SOLAR PANEL P.P. 12" TREE P.P. SSMH W.M. G.M. CONC. RAMP CONC. CONC. CONC. CONC. RAMP CONC. PLANTER(TYP.) CONC. RAMP A.L. A.C. PAVEMENT CONC. P.P. CONC. CONC. P.P. CONC. CONC. RAMP CONC. CONC. CONC. CURB & 2' GUTTER CONC. CURB & 2' GUTTER CONC. CURB & 2' GUTTER CONC. STEPS CONC. STEPS W/ FIRE SPRINKLER ASSEM. CONC. 24" PALM 12" PALM TRENCH DRAIN W.I.F. PLANTER PLANTER BOWL SIGN METAL TRELLIS O.H. O.H. P.P. SHED TRASH ENCLOSURE BLOCK WALL BLOCK WALL CAR PORT GATE P.P. CONC. DWY BLOCK WALL GATE BLOCK WALL P.P. SPK. & WASH. NOT FD. PER FB 561-45 FD. SPK. & WASH. PER FB 404-05L R.C.E. 27743 FD. SPK. & WASH. PER FB 561-05L (UNREADABLE) SPK. & WASH. NOT FOUND PER FB 537-20R SPK. & SH. FB 04R . MON Y ENG. FF= 56.30 FF= 56.34 FF= 56.29 FF= 56.33 10" PALM 4 X 8" PALMS G.A. O.H. WIRES O.H. WIRES O.H. WIRES WOOD FENCE BLOCK WALL WOOD FENCE CAR PORT G.M. BLOCK WALL BLOCK WALL GATE P.P. 8" WATER 8" WATER 8" WATER 6" GAS 6" GAS 6" GAS 12" SEWER ABND 12" SEWER ABND 12" SEWER ABND 8" WATER 6" GAS 6" GAS 48" STORM DRAIN EDISON DUCT N 49°14'17" E N 49°03'36" E N 41°00'00" W 138.66' 170.01' N 49°14'17" E 439.97' N 40°57'40" W 189.98' N 41°00'00" W 188.57' 180.06' N 49°03'36" E 440.09' 180.00' LOADING ZONE AC CURTAIN O.H. WIRES O.H. WIRES ON POLE FIRE ALARM SIGN ON BLDG 4"DRAIN SURVEILLANCE CAMERA SURVEILLANCE CAMERA 2-SURVEILLANCE CAMERA 18" SEWER 18" SEWER 18" SEWER 12" WATER 12" WATER 12" WATER 8" SEWER 8" SEWER 12" WATER 12" WATER (55) (55) 24" PALM 12" PALM TO BE REM. 4 X 8" PALMS TO BE REM. 10" PALM 60' 30' 30' 80' 40' 40' 20' 10' 10' 20' 10' 10' 20' 10' 10' MAIN COURT (ALLEY) PICO PLACE (ALLEY) THIRD STREET PICO BLVD N 49°14'17" E 399.99' N 49°03'36" E 400.09' N 41°00'00" W 138.66' 12" TREE BUILDING "A" PROPOSED RESIDENTIAL AND RETAIL BUILDINGS OVER 2 LEVELS OF SUBTERRANEAN PARKING S40° 58' 04.08"E 139.78' S40° 57' 40"E 139.91' 39.97' BUILDING "B" PROPOSED RESIDENTIAL AND RETAIL BUILDINGS OVER 2 LEVELS OF SUBTERRANEAN PARKING 39.95' 144.00' 139.46' S40° 45' 43"E 143.51' 256.58' 256.00' DATE 12/19/2017 DATE 1700640 PROJECT NUMBER CJ CHECKED BY AS SPECIFIED SCALE SHEET 1 OF 3 REVISIONS ISSUED FOR SHEET NUMBER PROJECT DESCRIPTION JS DRAWN BY VESTING TENTATIVE TRACT MAP NO. 78264 SUBDIVISION: VERTICAL AIRSPACE GENERAL NOTES: OWNER: SUBDIVIDER: LAND SURVEYOR: EXISTING LAND USE: PROPOSED LAND USE: 700 South Flower Street Suite 2100 Los Angeles, CA 90017 O: 213.418.0201 F: 213.266.5294 www.kpff.com 216-234 PICO BOULEVARD SANTA MONICA, CA LEGAL DESCRIPTION: (PER FIRST AMERICAN TITLE COMPANY ORDER NO. NCS-871090-ONT1, DATED DECEMBER 7, 2017) EXCEPTIONS: (PER FIRST AMERICAN TITLE COMPANY ORDER NO. NCS-871090-ONT1, DATED DECEMBER 7, 2017) BASIS OF BEARINGS BENCH MARK CONTOUR INTERVAL = 1' VICINITY MAP 10 NOTES: SYMBOL LEGEND SIGN GENERAL ABBREVIATIONS
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BLOCK WALL
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SPK. &
WASH
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PER
FB 561-45
FD. SPK. &
WASH.
