2020-03-03 CC Agenda Packet - ITEM #C10 - PRESENTATION - 212 Eucalyptus - Planning SetENDLESS PURSUIT
EL SEGUNDO,CALIFORNIA
CREATIVE OFFICE DEVELOPMENT
212 EUCALYPTUS AVENUE
EL SEGUNDO, CA 90245
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
I DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRIFIEN CONSENT OF
EAU AN ARCHITECTS, CONSIITUIF.S INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY TAW.
DEC. 16, 2019 1" = 100'-0"
PROJECT # 16.042
SHEETINDEX
SHEET
NUMBER
SHEET NAME
01
COVER SHEET
02
EXECUTIVE DEVELOPMENT SUMMARY
03
PERSPECTIVE
04
PERSPECTIVE
05
PERSPECTIVE
06
PERSPECTIVE
07
PERSPECTIVE
OS
PERSPECTIVE
09
PERSPECTIVE
10
SPECIFIC PLAN ZONING ANALYSIS
11
SPECIFIC PLAN ZONING ANALYSIS
12
EXISTING AERIAL PLAN
13
SITE PHOTOS
14
EXISTING DRAWINGS
15
TOPOGRAPHY & GRADE PLANE
16
"FLOOR AREA" DIAGRAMS
17
PLOT PLAN
18
FLOOR PLAN LEVEL 01
19
FLOOR PLAN LEVEL 02
20
FLOOR PLAN LEVEL 03
21
ROOF PLAN
22
WESLEVATION
23
NORTH ELEVATION
NORTH ELEVATION
24
EAST ELEVATION
25
ART ELEVATION
26
SECTION
27
PARKING LEGEND
28
COMMUNITY BENEFITS ANALYSIS
29
COMMUNITY BENEFITS DIAGRAM
30
COMMUNITY BENEFITS WORKSHEET
L1
LANDSCAPE CONCEPTUAL PLAN
L2
GROUND FLOOR MATERIALS
L3
ROOF DECK MATERIALS
ENDLESS PURSUIT
EL SEGUNDO,CALIFORNIA
CREATIVE OFFICE DEVELOPMENT
212 EUCALYPTUS AVENUE
EL SEGUNDO, CA 90245
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
I DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRIFIEN CONSENT OF
EAU AN ARCHITECTS, CONSIITUIF.S INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY TAW.
DEC. 16, 2019 1" = 100'-0"
PROJECT # 16.042
EXECUTIVE SUMMARY
GENERAL OVERVIEW AND GRAND VISION
THE 3 STORY PROPOSED DEVELOPMENT AT 212 EUCALYPTUS INTENDS TO BE A SIGNATURE DEVELOPMENT FOR SMOKY HOLLOW AND THE ENTIRE CITY OF EL SEGUNDO WITH A STRIKING ARCHITECTURAL
EXPRESSION THAT PAYS HOMAGE TO THE SITE AND THE HISTORY OF THE NEIGHBORHOOD WITH THE USE OF EXISTING CONTEMPORARY INDUSTRIAL MATERIALS INCLUDING EXPOSED STEEL, METAL SIDING
INCLUDEING RE -USE OF EXISTING METAL SIDING AND EXPRESSIVE STRUCTURAL ELEMENTS AND ENTIRELY EXPOSED CIRCULATION STAIRS SHOWCASING THE VERTICAL MOVEMENT TO THE NEIGHBORHOOD.
THE DEVELOPMENT WILL INCLUDE 3 LEVELS OF CREATIVE OFFICE SPACE TOTALING APPROXIMATELY 14,119 SQUARE FEET. THE ROOFTOP INCLUDES AN ACCESSIBLE DECK AREA FOR TENANTS AND VISITORS TO
HOLD IMPROMPTU OR FORMAL MEETINGS OR TO TAKE A BREAK FROM THE OFFICE AND ENJOY VIEWS OF THE CITY AND GET SOME FRESH AIR. THE GROUND FLOOR SPACE INCLUDES A LARGE FOLDING DOOR
TO ALLOW FOR THE USE IN THAT SPACE TO CONNECT TO AND EXTEND THE PEDESTRIAN ACTIVITY ON THE SIDEWALK INTO THE SPACE.
USE
THE CURRENT USES OF THE EXISTING SINGLE -STORY STRUCTURE IS WAREHOUSE WITH A SMALL PORTION OF GENERAL OFFICE. THE PROPOSED FLOOR AREA SHALL BE CREATIVE OFFICE AND R&D. THE
PROPOSED PROJECT USE IS COMPATIBLE WITH THE APPROVED USES AND REGULATIONS PRESCRIBED FOR IN THE ZONING DISTRICT FOR SH -W. ALL THE PROPOSED USES ARE ALLOWED BY -RIGHT.
FLOOR AREA
AT THE COMPLETION OF THE PROPOSED PROJECT THE SITE WILL CONTAIN A FLOOR AREA OF APPROXIMATELY 14,119 SF WHICH IS A RATIO OF APPROXIMATELY 1.32 WHICH IS 0.57 ABOVE THE BASE ALLOWED
0.75 BUT SHORT OF THE ALLOWED 1.5 FAR CONSISTENT WITH COMMUNITY BENEFIT TIER II PROGRAM.
PARKING
THE DEVELOPMENT WILL INCLUDE A VERY CREATIVE SOLUTION TO THE PARKING CHALLENGE BY UTILIZING A STACKED PARKING SYSTEM WITH SEVERAL ON -GRADE SPACES INCLUDING 2 ACCESSIBLE AND 2
COMPACT SPACES.
LOT LINE ADJUSTMENT
PLEASE SEE PLOT PLAN ON SHEET 17, A LOT LINE ADJUSTMENT WILL BE REQUIRED TO UNIFY TWO EXISTING LOTS.
MISCELLANEOUS
THE HOURS OF OPERATION FOR THE DEVELOPMENT ARE STANDARD BUSINESS HOURS FIVE DAYS A WEEK WITH OCCASIONAL WEEKEND HOURS
THE EXISTING STRUCTURE DEEMED TO BE ENTIRELY REMOVED IS A SINGLE -STORY STUCCO STRUCTURE OF WOOD CONSTRUCTION WITH A PITCHED ROOF AND 2 PARKING SPACES OFF OF EUCALYPTUS. THE
EXISTING METAL SIDING AND FACADE ART PANELS WILL BE DELICATELY REMOVED AND REPLACED IN THE NEW BUILDING FACADES. PLEASE SEE SHEET 14 IN THE PROJECT DRAWING PACKAGE.
CONCLUSION
THE PROPOSED PROJECT DESIGN IS COMPATIBLE AND INTEGRATED WITH, AND NOT DETRIMENTAL TO, THE EXISTING DEVELOPMENT ON ADJACENT AND SURROUNDING NEIGHBORING PROPERTIES AND
FURTHERMORE PAYS HOMAGE TO THE NEIGHBORHOOD'S INDUSTRIAL PAST AND ENCOURAGES LOOKING FORWARD TO THE FUTURE OF WHAT THE NEIGHBORHOOD WILL TRANSFORM INTO IN THE NEAR
FUTURE.
COMMUNITY BENEFITS PLAN CONSISTENT WITH TIER II
THE DEVELOPMENT REQUESTS THE FOLLOWING DISCRETIONARY APPROVALS WHICH ARE CONSISTENT WITH THE SPECIFIC PLAN:
1. AN INCREASE IN PERMITTED HEIGHT OF 15-0" FROM 35' TO 50'-0" IN ACCORDANCE WITH TIER II COMMUNITY BENEFITS PLAN.
2. AN INCREASE IN FLOOR AREA RATIO OF 0.57 ABOVE THE BASE RATIO OF 0.75 TO 1.32 IN ACCORDANCE WITH TIER II COMMUNITY BENEFITS.
