Destination-first · A-2 restaurant + accessory courtyard principal · hotel/retail supporting. Easier to permit and finance than “entertainment resort.” Pre-app asks for staff conference first — appropriate.
CD-ready owner lock · Jul 2026
Verify & stamp.
Do not redesign.
Owner has locked plate, 56 keys, demising, unit modules, and door/window/finish schedules so AOR/PE work is code verification + sealed CAD/BIM — not inventing a new building. Contractors build only from LA-sealed CDs. HTML is the coordination lock. Zero LA-stamped sheets until professionals seal.
Engagement language: “Owner program is LOCKED. Do not redesign plate, key count, demising, or unit modules. Scope = code compliance verification, detailing, discipline coordination, sealed permit CDs, Jefferson submittal support. Variations only with written owner change order.” Full schedules: CD-ready handoff →
Two questions · two answers
Packet is moving the right direction: simplified narrative, parking worksheet, flood desktop, circulation. Staff still reviews zoning · access · life safety · stormwater · utilities · landscaping · traffic.
They convert the locked program into sealed CDs. Engagement = verify & stamp, not redesign 56 keys / plate.
Footprint · stories · eave · openings · roll-ups · hotel layout · court void · frame grid — enough for preliminary proposal, then refine after PE.
Full drawing set at aor-transfer.html — DXF, plans, parking, kitchen.
Package is ready. Architect / engineer completes DD and stamps.
Owner lock · Day 1 full program
Full program · stamp after due diligence.
Drawing package is complete. Path below is the due-diligence checklist before stamp for Jefferson MU-CD.
| Discipline | In package | Stamp after DD |
|---|---|---|
| Structural / PEMB | Frame grid · anchor concept · wind note placeholder | Foundation design · anchor bolts · steel sizing · uplift · hurricane · lateral bracing · PEMB shop drawings |
| Civil | Survey sketch on PLS #8387 · parking count worksheet | Grading · drainage · detention · utilities · ADA slopes · FFE · stamped ALTA verification |
| Mechanical | Coordination sheet · hood length note · hotel shaft concept | HVAC calcs · kitchen exhaust · makeup air · smoke control · hotel ventilation |
| Plumbing | Fixture counts schematic · grease interceptor location note | Water/sanitary sizing · GI sizing · hot water · health dept coordination |
| Electrical | Service location concept · court lighting intent | Load calcs · service sizing · emergency · fire alarm · photometric if required |
| Fire protection | NFPA 13 zone concept · occupancy labels | Sprinkler calcs · rated separations · exits · travel distance · Fire Marshal submittal |
| Architect / code | Mixed-use diagram · A-2 + hotel + retail labels | Mixed occupancy analysis · accessibility · energy · life safety · door/window schedules · specs · finishes |
Gap list · before permit submittal
What is still missing for stamped permit submittal.
| Item | Status | Closes with |
|---|---|---|
| Geotechnical report | Gap | LA geotech · slab/spread footings @ Zone X bowl |
| ALTA survey · certified | Gap | Surveyor · verify PLS #8387 · easements · FFE |
| Civil engineering · drainage/detention | P3 schematic | LA civil PE · seal P3-C0-1 |
| Structural · PEMB shop drawings | Coord only | PEMB vendor + LA PE seal |
| Full MEP engineering | P3 preliminary | MEP engineer of record · seal P3-M0/M1/M2 |
| Fire protection engineering | P3 preliminary | FPE seal P3-FP1.1 · Fire Marshal |
| Door · window · hardware schedules | Schematic | AOR permit set |
| Waterproofing · roofing details | Gap | AOR + PEMB vendor |
| Kitchen equipment shop drawings | Gap | Food service consultant + Health |
| Reflected ceiling · lighting plans | Gap | AOR · exposed deck rule documented |
| Material + finish specifications | Owner lock | AOR spec book |
| ADA details · routes · parking | Gap | AOR + civil |
| Construction specifications (CSI) | Gap | AOR |
| Energy code documentation | Gap | AOR / COMcheck |
| Jefferson written pre-app OK · items 1–3 + E1 | Pending | Planning staff conference |
| MAI appraisal · as-complete w/ keys | Gap | Independent @ land close |
Recommended sequence
Path to stamped permit set
- Jefferson pre-application conference — written direction on principal use · parking · access · court accessory · 48-key supporting
- Geotech + ALTA — foundation type · FFE · easements · detention envelope
- Engage LA AOR + civil PE + MEP/FP — contract on owner lock geometry · 55,000 SF GBA · program schedule
- PEMB vendor preliminary → PE-stamped shop — frame · connections · anchor bolts
- Schematic Design (SD) sign-off — mixed occupancy · egress · kitchen health path
- Design Development (DD) — MEP sized · sprinkler · electrical service · civil grading
- Construction Documents (CD) 100% — every sheet in checklist above · AOR seal
- Building permit submittal — Jefferson + State Fire Marshal + LDH food if required
- Stamped GC lump-sum — after permit-ready set · not before
Site program · square footage lock
Financial model and comps use 55,000 SF GBA footprint (PEMB 100′ × 110′) · 56 residence keys · 8,100 SF A-2. Full zone table: P&L program schedule → · homepage →