F IG + F LOWE R P ROG RESS REVIEW OCTOBER 10, 2019
FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart
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FL OW
ER
FI
GU E
RO A
PIC O
VE
NI
CE
P R OJ ECT S I T E FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 2
ZONING FAR 10:1 - 13:1
895,000 - 1.16 million SF FAR area max
FIREFIGHTING ACCESS 420’ max
STRUCTURAL Performancebased Analysis expected due to 2019 code changes effective 2020
to highest occupied floor
PROGRAM HOTEL: 600 keys + supporting F&B, conference, recreational, front and back of house
RESI
P R OJ ECT PA R A M E T E R S FIG + FLOWER | Progress Review | October 10, 2019
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ST R E E T LEV EL 10 f t .
PODIUM 75 ft .
TOW E R 420 f t .
VIEW OPPORTUNITIES FIG + FLOWER | Progress Review | October 10, 2019
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15'-0" AVG. 9'-0"
20'-0"
20'-0"
CL
CL
(40% OPENINGS) 10'-0" MIN PL
(40% OPENINGS) 10'-0" MIN
S FLOWER STREET
FIGUEROA STREET
PL
SIDEWALK DEDICATION (DT STREET STD.) SIDEWALK EASEMENT (DT STREET STD.) PROPERTY BEFORE DEDICATIONS
AVG 12'-0" 3'-0"
PROPERTY AFTER DEDICATIONS
VENICE BOULEVARD
CL
SITE PLAN FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart
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ZONING ANALYSIS 10/2/2019 ZONING ANALYSIS 10/2/2019 FIGUEROA SITE
FLOWER SITE
5134009020, FLOWER SITE 5134009002, 1505,5134009020, 1511, 1515, 1525 S 1540 S Figueroa St Addresses 5,134,009,011 APN Flower St 5134009002, C2-2D-O C2-2D-O Zoning 1505, 1511, 1515, 1525 S 1540 S Figueroa St Addresses 24,791 SF 30,049 SF Site / Lot Area (Calculated, ZIMAS) Flower St 24,800 SF 29,950 SF Site / Lot Area (Survey) C2-2D-O Zoning C2-2D-O 42,392 SF 47,131 SF Site CL of streets 24,791 SF Site / / Lot Lot Area Area incl (Calculated, ZIMAS) 30,049 SF 1 None None Setbacks 24,800 SF Site / Lot Area (Survey) 29,950 SF 2 Unlimited Unlimited 42,392 SF Height Site / Lot Area incl CL of streets 2 1 Unlimited Unlimited None None Stories Setbacks 23 Unlimited Unlimited Density Height 4 24,800 SF 29,950 SF Unlimited Unlimited Buildable Stories2 Area 5 3 10.0 : 1 FAR 13.0 : 1 FAR 10.0 : 1 FAR 3.0 : 1 FAR 13.0 : 1 FAR Unlimited Unlimited FAR Density 4 Max Floor Area Area By-Right (by Site) 248,000 423,920 SF 322,400 551,096 SF 471,310 89,850 SF SF 612,703 SF 24,800 SF 29,950 Buildable 5Floor Area By-Right (combined) 10:1 895,230 337,850 SF min Max 10.0 : 1 FAR 13.0 : 1 FAR 3.0 : 1 FAR FAR 1,163,799 412,250 SFmax max 89,850 SF Max 13:1 248,000 SF 322,400 Max Floor Floor Area Area By-Right By-Right (combined) (by Site) SF SF 337,850 SF min Max Floor Area By-Right (combined) 10:1 1. PerFloor ZI 2385, allBy-Right yard requirements eliminated. 412,250 SF max Max Area (combined) 13:1 2. Height District limitations determine Height, Stories, Base FAR. 3. Per ZI ZI 2385, 2385, all maximum unit per lot eliminated. area eliminated; density is unlimited (within the relevant FAR) 1. Per yard requirements 4. ZI 2385, "Buildable Area is the same as Lot Area."Base FAR. 2. Per Height District limitations determine Height, Stories, 5. Central City Community Plan reduces FAR from 6:1 density (by Height District) (within to 3:1. the relevant FAR) 3. Per ZI 2385, maximum unit per lot area eliminated; is unlimited APN
FIGUEROA SITE 5,134,009,011
MAXIMUM AREA
4. Per ZI 2385, "Buildable Area is the same as Lot Area." 5. Central City Community Plan reduces FAR from 6:1 (by Height District) to 3:1.
* Existing Honda Dealership Floor Area: 50,000sf
Z O N I N G A N A LYS I S FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 6
Scenario 1A:
Scenario 1B:
Scenario 2:
Director’s Determination Today: Increase FAR by an amount less than 50,000 sf resulting in new Flower Tower having maximum FAR of 214,499 sf: 55,000 sf x 3 = 165,000 sf + 49,999 sf . Keep 10,000sf for commercial uses on second floor while waiting for DTLA 2040.
Demolish Honda building, use balance from FLOWER site + build on FIGUEROA site using DTLA 2040.
Develop both FIGUEROA + FLOWER simultaneously to exceed DTLA 2040 max FAR, “lot area” enlarged.