3. REQUESTED VARIANCE (1 DEVIATION TO STANDARDS OF 3 ALLOWED CONSISTENT WITH TIER II COMMUNITY BENEFITS PLAN).
4. ALLOW SOUTHERN CALIFORNIA EDISON TRANSFORMER & SWITCHGEAR STRUCTURES AND ASSOCIATED BOLLARDS IN THE REAR SETBACK.
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECIS. ALL RIGHTS RESERVED.
Ell DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPMY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWARTE BY LAW.
DEC. 16, 2019
PROJECT # 16.042
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ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS W ITTEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWARTE BY LAW.
DEC. 16, 2019
PROJECT # 16.042
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All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Alh AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPMY
LAWB, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRRIEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019
PROJECT # 16.042
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PERSPECTIVE
1:
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS W ITTEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWARTE BY LAW.
DEC. 16, 2019
PROJECT # 16.042
c���mmemno.��m,nmzzixr��wo�.-camu� m,;aeea�.M
E. SETBACK STANDARDS
REQUIRED PROVIDED
1. FRONT YARD NONE 0' - 01,
2. SIDE YARD (NORTHERLY) NONE 5'- 0"
SIDE YARD (SOUTHERLY) NONE 0' - 01,
3. REAR YARD (EASTERLY) ALLEY - SEE BELOW 10'- 0" PROVIDED FOR
BUILDING.
REQUESTING THE
FOLLOWING ITEMS TO BE
ALLOWED IN THE REAR
ALLEY SETBACK:
• SCE TRANSFORMER WITH A
MAXIMUM HEIGHT OF 6'-0"
• SCE EQUIPMENT CABINET
WITH A MAXIMUM HEIGHT
OF 7'-6"
• BOLLARDS WITH A
MAXIMUM HEIGHT OF 4'
5. ADJOINING ALLEY MIN. 10'
C. LOT STANDARDS
F. OPEN SPACE & LANDSCAPING STANDARDS
REQUIRED
REQUIRED
PROVIDED
1. MINIMUM LOT AREA
5,600 SF
10,685 SF
2. MINIMUM LOT FRONTAGE
50'
75'-0"
D.
BUILDING DESIGN STANDARDS
GROUND ELEVATION.
REQUIRED
PROVIDED
1. BUILDING ORIENTATION
LOTS ADJOINING FRANKLIN AVENUE
IRRIGATION SHALL BE
FRANKLIN AVENUE
SHALL PROVIDE A MINIMUM OF ONE
SHALL BE PROVIDED WITH APPROPRIATE
SUBMITTAL IN COMPLIANCE
PRIMARY ENTRY FACING FRANKLIN
N/A
AVENUE. PRIMARY ENTRY DOORS SHALL
BE VISIBLE AND ACCESSIBLE FROM THE
PUBLIC SIDEWALK
2. BUILDING TRANSPARENCY:
FOR NEW BUILDINGS OR NEW ADDITIONS
FRANKLIN AVENUE FRONTAGE
FRONTING FRANKLIN AVENUE, A MINIMUM
15% FACADE TRANSPARENCY SHALL BE
PROVIDED AT THE GROUND LEVEL OR
N/A
FIRST 12 FEET OF HEIGHT ABOVE GRADE,
WHICHEVER IS LESS, THROUGH THE
UTILIZATION OF WINDOWS, ENTRIES, OR
SIMILAR OPENINGS.
E. SETBACK STANDARDS
REQUIRED PROVIDED
1. FRONT YARD NONE 0' - 01,
2. SIDE YARD (NORTHERLY) NONE 5'- 0"
SIDE YARD (SOUTHERLY) NONE 0' - 01,
3. REAR YARD (EASTERLY) ALLEY - SEE BELOW 10'- 0" PROVIDED FOR
BUILDING.
REQUESTING THE
FOLLOWING ITEMS TO BE
ALLOWED IN THE REAR
ALLEY SETBACK:
• SCE TRANSFORMER WITH A
MAXIMUM HEIGHT OF 6'-0"
• SCE EQUIPMENT CABINET
WITH A MAXIMUM HEIGHT
OF 7'-6"
• BOLLARDS WITH A
MAXIMUM HEIGHT OF 4'
5. ADJOINING ALLEY MIN. 10'
101-01,
F. OPEN SPACE & LANDSCAPING STANDARDS
REQUIRED
PROVIDED
1. OPEN SPACE, GENERAL 3% OF LOT, REQUIRED OPEN SPACE
800 SF AT GROUND LEVEL
MAY BE PROVIDED ON BUILDING
(SEE SHEET 16)
ROOFTOPS; HOWEVER, AT LEAST 50%
OF REQUIRED OPEN SPACE SHALL HAVE
DIRECT ACCESS FROM THE EXISTING
GROUND ELEVATION.
10,725 SF x 0.03 = 322 SF
3. IRRIGATION ALL LANDSCAPED AREAS, INCLUDING
IRRIGATION SHALL BE
TREES AT SURFACE PARKING LOTS,
PROVIDED AS A DEFERRED
SHALL BE PROVIDED WITH APPROPRIATE
SUBMITTAL IN COMPLIANCE
PERMANENT WATERING FACILITIES.
WITH ESMC 15-15A
JURISDICTION:
GENERAL PLAN:
SPECIFIC PLAN:
ZONING:
PREVIOUS USE:
PROPOSED USE:
OCCUPANCY CLASSIFICATION
CHANGE OF USE:
CONDITIONAL USE PERMIT:
Figure 2-1: Zoning Districts
ZONING ANALYSIS
CITY OF EL SEGUNDO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA
SMOKY HOLLOW
SMOKY HOLLOW SPECIFIC PLAN
SH -W (SMOKY HOLLOW WEST)
GENERAL OFFICE & WAREHOUSE & STORAGE
COMMERCIAL OFFICE & CAFE
B (GENERAL OFFICE, R&D) & A2 CAFE/FOOD TO -GO
YES
NO
ZONING MAP
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PROJECT
LOCATION
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Parks and Open Space Smoky Hollow West
Smoky Hollow East
u Public Facility
® Parking
LOT AREA
LOT 11 7,123 SQ. FT.
LOT 10 PARTIAL 3,562 SQ. FT.
TOTAL AREA 10,685 SF
A. ALLOWABLE GROSS FLOOR AREA
ALLOWED: 0.75 (BASE) 10,685 SF x 0.75 = 8,013.75 SF
ALLOWED: 1.5 (TIER 1) 10,685 SF x 1.5 = 16,027.50 SF
PROVIDED 14,119 SF (1.32 FAR)
B. HEIGHT STANDARDS
COMMUNITY BENEFITS (TIER 2) 50'-0" ALLOWED 50'-0" PROVIDED
HEIGHT EXCEPTIONS ELEVATOR SHAFT HOUSING IS EXEMPT FROM HEIGHT REQUIREMENTS
PARAPET HEIGHT MAY EXCEED MAXIMUM BUILDING HEIGHT BY 5-0"
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
Al DRAWINGS, SPECIFICATIONS, IDEAS, PLANS. ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
AW AND SHALL REMAIN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIEUECTUALPROPERTY
LAWS, INCLUDING WITHOUT UMITATON, THE COPMGHr LAWS
FOUND IN US. CODE TITLE 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXMESS WRITTEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY TAW.
DEC. 16, 2019 12" = l'-0"
PROJECT # 16.042
�,�„m„em��o.�mam��nouzizE��wo�.-crxmu� mNemb�.M
1. NEW CONSTRUCTION &
CHANGE OF OCCUPANCY
3. TANDEM PARKING
4. BICYCLE PARKING
H. PRIVATE PARKING STANDARDS
REQUIRED PROVIDED
2.5 / 1,000 GROSS SF
14,119 / 400 = 35 35
TANDEM SPACES SHALL HAVE A MAXIMUM N/A
LENGTH OF 40 FEET (PARKING FOR 2
VEHICLES MAXIMUM).
