May 21, 2012

The Shoppes at 2nd and PCH

As has been widely reported, an application to raze the aging Seaport Marina Hotel at the corner of Pacific Coast Highway and Second Street and construct a retail complex in its place was recently submitted by Seaport Marina, LLC.

The new Project - the shoppes at 2nd and PCH - was described in the application as comprising, "172,000 square feet of first floor retail; 107,000 square feet of second floor retail; 28,000 square feet of second floor office; and a 3-story enclosed parking structure."

Based on the site plans, however, it looks like parking would be available from two structures: a 3-story parking ramp with rooftop parking (offering 1,020 spaces), and a 2-story parking ramp with rooftop parking (offering 330 spaces). Code for a project of this scope would require 1,274 spaces, and this project exceeds that by 76 spaces (parking information and calculations were contained on the site plan; I did not derive this information).

The Project would provide 3.23 acres of open space (30%), and would maintain a 20-foot setback from all streets. It's hard to tell from the elevation sections if the 35-foot height restriction is maintained. If a few building tops exceed it, it isn't by much.

Landscaping is intended to include a "wetlands plant palette" (seaside daisy, pacific coast iris and river birch, amongst others), a "Marina planting palette," (deer grass, flax and Mexican fan palms, amongst others), and a "retail street planting palette" (flax, agava and tree aloe, amongst others). The landscaping includes numerous "wetlands hedges" wherein plants are grown vertically on a "planting screen."

The ground and upper level floor plans are provided below (clicking on the image will open it up in a larger window). As you can see from the ground level plan, Apple has been identified as a tenant in the retail "pod" fronting PCH, in the space closest to Second Street (the Apple logo was also superimposed on a building shown on the "enlarged east elevation" schematic). Based on the upper level plan, it would seem as though this project iteration also includes a Coastal Science Center - which can be found adjacent to the 3-story parking structure.