PER FB
404-05L
R.C.E.
27743
FD. SPK. &
WASH.
PER FB
561-05L
(UNREADABLE)
SPK. &
WASH.
NOT
FOUND
PER FB
537-20R
FD. SPK. &
WASH.
PER FB
561-04R
SAN. MON
CITY ENG.
FF=
56.30
FF= 56.34
FF= 56.29
FF= 56.33
10" PALM
4 X 8" PALMS
G.A.
O.H. WIRES
O.H. WIRES
O.H. WIRES
WOOD FENCE
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BLOCK WALL
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GATE
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8" W
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8" WATER
8" WATER
6" GAS
6" GAS
6" GAS
12" SEWER ABND
12" SEWER ABND
12" SEWER ABND
8" W
ATER
6" GAS
6" GAS
48" STORM DRAIN
EDISON DUCT
N 49°14'17" E
N 49°03'36" E
N 41°00'00" W
138.66'
170.01'
N 49°14'17" E
439.97'
N 40°57'40" W
189.98'
N 41°00'00" W
188.57'
180.06'
N 49°03'36" E
440.09'
180.00'
LOADING ZONE
AC CU
RTAIN
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O.H. WIRES
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4"D
RAIN
SURVEILLANCE CAMERA
SURVEILLANCE CAMERA
2-SU
RVEILLAN
CE CAM
ERA
18" SEWER
18" SEWER
18" SEWER
12" WATER12" WATER
12" WATER
8"
SEWER
8"
SEWER
12"
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ATER
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ATER
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10" PALM
60'
30' 30'
80'
40' 40'
20'
10' 10'
20'
10' 10'
20'
10' 10'
MAI
N C
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RT (A
LLEY
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PICO PLACE (ALLEY)
THIR
D ST
REET
PICO BLVD
N 49°14'17" E
399.99'
N 49°03'36" E
400.09'
N 41°00'00" W
138.66'
1
2
"
T
R
E
E
BUILDING "A"
PROPOSED RESIDENTIAL
AND RETAIL BUILDINGS
OVER 2 LEVELS OF
SUBTERRANEAN PARKING
S40° 58' 04.08"E 139.78'
S40° 57' 40"E 139.91'
39.97'
BUILDING "B"
PROPOSED RESIDENTIAL
AND RETAIL BUILDINGS
OVER 2 LEVELS OF
SUBTERRANEAN PARKING
39.95'
144.00'
139.46'
S40° 45' 43"E
143.51'
256.58'
256.00'
DATE
12/19/2017DATE
1700640PROJECT NUMBER
CJCHECKED BY
AS SPECIFIEDSCALE
SHEET 1 OF 3
REVISIONS
ISSUED FOR
SHEET NUMBER
PROJECT DESCRIPTION
JSDRAWN BY
VESTING TENTATIVE TRACT MAP NO. 78264
SUBDIVISION: VERTICAL AIRSPACE
GENERAL NOTES:
OWNER:
SUBDIVIDER:
LAND SURVEYOR:
EXISTING LAND USE:
PROPOSED LAND USE:
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
F: 213.266.5294
www.kpff.com
216-234 PICO BOULEVARD
SANTA MONICA, CA
LEGAL DESCRIPTION:
(PER FIRST AMERICAN TITLE COMPANY ORDER NO. NCS-871090-ONT1, DATED DECEMBER 7, 2017)
EXCEPTIONS:
(PER FIRST AMERICAN TITLE COMPANY ORDER NO. NCS-871090-ONT1, DATED DECEMBER 7, 2017)
BASIS OF BEARINGS
BENCH MARK
CONTOUR INTERVAL = 1'
VICINITY MAP
10
NOTES:
SYMBOL LEGEND
SIGN
GENERAL ABBREVIATIONS
AutoCAD SHX Text
X 57.99
AutoCAD SHX Text
X 57.75
AutoCAD SHX Text
X 57.44
AutoCAD SHX Text
X 57.66
AutoCAD SHX Text
X 57.65
AutoCAD SHX Text
X 57.97
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X 58.06
AutoCAD SHX Text
X 57.26
AutoCAD SHX Text
X 56.43
AutoCAD SHX Text
57.40 X
AutoCAD SHX Text
57.24 X
AutoCAD SHX Text
X 56.24
AutoCAD SHX Text
X 55.81
AutoCAD SHX Text
X 56.05
AutoCAD SHX Text
X 56.78
AutoCAD SHX Text
X 56.89
AutoCAD SHX Text
57.13 X
AutoCAD SHX Text
57.40 X
AutoCAD SHX Text
57.60 X
AutoCAD SHX Text
X 56.73
AutoCAD SHX Text
X 57.02
AutoCAD SHX Text
X 57.18
AutoCAD SHX Text
X 57.46
AutoCAD SHX Text
X 57.56
AutoCAD SHX Text
X 57.74
AutoCAD SHX Text
X 57.37
AutoCAD SHX Text
X 56.99
AutoCAD SHX Text
X 56.55
AutoCAD SHX Text
X 56.14
AutoCAD SHX Text
X 55.71
AutoCAD SHX Text
X 55.36
AutoCAD SHX Text
X 54.96
AutoCAD SHX Text
X 54.58
AutoCAD SHX Text
X 54.18
AutoCAD SHX Text
X 53.79
AutoCAD SHX Text
X 53.48
AutoCAD SHX Text
X 53.04
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57.27 TC