MAX 85% OF REQUIRED
350.85 = 30
CONSISTENT WITH SECTION 5.106.4 OF
THE 2016 CALIFORNIA GREEN BUILDING
STANDARDS CODE:
NEW PROJECTS ANTICIPATED TO
GENERATE VISITOR TRAFFIC SHALL
PROVIDE ONE 2 -BIKE CAPACITY RACK
FOR 5/D OF NEW VISITOR MOTORIZED
VEHICLE PARKING SPACES BEING
ADDED, WITH A MINIMUM OF ONE 2 -BIKE
CAPACITY RACK. ADDITIONS OR
ALTERATIONS THAT ADD 9 OR FEWER
VISITOR VEHICLE PARKING SPACES ARE
EXCLUDED.
NEW BUILDINGS WITH 10 OR MORE
TENANT -OCCUPANTS OR ADDITIONS OR
ALTERATIONS THAT ADD 10 OR MORE
TENANT VEHICLE PARKING SPACES
SHALL PROVIDE SECURE BICYCLE
PARKING FOR 5% OF THE TENANT
VEHICLE PARKING SPACES BEING
ADDED, WITH A MINIMUM OF ONE
SECURE BICYCLE PARKING SPACE.
ACCEPTABLE PARKING FACILITIES SHALL
BE CONVENIENT FROM THE STREET AND
SHALL MEET ONE OF THE FOLLOWING:
A. COVERED, LOCKABLE ENCLOSURES
WITH PERMANENTLY ANCHORED RACKS
FOR BICYCLES;
B. LOCKABLE BICYCLE ROOMS WITH
PERMANENTLY ANCHORED RACKS; OR
C. LOCKABLE, PERMANENTLY ANCHORED
BICYCLE LOCKERS.
30
REQUIRED
35 NEW SPACES x 5% = 2
PROVIDED
2 SHORT TERM
2 LONG TERM
BIKE SHARE PROGRAM
6 PROVIDED, SEE LEVEL 01
PLAN
5. OTHER PARKING AREA REFER TO ESMC SECTION 15-15-1 PROVIDED, SEE SITE PLAN
DEVELOPMENT STANDARDS THROUGH 15-15-5.
G. ACCESS, LOADING AND TRASH STANDARDS
REQUIRED
PROVIDED
1. VEHICULAR ACCESS A. LOTS ADJOINING AN ALLEY ARE
NONE PROPOSED,
PROHIBITED FROM PROVIDING CURB
EXISTING CURB CUT TO BE
CUTS ALONG STREET FRONTAGES.
REMOVED
2. LOADING A. NOT REQUIRED IF GROSS BUILDING
N/A
AREA < 50,000 SF.
3. REFUSE COLLECTION A. REFUSE COLLECTION SERVICE SHALL
FULLY SCREENED TRASH &
BE CONTRACTED WITH AN APPROVED
RECYCLING AREA NEEDED
LOCAL SERVICE PROVIDER. REFUSE
ACCESS FROM ALLEY
COLLECTION AREAS SHALL
BE SCREENED PER ESMC SECTION
15-2-8 D.
B. ON LOTS ADJOINING AN ALLEY,
REFUSE COLLECTION STORAGE AREAS AT ALLEY
SHALL BE ORIENTED TO AND ACCESSED
FROM THE ALLEY.
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL REMAIN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPaZTY
LAWS, INCLUDING WITHOUT UMRATON, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABTE BY TAW.
DEC. 16, 2019 12" = l'-0"
PROJECT # 16.042
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ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
I CALIFORNIA, 90245
!
or
-
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1
0'
27=740'
80'
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS W ITTEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY TAW.
DEC. 16, 2019 1" = 40'-0"
PROJECT # 16.042
VIEW OF SOUTH PROPERTY LINE FROM EUCALYPTUS
VIEW FROM NORTH EAST ALLEY SIDE VIEW FROM NORTH WEST EUCALYPTUS
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRIFIEN CONSENT OF
EAU AN ARCHITECTS, CONSIITUIF.S INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWARTE BY LAW.
DEC. 16, 2019
PROJECT # 16.042
M
EXISTING CORRUGATED FINISH TO BE REUSED IN PROPOSED DESIGN
(E) CURB TO REMAIN
(E) DRIVEWAY TO REMAIN
(E) GATE TO BE REMOVED
(E) WALL TO BE REMOVED
(E) STEPS TO BE REMOVED
(E) PARKING TO BE REMOVED
(E) DRIVEWAY
TO BE REMOVED
(E) LOW WALL TO BE REMOVED
SITE PLAN - EXISTING
1 FF = 201-011
SOUTH ELEVATION
111 = 20F-0"
mu — LEJ GFFICE LEI REBT H IE) —ICE
(] ® \\ 8 p BBBT BBtT
Ej) STARE
SiBaf
1 Cr!® \
�E] LOBBY
b82 a1
PnP ❑ O
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]DY BRBM
A
tEl WORKBXOP (E, CONFENCE (EI STOMGE
pggN ROOM — --� I II 1 1—
c� LEVEL 1 - EXISTING PLAN
, 1 EF = 201-011
0' 10' 20' 40'
- o
N
30'- 0" z 143'- 0"
G "
Lu
a_ 4'-1"
O
J �R NT YARD 134'- 5"
w
L
EXISTING 1 STORY BUILDING
TO BE ENTIRELY REMOVED
APROX 5,350 SF
I� I
I' I
I� I
I ' I ,
L-
12'-3" 122'-2"
7'-0"
I=
0
4'-6" a
REAR YAAO�= � }
i LAD o
\u
0' 10' 20'
40'
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENIS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRIFIEN CONSENT OF
EAU AN ARCHITECTS, CONSIITUIF.S INFRINGEMENT AND IS
PUNISHABLE TO THE FUUESf EXTENT ALLOWAME BY TAW.
DEC. 16, 2019 1" = 20'-0"
PROJECT # 16.042
92.14 82.90 82.15: 82.61 .R2
W x.78 8O i - 90.09 - 69.73
U � l
\ f 3 / x 90-52 5 x 91 78
EDGE OF CURB '$" 1 e248 C`49 18'9 1
WALK 1� I
�7 y7 W DRIVEWAY , \ K�sa19,. RETAINING
41 WALL
91.33
8172 x 81,41 81 G4 6122 82-12 63.04 AC ,��-89.66 APP
re.4o� \Ws1-aa 63., r 1 APN: 4135-012-006 eB70 x gOWN
l 67-57
81.°4 x DRIVEWAY� \ % � 1N PLANTER OWNER: VASAK FAMILY TRUST;
I✓ o WALL VASAK MILTON AND NATHALIE TRS I '
81,62 J :80.9, L) 44
><19 +4r+ 8078 JX 61,30 83, 0 GONG / x Z\ 80.90
50.26 $0-25 x 8873 80,33' a781.12%{ 83'1 STAIRS
soa3 ; WALL \ 1
/ /j / 1 ` I ` 383 `PROPERTY LINE I 1 ` RETAINING
79.79 . / 70.20 ` I I ! ( I °,,, l e6ns WALL
80.5„ 83.i2 83.78 83.76 I &.2 L I 88.26
`�` 81 12 8,.48 u 81.pe 61 29 a1 30 Ht 66 �R ffi.50 G : r kkk 1 /�► x 93.25
on% \ X��e 7952 9006 - _ - - 8209
x 93 78 �a423 �� r 84.18 x 93.12
7$51 ~ SPEED B�1�1AP �� :6354 �L3d04
AC APN: 4135-012-007 82
7971 79.76 3001 OWNER: VASAK FAMILY TRUST; -81
x 6334
7a.7e. 79.24 7928 : saa 82.53 as.1s � _
79,8 VASAK MILTON AND NATHALIE TRS 8]e2.sa - x92se�
78.28' % 60,710 B7,5a X K 82,31' gp 48
79.5, 79.64 Z 79179 I 79.2d % 79,88 x 761.39 ~iT 79.97 x79.92 x 79.69 x 7989 x 80.16 81.68 x.28 �.6d � �, 82.72
�7`as1 D DRIVEWAY
I U 1 79 a7 PROPERTY LINE 8p.
