HomeMy WebLinkAboutInitial Plan IPZR2005014 - Project DescriptionArchkL•! t:3ve,c:,
architrave@verizon.net
Pro'ect Descri tion
214-216-218 3RD Street, Huntington Beach
Thank You .................................................................. 1 Date :................................................................... .
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architrave@verizon.net
December 26, 2005
Pro'ect Descri tion
214-216-218 3RD Street, Huntington Beach
The project is in District 5, H.B. Downtown, mixed use, and it basically consists of three
stories, 1St floor for retails, 2"d floor for offices and 3rd floor for dwellings plus two basement
for parkings.
The project layout is organized in a U shape, around a Plaza, which is the luminous heart
of the project, a common landscaped "gathering area" with an adjacent landscaped rest
area for the offices in 2"d floor.
As we have been offered to work together with the neighbors' project -mixed use too-, at
last, the project will result in an integrated one, with another plaza next to the first one, so
this will be a benefit for the area, and not only by means of economics and social, as it
can be seen in the aerial photographs with so much vacant area, the new building will help
to consolidate the urban fabric in a pattern of block with internal patios, interconnecting the
streets all through the first floor.
The main access is the privilege of pedestrians, facing to 3'd Street, and the service
accesses and loading area face to the alley.
The vertical connections between stories are defined by two stairways, one open that
becomes part of the landscape, and the other enclosed as to comply with fire rate
standards, plus an elevator with shaft walls. The access to dwellings is independent, with
an iron gate with lock in the open stairways. The enclosed fire rate stairways and elevator
begin in the basement.
The entrances to retails, offices and dwellings are located in the sorrounding patio
hallways. They have roof but are open at the sides, so the trees can be seen in all their
height. The hallways include public bathroom.
All the entrances, bathrooms and sizes for spaces comply with the ADA Code and details
will be completed and incorporated in the documentation.
The idea of landscape is kept in the terrace above 3'd floor. We plan to locate a private
exclusive recreation area for the dwellings, including solarium and Jacuzzi, without roof.
Each one of the dwelling unit have a California independent roof, so the units can be seen
in their own identity, though they are part of the same block.
The project does not result in adverse impacts to the environment. It has facade
articulation at the front and back with the balconies as "out door living rooms "; mate rials,
Thank You .................................................................. 1 Date:....................................................................
and colors will be consistent with Design Guidelines based upon Spanish and
Mediterranean architecture.
The project will provide architectural elements such as cornices, planters, ramps, and
other features in a hierarchical link, to enhance the pedestrian character and scale of the
street.
We assert that pavements and architectural details play a role in connecting human beings
to surrounding structures by transfering meaning to our awareness, as human beings
interact with their surroundings.
The first floor is a little elevated from the street, as to improve the ramps undergro und.
For the first ramp, we have a 16' long landing in 1 n story, then a two ways driveway-ramp
with 15% of slope. The rest of the ramp will have a 5% slope including the parkings.
We shall require a special permit for the 15% of the ramp, instead of the maximum 10%
pursuant to section 231.1.18G. 1 ZSO. We attach photocopies of cross section of
permitted sloped driveways, showing 20% of a slope as a maximum allowed for a safe car
slope. (see Information Bulletin, Parking Lot Design, LA, DBS.) (1)
Besides, we are locating the compact parking next to the 15% slope driveway ramp to
improve manouvers.
The increased ramp slope is an acceptable standard for driveways without parking on
either side. The increased ramp slope allows for a more efficient use of land and more
usable open space area will result in a better project.
With its proper terraced mass and scale, the project will pro vide public improvements to
make the project compatible with other adjacent public improvements of downtown
developments like medium and medium-high density mixed uses in terms of layout and
building terracing and open space.
(1) For references of required special permits for slopes higher than 10% in Huntington
Beach, see as an example the positive response in Staff Report, date March 23,
2004. Applicant Makallon Atlanta Huntington Beach. Location 21002 PCH)
Thank You .................................................................. 2 Date....................................................................