AutoCAD SHX Text
56.68 FL
AutoCAD SHX Text
57.06 TC
AutoCAD SHX Text
56.58 FL
AutoCAD SHX Text
56.83 TC
AutoCAD SHX Text
56.36 FL
AutoCAD SHX Text
56.62 TC
AutoCAD SHX Text
56.13 FL
AutoCAD SHX Text
55.90 FL
AutoCAD SHX Text
56.37 TC
AutoCAD SHX Text
55.88 FL
AutoCAD SHX Text
56.77 0" TC
AutoCAD SHX Text
56.48 0" TC
AutoCAD SHX Text
X 55.69
AutoCAD SHX Text
X 55.04
AutoCAD SHX Text
X 53.93
AutoCAD SHX Text
X 53.97
AutoCAD SHX Text
X 54.14
AutoCAD SHX Text
X 54.49
AutoCAD SHX Text
X 54.19
AutoCAD SHX Text
X 53.90
AutoCAD SHX Text
X 52.73
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53.82 X
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54.02 X
AutoCAD SHX Text
54.06 X
AutoCAD SHX Text
X 55.99
AutoCAD SHX Text
X 56.11
AutoCAD SHX Text
56.39 TC
AutoCAD SHX Text
X 55.55
AutoCAD SHX Text
X 77.49 ROOF
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78.94 ROOF X
AutoCAD SHX Text
X 71.14 ROOF
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LOT 27
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LOT 26
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LOT 25
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LOT 24
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LOT 23
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LOT 22
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LOT 21
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LOT 20
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LOT 19
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LOT 18
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WEID & HAVERSTICK'S SUBDIVISION OF BLOCK 5
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M.R. 18-84
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APN 4289-019-023
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APN 4289-019-022
AutoCAD SHX Text
APN 4289-019-021
AutoCAD SHX Text
APN 4289-019-016
AutoCAD SHX Text
APN 4289-019-017
AutoCAD SHX Text
APN 4289-019-019
AutoCAD SHX Text
APN 4289-019-019
AutoCAD SHX Text
APN 4289-019-019
AutoCAD SHX Text
BAY SHORE BOWL
AutoCAD SHX Text
234 PICO BOULEVARD
AutoCAD SHX Text
SL
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SL
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SL
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W
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W
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W
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S
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SL
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SL
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W
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M
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SL
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SL
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W
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M
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W
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W
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SL
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S
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G
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E
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W
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G
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BLDG 0.03'NW'LY & 0.15'SW'LY OF PL
AutoCAD SHX Text
BLDG 0.11'SW'LY & 0.61'SE'LY OF PL
AutoCAD SHX Text
CURB 10.00' NW'LY OF PL
AutoCAD SHX Text
26.91'
AutoCAD SHX Text
139.81'
AutoCAD SHX Text
BLDG 0.47' NW'LY OF PL
AutoCAD SHX Text
BLDG 4.27' NW'LY OF PL
AutoCAD SHX Text