� 8,.76 82.11
79.77 78.98 79.48 - 79-56 -7942 "79,37 79.24 79.35 79.68 8a.D2\ 61.82
SSS... 80• x 81 APN:
• 79.77 79.50 r�gg GT Y �7T� iiT.��iT� x _ GT C 51 s1 9123 , 61.34 x 81.88 -6 x 82.10
79-1 612 X n� -"'41
8.77 + ^ 7934 ' ' ( 78.31 - i9.i4� 7924 ( r � 7926 79.36 19A9 �.98 .
SID / nani a���-n17_n1R ij `7: 81.54 I OWNER:
79.25
79 74 7949
7968 79.41 I ,T INLET I ,8.89 .� ; I. 65 79U OWNER: ROOTS ON EUCALYPTUS LLC -�
I 9,2 STs �� 300793 1 ; l
�� 0` O 7ai52 7938 3006
.. �� 78.72 ! 78.62 ,78.65 76.44 [/Aj 82.07x RETAINING
79 `S D N 76.80 78e_73 78.37 78 Lal
7952 L I
EDGE OF ' SD x 7e.oB791eR INLET \ PROPERTY LINE �60 1�WALL
WALK 79 �7D 76 INLET% �%9 D9.66 79.69 7959 7928 79.02 »79.10 79.,4 79.10 1a.19 . 71-79.13 ` 79�I�7948 7B.Sl la.� 79.74i4''�( /' j� 6>& i 1.91 . -- 79.86 s'� aJ/%�%9 / f / / / / i % / ! 7S.5{ 79.04 �6tat79.7 $761. 1 /�� 79.69
s� 7_ I K 79.18 \ e 79.65 79.30 + 80.0 / 2 = 79.75 80.00 ; 6,.,6 K IA,
7 f 78�• GRADE PLANE = 78'-9" / ` 9 x 01.81
78.90 : 78.82 \ �
I GRADE PLANE DIFFERENTIAL = 2.85 < 8'-0" OKI 75.93 , 76.56 } 7a.s1
79.7, 79.9, 8 08
DRIVEWAY !� 79.F12 APN: 4135-012-008 78.as
20 ` 79.3 ,�� w�OWNER: ROOTS ON EUCALYPTUS LLC
5628
i x 79.96 76.48 ' FAN
81 06
- 79.47 I 7997 79,11 71.y9 q^' a5
II 1.. x 54.82
r 79.66 iA00B `
60 \
IOC ea. Ea 7992'1 79.36
DRIVEWAY 79.75 x
x77.84 �
80.39 \\ %��4776�G-Itj
79.38 j 824 �79227�-
0094 1.,6 "79.91 r % 76,70/ ' ' K 78.96 ' ` T894x ` / 89A2� AMAgoaf �+fI80.06883.97.' i� x LA 84.18 x 927° I 66.38 78.7801' 178.02 .14
81.31 3005 -al -12 93.27 (p, lQ
/ 82.92 % 82.42 A 7. T �e. io �i 79.00
x JAI 83A2 -1 78.78 X :' 70.91
63.89 r / 86.48 8164-
92-
1 64 °-� dj '
I 92.82 1.60 -7 7a fi x
p f / / SHED 7a.1a ; nao x 7a 3s
EDGE OF 1 \ PLANTER / I 1 7 �78I
WALK ~ U CURB I J WALL 81.791 7950 7958 x 7663
I%..� / PLANTER I 7g02_79.61 798760.61 T 8a.1se5
633Q 83.39 62T8 52.69..
.i 8M
I '813,00
32 X 92.77 B2 5C az.rr. 2.as ss. o WALL 81 al:
I 1 x r92e a,
/ 1
DRIVEWAY B3 ` / , ' 81.07 77.97 8.50 7896 r1i3.s7 .� a, 22
x �® $2.3879.16 s 77.64 77.94 �.5° K 78.10 l4 9,.tp
7821 76 -Bt
CURB 8317 II f
94.38: K 83.80 83.72 3=99
13.79 78 V 1
x 7787 !
84.34 / II AC I
94.17 ` 34.37 &;27
84,84 84.37 8i.. K �7 I I
85.07 8•R2 a4Aa 6�3 PLANTER al,�:11 I ns, 17791
85,56 &5.52 • 1 95.41 82.21 ll++ �81.D0 !!.w - �
aas
.685 WALL
85.32
yw
84.91 8546
U)
APN: 4135-012-020CL 1
I � I OWNER: VASAK RICHARD C (CO -TR); I
J VASAK FAMILY TRUST Lu
Q
L) Q
W 7.50'
30.00' 30.00' 7.50' -
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02819. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
AIL DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENIS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROP9aV
IAW3, INCLUDING WITHOUT UMRATON, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIORVED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUDON, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WMOEN CONSENT OF
EAU AN ARCHITECTS, CONSTITUTES INFRNGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWARTE BY LAW.
DEC. 16, 2019
PROJECT # 16.042
� �o.��m�,nmzzizr�>wo>.-crxmu�mmaeea>.M
LANDSCAPING & PLANTINGS
236 SF TOTAL
I
I
r
T T
—VERTICAL VINES, TYP
0°
I
T
LEVEL 1 - LANDSCAPING DIAGRAM
1 " = 40'-0"
OPEN SPACE: 940 SF (322 SF REQUIRED)
I I I
T T T
X41 LEVEL 1 - OPEN SPACE DIAGRAM
�) 1 11 = 40'-0"
I
I
FLOOR AREA (GROSS): The area included within the surrounding exterior walls
of a building or portion thereof, exclusive of garages, vent shafts and courts.
The floor area of a building, or portion thereof, not provided with surrounding
exterior walls shall be the usable area under the horizontal projection of the roof
or floor above.
