PRE-DESIGN STUDY 6/26/ COLE PLACE ARSHIA ARCHITECTS 550 N LARCHMONT BLVD #100 LOS ANGELES, CA

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1 PRE-DESIGN STUDY 6/26/ COLE PLACE ARSHIA ARCHITECTS 550 N LARCHMONT BLVD #100 LOS ANGELES, CA OFFICE@ARSHIA.NET

2 Arshia Architects, ltd hereby prvides, withut any representatin r warranty f any kind, the enclsed Pre-design Study cncerning 2401 Cle Place, Huntingtn Park, Califrnia The Owner shall indemnify, defend and hld Arshia Architects, ltd harmless frm and against any and all lss, liability, damage r expense arising ut f r in cnnectin with Arshia Architects, ltd delivery f the Pre-Design study t the Owner, including, withut limitatin, arising frm r relating t the Owner's use f the Pre-Design Study r the Owner's delivery f the Pre-Design Study r any f the cntents r infrmatin cntained therein t any third parties.

3 PROJECT DATA: Prject Descriptin: Prject Address: Mixed Use Develpment (Cmmercial/Residential) 2401 Cle Place, Huntingtn Park, CA Tract: Lt: APN#: Zne: Landuse plicy: C-B-CRS-General Zne MC/ Walnut Park Lt Area: Lt Width: Lt Depth: Frnt Yard Setback: Back yard Setback: Side Yard Setback: Allwable Height: Maximum Allwable Stries: Required Number f Parking Spaces: 8635 sq ft 69 ft (at mid pint) 125 ft Nne (Subject t allwable pening setback frm PL) Nne (Subject t allwable pening setback frm PL) Nne (Subject t allwable pening setback frm PL) 60 ft Nne Bachelr apartment: 1 cvered space 1 bedrm unit: 1.5 cvered spaces 2 bedrm unit: 1.5 cvered spaces uncvered spaces Guest parking required with a min. f 10 units: 1 space fr each 4 units BUILDING AREAS: FAR: Average Unit Size: (One Bedrm Scenari) Apprximate Ttal Residential Area: Apprximate Ttal Cmmercial Area: 50 units per net acre 1700 sq ft (850 sq ft per flr) (+/-10%) 17,000 sq ft (+/-10%) 1050 sq ft (+/-20%)

4 Pre-Design Study fr 2401 Cle Place A. INTRODUCTION: The subject prperty is lcated at 2401 Cle Place in the City f Ls Angeles and is subject t The Walnut Park Cmmunity Standards District and the Ls Angeles Municipal Cde Develpment Standards. The fllwing preliminary analysis evaluates develpment ptins fr a new mixed-use structure n the prperty. Pre-design study plans can be fund at the end f this reprt. B. PRIMARY DEVELOPMENT OBJECTIVE: The primary develpment bjective fr the subject prperty is the cnstructin f a new mixed-use develpment with cmmercial n the grund flr and apartment units lcated abve. The analysis will generally utline restrictins and impediments t the future develpment psed by municipal rdinances, and ther authrized with jurisdictin ver the parcel. C. ZONING: The fllwing prvides develpment standards fr a mixed-use develpment. Except fr general pints utlined belw, standards fr each use must cmply with the relevant zne (i.e. Residential use t fllw R3 and Cmmercial use t fllw C3 standards) Mixed Cmmercial Develpment (MXD) With the exceptin f entrance hallways and jint live and wrk units, cmmercial and residential uses shall nt be lcated n the same flr; With the exceptin f jint live and wrk units, the grund flr space shall be devted slely t cmmercial uses; With the exceptin f jint live and wrk units, all flr space abve the grund flr shall be devted slely t residential uses. Hurs f peratin. The hurs f peratin fr cmmercial uses shall be n earlier than 7:00 a.m., and n later than 10:00 p.m., daily. Zne-Specific-Standards Dwelling unit density. Prperties in Znes C-3 and C-M develped with mixed use develpments in accrdance with this Part 18 shall nt cntain mre than 50 dwelling units per net acre; Height. A building r structure in a mixed use develpment apprved in accrdance with this Part 18 shall nt exceed a height f 60 feet abve grade, excluding chimneys and rftp antennas. ADA Requires ne accessible unit All units must be ADA adaptable Requires elevatr t access nn-grund flr apartments Residential Zne (R-3): (Limited Multiple residence: Apartment Huse) Apartment huses ( ) 1452 sq. ft./unit r as therwise limited by the General Plan ( and ) Prperty in Zne R-3-( )U, develped fr any residential use, shall nt exceed the number preceding the letter "U" specified in the suffix t the zning symbl. FLOOR AREA RATIO: Such required area per dwelling unit shall nt exceed 30 units per net acre. Required parking Each bachelr apartment unit, 1 cvered space Each efficiency r 1 bedrm apartment unit, 1 1/2 cvered spaces Each 2-bedrm apartment unit, 1 1/2 cvered + 1/2 uncvered spaces Guest parking required fr apartments with a minimum f 10 units at a rati f 1 space fr each 4 units ( and ) Standard Yard Requirements Frnt Yard: 15 ft., except as prvided ( Pre-Design Study- 06/26/ Cle Place

