639 W. 6TH STREET
639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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TABLE OF CONTENTS SITE VIEWS AERIAL VIEW VIEW LOOKING SOUTH VIEW LOOKING SOUTH-WEST ADDITIONAL VIEWS
PROPOSED PROJECT
PROJECT DATA SURVEY SITE PLAN SITE SECTION: EAST-WEST SITE SECTION: NORTH-SOUTH TYPICAL FLOOR PLAN 2nd FLOOR 1st FLOOR GROUND FLOOR EAST-WEST SECTION PRECEDENTS UNIT PLANS PRECEDENTS SHELL PRECEDENTS INTERIOR PRECEDENTS ROOFTOP
639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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SITE VIEWS
639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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Site
Vicinity Map 639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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125’
100’
1 6TH STREET
1. VIEW LOOKING SOUTH FROM 6TH STREET
Site Context & Images 639 W. 6th Street | Yield Study 2.0
| January 23, 2021
2. VIEW LOOKING SOUTH-WEST FROM 6TH STREET
LANDCADD 1987
2
LANDCADD 1987 LANDCADD 1987
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1
2
6TH STREET
3
4 LANDCADD 1987
1
2 LANDCADD 1987 LANDCADD 1987
3
4
Site Context & Images 639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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10 m in. 1/2 m Walk ile
RESTAURANT/CAFE A
LE
T LIT
ALY
IT
E
D
C
GALERY/THEATRE
B
I
TO DOWNTOWN SAN PEDRO, LITTLE ITALY, ART GALLERIES VIEWS TO VINCENT THOMAS BRIDGE AND LOS ANGELES PORT
MAJOR TRANSIT STOP: 7TH & PACIFIC
F
VIEWS TO PALOS VERDE HILLS
Site
G H
LY
ITA E L
ION
S AN
P
EX
A: BUENO’S PIZZERIA B: SAN PEDRO BREWING COMPANY C: LA SICILIANA D: GALLERY 381 E: NIKO’S PIZZERIA F: BLUE WATER CLAY ART CENTER G: GALLERY AZUL H: PACIFIC FOOD & BEVERAGE MUSEUM I: WARNER GRAND THEATRE
T
LIT
Neighborhood Analysis 639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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PROJECT DESIGN
639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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639 W 6th Street
LAMC
41,396 SF
TOC (TIER 2)
60,024 SF
APPLICABLE CODES
EXISTING SITE INFORMATION PROJECT ADDRESS
APN
639 W 6th Street
COMMUNITY PLAN AREA
San Pedro
SAN PEDRO, CA 90731
SPECIFIC PLAN AREA ZONING1
None
7451036007
ZONING OVERLAYS
ZI-2130
C2-2D-CPIO ZI-2478
PROPOSED STREETS (per Mobility 2035)
ZI-2488
DEDICATIONS
GENERAL PLAN LAND USE
EASEMENTS
GENERAL PLAN FOOTNOTE
Community Commercial 1.For a Project zoned C2-2D the maximum FAR shall be 1.5:1. 2. Corresponds to Height District No. 2
LOT AREA 0 SF
0.00 ACRES
CDO: COMMUNITY DESIGN OVERLAY
None
13,798.70 SF
0.32 ACRES
STREETSCAPE
None
TRANSIT ORIENTED COMMUNITIES (TOC)
Tier 2
ADAPTIVE REUSE INCENTIVE AREA
None
Pre Dedication Post Dedication / Calculated, Zimas Survey
-
Incentives (Alley) 10'W x 80'L
15,648.70
FAR LAMC
3.0 : 1 FAR
TOC
4.35 : 1 FAR
DEVELOPMENT STANDARDS SET BACKS2
DENSITY
Commercial FRONT YARD Not Required
400 sf per lot/unit
Residential2 0'
Base 400sf lot/unit
400 SF
SIDE YARD 0'
5'
Total: Base + Alley Incentive
39 UNITS
REAR YARD 0'
15'
TOC Tier 2 Incentive
60.0%
Density Bonus(with 5% ELI)
20.0%
Additional (Density Bonus)
8 Units
Additional (TOC Tier II)
23 Units
Total: Base+Density Bonus
47 UNITS
1.95 Units
BUILDING HEIGHT LAMC No Limit, 75' per CPIO
Ground Floor 14' PARKING
FLOOR AREA (GROSS) LAMC TOC (TIER 2)
41,396.10 SF 60,024 SF
LAMC 1.5;1 DWELLING UNITS (TOC TIER 2) 62
3.0 : 1 FAR 4.35 : 1 FAR
SB1818
OPEN SPACE
Base < 3 Habitable Rooms @ 100 SF/Unit 3,900 SF
