAIR 1
ELECT.

MPOE
JAN.

POOL
SPA

POOL COURT

SOCIAL CLUB A SOCIAL CLUB B
2 2
2 2
2 2
2 2
2 3 3 3 3
1 1
1 1
1 1
1 1
1 1
1 1 1 1 1 1
1 1
1 1
1 1
1 2 2 2
2 2
2 2

PACKAGE
ROOM
R 5' - 0"
(E) POWER POLE

PLANTER

PLANTER
PLANTER, TYP. PLANTER, TYP.

MECH.
1 1
1 1
1 TRANSFORMER YARD.

OPEN TO SKY

PACIFIC COAST HIGHWAY
PEARL
ST
3 EXTERIOR WALL SCONCE

LIGHTING FIXTURE LEGEND
1 2 EXTERIOR RECESSED LIGHT FIXTURE
3 WALL MOUNTED PATH LIGHT
Scale:

By:

Project No:

Page No:
2/11/2026 1:02:14 PM
As indicated LIGHTING PLAN
Author
2518
E-1.0 NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 ADMINISTRATIVE DESIGN REVIEW SET FEBRAURY 11, 2026 SCALE:

SITE LIGHTING PLAN 1/8" = 1'-0" 1
N

Redondo Beach City CouncilFebruary 17, 2026

Redondo Beach City Council
February 17, 2026