BLDG 0.75' NW'LY OF PL
AutoCAD SHX Text
85.50'
AutoCAD SHX Text
BLDG 0.83' NW'LY OF PL
AutoCAD SHX Text
21.87'
AutoCAD SHX Text
34.73'
AutoCAD SHX Text
BLDG 0.71' SE'LY OF PL
AutoCAD SHX Text
2.27'
AutoCAD SHX Text
10.85'
AutoCAD SHX Text
9.31'
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0.48'
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5.40'
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79.92'
AutoCAD SHX Text
142.67'
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3.27'
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2.75'
AutoCAD SHX Text
BLDG 137.39' SW'LY & 0.08' NW'LY OF PL
AutoCAD SHX Text
BLDG 0.20' NW'LY OF PL
AutoCAD SHX Text
ASPHALT
AutoCAD SHX Text
ASPHALT
AutoCAD SHX Text
ASPHALT
AutoCAD SHX Text
ASPHALT
AutoCAD SHX Text
AC PAVING
AutoCAD SHX Text
AC PAVING
AutoCAD SHX Text
W
AutoCAD SHX Text
RCV
AutoCAD SHX Text
SIGN 1.81' NW'LY OF PL
AutoCAD SHX Text
OVERHEAD SIGN 6.49' NW'LY OF PL
AutoCAD SHX Text
216 PICO BLVD
AutoCAD SHX Text
BUILDING FOOTPRINT AREA = 20,181 SQ. FT.
AutoCAD SHX Text
1.56'
AutoCAD SHX Text
5.93'
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16.00'
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16 - PARKING SPACES
AutoCAD SHX Text
16 - PARKING SPACES
AutoCAD SHX Text
10 - PARKING SPACES
AutoCAD SHX Text
4- PARKING SPACES
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11 - PARKING SPACES
AutoCAD SHX Text
13 - PARKING SPACES
AutoCAD SHX Text
13 - PARKING SPACES
AutoCAD SHX Text
ICV
AutoCAD SHX Text
14.60'
AutoCAD SHX Text
BLDG 0.11'SW'LY & 4.37'NE'LY OF PL
AutoCAD SHX Text
CONC 0.12'NE'LY & 0.09' NW'LY OF PL
AutoCAD SHX Text
SW'LY COR WALL 0.05' NE'LY OF PL
AutoCAD SHX Text
CONC WALK
AutoCAD SHX Text
3'DOOR
AutoCAD SHX Text
W.I.GATE
AutoCAD SHX Text
SIGN ON BLDG FACE
AutoCAD SHX Text
OUT 0.10'NW'LY OF PL
AutoCAD SHX Text
2ND STORY BLDG FACE
AutoCAD SHX Text
ABOVE GARAGE
AutoCAD SHX Text
2.6'DOOR
AutoCAD SHX Text
2ND STORY
AutoCAD SHX Text
ROOF LINE
AutoCAD SHX Text
2ND STORY LINE
AutoCAD SHX Text
W.I.FENCE
AutoCAD SHX Text
W.I.FENCE
AutoCAD SHX Text
W.I.GATE
AutoCAD SHX Text
MIRROR
AutoCAD SHX Text
FIRE ALARM
AutoCAD SHX Text
LIGHTS
AutoCAD SHX Text
WOOD FENCE
AutoCAD SHX Text
BLDG=139.14'
AutoCAD SHX Text
COLUMNS AT GARAGE
AutoCAD SHX Text
52.92 AC
AutoCAD SHX Text
52.92 AC
AutoCAD SHX Text
52.76 AC
AutoCAD SHX Text
52.14 TC
AutoCAD SHX Text
51.57 FL
AutoCAD SHX Text
51.73 EG
AutoCAD SHX Text
51.90 EG
AutoCAD SHX Text
51.79 FL
AutoCAD SHX Text
52.61 TC
AutoCAD SHX Text
52.01 FL
AutoCAD SHX Text
52.11 EG
AutoCAD SHX Text
SIGN
AutoCAD SHX Text
53.27 EP
AutoCAD SHX Text
4"AD
AutoCAD SHX Text
TILE STEPS &
AutoCAD SHX Text
3.5'WIDE W.I.GATE
AutoCAD SHX Text
4"AD
AutoCAD SHX Text
STEPS
AutoCAD SHX Text
52.02 GFF
AutoCAD SHX Text
51.99 AC
AutoCAD SHX Text
51.81 AC
AutoCAD SHX Text
51.54 AC
AutoCAD SHX Text
51.18 AC
AutoCAD SHX Text
51.17 EG
AutoCAD SHX Text
51.09 EG
AutoCAD SHX Text
52.06 EC
AutoCAD SHX Text
52.33 BS
AutoCAD SHX Text
53.31 TS
AutoCAD SHX Text
53.44 TW
AutoCAD SHX Text
51.70 EG
AutoCAD SHX Text
51.68 FL
AutoCAD SHX Text
GARAGE
AutoCAD SHX Text
2-STORY BLDG
AutoCAD SHX Text
2ND STORY ABOVE
AutoCAD SHX Text
W.I.FENCE
AutoCAD SHX Text
(16-PARKING SPACES)
AutoCAD SHX Text
BLDG=118.7'
AutoCAD SHX Text
BLDG=31.0'
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BLDG=11.8'
AutoCAD SHX Text
BLDG=10.1'
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BLDG=10.3'
AutoCAD SHX Text
3.5'
AutoCAD SHX Text
BLDG=39.5'
AutoCAD SHX Text
APPROX. BLDG FOOTPRINT AREA
AutoCAD SHX Text
AT 2ND FLOOR = 5,287 SQ. FT.
AutoCAD SHX Text
OWNER: GRT PORTFOLIO
AutoCAD SHX Text
SANTA MONICA LLC
AutoCAD SHX Text
0.37' SW'LY
AutoCAD SHX Text