TFAR EXISTING STRUCTURES
Total Area
Building 1 - Carwash
0 SF
Building 2 - Storage Trailer
0 SF
w/ (Density Bonus/ TOC) 4,680 SF
Footrpint
Max Floor Area By-Right (Exlcudes Existing Structures) LAMC
41,396 SF
TOC (TIER 2)
60,024 SF
APPLICABLE CODES
Zoning Analysis: Data
COMMUNITY PLAN AREA
San Pedro
SPECIFIC PLAN AREA ZONING1
None
ZONING OVERLAYS
ZI-2130
C2-2D-CPIO ZI-2478 ZI-2488
GENERAL PLAN LAND USE
639 W. 6th Street | Yield Study 2.0
GENERAL PLAN FOOTNOTE
| January 23, 2021
Community Commercial 1.For a Project zoned C2-2D the maximum FAR shall be 1.5:1. 2. Corresponds to Height District No. 2
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FOOTNOTES 1 Per P/ZC 2002-010, General Zoning Code Design Criteria for Multiple-Dwelling Development: Allowable Density (2) One-half of the width of an alley or alleys may be assumed to be a portion of a lot for computing the number of dwelling units when the lot abuts upon one or more alleys. 2 Per 17-1044_ORD_185539_6-26-18 - Central Commercial Subarea: Buildings developed with 100 percent residential uses are prohibited. Residential uses are permitted when developed in conjunction with Commercial Uses and/or Community Facilities in the same building. Residential uses does not include Joint Living and Work Quarters. 3 Per 17-1044_ORD_185539_6-26-18 - Chapter III - Central Commercial Subarea - Section III-2 (B) - In addition to any regulations set forth by the underlying zone and the LAMC, Projects shall comply with the following building density and intensity regulations: (3) For a Project zoned C2-2D, the maximum FAR shall be 3.0:1. 4 Per P/ZC 2002-010, General Zoning Code Design Criteria for Multiple-Dwelling Development: Allowable Density (2) One-half of the width of an alley or alleys may be assumed to be a portion of a lot for computing the number of dwelling units when the lot abuts upon one or more alleys. 5 Per Sec. 12.14 "C2" Commercial Zone: Front - not required, Side & Rear Yards - not required (for buildings erected and used exclusively for commercial purposed); see Sec. 12.11 - for all portions of buildings erected and used for residential purposes, side and rear yard conforming to the requirements of the R4Zone *Section 12.22 C2 and 3 shall be provided and maintained at the floor level of the first story used in whole or in part for the residential purposes. 6 Per 17-1044_ORD_185539_6-26-18) - Chapter III - Central Commercial Subarea - Section III-2 (A) (3)(a): Ground Floor: 14' minimum, (b) Maximum Building Height - 75'; (c) Other than with a CPIO Adjustment or a CPIO Exception, A Project may only exceed 75 feet in height if approved pursuant to LAMC Section 12.24.V, except that the initial decision-maker shall be the City Planning Commission. 7 The ratio of parking spaces required for all other dwelling units shall be at least one parking space for each dwelling unit of less than three habitable rooms, one and one-half parking spaces for each dwelling unit of three habitable rooms, and two parking spaces for each dwelling unit of more than three habitable rooms. Per LAMC Sec. 12.21 A4, Commercial Uses: Retail 1 per 100 sf, Office 1 per 500 sf 8 Per LAMC Section 12.21, Table 12.21 A.16 (a)(1)(i) - Dwelling Units: 26-100 Bicycle Short-Term Spaces: 1 space per 15 units Bicycle Long-Term Spaces: 1 space per 1.5 units Per LAMC Table 12.21 A.16.(a)(2) Retail Stores, General / Restaurants and Bars, General Bicycle Short-Term Spaces: 1 per 2,000 sq. ft.(minimum 2) Bicycle Long-Term Spaces: 1 per 2,000 sq. ft.