TASTER Santee Passage Is a New Food Hall in DTLA's Fashion District, at the Corner of Los Angeles Street and 7Th Street

Essex Property Trust 2019

TASTER Santee Passage is a new food hall in DTLA's Fashion District, at the corner of Los Angeles Street and 7th Street.

The project is currently under construction for a targeted late-2019 opening.

2019 | Essex Property Trust | Santee Passage 2 2019 |Essex Property Trust |Santee Passage Work Letter Tenant DevelopmentSchedule Design Criteria Typical 718 Tenant Space Typical 700 Tenant Space Technical Information Fountain Design Landscape Plan Landscape Concept Courtyard +Alleyway Building 718 Plan 718 Los Angeles Street Building 700 Plan 700 Los AngelesStreet Target Tenants +Customers Creative Concepts Site Plan Los AngelesStreetView Site +History Comprehensive Description Team Media Exterior Signage Building 718 EntryView Building 700 EntryView Courtyard View Passageway View Project Overview 2.0 3.0 1.0 36 37 29 28 27 25 24 23 22 20 21 10 19 13 18 15 16 14 17 11 9 8 7 6 5

3 Table of Contents Project Overview 1.0 2019 |Essex Property Trust |Santee Passage their owndistinctivehistoryandpersonality. welcome thepublicasasingleandunifieddestination,eventwobuildingshave either sideofanarrowpedestrianpassageway—hencethename.SanteePassage will Santee Passage’s 23,000squarefeet isdividedbetweentwohistoricbuildingson leasing strategy. unified througharchitecture,design,and 700 and718 Los AngelesStreet,willbe The twobuildings,withentrancesat

5 Passageway View 2019 |Essex Property Trust |Santee Passage Withcommon-area seatingandagatheringplacefortheneighborhood. araisedstage buildingsandwillprovideoutdoor noise andgrit.The courtyardisaccessiblefromboth a park-likecourtyard.This outdoorspaceisopentotheskybutprotectedfromstreet Santee Passage’s street-facingfacadehidesanextraordinary architectural surprise: in the heart ofDTLA’sin theheart Fashion District. atSanteePassageThe willbeanurbanoasis courtyard open-air dinners. future programming,such aspop-ups,picnics,foodfestivals, performances,andspecial at oneend,stringlighting,andashadedfountain,thecourtyardcanalsobeusedfor

6 Courtyard View Stalls at Santee Passage range in size from under 250 sf to over 900 sf, along with a couple of smaller grab-and-go kiosks.

Santee Passage will have stalls for up to 19 vendors. Offerings will include prepared 80% completion, including stubbed-out utilities, venting ducts, and drains. A “work food and sociable beverages such as coffee, beer and wine, and cocktails. (The project letter” included below will provide further details. Two stalls in Building 700 are ducted is being entitled for multiple Type 41 ABC licenses for beer and wine, as well as two for live-fire cooking, such as a wood-burning pizza oven or a mesquite grill. Type 47 licenses for full bar.) Stalls are being delivered to tenants at approximately Building 700 Entry View Building 700

2019 | Essex Property Trust | Santee Passage 7 2019 |Essex Property Trust |Santee Passage Passage embraces.When wesay“thebestfoodinitscategory”understandthat on. These arejustexamples. Buttheyreflect therealityofL.A.food,onethatSantee (whetherithailsfromTexasBBQ orThailand), salads,juice,bagels,dumplings,andso craftbeerandnaturalwine,frozendesserts,sweetbakedgoods, sandwiches, bowls, Targeted vendorsincludearangeofcuisinesandcategoriessuch astacos,noodles, Santee Passage willoffer awidecrosssection ofL.A.’s variedandexciting foodculture. vendors who represent the best of L.A. chefs and entrepreneurs. whorepresentthe bestofL.A.chefsandentrepreneurs. vendors The creativestrategyatSanteePassage istobringtogetheracommunityoffood At SanteePassage, foodmakestheneighborhood. variety offoodtomeettheneedsFashion DistrictandDTLA. represent “thebestofLAfood.” SanteePassage willoffer anaccessible,democratic can—anddo— an inexpensive streettacoandapriceyplateofhandmadepastaboth

8 Building 718 Entry View White neon letters and Red reverse channel detail. Neon letters sit inside letters painted red the reverse channel letter. inside Santee Passage Drop shadow Painted or ashing Exterior Facade Preferred painted red neon arrows

Corner of S. Los Angeles St. and 7th Street

A1: Blade Sign Identication Metal sign with combination of painted and neon graphics