53.12 AC
AutoCAD SHX Text
52.03 TC
AutoCAD SHX Text
52.53 CP
AutoCAD SHX Text
52.32 BW
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52.21 TC
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52.18 EC
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54.32 TW
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52.11 EC
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51.70 EG
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51.45 EG
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51.41 FL
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51.48 EG
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50.90 FL
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51.01 EF EG CONT S
AutoCAD SHX Text
50.99 WF EG HDS N&S
AutoCAD SHX Text
51.70 AC
AutoCAD SHX Text
51.21 EG
AutoCAD SHX Text
51.14 FL
AutoCAD SHX Text
53.34 TW
AutoCAD SHX Text
52.15 FL
AutoCAD SHX Text
52.82 TC
AutoCAD SHX Text
53.25 ET
AutoCAD SHX Text
53.26 TS
AutoCAD SHX Text
54.89 TW
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52.36 EC
AutoCAD SHX Text
51.96 EC
AutoCAD SHX Text
53.38 TW
AutoCAD SHX Text
52.43 FL
AutoCAD SHX Text
52.11 FL
AutoCAD SHX Text
53.21 BW
AutoCAD SHX Text
52.83 BW
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51.83 EP
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59.63 TW
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54.63 TW
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53.02 BW
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52.51 TW
AutoCAD SHX Text
52.36 BS
AutoCAD SHX Text
73.06 TOP ROOF
AutoCAD SHX Text
51.48 EG
AutoCAD SHX Text
AC PAVING
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AC PAVING
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53.68 FL
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54.25 TC
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53.32 FL
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53.88 TC
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52.99 FL
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53.53 TC
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52.63 FL
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53.20 TC
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52.16 FL
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52.73 TC
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54.09 FL
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54.68 TC
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54.55 FL
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55.14 TC
AutoCAD SHX Text
55.00 FL
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55.62 TC
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55.40 FL
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56.01 TC
AutoCAD SHX Text
55.75 FL
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56.31 TC
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56.02 FL
AutoCAD SHX Text
56.58 TC
AutoCAD SHX Text
56.49 FL
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57.08 TC
AutoCAD SHX Text
AC PAVING
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EXISTING 1 STORY BOWLING ALLEY (TO BE REMOVED)
AutoCAD SHX Text
(PUBLIC STREET)
AutoCAD SHX Text
(PUBLIC STREET)
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EXISTING LOT LINE TO BE REMOVED
AutoCAD SHX Text
EXISTING 2 STORY BUILDING, 2ND STORY ABOVE GARAGE AT GROUND LEVEL (TO BE REMOVED)
AutoCAD SHX Text
EXISTING 1 STORY BOWLING ALLEY (TO BE REMOVED)
AutoCAD SHX Text
EXISTING 1 STORY BOWLING ALLEY (TO BE REMOVED)
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6' EASEMENT FOR UTILITIES REC 04-07-1959, INST. NO. 3074, O.R.