(minimum 2) 9 Per LAMC, Section 12.21 G: 100 s.f./unit<3 Habitable rooms. 125 s.f. /unit=3 Habitable rooms. 175 s.f. /unit>3 Habitable rooms. Per LAMC Sec. 12.21-G(2)(a)(v) allows common open space to be located at any level at the Site as the project is proposed to be developed at R5 density. Common Area Requirements: must constitute at least 50% of total Open Space Requirements, minimum of 400 sf with a minimum dimension of 15' in any direction Per LAMC Sec. 12.21-G(2)(b)(2) allows the provision of private open space, but does not require it. If private open space is being provided, then the private area must be: 50 s.f. minimum area, minimum 6’ in any direction, maximum 50 s.f./unit counted towards total open space requirements Per LAMC Sec. 12.21-G(2)(a)(4)(i) - Recreation Room Allowed; Recreation rooms having at least 600 square feet on area for a development totaling 16 units or more, or at least 400 sf for a development of fewer than 16 dwelling units may qualify as common open space, but shall not qualify for more than 25 % of the total required usable open space. Per LAMC Sec. 12.21-G(2)(a)(4)(iii) - Roof Decks Allowed, as the project is proposed to be developed at R5 density and may be used in their entirety as common open space. 10 Projects on properties that front less than 200 feet of a single street shall provide open space at a rate of one square foot per 100 square feet of nonresidential floor area up to 5,000 square feet. The open space shall incorporate publicly accessible open space that is visible and accessible from the sidewalk and that includes Pedestrian Amenities and/or landscaped areas. 11 Per Ordinance No. 185539, Chapter III - Central Commercial Subarea - Section III-2: Development Standards (G) Landscape - In addition to any regulations set forth by the underlying zone and the LAMC, Projects shall comply with the following landscaping regulations: 1. Along property lines that abut residential uses, Projects shall provide a landscaped buffer area, a minimum depth of two feet, that is planted with trees or vegetation (e.g., bamboo) that grow to a minimum of ten feet. 2. Where a surface parking lot abuts a street, Projects shall provide a landscaped buffer, a minimum depth of two feet, that is located between the parking areas and the property line. The landscaped buffer area shall contain 24-inch box trees planted at ratio of one tree for every ten linear feet. Required trees shall be a minimum of two inches in trunk diameter and ten feet in height at the time of planting. 3. All areas of a site not occupied by buildings, driveways, or open space consistent with Subsecion E, shall be landscaped. Eight percent of landscaped areas shall consist of plant materials that are low maintenance, and native or drought tolerant. Per LAMC Sec. 12.21-G(2)(a)(3) - A minimum of 25 percent of the common open space area shall be planted with ground cover, shrubs or trees. At least one 24-inch box tree for every four dwelling units shall be provided on site and may include street trees in the parkway. For a surface area not located directly on finished grade that is used for common open space, and located at ground level or the first habitable room level, shrubs and/or trees shall be contained within permanent planters at least 30-inches in depth, and lawn or ground cover shall be at least 12-inches in depth. All required landscaped areas shall be equipped with an automatic irrigation system and be properly drained.