Lot area: +/- 25,000sf
Lot area: +/- 30,000sf
Move leftover floor area from FLOWER to FIG site and
Current FAR 3:1
Current FAR 3:1
develop per DTLA 2040.
Honda: u s e a s t e m p. parking for Flower site and ke e p 1 0,0 0 0 s f f o r commerical uses
Figueroa Site
2 14 , 9 9 9 1 0,0 0 0 s f f o r re s i b u i l d i n g w i t h c u r re n t code.
1 , 1 6 3,7 9 9 - 2 14 , 9 9 9 = 948,800sf hotel tower
204,999sf re s i b u i l d i n g
1 0 : 11 3 : 1 FA R
1 0 : 11 3 : 1 FA R
Flower Site
D E V E LO P M E N T S C E N A R I O S FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart
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L42
Scenario Data, Figueroa Site:
Scenario Data, Flower Site:
Pa r k i n g i n e x i s t i n g H o n d a d e a l e r s h i p
Ty p i c a l re s i f l o o r p l a t e , g ro s s : 1 3,6 4 5 s f Ty p i c a l h o t e lHotel f l o o Guestrooms r plate, net: 1 1 ,6 6 2 s f A p a r t m e n t s / f l o o r : 11 To t a l a p a r t m e n t s : 1 6 5 To t a l re s i a mHotel e n i t yOther s p a c e + re t a i l : 3 0,0 0 0 s f
To t a l f l o o r a re a : 1 0,0 0 0 s f
To t a l f l o o r a re a : 2 0 4 , 9 9 9 s f Commercial Residential Residential Other Parking
SF NET
RESI 15 floors
204,999
S F NET
10,0 0 0
ROOF
RESI AMENITY 1 floor PARKING 1 floor
L1
FIGUEROA Stacking Strategy 1
L17 L16 L15 L14 L13 L12 L11 L10 L9 L8 L7 L6 L5 L4 L3
190 ft.
40 ft.
L2
RETAIL 1 floor
L1 B1 B2 FLOWER
S c e n a r i o 1 a : H o n d a S i t e + F l o w e r To w e r FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 8
Axo f rom Sou t hwest
Axo from Southeast
View from Ea st / 1 10 Fw y
H O N DA 2 5 ,0 0 0 S F P L AT E
RESI 1 1 ,6 6 2 S F P L AT E
Scenario 1a: 3D Massing Views FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 9
ROOF
910 ft. L85 L84 L83 L82 L81 L80 L79 L78 L77 L76 L75 L74 L73
L42
Scenario Data, Figueroa Site: Ty p i c a l h o t e l f l o o r p l a t e , g ro s s : 1 3, 2 8 0 s f Ty p i c a l h o t e l f l o o r p l a t e , n e t : 1 0,7 8 0 s f Ke y s / f l o o r : 2 4 To t a l k e y s : 1 , 9 2 0 To t a l h o t e l a m e n i t y s p a c e + re t a i l : 8 6,4 0 0 s f
Scenario Data, Flower Site: Ty p i c a l re s i f l o o r p l a t e , g ro s s : 1 3,6 4 5 s f Ty p i c a l h o t Hotel e l f l oGuestrooms or plate, net: 1 1 ,6 6 2 s f A p a r t m e n t s / f l o o r : 11 To t a l a p a r t m e n t s : 1 6 5 To t a l re s i aHotel m e n iOther t y s p a c e + re t a i l : 3 0,0 0 0 s f To t a l f l o o r a re a : 2 0 4 ,4 9 9 s f Commercial
L25 L24 L23 L22 L21 L20 L19 L18 L17 L16 L15 L14 L13 L12 L11 L10
Residential Residential Other Parking ROOF
HOTEL AMENITY 5 floors
L07
110 ft.
RESI 15 floors
L6
L8 L5
L7
SF NET
L09 L08
204,999
S F NET
HOTEL ROOMS 80 floors
94 8,80 0
To t a l f l o o r a re a : 9 4 8 , 8 0 0 s f
L4
L2
RESI AMENITY 1 floor
L1
RETAIL 1 floor
L3
RETAIL 1 floor
FIGUEROA Stacking Scenario 1b
L17 L16 L15 L14 L13 L12 L11 L10 L9 L8 L7 L6 L5 L4 L3
190 ft.
40 ft.
L2 L1 B1 B2 FLOWER
S c e n a r i o 1 b : DT L A 2 0 4 0 M a x i m i ze d F i g u e ro a S i t e + F l o w e r To w e r FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 10
Axo f rom Sou t hwest
Axo from Southeast
View from Ea st / 1 10 Fw y
H OT E L 1 0,7 8 0 S F P L AT E
RESI 1 1 ,6 6 2 S F P L AT E
Scenario 1b: 3D Massing Views FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 11
ROOF
Ty p i c a l h o t e l f l o o r p l a t e , g ro s s : 1 3, 2 8 0 s f Ty p i c a l h o t e l f l o o r p l a t e , n e t : 1 0,7 8 0 s f Ke y s / f l o o r : 2 4 To t a l k e y s : 74 4 To t a l h o t e l a m e n i t y s p a c e + re t a i l : 8 9,74 0 s f
S F NET
423,920
To t a l f l o o r a re a : 4 2 3, 9 2 0
RESI 36 floors
S F NET
Scenario Data, Figueroa Site:
47 1,3 10
L42
HOTEL ROOMS 31 floors
ROOF
420 ft. L37 L36 L35 L29 L34 L33 L32 L31 L30 L29 L28 L27 L26 L25 L24 L23 L22 L21 L20 L19 L18 L17 L16 L15 L14 L13 L12 L11 L10 L09 L08
HOTEL AMENITY 5 floors
L07
110 ft.