LEVEL 01 - GENERAL OFFICE 634 SF
LEVEL 02 - GENERAL OFFICE 6,576 SF
LEVEL 03 - GENERAL OFFICE 6,911 SF
14,119 SF
I 111111111111111L
llh� 1711
LEVEL 03
6,576 SF
p
p �
X11
CLEVEL 3
1 " = 40'-0"
r - - - - - - - - - - - - -
,
LEVEL 02 I
6,911 SF
i
G �
LEVEL 2
1 " = 40'-0"
LEVEL 01
L– 634 SF
I I
(1� LEVEL 1
L�) 1 11 = 40'-0"
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS W ITTEN CONSENT OF
MILAN ARCHITECTS, COPSIRUIFS INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 1" = 40'-0"
PROJECT # 16.042
c ���m„ ama��o�,�m,�,nmzziz�=wog.-crxmuamnemb�.m
J
6 "
/ X30' - 0" 30'- 0"
HALF ROW HALF ROIL
w
w
Fy co
0 —1
J Q
tl ? II
<zQ
X
Lu w
O
J
,P
10'-01, 20'-0" 20'-0" 10'-01,
I HALF �WIDTH I
40'- 0"
I WI[1TH
PLOT PLAN
1/16" = 1'-0"
z
Wz_
w�
Q Lu LOT 10
w
o°
H
10
CIDE LOT LINT
(E) STORM DRAIN INLET w
SOUTHERLY
APPROX LOCATION OF (E) PORTION OF LOT w �
ABANDONED STORM DRAIN 10 `"' < w
Q m
—� CONNECTIONS TO BE REMOVED _3,562 SF_ — t0— — — — —
(E) MANHOLE _ w Q
o2 Q
LJ M W>
z (n W
J w m
°
O ~
LOT 11
° 7,123 SF
L
GIDE LOT LING
EXACT = 142.49'
LOT 12
TOTAL SITE AREA —
LOT 11 - 7,123 SF
LOT 10 - 3,562 SF
TOTAL 10,685 SF
t
A
z
I ;0
zkD
0' 8' 16' 32'
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF EAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRIFIEN CONSENT OF
EAU AN ARCHITECTS, CONSIITUIF.S INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 1/16" = 1'-0"
PROJECT # 16.042
� �o��n,nmzzizr��wo�.-crxmu�mNemb�.M
wl
7
i
\\ \\ \ \ (E) ASPHALT PAVINOLo
z THROUGHOUT
�V DITCH I � iv �
ENHANCED
PAVING
(2) LONG TERM --
BIKE LOCKERS
(2) SHORT
TERM BIKE
RACKS
I
CONDUIT & POWER
FOR FUTURE BIKE
SHARE KIOSK
-,,,_LEVEL 01
— —WHEEL STOPS, TYP
8 6
1'-5"
(12" MIN. A
C-4 a HEEL STOPS, TYP
i3n.q AH/
Lo iani
4'-0"- 21'-6"
Y1L-6-
7
0
I
x x x x x
—E.M-R
18'-4"
---eco-I
—7777ITT171T�
u i w
ELECTRICAL
ro
!4 EQUIPMENT
- J _ -1 _ UN UuNC. E
2 "1 CURB
CD
7 � —TRANSFORMER F�
/ ON CONC. URB -
13
D
I I
TIO MATED PARKING LIFTS
p.UTOLIFT = 15x2 = 30
COMPACT= 3
ACCESSIBLE =12,
TOTAL35 = --0_-____-------
8'-6„
co
`\
L-
I
� �
5
0
B
L L _
to r, 06
2 N
a L w
1
dl�
lo'-LID(E) CONCRETE PAVING SETBAC\'
THROUGHOUT
(SURFACE PARKING) �
22'- 0" 22'- 0" 22'- 0" 10' - 8" FULLY SCREENED
FENCING
3 2 1
0' 8' 16'
32'
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
ALL DRAWINGS, SPECIFICATIONS, IDEAS, PANS. ARFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL REMAIN THE IXCLUBME PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPFIM
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, FEPRODUCRON OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIEN CONSENT OF
BALAN ARCHRECTS, CONSTITUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST EXTENT ALLOWABLE BY LAW.
DEC 16, 2019 1/16" = 1'-0"
PROJECT # 16.042
- :Z�
1�-
-FOLDING
DOOR
GENERA OFFICE
LANDSCAPING
w
ENHANCED
PAVING
(2) LONG TERM --
BIKE LOCKERS
(2) SHORT
TERM BIKE
RACKS
I
CONDUIT & POWER
FOR FUTURE BIKE
SHARE KIOSK
-,,,_LEVEL 01
— —WHEEL STOPS, TYP
8 6
1'-5"
(12" MIN. A
C-4 a HEEL STOPS, TYP
i3n.q AH/
Lo iani
4'-0"- 21'-6"
Y1L-6-
7
0
I
x x x x x
—E.M-R
18'-4"
---eco-I
—7777ITT171T�
u i w
ELECTRICAL
ro
!4 EQUIPMENT
- J _ -1 _ UN UuNC. E
2 "1 CURB
CD
7 � —TRANSFORMER F�
/ ON CONC. URB -
13
D
I I
TIO MATED PARKING LIFTS
p.UTOLIFT = 15x2 = 30
COMPACT= 3
ACCESSIBLE =12,
TOTAL35 = --0_-____-------
8'-6„
co
`\
L-
I
� �
5
0
B
L L _
to r, 06
2 N
a L w
1
dl�
lo'-LID(E) CONCRETE PAVING SETBAC\'
THROUGHOUT
(SURFACE PARKING) �
22'- 0" 22'- 0" 22'- 0" 10' - 8" FULLY SCREENED
FENCING
3 2 1
0' 8' 16'
32'
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
ALL DRAWINGS, SPECIFICATIONS, IDEAS, PANS. ARFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL REMAIN THE IXCLUBME PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPFIM
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, FEPRODUCRON OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIEN CONSENT OF
BALAN ARCHRECTS, CONSTITUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST EXTENT ALLOWABLE BY LAW.
DEC 16, 2019 1/16" = 1'-0"
PROJECT # 16.042
LEVEL 02
1/16" = V-0"
IIIIIIDNDN
UP
z
w
23
7 -
Lu
U)
Q
1 w
Lo
UP DNI
BALCONY
I I I
GENERAL
OFFICE
I I I
TL
10' - 01,
ol
SETBACK
0' 8' 16' 32'
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
1 CALIFORNIA, 90245
26
1 24
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX7'f SSSS W ITTEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUESf EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 1/16" = 1'-0"
PROJECT # 16.042
c���mmemno.��m,nmzzixr��wo�.-camu� mNemb�.M
26
zz ,
BALCONY
I DN
I\
X
LAI
UP
z
W
23 75
W
U)
a
1 W
R - - - - - - -cI - - - -
�I -
U DN
BALCONY rA
(E) BUILDING
I
I
I
GENERAL
OFFICE
I
I
I
Y
CCLEVEL 3
1/16" = 1'-0"
0' 8' 16' 32'
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
26
1 24
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
IAWB, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX7'f SSSS WRRIEN CONSENT OF
BALI AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 1/16" = 1'-0"
PROJECT # 16.042
c���mmemno.��m,nmzzixr��wo�.-camu� mNemb�.M
I
F -
z
w
23 :5
W
L7
Q
1 W
DN �I
--------- _ _ _______
I I
❑ LEl
F"-71
❑ ❑
P.1%o
3
CROOF PLAN
1/16" = 1'-0"
Y
0' 8' 16' 32'
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
1 CALIFORNIA, 90245
26
1 24
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS, P . ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
IAWB, INCLUDING WITHOUT UMRAUON, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX7'f SSSS WRITTEN CONSENT OF
BALI AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 1/16" = 1'-0"
PROJECT # 16.042
c���mmemno.��m,nmzzixr��wo�.-camu� mNemb�.M
T.O.P. HIGH
v 140' 3" r
0
fD
Lh—Lo LOWS �t
io
vROOF
125'- 3"
LEVEL
yLEVEL 2
94' - 9"
DATUM
78'-9"
LEVEL1��
f
s
ok
BLOCKEXPOSED
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CWEST ELEVATION
3/32" = 1 F-011
CORRUGATED METAL PAINTED STEEL
SIDING STAIRS
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECIS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX1'f SSSS WRIFIEN CONSENT OF
BALI AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 As indicated
PROJECT # 16.042
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EXPOSED PRECISION
BLOCK STACKED BOND
CNORTH ELEVATION
3/32Fl'-O"
RED CORRUGATED
PANELS
1 y
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WEATHERED
DECKING
T.O. P.P. HIGH
140' - 3"
T.O.PLOW
128'- 9" `1
_ ROOF
125'125'
LEVELL33
110'- 6" `1
ENDLESS PURSUIT...
_ o
212
S
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
LEVEL 2
94 9 v
DATUM
78' - 9"
LEVEL1
78' - 4, V
I
CORRUGATED METAL
SIDING
PAINTED STEEL
STAIRS
02019. BPLAN ARCHRECIS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX7'f SSSS WRIFIEN CONSENT OF
BALI AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 As indicated
PROJECT # 16.042
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CEAST ELEVATION
3/32" = l'-0"
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140'- 3" V
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125'125'- F
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110' - 6" �1
DARKER REGIONS
DENOTE "PATCHWORK"
OF CORRUGATED PANELS
FROM EXISTING BUILDING
In INCORPORATED INTO
a NEW DESIGN, REFER TO
PAGE 14 FOR IMAGES OF
EXISTING FACADE FINISH
LEVEL 2
94'-9"
DATUM
/ 78'-9'
LEVEL
78' - 4"
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ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRIFIEN CONSENT OF
EAU AN ARCHITECTS, CONSTITUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EVENT ALLOWABTE BY TAW.
