Entitlements

When performing feasibility research, we are mindful of proposed changes for city growth because we consider the general plan for next 10-15 years. The main goal during the entitlement process is to get as close as we can to a guaranteed entitlement approval with the least amount of public hearings and third party involvement. For this project, we used this very process to plan and entitle so that approval is guaranteed for the next 10-15 years

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Entitlements

We were awarded this project due to the inability of the previous architect to realize certain incentives that would automatically double the density. We keep up with developments in future general planning from the city that, which allows for current projects to benefit from future incentives.

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Entitlements

Prior entitlements set the density at 84 units and limited the height, as well as the FAR. We were able to utilize certain incentives, bonuses, and entitlement strategy to double the density to 165 units, have unlimited height, and also increase the FAR.

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Catalina St, Los Angeles, CA

Type: Mixed Use High-Rise
Unit: 165 units, 2400 SF
Levels: 17 + Roof Deck
Style: Post Modern

Description

This Mixed Use high-rise will be constructed on the corner of 6th & Catalina in what has become the epicenter of Koreatown, Los Angeles. The design concept for what will be called “The Nest” can be summarized as contemporary and urban-asian. To support these characteristics, the design includes a mix of innovation and functionality with the use of glass and decorative steel.

We also attempt to make use of as much space as possible in order to creatively fuse together the lounge, restaurant, retail area and apartments. As a whole, the building’s design includes ground floor retail, above ground parking, apartment units, and a rooftop lounge. In addition, the transition floor includes a meeting space, restaurant, and common areas. With the combination of modern design, innovation, and multi use offerings, we aim to attract the Millennial/Korean American/Yelp Crowd while staying true to the style that makes Koreatown unique.

Entitlements

By looking into the city’s future plans, we were able to research the underlying zoning which allowed us to double the density.

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We are helping the client take their imagination into reality, as early adopters for the growth of Downtown San Pedro

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Nelson One, San Pedro, CA

Type: Mixed Use High-Rise
Unit: 10 live/work units + 58 residential units, 3,300 SF
Levels: 12 + Roof Deck
Style: Post Modern

Description

With the continued development of the greater San Pedro area, there is a need for a mixed use, high-rise with modern design and amenities. Based on the design of the iconic Lever House in New York City, the building will have a ground level retail area and residential lobbies.

Above the first floor, there will be a mechanical automated parking system with 110 parking spaces that is accessible from the ground floor. In fact, this will be the first automated parking system in San Pedro, in addition to the first mixed use high-rise for the area. Above the garage is one floor of 10 live/work units, providing a modern solution to functionality, versatility, and space. The next level is a podium style, amenities deck with a community room and gymnasium. The remaining levels include 58 market rate residential units, ranging from studios to one, two, and three bedroom units. Finally, the top level is a restaurant/bar with a roof deck garden. Both will provide spectacular views of the San Pedro Harbor and the surrounding downtown area. Finally, in an attempt to mirror the ocean and complement the San Pedro area, we have added a panelized exterior design with azure blue glass.

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Entitlements

When performing feasibility research, we are mindful of proposed changes for city growth because we consider the general plan for next 10-15 years. The main goal during the entitlement process is to get as close as we can to a guaranteed entitlement approval with the least amount of public hearings and third party involvement. For this project, we used this very process to plan and entitle so that approval is guaranteed for the next 10-15 years

+

Entitlements

We were awarded this project due to the inability of the previous architect to realize certain incentives that would automatically double the density. We keep up with developments in future general planning from the city that, which allows for current projects to benefit from future incentives.

+

Entitlements

Prior entitlements set the density at 84 units and limited the height, as well as the FAR. We were able to utilize certain incentives, bonuses, and entitlement strategy to double the density to 165 units, have unlimited height, and also increase the FAR.

+

Catalina St, Los Angeles, CA

Type: Mixed Use High-Rise
Unit: 165 units, 2400 SF
Levels: 17 + Roof Deck
Style: Post Modern

Description

This Mixed Use high-rise will be constructed on the corner of 6th & Catalina in what has become the epicenter of Koreatown, Los Angeles. The design concept for what will be called “The Nest” can be summarized as contemporary and urban-asian. To support these characteristics, the design includes a mix of innovation and functionality with the use of glass and decorative steel.

We also attempt to make use of as much space as possible in order to creatively fuse together the lounge, restaurant, retail area and apartments. As a whole, the building’s design includes ground floor retail, above ground parking, apartment units, and a rooftop lounge. In addition, the transition floor includes a meeting space, restaurant, and common areas. With the combination of modern design, innovation, and multi use offerings, we aim to attract the Millennial/Korean American/Yelp Crowd while staying true to the style that makes Koreatown unique.

Entitlements

By looking into the city’s future plans, we were able to research the underlying zoning which allowed us to double the density.

+

We are helping the client take their imagination into reality, as early adopters for the growth of Downtown San Pedro

+

Nelson One, San Pedro CA

Type: Mixed Use High-Rise
Unit: 10 live/work units + 58 residential units, 3,300 SF
Levels: 12 + Roof Deck
Style: Post Modern

Description

With the continued development of the greater San Pedro area, there is a need for a mixed use, high-rise with modern design and amenities. Based on the design of the iconic Lever House in New York City, the building will have a ground level retail area and residential lobbies.

Above the first floor, there will be a mechanical automated parking system with 110 parking spaces that is accessible from the ground floor. In fact, this will be the first automated parking system in San Pedro, in addition to the first mixed use high-rise for the area. Above the garage is one floor of 10 live/work units, providing a modern solution to functionality, versatility, and space. The next level is a podium style, amenities deck with a community room and gymnasium. The remaining levels include 58 market rate residential units, ranging from studios to one, two, and three bedroom units. Finally, the top level is a restaurant/bar with a roof deck garden. Both will provide spectacular views of the San Pedro Harbor and the surrounding downtown area. Finally, in an attempt to mirror the ocean and complement the San Pedro area, we have added a panelized exterior design with azure blue glass.

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