L6
L8 L7
L5 L4 L3
RESI AMENITY 2 floors
L1
Ty p i c a l re s i f l o o r p l a t e , g ro s s : 1 3,6 4 5 s f Ty p i c a l h o t eHotel l f l o oGuestrooms r plate, net: 1 1 ,6 6 2 s f A p a r t m e n t s / f l o o r : 11 To t a l a p a r t m e n t s : 3 9 6 To t a l re s i a mHotel e n i t Other y s p a c e + re t a i l : 5 1 ,47 8 s f To t a l f l o o r a re a : 47 1 , 3 1 0 s f Commercial Residential Residential Other Parking
60 ft.
L2 RETAIL 1 floor
L1 B1 B2
PARKING 2 floors FIGUEROA Stacking Scenario 2
Scenario Data, Flower Site:
L3
L2 RETAIL 1 floor
420 ft. L39 L38 L37 L36 L35 L34 L33 L32 L31 L30 L29 L28 L27 L26 L25 L24 L23 L22 L21 L20 L19 L18 L17 L16 L15 L14 L13 L12 L11 L10 L9 L8 L7 L6 L5 L4
FLOWER
S c e n a r i o 2 : DT L A 2 0 4 0 To w e r s o n F i g u e ro a a n d F l o w e r S i t e s ( FA R 1 0 : 1 ) FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 12
Axo f rom Sou t hwest
Axo from Southeast
View from Ea st / 1 10 Fw y
H OT E L 1 0,7 8 0 S F P L AT E
RESI 1 1 ,6 6 2 S F P L AT E
Scenario 2: 3D Massing Views (10:1) FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 13
ROOF
540 ft. L49 L48 L47 L29 L46 L45 L44 L43 L42 L41 L40
Ty p i c a l h o t e l f l o o r p l a t e , g ro s s : 1 3, 2 8 0 s f Ty p i c a l h o t e l f l o o r p l a t e , n e t : 1 0,7 8 0 s f Ke y s / f l o o r : 2 4 To t a l k e y s : 1 ,0 3 2 To t a l h o t e l a m e n i t y s p a c e + re t a i l : 8 7, 5 5 6 s f
S F NET
HOTEL ROOMS 43 floors
5 5 1,0 96
To t a l f l o o r a re a : 5 5 1 ,0 9 6 s
L29 L28 L27 L26 L25 L24 L23 L22 L21 L20 L19 L18 L17 L16 L15 L14 L13 L12 L11 L10
RESI 48 floors
L09 L08 HOTEL AMENITY 5 floors
L07
110 ft.
L6
L8 L7
L5 L4 L3
RESI AMENITY 2 floors
Scenario Data, Flower Site: Ty p i c a l re s i f l o o r p l a t e , g ro s s : 1 3,6 4 5 s f Ty p i c a l h oHotel t e l fGuestrooms loor plate, net: 1 1 ,6 6 2 s f A p a r t m e n t s / f l o o r : 11 To t a l a p a r t m e n t s : 5 2 8 To t a l re s i Hotel a m e Other n i t y s p a c e + re t a i l : 5 2 , 9 2 7 s f
L1
To t a l f l o o r a re a : 6 1 2 ,70 3 s f Commercial Residential Residential Other Parking
60 ft.
L2 RETAIL 1 floor
L1 B1 B2
PARKING 2 floors FIGUEROA Stacking Scenario 2
L31 L30 L29 L28 L27 L26 L25 L24 L23 L22 L21 L20 L19 L18 L17 L16 L15 L14 L13 L12 L11 L10 L9 L8 L7 L6 L5 L4 L3
L2 RETAIL 1 floor
520 ft.
L43
S F NET
Scenario Data, Figueroa Site:
L50 L49 L48 L47 L46 L45 L44
612 ,703
L42
ROOF
FLOWER
S c e n a r i o 2 : DT L A 2 0 4 0 To w e r s o n F i g u e ro a a n d F l o w e r S i t e s ( FA R 1 3 : 1 ) FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 14
Axo f rom Sou t hwest
Axo from Southeast
View from Ea st / 1 10 Fw y
H OT E L 1 0,7 8 0 S F P L AT E
RESI 1 1 ,6 6 2 S F P L AT E
Scenario 2: 3D Massing Views (13:1) FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 15
FIG + FLOWER | Progress Review | October 10, 2019
Moinian Group | Steinberg Hart 16