Size of sign will t footprint of existing sign

12 11 1 10 2

9 3

8 4 7 5 6

Apx. Apx. 16’-0” AFF 12’-0” AFF

West Elevation Detail: Blade Sign Side View: Blade Sign 1 Scale: 3/32”=1’-0” 2 Scale: 3/8”=1’-0” 3 Scale: 3/8”=1’-0”

7th Street Exterior Signage

Airspace Design Inc Project Client Architect Submission Date Page Brooklyn, NY Santee Court Essex Property Trust Studioneleven Phase 4: Design Development April 2, 2018 G-01A www.airspace.nyc Los Angeles, CA 11911 NE 1st St, Ste B212 Long Beach, CA Final for Sign-o airspace Bellevue, WA 98005 2019 | Essex Property Trust | Santee Passage 9 2019 |Essex Property Trust |Santee Passage @santee-passage @santeepassage santeepassage.com

10 Media Essex Property Trust ADDITIONAL CONSULTANTS

Project Managers and Leasing Identity and Signage Mike Injayan: [email protected], Nam Trang: [email protected] Airspace airspace.nyc Construction Manager Colin Cramer: [email protected] Marketing, media, and social media Bread & Butter PR: [email protected] Essex Property Trust is a publicly-traded real estate investment trust. Its owns approximately 250 apartment complexes breadandbutterpr.com on the West Coast, from San Diego to Seattle, with a total of over 60,000 residential units. In DTLA, Essex buildings include the P&E Lofts and Santee Court, adjacent to Santee Passage. Santee Passage is the first food hall from Essex. Entitlements and ABC The company is committed to this substantial long-term investment to create a signature amenity for its DTLA tenants and Veronica Becerra: [email protected] to lead the way with economic redevelopment in the Fashion District, one of the DTLA’s fastest changing neighborhoods. Leasing is by Essex project managers Mike Injayan and Nam Trang. Onsite construction management is by Colin Cramer. General Contractor STS Construction Jed Edson: [email protected] Studio One Eleven Kitchen Design Alan Pullman: [email protected], Matt Wister: [email protected] Interactive Restaurant Consulting Gregg Golem: [email protected] Studio One Eleven is dedicated to the revitalization and enhancement of urban areas through an integrated practice of architecture, landscape and urban design. The Studio is focused on mixed-use infill, hospitality, urban revitalization, Lighting planning, and community projects that create vibrant communities, while remaining rooted in the principles of smart growth Oculus and long-term sustainability. Located in Downtown Los Angeles and Long Beach, our studio deeply understands the needs oculuslightstudio.com of the community and focuses on thoughtful design of incremental and implementable interventions that favor re-use and community supported improvements. While committed to architectural solutions that represent contemporary buildings of our time, our designs are not predicated by a singular language but are inspired through the careful assessment of the program and place where they stand. We believe that the best way to enhance or create the future of a place is to respect and understand its past patterns and precedents. We utilize community feedback and engagement to inform our approach to all projects, ensuring the development meets the needs of the end-user.We understand how to create environments which are attractive to guests, residents and retailers alike. Each project is a collaborative effort. Working closely with our clients, we seek to discover a project’s full potential through creative design, effective communication and positive working relationships. Designing for the lowest possible impact on the environment is the foundation for all of our work. Sustainability is integral to our creative process and we design to the highest degree preferred by our clients.

TASTER

Kevin West: [email protected]

Taster LLC is responsible for creative strategy and tenanting strategy at Santee Passage. Taster principal Kevin West and Joseph Shuldiner were formerly co-creative directors of Grand Central Market in DTLA during its revitalization from 2012–2017. Additional Taster clients include Gusto 54 Restaurant Group, Summer Ops, House of Blues, Campbell’s Soup Company, and the DTLA Donut Festival at Union Station. Team

2019 | Essex Property Trust | Santee Passage 11 Comprehensive Description 2.0 2019 |Essex Property Trust |Santee Passage Fountain Building 718 Building 700 Courtyard Passage is an urban oasis, a neighborhood secrettomakeyourown. Passage is an urbanoasis,aneighborhood of thestreet.With itsnarrowentrypointsleadingtoanopeninterior plaza,Santee The twobuildings fronttheopen-aircourtyardandprotectitfromnoisegrit facade, hasoperatedasadepartmentstoreanddrugstore. court currentlyat718 Los Angeles Street. Building700, withitslandmarkedArtDeco Lewis Company building,onceaStrongholdoverallsfactory, holdsthemodestfood factory nowhousesSanteeCourtApartments,andtheground flooroftheBrownstein- garment district.The buildingonceoperatedbytheGeorgeS.BaileyHatCompany The site'shistorystretches back nearly100 yearstotheearlydaysofdowntown's District. The transformedshoppingdistrictaroundtheAceHotelisafive-minutewalk. of SanteeStreet.The sitesitsjustnorthoftheFashion DistrictandwestoftheFlower apartments, andawidepedestrianalleywaythatlinksthecourtyardtocul-de-sac historic buildings,anarchitecturally notablecentralcourtyardsurroundedbymid-rise Santee Passage, atthecornerofLos AngelesStreetand7th Street,comprisestwo