DEC. 16, 2019 As indicated
PROJECT # 16.042
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6 5 4
EXISTING ART TO BE REPURPOSED
ON NEW BUILDING DESIGN
CPARTIAL BUILDING ELEVATION
1/4 11-011
$1
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
PARKING
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSTME PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUAL PROPERTY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUTHORIZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX]'f SSSS W ITTEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
l PUNISHANE TO THE FIJ. EXTENT ALLOWAETE BY LAW.
DEC. 16, 2019 114" = 1'-0"
PROJECT # 16.042
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140'-3"
$ 12
T.O P LOW n
`off 4
ROOF
125-3"
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX7'f SSSS WRRIEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 1/16" = 1'-0"
PROJECT # 16.042
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94'-9"
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ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WRHOUT THE EX7'f SSSS WRRIEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 1/16" = 1'-0"
PROJECT # 16.042
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PARKING SPACES
8'-6" 8'-6"
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5 feet
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TOTAL PARKING SPACES 51-75
3 ACCESSIBLE STALLS REQUIRED
1 VAN: 6 ACCESSIBLE (OR FRACTION THEREOF)
Space Type
Minimum Width
TYPICAL GARAGE PLAN
Commercial standard
DP003 W01
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FUTURE ELEC.
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TOTAL PARKING SPACES 51-75
3 ACCESSIBLE STALLS REQUIRED
1 VAN: 6 ACCESSIBLE (OR FRACTION THEREOF)
Space Type
Minimum Width
Minimum Length
Commercial standard
8.5 feet
18 feet
Residential standard
I9 feet
20 feet
Residential - narrow lotsl
8-5 feet
20 feet
Vehicle lift
11 feet
21 feet
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8.5 feet
15 feet
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8.5 feet
24 feet
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2
2
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5 feet
9 feet
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2 feet
5 feet
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Notes -
1 Lots under 40 feet in width -
2. The dimensions of accessible parking spaces must comply with the Americans with disabilities
act {ADA}, title III and California Code of Regulations {CCR}. California access code. title 24.
4" WIDE PAINTED
WHITE STRIPES.
6"
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ENDLESS PURSUIT...
TANDEM
212
12'- 0"
EUCALYPTUS
8'- 6"
_
EL SEGUNDO
CALIFORNIA, 90245
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MIN. ISLES: 25'-0"
MIN. ISLES: 25'-0"
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02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEA£ P . ARRANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
ARE AND SHALL REMNN THE EXCLUSIVE PROPERTY OF EA -AN
ARCHITECTS, INC. AND ARE PROTECTED BY INTELLLCTUALFROPQPV
UWS, INCLUDING WITHOUT Li THE COPMC4T LAWS
FOUND IN US. CODE TITLE 17. ANY UNAUI USE, OTHER THAN
FOR THE SPECIRC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
I,
COPANG, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRITTEN CONSENT OF
BALAN ARCHITECTS, CONSTITUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FIJI -LEST EXTENT ALLOWABLE BY LAW.
$" WIDE HIGH
CONCRETE TIRE STOP
DEC. 16, 2019 1/16" = 1'-0'I
ANCHORED TO THE GROUND.
PROJECT # 16.042
c,�.,mmemno.��mm,nmzz,xr��wo�.-coamu� mNemb�.M
I
7 MINIMUM WIDTH
Notes -
1 Lots under 40 feet in width -
2. The dimensions of accessible parking spaces must comply with the Americans with disabilities
act {ADA}, title III and California Code of Regulations {CCR}. California access code. title 24.
4" WIDE PAINTED
WHITE STRIPES.
6"
I�
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i
SMOKY HOLLOW SPECIFIC PLAN (SECTION 4)
TRANSFORMATIVE PROJECT COMMUNITY BENEFITS
• CREATIVE IDEAS AND FURTHER SUPPORT THE SPECIFIC VISION OF SMOKY HOLLOW.
• CATALYZE FUTURE CHANGE
• ADDRESS KEY ISSUES SUCH AS PARKING AND MOBILITY WITH A COMPREHENSIVE SOLUTION TO PARKING
• FACILITATE DEVELOPMENT OF CREATIVE OFFICE AND FLEXIBLE RESEARCH SPACE
• PROMOTE ARTISTIC INDUSTRIAL VIBE WITH A RELAXED BEACH COMMUNITY FEEL
• CREATE AN INTERESTING DESTINATION
• NEW INFRASTRUCTURE FOR FIBER OPTIC NETWORK THAT MAINTAINS THE DESIRABILITY OF THE AREA TO
CREATIVE AND TECH -BASED BUSINESSES
THE PROPOSED PROJECT MEETS EVERY ONE OF THE CHARACTERISTICS OF A "TRANSFORMATIVE
PROJECT" AND EXCEED THESE BASE STANDARDS BY RAISING THE BAR FOR EACH CHARACTERISTIC WITH
THE PROPOSED VERY EXPRESSIVE ARCHITECTURAL DESIGN.
BEYOND THE BASE STANDARDS THAT DO NOT PRINCIPALLY BENEFIT THE PROJECT
1. A 12' LONG BY 5' WIDE SPACE ALONGSIDE THE SIDEWALK FOR PUBLIC/CITY BIKE SHARE PROGRAM.
2. LARGE SCALE PUBLIC ART.
3. FEATURE TREE AT STREET FRONTAGE.
4. SIGNIFICANT INITIAL INVESTMENT FOR A TRANSFORMATIVE PROJECT WITH ARCHITECTURALLY
EXPRESSIVE AND STRIKING DESIGN THAT WILL AUTOMATICALLY BECOME A LANDMARK FOR THE
NEIGHBORHOOD AND POSSIBLY THE CITY. THE SIGNIFICANT INITIAL COST AND INVESTMENT FOR
STRIKING ARCHITECTURE WITH THE ELEMENTS LISTED BELOW ARE AN OWNER'S EXPENSE AND
INVESTMENT IN THE NEIGHBORHOOD TO BUILD CHARACTER ALONG THE STREETSCAPE AND INSPIRE
EQUALLY STRIKING DESIGNS BY OTHER DEVELOPERS.
a. INTERESTING OVERALL MASSING WITH THE ENTIRE BUILDING LIFTED OFF THE GROUND AND PITCHED
ROOF.
b. EXPRESSIVE VERTICAL CIRCULATION WITH EXTERIOR STAIRS CREATING MOVEMENT AND INTEREST.
THE EXPRESSIVE EXTERIOR CIRCULATION ELEMENTS ALLOW FOR UN -OBSTRUCTED INTERIOR SPACE
AND EXPRESSIVE ARCHITECTURAL FEATURES. FROM THE EXTERIOR THE BUILDING'S CIRCULATION WILL
BE COMPLETELY VISIBLE WHICH ADDS MOVEMENT TO THE BUILDING AND THE STREET.
c. STRONG VISUAL CONNECTION BETWEEN EUCALYPTUS AND THE BACK OF THE BUILDINGS ACROSS THE
ALLEY TO CONNECT THE ALLEY USES TO EUCALYPTUS PHYSICALLY AND VISUALLY AND FOR SAFETY.
d. EXPRESSIVE EXTERIOR ELEVATOR TOWER MASS PROVIDING A CANVAS FOR PUBLIC ART BUT ALSO A
LITERAL BEACON FOR A MEETING PLACE.
e. FULL HEIGHT GLAZING ALONG THE WEST ELEVATION PROVIDING VISIBILITY INWARD AND OUTWARD.
f. NEIGHBORHOOD APPROPRIATE CREATIVE, CONTEMPORARY YET INDUSTRIAL DESIGN WITH INDUSTRIAL
ESTHETIC AND CONTEMPORARY FINISHES. THE METAL SIDING WILL REFLECT AND CHANGE COLORS IN
RESPONSE TO THE WEATHER AND THE SKY CREATING AN EVER-CHANGING FACADE.
g. VERTICAL LANDSCAPING AT NORTH AND EAST FACING ELEVATIONS TO SCREEN PARKING. VERTICAL
LANDSCAPING AT THE PARKING LEVEL SERVES TO SHIELD THE PARKING BUT ALSO ALLOW VIEWS
INTO THE PARKING AREA TO SHOWCASE THE CREATIVE STACKED PARKING SYSTEM.
h. LOW LANDSCAPING ON THE WEST, NORTH AND EAST SIDE WILL PROVIDE A PHYSICAL, VISUAL AND
SENSUAL SEPARATION BETWEEN THE PUBLIC SIDEWALK AND THE PARKING AREAS.
