SANTA MONICA
BLVD
PARKING
PARKING
CULTURAL USES
PARKING
BALLROOM LOBBY
BALLROOM PREFUNCTION
SPA LOBBY SPA
CULTURAL USES CULTURAL USES
ENTRY LOBBY CULTURAL USES RESTAURANT / RETAIL
RESTAURANT / RETAIL
RESTAURANT / RETAIL
HOTEL
HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL HOTEL RESTAURANT / RETAIL HOTEL LOBBY
OBSERVATION
DECK OBSERVATIONDECK 9'-2" 21'-8" 20'-10" 22'-0" 22'-0" HOTEL ELEVATOR 18'-0"
D
C
B
A H
M
A3-202
A3-201
A3-206
0 32' 64' 128' SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
GROUND LEVEL +0'-0" (+77'-0" A.N.G.)
+53' - +106' ABOVE A.N.G. RESIDENTIAL BLD ROOF HEIGHTS RANGES HOTEL ROOF MAX HEIGHT +130' ABOVE A.N.G.
KEY PLAN
A.N.G. CALCULATIONS
Average Natural Grade is established by the City of Santa Monica standards for the purpose of calculating building height.
CALCULATIONS
79’-8” 79.67
78’-11” 78.92
77’-10” 77.83
78’-7” 78.58
75’-8” 75.67
75’-4” 75.33
75’-2” 75.17
75’-0” 75.00
TOTAL: 616.17
AVERAGE NATURAL GRADE
616.17
8 = 77'-0" A.N.G.
A.N.G.
CALCULATIONS
A9-101
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
TRUE NORTH
0 16' 32' 64'
AVERAGE BUILDING HEIGHT
Understanding that building height is a sensitive topic, we have utilized the concept of Average Building Height to demonstrate the interplay between height and density on this site. The purpose of relying on an average height concept for buildings within the downtown core is to encourage the incorporation of publicly accessible open space at the ground level of new projects, and to encourage a variety of scales within allotted zoning envelopes. It is a tool that would allow minimizing floorplates at higher elevations, providing control of access to natural light, view corridors, and ocean breezes.
As an example, the approved housing project at 5th and Broadway has a maximum height of 84', and an average height of 64'-10".
The project we are proposing has a maximum height of 130', but an average height of only 48'-1".
The average building height concept can be used in conjunction with additional requirements to control appropriate building massing. A detailed description of this concept is provided in the appendix.
Solar studies to assess shade/shadow has been updated for the revised design, and are provided in the appendix.
AVERAGE
BUILDING
HEIGHT
A9-102
Cultural Uses
Max. Roof Height
+60' above A.N.G.
Gussie
Moran
House
Ocean Avenue Project Santa Monica Blvd 1401 Ocean Ave Georgian Hotel
Bay Cities
Guaranty Building
+140'
123 Santa Monica
Blvd Parking
+80'
Hotel Roof Max. Height
+130' above A.N.G.
Residential Min. Height
+53' above A.N.G.
Residential Max. Height
+106' above A.N.G. Shangri-La Hotel
+80'
+40-45'
+90'
1431 Ocean Ave
+180'
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE
2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
URBAN DESIGN CONCEPT
The design team has received significant input from the community outreach process, the planning department, and the architectural review board. The extensive outreach process used in developing the approved DCP informs the revised project, resulting in a lower maximum height appropriate to the downtown context. A slender tower is oriented in an east-west direction, maximizing views to the oceanfront for areas to the east.
To reduce the height of the project, area that previously occupied the taller portions of the project has been redistributed in a responsible manner to other portions of the site.
The tower location remains weighted towards Ocean Avenue, however its height has been reduced from 244' to 130', measured to the roof. The tower's new height associates it more with the mid-rise buildings in downtown as opposed to the tall towers.
The residential component has been distributed among four distinct buildings with varying heights from 106' to 53'. The existing context has a series of mid-rise buildings along Santa Monica Boulevard from 5th Street to Ocean Avenue, and the taller residential buildings have therefore been placed along this street.
The lower height buildings have been placed on the north side of the site, along each of 2nd Street (residential) and Ocean Avenue (museum complex).
The building street fronts are modulated to enhance activity by allowing for a variety of experiences at the sidewalk. Breaks in the building facade help maintain a scaled relationship to pedestrians and the adjacent context.
URBAN DESIGN
CONCEPT
0 32' 64' 128' A9-103
+0'-0" A.N.G.