Zoning Analysis: Footnotes 639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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Survey 639 W. 6th Street | Yield Study 2.0
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Site Plan 639 W. 6th Street | Yield Study 2.0
| January 23, 2021
POWER POLE POWER LINES
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Site Plan: Crane Locations
N 30’x30’ PROPOSED CRANE LOCATION (SHOWN DASHED IN RED)
639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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Site Section: East-West 639 W. 6th Street | Yield Study 2.0
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Site Section: North-South 639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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MODULAR SCHEME
639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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6TH STREET 0'-0"
BEDROOM
UNIT A1 470 SF
KITCHEN
LIVING
13'-8"
BATH
UNIT C 920 SF
BATH
WIC
BATH
N
13'-8"
ALCOVE LIVING
33'
5'-6"
BALCONY
33'
MASTER BEDROOM
DWELLING FLOORS:
AREA 435 SF
8
20,5%
470 SF
UNIT B -1 BD
4
10,3%
832 SF
UNIT A 435 SF
UNIT A 435 SF
UNIT C - 2 BD
7
17,9%
920 SF
BATH
BATH
BATH
BATH
UNIT A 435 SF
UNIT A 435 SF
LIVING
TOTAL UNITS:
39
LIVING
DENSITY
39
5% ELI
8
TOC
23
UNIT A1 - STUDIO 109'-4"
UNIT B 882 SF
TOTAL:
13'-8"
UNIT A 435 SF
MASTER BEDROOM
BEDROOM
BATH
KITCHEN
LIVING
70
STUDY 10:
UNIT C 920 SF
UNIT A1 470 SF ALCOVE
20
% 51,3%
· W/D IN EVERY UNIT
13'-8"
LIVING
QTY.
UNIT TYPE
13'-8"
LIVING
TRASH
LIVING
KITCHEN
BALCONY
LIVING
4
UNIT A - STUDIO
BATH
LIVING
13'-8"
ELEV.
BALCONY
ELEV.
BEDROOM BEDROOM
13'-8"
IDF
WIC
13'-8"
BATH
· 2 BEDROOM UNITS WITH THE LIVING ROOM AT THE CORNER
33'
5'-6"
· 1 AND 2 BEDROOM WITH BEST VIEWS /
33'
ORIENTATION
71'-6"
ALLEY
Typical Floor al Floor Plan - Modular Building Study 639 W. 6th Street | Yield Study 2.0
1'-0"
| January 23, 2021
· MORE BALANCED MIX ALLEY
639 6th Street, San Pedro, CA
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6TH STREET
33'
5'-6"
13'-8"
ALCOVE LIVING
BATH
BEDROOM
UNIT A1 470 SF
13'-8"
BATH
13'-8"
KITCHEN
PATIO
WIC
BATH
WIC
BATH
IDF ELEV.
LIVING
UNIT C 920 SF
N
MASTER BEDROOM
BEDROOM BEDROOM
ELEV.
PATIO PATIO
LIVING
LIVING
LIVING
LIVING
UNIT A 435 SF
UNIT B 882 SF
UNIT A 435 SF
UNIT A 435 SF BATH
BATH
BATH
BATH
UNIT A 435 SF
UNIT A 435 SF W.C.
LIVING
PATIO
LIVING
PATIO
W.C.
27'-0"
LIVING
UNIT A1 470 SF ALCOVE
LOUNGE 758 SF
BATH
LAP POOL
33'
Podium 2nd Floor
639 W. 6th Street | Yield Study 2.0
| January 23, 2021
5'-6" 71'-6"
27'-0"
GARDEN
ALLEY
27'-0"
PATIO
13'-8"
KITCHEN
TRASH
PATIO
BATH
13'-8"
13'-8"
13'-8"
109'-4"
13'-8"
PATIO
oor Plan - Modular Building Study
1'-0"
33'
32'-0"
33'
ALLEY
639 6th Street, San Pedro, CA
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S
N
S
S
S S
S
S
6TH STREET
TRASH
S S S
S S
15'-0"
S
S
S
20 STD. PARKING PARKING STALL + 7 TANDEM
S
S
S
S
ELEV.
S
ELEV.
S
IDF
1stSTUDY Floor AN - YIELD 639 W. 6th Street | Yield Study 2.0
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| January 23, 2021
ALLEY
S S
S
TRAFO
ALLEY
639 6th St. - S. Pedro
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6TH STREET 0'-0"
LIVE WORK 885 SF
LOBBY
LIVE WORK 885 SF
0'-0"
0'-0"
N
S
S
ELEV.