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5.
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EXISTING PARCEL 1
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EXISTING PARCEL 2
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APPROX. STREET GRADE 1.2%
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APPROX. STREET GRADE 0.5%
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APPROX. ALLEY GRADE 1.3%-1.6%
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APPROX. STREET GRADE 0.5%-0.9%
AutoCAD SHX Text
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GRT PORTFOLIO PROPERTIES- SANTA MONICA, LLC 501 SANTA MONICA BLVD., SUITE 701, SANTA MONICA, CA 90401 CONTACT: P. TOOLEY (310) 458-2540 SAME AS ABOVE KPFF CONSULTING ENGINEERS, INC. 700 S. FLOWER STREET, SUITE 2100 LOS ANGELES, CA 90017 CONTACT: CHRISTOPHER JONES, PLS (213) 418-0201 BOWLING ALLEY AND OFFICE. MIXED-USE MULTI-FAMILY, OFFICE AND RETAIL.
THE LAND REFERRED TO IN THIS COMMITMENT IS SITUATED IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: PARCEL 1: LOTS 18 THROUGH 26, INCLUSIVE, IN THE WEID AND HAVERSTICK'S SUBDIVISION OF BLOCK 5 OF SOUTH SANTA MONICA, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 18, PAGE(S) 84 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF LOS ANGELES COUNTY, CALIFORNIA. PARCEL 2: LOT 27 OF WEID AND HAVERSTICK'S SUBDIVISION OF BLOCK 5 OF SOUTH SANTA MONICA, CITY OF SANTA MONICA, AS PER MAP RECORDED IN BOOK 18, PAGE 84 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
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5. AN EASEMENT FOR UTILITIES AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED APRIL 07, 1959 AS INSTRUMENT NO. 1959-3074 OF OFFICIAL RECORDS.
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THE BEARING OF N41°00'00"W ALONG THE CENTERLINE OF THIRD STREET AS SHOWN ON TRACT MAP NO. 52191, BK. 1237 PG 27, WAS USED AS THE BASIS OF BEARING FOR THIS MAP.
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CITY OF SANTA MONICA BM# 171: THE ELEVATIONS SHOWN HEREON ARE BASED ON A BENCHMARK DESCRIBED AS A P.K. NAIL IN LEAD SOUTHEAST CURB OF BAY STREET 20.0 FT. NORTHEAST OF NORTHEAST CURB OF 3RD STREET 11.0 FT. SOUTHWEST OF SOUTHWEST END OF CATCH BASIN, PER FB 454-72. ELEV = 57.140 FEET NGVD 1929
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THE FOLLOWING MATTERS AFFECT PARCEL 1:
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NOT TO SCALE
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PROJECT SITE
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PACIFIC OCEAN
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BAY ST
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PICO BLVD
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BICKNELL AVE
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PACIFIC ST
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STRAND ST
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GRANT ST
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OLYMPIC DR
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6TH
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4TH
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4TH
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5TH
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3RD
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MAIN ST
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OCEAN AVE
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OCEAN AVE
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TONGVA PARK
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NIELSON WAY
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SANTA MONICA HIGH SCHOOL
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7TH
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PACIFIC ST
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6TH
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BAY ST