Ocean Ave Ocean Avenue Project 2nd St 201 Santa Monica Blvd Alley Bay Cities Guaranty
Building
1352 3rd St 3rd St
Residential Min. Height
+53' above A.N.G.
Residential Max. Height
+106' above A.N.G. +90'
+140'
100 Wilshire Blvd
+300'
1299 Ocean Ave
+150'
The Huntley Hotel
+175'
Hotel Roof Max. Height
+130' above A.N.G.
Juniper Building
+50'
PL PL PL PL
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE
2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
URBAN DESIGN
CONCEPT
A9-104
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
CULTURAL FACILITIES
Cultural facilities and activated open space are key elements in the project's conceptual design and configuration. The design proposes preservation and re-use of two landmarked buildings to be combined with a new Gehry-designed building to form an approximately 35,500 sf cultural uses campus on the northern part of the site.
Preliminary discussions are underway with potential arts partners to establish what we aspire to be an acclaimed and important exhibition venue promoting both regional and internationally known works.
The three ground level cultural uses buildings define the boundaries of a new publicly accessible open space that supports the City's urban design goals to reinvigorate the eastern side of Ocean Avenue. The area will be landscaped and designed to invite pedestrian access and circulation to and from the sidewalk and between buildings accessing the cultural uses and retail/restaurants.
FIGURE 17 - CULTURAL USES CAMPUS PLAN
CULTURAL
USES
A9-110
RENDERING OF PROPOSED CULTURAL USES CAMPUS FROM OCEAN AVENUE
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
LANDMARKS
COMMISSION
DESIGN REVIEW
A9-111
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
HISTORICAL
BUILDING
OVERVIEW
A9-112
SPANISH COLONIAL
QUEEN ANNE
SPANISH COLONIAL
QUEEN ANNE
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
QUEEN ANNE
OVERVIEW
A9-113
QUEEN ANNE LANDMARK, WEST ELEVATION, VIEW EAST (REAL
PHOTO POSTCARD,1907)
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
SPANISH
COLONIAL
OVERVIEW
A9-114
SPANISH COLONIAL REVIVAL LANDMARK (COURTESY
OF MIKE MALLORY,1931)
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
DEPICTION OF
CONSTRUCTION
SEQUENCING
A9-115
FOR PROTECTION
OF LANDMARKS
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022 PUBLICLY ACCESSIBLE SPACES
PUBLICLYACCESSIBLE
OPEN SPACE
A9-120
GROUND LEVEL
PEDESTRIAN MALL AT 1ST COURT ALLEY
PEDESTRIAN PASEO AT OCEAN AVENUE VIEW OF SANTA MONICA BOULEVARD PL PL
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE
2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
A publicly accessible observation deck of approximately 5,000 sf, located at the top of the building, allows for panoramic views of Santa Monica and the ocean, transforming the height of the building into a public amenity. Unparalleled views of the surrounding region will create a unique outdoor visitor experience and destination not currently available in Downtown Santa Monica.
FIGURE 19 - DIAGRAMMATIC OCEAN AVENUE ELEVATION SHOWING PUBLIC
AMENITIES SHOWING LOCATION OF CULTURAL USES AND OBSERVATION DECK
RENDERING FROM OBSERVATION DECK LOOKING SOUTH
PUBLICLYACCESSIBLE
OBSERVATION
A9-121
DECK
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
LARGE SITE REGULATIONS
C. OPEN SPACE-GROUND FLOOR
50% of total parcel area comprised of the following:
25% located at Ground Floor and 25% without a
regulated location.
Calculated per 9.10.080(C) of DCP
TRUE NORTH
0 16' 32' 64'
OPEN SPACE
GROUND LEVEL
A9-122
SHEET NUMBER
GEHRY PARTNERS, LLP
GEHRY PARTNERS, LLP.
LOS ANGELES, CALIFORNIA 90066 USA
FAX 310-458-2644 TEL 310-393-9653
ARCHITECT
FAX: 310-482-3006 TEL: 310-482-3000
12541 BEATRICE STREET
CLIENT
100 WILSHIRE BLVD. SUITE 1600 SANTA MONICA, CA 90401
c
WORTHE
REAL ESTATE GROUP
DRAWN BY DATE 2007-032
SCALE
PROJECT
SIZE: 11"x17"
THE
OCEAN AVENUE
PROJECT
TITLE
LOS ANGELES, CA
JULY 14, 2022
TRUE NORTH
OPEN SPACE
UPPER LEVELS
A9-123