13 Site + History 2019 |Essex Property Trust |Santee Passage

14 Los Angeles Street View 2019 |Essex Property Trust |Santee Passage SCALE 1/32”=1’-0” 2 T 2 1 00 SEAT COUNT 0 8 16 32 64 T

T LEASING OFFICE LEASING BLDG 718BLDG COURTYARD

718 ENTRY LOS ANGELES STREET ANGELES LOS

T SANTEE PASSAGE

TRA SH T 700 ENTRY LDING BYBUILDING OTHERS URE PROPOSED FUT BLDG 700 BLDG

700 ENTRY

7 TH ST TH R E ET

15 Site Plan 2019 |Essex Property Trust |Santee Passage pilot programs,such aszero- Santee Courtwilladoptcurrent bestpracticesforenergyefficiencyandwastedisposal. Progressive Sustainable by Design pop- will beengagedenthusiasticallywithprogrammingofcommunity interest,such asmovie screenings, The residents ofSanteeCourt,nearbybuildings,andthesurroundingdistrictsarecrucialallies.They Local Alliances will haveanauthenticculinaryidentityandavoicetocommunicate theirpassionwiththepublic. scene andappealtothesocialeconomicdiversityof adowntownaudience.Successfulvendors journalists, andotherelite“foodies.” Vendors willrepresentthecreativityofLos Angelesfood amenity,The foodhallatSanteeCourtisaneighborhood notastylizedfantasytotantalizeYelpers, Democratic friends. the mid-morningandmid- between: breakfast,lunch, happyhour, dinner, andlate- Santee Courtwillopenforcoffee andstayopenuntillastcall.Food offerings willcovereveryhourin Morning to Midnight follow naturally. their networks,theaudiencewillgrow. will Mediabuzzandvisitorsfromoutsidetheneighborhood discover theplaceandadoptitastheirown.When theyspreadthestoryofSanteeCourtthrough andthefoundationofitssuccesswillbelocalswho Santee Courtbelongstotheneighborhood, Word ofMouth loud street. from the bring visitorsintoanenclosedcentralcourtyard,which feels likearestfulvest- Santee Courtoffers anunexpected break fromdowntown’s denseurbansetting.Multipleentryways Oasis Urban social experience iswhatdrawspeopleback. friends thereforanightout.Food istheattraction,butadventureanddiscoveryofanauthentic will grabaquick biteontherun,otherswillsettleintomeetwithcolleagues,stilljoin Some program, aswellitsdesign,encouragevisitorstointeractwiththespaceinflexible ways. socialhub.The site’sSantee Courtaspirestobetheheartofdistrict—aneighborhood F&B Central Gathering Place up dinners,musicalperformances,andpublicconversations. afternoon crowdthatcomestowork,meet,orsimplysocializewith waste initiatives,willbereviewed forfinancialviability night. SanteeCourtwillalsoaccommodate poc . ket parkprotected

16 Creative Concepts Tenant Concepts The tenants for Santee Court will offer prepared food, sociable beverages (coffee, beer, wine, cocktails), and lively conversation at their counters and bars. In other words, Santee Court is a place to go eat and drink; it is not intended to be a market hall for grocery shopping. Vendors whose primary offering is raw ingredients (such as a butcher, greengrocer, or fish monger) are not currently part of the tenant plan. It is possible that some vendor categories, such as an upscale deli, might offer meals-to-go or a few select pantry staples or fresh items including fruit, cheese, and bagged salad greens. However, even in that special case, prepared food would be the basis of the vendor’s business plan and concept identity. The legacy bodega on the courtyard will continue to offer quick- grab essentials for the kitchen, as well as beer, wine, and other necessaries for apartment dwellers. Target Customers • Local loft dwellers and young professionals • Freelancers and self-employed creatives • Showroom owners, fashion entrepreneurs, and fashionistas • District workers—at all income levels • Visitors to the Flower District and • Fashion District (aka, bargain hunters and destination shoppers) • FIDM students • Ace Hotel denizens • Cool hunters, foodies, Yelpers Target Vendors • Service Styles: counter service, "chef casual," QSR, grab & go