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CRESCENT
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BAY PARK
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HOLLISTER AVE
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APPIAN WAY
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THE SUBJECT SITE IS ON FEMA FLOOD HAZARD ZONE 'X', NOT SUBJECT TO INUNDATION OR STORM WATER OVERFLOWS. EXISTING CONTOURS CREATED FROM FIELD SURVEY DATA PERFORMED FEBRUARY, 2007. THE PROPOSED BUILDINGS WILL NOT EXCEED THE MAXIMUM ALLOWABLE HEIGHT FOR THE PROPOSED LOTS IN THE APPLICABLE ZONE. THE PROPOSED PROJECT SHALL COMPLY WITH THE REQUIREMENTS SET FORTH IN THE SMMC (OFF-STREET PARKING REQUIREMENTS). THE PROJECT WILL COMPLY WITH SMMC CHAPTER 7.10 URBAN RUNOFF POLLUTION BY PAYING THE IN LIEU FEE CALCULATED USING THE URBAN RUNOFF DRAINAGE PLAN APPLICATION WORKSHEET. OWNER/SUBDIVIDER SHALL COMPLY WITH ALL REQUIREMENTS FROM CITY OF SANTA MONICA PUBLIC WORKS DEPARTMENT. THE ENTIRE SITE SHALL DRAIN TO THE ADJACENT STREET WITHOUT FLOWING OVER THE SIDEWALK, TO THE SATISFACTION OF THE CITY ENGINEER. THE 60, 65 AND 70 CNEL (COMMUNITY NOISE EQUIVALENT LEVEL) CONTOUR AREA LOCATION IS UNDETERMINED. THE GEOTECHNICAL ENGINEER IS TO BE DETERMINED. ALL PROPOSED UTILITIES ARE PROPOSED TO TIE INTO EXISTING SERVICE MAINS IN STREET WITH LATERALS. PROPOSED UTILITY EASEMENTS ARE YET TO BE DETERMINED.
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UTILITIES
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WALL
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GAS LINE
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STORM DRAIN LINE
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SEWER LINE
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WATER LINE
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EDISON DUCT LINE
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ANCHOR GUY
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FLOOD LIGHT
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GUARD POST
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G
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GAS VALVE
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E
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ELECTRICAL MAN HOLE
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S
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SEWER MAN HOLE
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SL
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STREET LIGHT PULL BOX
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PARKING METER
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PALM TREE
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W
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M
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WATER METER
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W
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WATER VALVE
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BUILDING LINE
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CHAINLINK FENCE
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WROUGHT IRON FENCE
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WOOD FENCE
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FIRE HYDRANT
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STREET LIGHT
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CENTERLINE
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PROPERTY LINE
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OVERHEAD WIRES
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LOT LINE
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ROW LINE
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HANDICAP SIGN
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POWER POLE
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DD