CONSISTENT WITH THE BASE STANDARDS
1. TWO PEDESTRIAN CONNECTION BETWEEN EUCALYPTUS AND THE ALLEY.
a. PEDESTRIAN ACCESS ALONG THE NORTH PROPERTY LINE AND,
b. FREE AND OPEN PEDESTRIAN ACCESS THROUGH THE SITE ENTRY AREA AND THROUGH THE PARKING
AREA TOWARD THE ALLEY.
1. REMOVAL OF A CURB CUT ALONG EUCALYPTUS
2. ROOFTOP AMENITIES WHICH WILL ADD VIBRANCY TO THE STREETSCAPE BY SHOWCASING EVENTS
AND ACTIVITY.
3. TRANSITIONAL HEIGHT AND MASSING BUFFER - THE HEIGHT AND PITCHED MASSING OF THE PROPOSED
BUILDING SERVES AS A BUFFER BETWEEN THE ABNORMALLY TALL BLOCKY AND UNARTICULATED
FACADES OF 2 STRUCTURES TO THE SOUTH AND ACROSS THE STREET TO THE WEST AND THE LOWER
SCALE STRUCTURES TO THE NORTH AND EAST.
4. LOT LINE ADJUSTMENT TO JOIN 2 ADJACENT LOTS.
5. REMOVAL OF EXISTING OVERHEAD POWER LINE ACROSS THE ALLEY. -NEW UNDERGROUND POWER
FEEDS WILL BE PROVIDED.
6. ABANDONMENT OF POLE MOUNTED TRANSFORMERS ACROSS THE ALLEY. -NEW PAD MOUNTED
TRANSFORMERS WILL BE INSTALLED ON-SITE.
7. REMOVING/REPLACING BROKEN CONCRETE AT THE EUCALYPTUS ROW.
8. THE PROPOSED PROJECT WILL ELIMINATE AN EXISTING LOW VOLTAGE CABLE RUNNING NORTH -SOUTH
ALONG THE ENTIRE STREET FRONTAGE BETWEEN NEIGHBORING STRUCTURES.
9. ENHANCED STREETSCAPE LANDSCAPING.
10. ADDITIONAL ON -STREET PARKING OPPORTUNITY FOR THE NEIGHBORHOOD DUE TO REMOVAL OF CURB
CUT.
11. RE -SLURRY HALF OF THE ALLEY LENGTH TO FRANKLIN.
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHITECTS. ALL RIGHTS RESERVED.
All DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL REMAIN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPaZTY
LAWS, INCLUDING WITHOUT UMRATON, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX7'f SSSS WRIFIEN CONSENT OF
EAU AN ARCHITECTS, COMMUTES INFRINGEMENT AND IS
PUNISHABLE TO THE FUUEST EXTENT ALLOWABTE BY TAW.
DEC. 16, 2019 12" = l'-0"
PROJECT # 16.042
11
LARGE CORNER
OFFSET
FOLDING DOOR
AT ENTRY
WIDER SIDEWALK
FEATURE TREE
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1
STREETSCAPE
LANDSCAPING;
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CPUBLIC BENEFITS DIAGRAM
3/64" = l'-0"
LANDSCAPING
ICE o
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REUSE EXISTING ART
VISUAL CONNECTION
PEDESTRIAN CONNECTION +—
Fm
4
6
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECIS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS, P . AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUBME PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIENECTUALPROPEfPV
LAWS, INCLUDING WITHOUT UMBATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIORIMD USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WMFIEN CONSENT OF
BALI AN ARCHITECTS, CONSIITUIF.S INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST EXTENT ALLOWABLE BY LAW.
DEC. 16, 2019 3/64" = V-0"
PROJECT # 16.042
61IVilei L20:Nl1X•1TJLK•]►ViI►VA 1IJ►11rM1.14 014111612GI:111WTI IEel 0RVAL03J;�y:14aI
Project Name: 212 Eucalyptus
Group A
0
E
E
Group B
Enhance Building Character (minimum 4 required)
criteria
Build on the quality industrial character
Convey a sense of old and new
Build upon existing context
Conserve and retain the character -defining features
Encourage additions that complement existing character -defining features
Incorporate small, medium, and large scales
Emphasize design at the pedestrian level
Specify 360° architecture
Enhance entry expression
Encourage the use of roll -up doors and sliding walls at street frontages
Orient secondary entries to alleys
Incorporate different materials, colors, and textures
10
Facilitate Gathering (minimum 2 required)
criteria
Form an active street wall
Provide street corner plazas
Develop outdoor gathering spaces
Provide alley -facing gathering spaces
Provide ease of access
Enhance surface parking
Use enduring, quality paving materials
Provide street furniture
Use exterior lighting to accentuate safety and design
Provide Wi-Fi hotspots
Group C Incorporate Landscape and Environmental Design (minimum 3 required)
yes I no I n/a Icriteria
v 1 1 Design layered and lush landscaping
1 Select drought -tolerant and native plants
N 1 Utilize planters and pots to provide greenery
1 1 Improve landscaping in parking areas
1 Use fences and walls as an extension of the architecture
1 Utilize natural light
5
Group D Encourage Connectivity
yes I no I n/a Icriteria
1 I I I Install bike facilities If "yes," total bike storage spaces provided: 1 Required:LJ
1
Group E Desin for Signage, Way-Findin , and Public Art
yesT no I n/a kriteria
1 I Design signs as an integral component
1 Incorporate way -finding through integral design
1 Encourage public art
1
SMOKY HOLLOW COMMUNITY BENEFITS FINDINGS WORKSHEET
Project Nam e: 212 Eucalyptus
Step 1
finding:IThe proposed building height, intensity, or deviation from the development standards would not be detrimental to the public health, safety or welfare, or
4 If finding is met, proceed to Step 2. If finding cannot be met, stop, the project does not qualify.
Step 2
finding:IThe proposed community benefits provide exemplary project and/or streetscape design
Number of criteria this project incorporates: 20
--> If 17 or more, proceed to Step 3, otherwise stop, the project does not qualify.
Step 3
finding:IThe proposed community benefit directly impliments objectives of the specific plan.
4 If none of the proposed community bnefits meet this finding, stop, project does not qualify.
4 If at least one proposed community benefit meets this finding and project does not qualify for Tier 2, proceed to Planning Commission
4 If at least one proposed community benefit meets this finding and project qualifies for Tier 2, proceed to Step 4
Only Tier 2 projects must meet Findings 4 & 5
Step 4
finding:IThe community benefits proposed do not principally benefit the project or occupants of the project, but rather provides a distinct or area -wide benefit to
4 If finding is met, proceed to Step 5. If finding cannot be met, stop, the project does not qualify.
Step 5
finding:IThe value of the community benefits bear a relationship to the value generated by the project.