• Culinary Styles: Fourth-wave coffee, new-style tacos, healthy bowls, noodles, Asian/Indian QSR, better burgers, creative salads, sandwiches, Mediterranean (falafel/kababs), fancy deli, seafood, ice cream/frozen desserts, tea/matcha, baked goods, craft beer, wine, full bar

• Anchor Tenant, Building 700: full-service bar with strong food offerings

• Anchor Tenant, Building 718: iconic coffee bar

• Existing Legacy Tenants: Pizza Hut, Bronze Aussie, Brunch, courtyard bodega, Subway Target Tenants + Customers Tenants Target

2019 | Essex Property Trust | Santee Passage 17 Building 700, at the corner of Los Angeles Street and 7th Street, is the larger of Santee Court’s two parcels. The plan for its adaptive reuse envisions twelve stalls, from 300 to 587 square feet, and three small grab- and-go kiosks, 81 to 275 square feet. Windows along Los Angeles Street and 7th Street provide views into the space and connect the interior to the busy street life. The building has four access points: at the street corner, midway along its Los Angeles Street facade, on the passageway, and onto the courtyard.

Inside, the stalls and kiosks will be open to public view, giving vendors the opportunity to leverage the “theater of the kitchen” to attract visitors and advertise food offerings. Stall D—an anchor location that will set the tone for the overall project and the distinct personality of Building 700— occupies a prime spot facing Los Angeles Street. It will have ample counter seating, additional window-bench seating nearby, and the option to expand into the adjacent stall for additional kitchen capabilities. The ideal concept for this space will leverage location and visibility to draw in visitors. Offerings must include crowd-pleasing food for lunch service but also transition smoothly into cocktail hour and dinner. The stall’s location also potentially allows for late-night operation hours. Only an experienced vendor with established credentials and a proven following will pass the vetting process for this space.

The remaining spaces in 700 offer a range of sizes and layouts, adaptable any number of culinary styles that can be prepared within the relatively tight market-hall footprint. Smaller stalls provide an opportunity to take chances on promising but unproven startups.

The tenant mix in 700 will lean towards concepts geared for lunchtime, afternoon, and evening.

For instance, Stall A, just inside the corner entrance, would be ideal for ice cream or paletas. Stall I, which is easily accessible to common-area indoor seating and the courtyard, would be well placed for craft beer.

In keeping with Building 700’s intended tenanting, the design elements are somewhat more polished than in 718—more “evening”—while keeping still within the overall design guidelines with respect to the site’s urban location and industrial past.

A limited amount of additional dry and cold storage space, at the rear of the building, will be available for lease. 700 Los Angeles Street Los 700 700 S. Los Angeles St – Circa 1913.

2019 | Essex Property Trust | Santee Passage 18 2019 |Essex Property Trust |Santee Passage SCALE 1/16” =1’-0” peratons Sere estroos oon rea oo enor 0 4 8 16 32 9 8 7 6 5 4 3 2 1 G F E D C B A

19 Building 700 Plan Compared to 700, 718 has a relatively narrow frontage on Los Angeles Street but is more visible from the passageway. Building 718 also has a stronger visual and physical connection to the courtyard. Its entryways are on Los Angeles Street, at two points along the passageway, and via a wide elevated patio that overlooks the courtyard. Current plans show seven rentable spaces, although the largest, almost 1400 square feet and comprising both a bar and a coffee bar, will likely need to be split between two vendors.

Stalls in Building 718 align with the south wall and have enclosed kitchens behind a unified line of service counters. Four are significantly larger than anything in Building 700, with between 800 and 1279 square feet, making them suitable for high-volume concepts where functionality and storage space is more important than kitchen theater. The two smallest stalls, around 250 square feet each, benefit from being near doorways, although food-prep options will be limited because vented hoods are not planned.

The anchor for Building 718 will be Stall G overlooking the courtyard, whether occupied by one vendor or two. Its extensive counter seating at two bars, outdoor access, and the calm atmosphere of the courtyard are prime assets. The smaller bar is perfectly sized for in-the-round coffee service. Placing the coffee bar in the courtyard is a strategic decision to draw morning visitors into the heart of the project and define Building 718 as the social hub Santee Court’s daytime clientele. A long library table inside (wired to the hilt with electrical outlets and USB plugs) will provide mobile-office space for laptop creatives, remote workers, and FDIM students. These “shoulder hour” users (mid-morning and mid-afternoon) work and take meetings on the fly. They will contribute to Santee Court’s identity as a neighborhood gathering place and provide addition sales during traditionally quiet mid-morning and mid-afternoon hours.