S
S
S
MAILING
S
S
ELEV.
S
S
0'-0"
S
S
0'-0"
S
S S
S
S
W.C.
S
18 STD. PARKING PARKING STALL + 5 TANDEM 6'-0"
S
S
W.C.
6'-0"
TRASH
6'-0"
S
GAS METER
ALLEY
S
6'-0"
S
S
TRAFO
ELECTRICAL ROOM
Ground Floor
D FLOOR PLAN - YIELD STUDY 639 W. 6th Street | Yield Study 2.0
ALLEY
| January 23, 2021
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639 6th St. - S. Pedro
11' 11' 11' 15'
12'
11'
71'
75' HEIGHT LIMIT
99'-11"
East West Cross Section -East Modular Schematic Section: - Building West Study
1'-0" 639 W. 6th Street 3/32" | Yield Study- 2.0 | January 23, 2021
639 6th St. - S. Pedro
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STUDIO: OPEN PLAN
395 net.
1BR/1
Table 32x32
DINING
30" x 48"
Stool
32x32 Table
DINING
BED #1
Sofa 36x84
36x84 Sofa
LIVING
LIVING King 80x76
LIVING
88x111 KITCHEN
CLOS. 15" bread board
Clos 6'-0"
Queen
DW
80x60
KITCHEN
24" x 24" clos.
SLEEPING Twin
W/D 30" x 48"
REF
Stool
FOYER
30" x 48"
Stool
AWC KITCHEN
3
ELCTRO ELCTRO standard W/D
FOYER
Aquatic 6032
80x60
REF
DW
ELCTRO
AWC
Queen ALCOVE
24" x 24" clos.
t
ELCTRO W/D
15" bread board
REF
DINING
DW
30" x 48"
AWC FOYER
Unit A - Studio | 435 SF STUDIO: OPEN PLAN
Precedents Unit Plans | January 23, 2021
DINING
ble x32
639 W. 6th Street | Yield Study 2.0
395 net.
Unit A1 - Studio | 470 SF 1BR/1BA: GALLEY STUDIO: CHILL POD
710 net.
455 net.
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1
2B
Sofa 36x72
LIVING King 80x76 LIVING
BED #1
BED #1
LIVING
LIVING
King 80x76
King 80x76
BED #1
88x111
King 80x76
88x111
HEADER
CLOS. 88x111
Clos 3'-9"
DINING
Clos 3'-9"
DINING
W
Sonetto
W
Stool
CLOS. 3'-6"
KITCHEN
BED #2
DW
Aquatic 6030STT
AWC
DW
Queen FOYER
80x60
KITCHEN
DW
AWC Clos 6'-8"
FOYER
AWC
30" x 48"
FOYER
Amerisink AS3337
CLOS. 3'-6" KITCHEN
W/D
30" x 48"
D
AWC
Amerisink AS3337
FOYER
ELCTRO
D
REF CLOS. 9'-2"
DINING 30" x 48"
CLOS. 9'-2"
DW
DINING
Stool
WC
Aquatic 6030STT
Stool
Stool
KITCHEN
30" x 48"
ELCTRO W/D
30" x 48"
t.
BED #1
Mans Alto
Mans Alto
Unit B - 1BD | 880 SF 1BR/1BA: GALLEY
Precedents Unit Plans 1BR/1BA: CORNER
639 W. 6th Street | Yield Study 2.0
| January 23, 2021
710 net. 710 net.
710SFnet. 1BR/1BA:Unit CORNER C - 2 BD corner | 920 2BR/2BA: CORNER
2BR/2BA
920 net.
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Brick | Juliette Balcony
Stucco | Recessed Windows
Precedents: Shell 639 W. 6th Street | Yield Study 2.0
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Precedents Interior 639 W. 6th Street | Yield Study 2.0
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Precedents Rooftop 639 W. 6th Street | Yield Study 2.0
| January 23, 2021
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