Sums of developer costs for qualified proposed community benefits b groups: Community value of proposed improvements:
Group A: Architecture
$
874,361
multiply by (Number of met criteria in Group A> 6 * 8.33%)
_
$ 291,337
Group B: Open Space
$
-
multiply by (Number of met criteria in Group B> 5 * 10%)
_
E Group C: Landscaping
$
34,145
multiply by (Number of met criteria in Group C> 3 * 16.67%)
_
$ 11,384
,t 2 Group D: Connectivity
$
18,000
multiply by (Number of surplus bike spaces * $1,750)
_
$ 10,500
Group E: Other
Public Art
$
93,525
multiply by (Number of met criteria in Group A * 33.33%)
_
$ 31,144
Cafes and coffee shops
$
-
distance to nearest similar? Select one
=
$ -
E Undergrounding utilities
$
-
multiply by 130%
_
$ -
Approved public Infrastructure
$
14,214
multiply by 110%
Projects with more $2 million or
more value added must contribute at least 10% of value added to public infrastructure
Other proposed benefits
I $ - I<—These benefits are not considered for qualifying purposes unless accepted
by City Council
Total cost for community benefits to developer $ 1,034,245 Other SMSP public project
Estimated added project value $ 1,200,000
Community value of proposed benefits $ 360,000
Community value share of added value 30%
Acceptable
4 If CV/AV is <30%, recommend additional community benefits and recalculate.
4 If CV/AV is >30%, go to Planning Commission for recommendation to City Council
ENDLESS PURSUIT...
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
02019. BPLAN ARCHRECIS. ALL RIGHTS RESERVED.
AL DRAWINGS, SPECIFICATIONS, IDEAS, PANS. AFFANGEMENTS,
CONCEPTS AND DESIGNS CONTAINED IN THIS PRESENTATION
Af AND SHALL MAN THE EXCLUSIVE PROPERTY OF BAUAN
ARCHITECTS, INC. AND ARE PROTECTED BY INIELLLCTUAL PROPERTY
LAWS, INCLUDING WITHOUT UMRATION, THE COPYRIGHT LAWS
FOUND IN US. CODE TATE 17. ANY UNAUNIONZED USE, OTHER THAN
FOR THE SPECIFIC PROJECT FOR WHICH THIS HAS BEEN PREPARED,
COPYING, DISTRIBUTION, REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WM40UT THE EX]'f SSSS WRInEN CONSENT OF
MLAN ARCHITECTS CONSRMES INFRINGEMENT AND IS
PUNISHABLE TO THE FULLEST EXTENT ALLOWABLE BY LAW.
JAN. 16, 2020
PROJECT # 16.042
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PLANTING AND IRRIGATION DESIGN
1. THE PLANT PALETTE CONSISTS OF DROUGHT TOLERANT PLANTS THAT ADHERE TO THE SMOKY HOLLOW
SPECIFIC PLAN.
2. PLANTING AND IRRIGATION WILL ADHERE TO THE CITY OF EL SEGUNDO WATER EFFICIENT LANDSCAPE
ORDINANCE AND CURRENT WATER EFFICIENT ORDINANCES.
SAWCUT CONCRETE LINES.
12" SPACING. EVERY OTHER
SECTION OF CONCRETE
RECEIVES STRONG
RETARDANT FINISH.
PAVING PER
ARCHITECT
CEIBA
INSIGNIS
TREE
PHORMIUM TENAX
'AMAZING RED WITH
SEDUM
NUSSBAUMERANIUM
PILOSECEREUS
PACHYCLADUS WITH
PHORMIUM TENAX
'AMAZING RED
ELEVATOR
ENTRANCE TO DECK
DISTICTUS
BUCCINATORIA
VINE, TYP.
STAIR ENTRANCE
TO DECK
ROOFDECK
GROUND FLOOR
STAIR ENTRANCE
TO DECK
PILOSECEREUS
PACHYCLADUS WITH
PHORMIUM TENAX
'AMAZING RED'
CERCIDUM 'DE:iERT
MUSEM WITH CAREX
FLACCAAND SEDUM
NUSSBAUMERANIUM, IN
RAISED PLANTS=R, TYP.
\ LOBELIA LAXIFLORA
IN RAISED PLANTER,
TYP.
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SITE FURNITURE
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212
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Ceiba insignis
White Floss Silk Tree
30'h x 30'w
Full sun to light shade. Low water
Distictis buccinatoria
Red Trumpet Vine
Climbing vine
Sun or shade. Moderate water.
Sedum nussbaumeranium
Coppertone sedum
l' -2'h x same
Full sun to light shade. Low water
Phormium tenax `Amazing Red'
Fiesta New Zealand Flax
3'-4'h x 3'-4'w
Full sun- light shade. Low water.
Pilosocereus pachycladus
Blue Torch Cactus
15'-20' x 10'- 15'
Full sun to partial sun. Low -mod water.
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
(ANDI�AGISRAR CH
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DRAFT
Q2017. BALIAN ARCHITECTS. ALL RIGHTS RESERVED.
ALL DRAWINGS, SPECIFICATIONS. IDEAS. PLANS.
ARRANGEMENTS, CONCEPTS AND DESIGNS CONTAINED IN
THIS PRESENTATION ARE AND SHALL REMAIN THE
EXCLUSIVE PROPERTY OF BAUAN ARCHITECTS. INC.
AND ARE PROTECTED BY INTELLECTUAL PROPERTY LAWS,
INCLUDING WITHOUT LIMITATION, THE COPYRIGHT LAWS
FOUND IN U.S. CODE TITLE 17. ANY UNAUTHORIZED USE,
OTHER THAN FOR THE SPECIFIC PROJECT FOR WHICH
THIS HAS BEEN PREPARED, COPYING, DISTRIBUTION,
REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRITTEN
CONSENT OF BALIAN ARCHITECTS, CONSTITUTES
INFRINGEMENT AND IS PUNISHABLE TO THE FULLEST
E X T E N T A L L O W A B L E B Y L A W.
PROJECT #
Tree Planter 60" box
With self watering inserts
Burnished Metal Planter 60"x24"x24"
With self watering inserts
Cercidium `Desert Museum'
Palo Verde
25'h x 25'w
Full Sun. Low Water.
s; - •: r- r'ti: aw
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Lobelia laxiflora
Mexican lobelia
Carex Flacca
Blue Sedge
1 'h x spreading
Sun or shade. Low water
T:.
f. ,.
Sedum nussbaumeranium
Coppertone sedum
l' -2'h x same
Full sun to light shade. Low water.
212
EUCALYPTUS
EL SEGUNDO
CALIFORNIA, 90245
[ANDIMAGIS H
0605X:1 Y+'w! FaFtrM£SId[v PID • ios AnlHIs.EA9[L]A
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DRAt- i
Q2017. BALIAN ARCHITECTS. ALL RIGHTS RESERVED.
ALL DRAWINGS, SPECIFICATIONS. IDEAS. PLANS,
ARRANGEMENTS, CONCEPTS AND DESIGNS CONTAINED IN
THIS PRESENTATION ARE AND SHALL REMAIN THE
EXCLUSIVE PROPERTY OF BAUAN ARCHITECTS. INC.
AND ARE PROTECTED BY INTELLECTUAL PROPERTY LAWS,
INCLUDING WITHOUT UMITATION, THE COPYRIGHT LAWS
FOUND IN U.S. CODE TITLE 17. ANY UNAUTHORIZED USE,
OTHER THAN FOR THE SPECIFIC PROJECT FOR WHICH
THIS HAS BEEN PREPARED, COPYING, DISTRIBUTION,
REPRODUCTION OR DISPLAY OF ANY PART
OF THIS PRESENTATION, WITHOUT THE EXPRESS WRITTEN
CONSENT OF BALIAN ARCHITECTS, CONSTITUTES
INFRINGEMENT AND IS PUNISHABLE TO THE FULLEST
E X T E N T A L L O W A B L E B Y L A W.
PROJECT #