5 Rear Yard: 15 ft. r 20% f average depth f lt, nt less than 10 ft. ( and ) Side Yards: Interir Lt: 5 feet r 10% f average width f narrw lt, but nt less than 3 feet ( and ) Crner Lt: 5 ft., except n reversed crner lt, which is 7 1/2 feet ( ) Setback: Setback required fr fire safety, need windws Cmmercial Zne (C-3): Unlimited Cmmercial Minimum Required Area: N minimum required area. But see f L.A. Cunty Cde Subdivisins Flr Area Rati The ttal flr area in all the buildings n any ne parcel f land shall nt exceed 13 times the buildable area f such parcel f land. Cellar flr space, parking flr space with necessary interir driveways and ramps theret, r space within a rf structure r penthuse fr the husing f building perating equipment r machinery shall nt be cnsidered in determining the ttal flr area within a building. Minimum Required Parking: General cmmercial -- 1 parking space fr each 250 sq. ft. f flr space Nn-medical ffice uses -- 1 parking space fr each 400 sq. ft. f flr space. See applicable use- - Part 11, Chapter Eating/drinking establishments -- 1 parking space fr each 3 persns, based n ccupant lad determined by Public Wrks Department (minimum f 10 parking spaces) Building Setback: N building setback required Maximum Lt Cverage: 90% f net area f lt 10% f net area must be landscaped ( ) Outside Display Autmbile sales, restaurants, and a few ther uses ( ) Outside Strage Permitted at the rear f a parcel when incidental t the permitted use existing in the frnt f the parcel; strage may nt be clser than 50 feet t the frnt lt line and must be cmpletely enclsed by a 5 t 6 ft-high slid fence r wall ( D. PARKING Except fr fully subterranean structures, all parking areas shall: a. Be lcated in the rear f the structure(s); and b. Be cmpletely screened with walls and/r landscaping s that they are nt visible frm the street that prvides frntage, except that views f parking areas dwn r alng access driveways need nt be screened. Separate cmmercial and residential parking spaces must be prvided in cmpliance with Part 11 f Chapter 22.52, which spaces shall be separately designated by psting, pavement marking, and/r physical separatin. Cncrete surfacing t a minimum thickness f three and ne-half inches, with expansin jints as necessary; Asphalt surfacing, rlled t a smth, hard surface having a minimum thickness f ne and ne-half inches after cmpactin, and laid ver a base f crushed rck, gravel r ther similar material cmpacted t a minimum thickness f fur inches. The requirement fr said base may be mdified if: Marking f Spaces. Each parking space shall be clearly marked with paint r ther similar distinguishable material, except spaces established in a garage r carprt having nt mre than three spaces. Pre-Design Study- 06/26/17 Each cmpact autmbile parking space shall be clearly marked with the wrds "Cmpact Only." Wheel Stps. Wheel stps required n the perimeter f parking lts which are adjacent t walls, fences r pedestrian walkways Cle Place

6 Walls: Frnt Yards. Where parking facilities are lcated adjacent t the frnt lt lines, a slid masnry wall nt less than 30 inches nr mre than 42 inches in height, Side and Rear Yards. Where parking facilities are lcated n land adjining a residential r agricultural zne, a slid masnry wall nt less than five feet nr mre than six feet in height shall be established alng the side and rear lt lines adjining said znes Landscaping: Where a wall is required t be set back frm a lt line, the area between said lt line and such wall shall be landscaped with a lawn, shrubbery, trees and/r flwers, and shall be cntinuusly maintained in gd cnditin. At least tw percent f the grss area f the parking lt shall be landscaped. a landscaped strip a minimum f fur feet in width shall be required adjining such walkway. Within the landscaped strip, ne tree shall be planted every 25 linear feet f walkway, and shall be at least seven feet in height Lighting: Lighting shall be s arranged t prevent glare r direct illuminatin in any residential r agricultural zne. Slpe: Parking lts shall nt have a slpe exceeding five percent Accessible Parking: 1-40 parking spaces, requires 1 handicapped spt Need tw handicapped parking spts, (1 residential, 1 cmmercial) When fewer than five parking spaces are prvided, ne shall be 14 feet wide and lined t prvide a nine-ft parking area and a five-ft lading and unlading area, minimum length f 18 feet. Lcatin. Parking spaces fr the physically handicapped shall be lcated as near as practical t a primary entrance Slpes. Surface slpes f parking spaces fr the physically handicapped shall be the minimum pssible and shall nt exceed ne-quarter inch per ft (2.083 percent slpe) in any directin Marking. The surface f each parking space shall have a surface identificatin sign duplicating the symbl f accessibility in blue paint, at least three square feet in size. E. LOADING/UNLOADING. Off-street lading areas shall be lcated tward the rear f the structure(s) and shall nt be visible frm the street. F. TRASH/RECYCLING. Areas fr the cllectin and strage f refuse and recyclable materials shall be lcated n the site in lcatins that are cnvenient fr bth the residential and cmmercial uses. The trash enclsures shall be lcated tward the rear f the structure(s) and shall nt be visible frm the street. G. NUMBER OF PARKING SPACES REQUIRED Fr every tw bicycle parking spaces prvided abve the minimum number f such spaces required by this Part 11, the required number f vehicle parking spaces required may be reduced by ne, with a maximum reductin in vehicle parking spaces f five percent f the ttal number f such spaces therwise required by this Part 11. nt mre than 40 percent f the required number f parking spaces, may be cmpact autmbile parking spaces. Spaces fr cmpacts shall be distributed thrughut the parking area Pre-Design Study- 06/26/ Cle Place