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IRRIGATION BOX
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WHEEL STOP
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SURVEILLANCE CAMERA
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DOWN DRAIN
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ICV
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AC - ASPHALT ADJ - ADJACENT AL - AREA LIGHT A.P.N. - ASSESSORS PARCEL NUMBER BC - BEGIN OF CURVE BFD - BACKFLOW DEVICE BLDG. - BUILDING BM - BENCHMARK C.E.F.B.- CITY ENG. FIELD BOOK - CITY ENG. FIELD BOOK - CENTERLINE COM - COMMUNICATION CONC. - CONCRETE D/W - DRIVEWAY EC - END OF CURVE EG - EDGE OF GUTTER ELEC - ELECTRIC E'LY - EASTERLY EX. OR EXIST. - EXISTING FF - FINISH FLOOR FG - FINISH GRADE FH - FIRE HYDRANT FL - FLOWLINE FOW - FACE OF WALL FS - FINISH SURFACE FSV - FIRE SERVICE VALVE GB - GRADE BREAK GM - GAS METER GV - GAS VALVE HC - HANDICAP
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IRG - IRRIGATION CONTROL MB - MAP BOOK MH - MANHOLE N'LY - NORTHERLY NE'LY - NORTHEASTERLY NW'LY - NORTHWESTERLY O.H. - OVERHEAD - PROPERTY LINE POC - POINT ON CURVE POL - POINT ON LINE PP - POWER POLE PRC - POINT OF REVERSE CURVE SDMH - STORM DRAIN MANHOLE SMHM - SEWER MANHOLE MONUMENT SSDM - STANDARD SURVEY DISK MONUMENT SSMH - SEWER MANHOLE S'LY - SOUTHERLY SE'LY - SOUTHEASTERLY SW'LY - SOUTHWESTERLY TC - TOP CURB TSL - TRAFFIC STREET LIGHT TSPB - TRAFFIC SIGNAL PULLBOX TW - TOP OF WALL WIF - WROUGHT IRON FENCE W'LY - WESTERLY WM - WATER METER WV - WATER VALVE
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FOR CONDOMINIUM PURPOSES
N 49°14'17" E
399.99'
N 49°03'36" E
400.09'
N 41°00'00" W
138.66'
N40° 57' 40"W 139.91'
THIRD STREET
SUBTERRANEAN PARKING
2 LEVELS
AIRSPACELOT 1
MAIN COURT (ALLEY)
PICO
PLA
CE
(A
LLEY
)
PICO
BO
ULE
VARD
AIRSPACE LEGEND
AIRSPACE LOT 1 = SUB. PARKINGAIRSPACE LOT 2 = RETAILAIRSPACE LOT 3 = RESIDENTIALAIRSPACE LOT 4 = RETAILAIRSPACE LOT 5 = RESIDENTIAL
ABBREVIATION LEGEND
L.E. = LOWER ELEVATIONU.E = UPPER ELEVATION
N 49°14'17" E
399.99'
N 49°03'36" E
400.09'
N 41°00'00" W
138.66'
139.5'
240.2'
159.8'
N40° 57' 40"W 139.91'
159.3'
240.75'
114.2'
24.5'
THIRD STREET
RESIDENTIAL
AIRSPACELOT 3
RESIDENTIAL
AIRSPACELOT 5
RETAIL
AIRSPACELOT 4
MAIN COURT (ALLEY)
PICO
PLA
CE
(A
LLEY
)
PICO
BO
ULE
VARD
BUILDING "B"
BUILDING "A"
29.3'
9.8'
10.0'
8.9'
166.7'
43.2'
100.0'39.5'
122.6'
13.6'
37.1'
25.9'114.0'
RETAIL
AIRSPACELOT 2
50.2'
N 49°14'17" E
399.99'
N 49°03'36" E
400.09'
N 41°00'00" W
138.66'
N40° 45' 43"W 139.41'
256.0'
144.0'
N40° 57' 40"W 139.91'
143.5'
256.6'
PICO
BO
ULE
VARD
THIRD STREET
RESIDENTIAL
AIRSPACELOT 3
RESIDENTIAL
AIRSPACELOT 5
MAIN COURT (ALLEY)
PICO
PLA
CE
(A
LLEY
)
BUILDING "B"
BUILDING "A"
DATE
12/19/2017DATE
1700640PROJECT NUMBER
CJCHECKED BY
AS SPECIFIEDSCALE
SHEET 2 0F 3
REVISIONS
ISSUED FOR
SHEET NUMBER
PROJECT DESCRIPTION
JSDRAWN BY
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
F: 213.266.5294
www.kpff.com
VESTING TENTATIVE TRACT MAP NO. 78264
SUBDIVISION: VERTICAL AIRSPACE
LEVELS P2 - A1
L.E. = 22.00', U.E. = 50.00'
216-234 PICO BOULEVARD
SANTA MONICA, CA
&
LEVELS 1 - MEZZANINE
(LOTS 4 & 5, BLDG. "B")
L.E. = 50.00', U.E. = 67.00'
LEVELS 1 - MEZZANINE
(LOTS 2 & 3, BLDG. "A")
L.E. = 50.00', U.E. = 69.00'
LEVELS 2 - ROOF TOP
(LOT 3, BLDG. "A")
L.E. = 67.00, U.E. = 105.00'
&
LEVELS 2 - ROOF TOP
(LOT 5, BLDG. "B")
L.E. = 69.00, U.E. = 100.50'
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N
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0
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40'
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SCALE: 1"=40'
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20'
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FOR CONDOMINIUM PURPOSES
AIRSPACE LEGEND
AIRSPACE LOT 1 = SUB. PARKINGAIRSPACE LOT 2 = RETAILAIRSPACE LOT 3 = RESIDENTIALAIRSPACE LOT 4 = RETAILAIRSPACE LOT 5 = RESIDENTIAL