7 Lading spaces fr cmmercial C-3, grss flr area frm 5,000-24,000 requires 1 type A lading zne (min Length 24 feet, Width 12 feet) Requires 48 backup Cannt backup nt public prperty Each single-family residence, tw cvered standard autmbile parking spaces per dwelling unit. Each bachelr apartment, ne cvered parking space per dwelling unit; each efficiency r ne-bedrm apartment, ne and ne-half cvered parking spaces per dwelling unit; and, each apartment having tw r mre bedrms, ne and ne-half cvered, plus ne-half uncvered parking spaces. In additin, parking fr apartment huses shall cmply with the fllwing prvisins: Guest parking shall be prvided fr all apartment huses cntaining 10 r mre units at a rati f ne standard parking space fr every fur dwelling units. These spaces, which may be uncvered, shall be designated, marked and used nly fr guest parking, Guest parking shall be prvided in the rati f ne parking space fr each eight units. The minimum dimensins fr such tandem spaces are eight feet wide and a ttal f 36 feet lng fr standard spaces and seven and ne-half feet wide and a ttal f 30 feet lng fr cmpact space A secnd unit with fewer than tw bedrms shall have ne uncvered standard parking space; a secnd unit with tw r mre bedrms shall have tw uncvered standard parking spaces Bicycle spts: "Bicycle parking space" means an area at least six feet in length by at least tw feet in width t accmmdate secured strage fr ne bicycle; Residential apartments (five dwelling units r mre) requires SHORT TERM: 1 bike space per each ten dwelling units (tw space minimum) and LONGTERM: ne space per each tw dwelling units. Cmmercial (general retail) requires SHORT TERM: ne bicycle space per each 5000 sq ft f grss flr area (tw space minimum) and LONG TERM: ne space per sq ft grss flr area (tw space minimum) "Bicycle rack" means a fixture n which ne r mre bicycles can be secured; "Lng-term bicycle parking" means bicycle parking intended fr a perid f tw hurs r lnger, apprpriate fr residents, emplyees, transit users, and visitrs t htels in the nearby area; and "Shrt-term bicycle parking" means bicycle parking intended fr a perid f tw hurs r less, apprpriate fr persns making shrt visits t cmmercial establishments such as grcery and cnvenience stres, restaurants, cffee shps, bars and clubs, and ffices such as medical, dental, and pst ffices. Pre-Design Study- 06/26/ Cle Place

8 GROUND FLOOR DIAGRAM 24'-0" 26'-2" 18'-0" COMMERCIAL LOADING ZONE 12'-0" 5'-0" GUEST TRASH/RECYCLING PROPERTY LINE ELEVATOR LOBBY GUEST BICYCLE PARKING PARKING 21 SPACES LANDSCAPING 18'-0" 8'-0" 7'-6" 5'-0" 9'-0" 9'-0" HANDICAPPED HANDICAPPED HANDICAPPED LOADING ZONE RETAIL *RESIDENTIAL PARKING *COMMERCIAL PARKING *COMMERCIAL LOADING ZONE SUBJECT TO SPECIAL APPROVAL IN ACCORDANCE TO CODE, 48' BACKUP REQUIREMENT *DRIVEWAY SIZE AND LOCATION SUBJECT TO THE DEPARTMENT OF PUBLIC WORKS APPROVAL

9 UPPER FLOOR DIAGRAM UNIT 1 UNIT 2 ELEVATOR UNIT 3 UNIT 4 UNIT 5 UNIT 6 UNIT 7 UNIT 8 UNIT 9 UNIT 10 * RESIDENTIAL UNITS * UPPER STORY SETBACK FROM PROPERTY LINE SUBJECT TO OPENING SIZE LIMITATIONS FOR FIRE PROTECTION * EACH UNIT TWO STORIES

10 BLOCK DIAGRAM UPPER LEVEL RESIDENTIAL FIRST LEVEL COMMERCIAL

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