The larger bar in Stall G, with its long narrow counter, could be a happy-hour gathering place as a wine bar or mescal bar. Given the large number of upstairs residential units with windows on the courtyard, however, noise concerns should limit operating hours in the courtyard.

The factors that distinguish Building 718—its large enclosed kitchens, spaces for “shoulder hour” guests to linger, and nighttime noise concerns—explain our strategy to define 718 as the preferred location for daytime concepts.

In keeping with the building’s factory past—and its potential as a modern-day flexible workplace for the mobile freelancer’s laptop life—the design for 718 is somewhat more industrial with plainer finishes.

From the corner of Olive and 7th Street, looking east down 7th Street – Circa 1913. Angeles Street Los 718

2019 | Essex Property Trust | Santee Passage 20 5 4 3 2 1

oo enor B oon rea

estroos

Sere C

peratons

SCALE 1/16” = 1’-0” H 0 4 8 16 32 Building 718 Plan Building 718

2019 | Essex Property Trust | Santee Passage 21 The courtyard connects to Santee Street via an underutilized but potentially charming alleyway that also provides residents access to the dog park. Along the way, it passes the mosaic fountain, firepit area, and shade trees before it tunnels through an apartment building to emerge at Santee Street. The alleyway represents an opportunity. Properly activated, it could evoke urban revitalization and the renewal of a post-industrial neighborhood—somewhat reminiscent of Soho in the 1980s. Courtyard + Alleyway Courtyard

2019 | Essex Property Trust | Santee Passage 22 2019 |Essex Property Trust |Santee Passage PARK DOG CORNELL BLDG. SANTEE BLDG. SANTEE ECKHARDT BLDG. ECKHARDT COURTYARD FOUNTAIN FOUNTAIN GRETHER & GRETHER BLDG. BROWNSTEIN-LEWIS BROWNSTEIN-LEWIS BLDG. NOT INSCOPE 207 206 205 204 8 8 8 8 9 9 9 9 9 9 9 9 9 9 0 0 0 203 202 201 200 199 198 197 196 195 194 193 192 191 190 188 187 186 185 BAILEY HATBAILEY BLDG. 1 211 209 210 208 1 215 213 214 212 2 223 221 222 220 219 217 218 216 (PIZZA HUT) VENDOR D VENDOR C VENDOR B VENDOR E 1,279 SF 800 SF 800 SF 940 SF 3 231 229 230 228 227 225 226 224 1 10 9 8 7 6 5 VENDOR A 236 SF 2

3 233 232 LOS ANGELES AVE. ANGELES LOS VENDOR F 3 267 SF 4 711 SF PATIO 13 12 11 263 262 260 259 258 257 261 20 19 18 17 16 15 14 34 33 32 30 29 28 27 26 25 24 23 31 22 21 3 235 234 177 176 173 172 VENDOR G 1383 SF 45 43 39 37 35 41 132 130 128 126 124 122 140 138 136 134 53 50 49 48 47 46 44 42 40 38 36 51 129 127 125 123 139 137 135 133 141 131 179 178 175 174 54 52 4 246 244 245 243 6 6 7 171 170 169 168 6 6 6 167 166 165 164 6 161 160 75 73 69 67 65 63 59 57 71 61

DRINKING 778 77 56 55 79 81 5 151 149 150 148 143 142 UTENSILS & TRASH FOUNTAIN 184 183 182 180 181 82 80 JANITOR RESTROOM WOMEN'S 236 76 74 72 70 68 66 64 62 60 58 4 250 248 249 247 6 163 162 237 5 5 5 157 156 155 153 154 152 4 145 144 RESTROOM 238 101 99 97 95 93 89 87 85 83 91 COFFEE BAR MEN'S 239 102 100 98 96 94 92 90 88 86 84 5 254 253 5 252 251 240 ELECTRIC 108 107 106 105 104 103 241 0 5 159 158 4 147 146 119 118 KIOSK 242 117 116 115 113 109 114 112 110 111 120 121 256 255 15’ STAGE 0 310 309 306 305 312311 308307 011 10 9 8 7 6 5 4 3 2 1 VENDOR K[C] 300 SF 30' 1 318 317 314 313 320319 316315 2 326 325 2 322 321 328327 324323 GRAB-N-GO KIOSK A VENDOR J[C] 21 41 617 16 15 14 13 12 290 SF 81 SF 303 302 107 60’ 304 301 1/32" = 1'-0" 0 0 0 0 0 0 100 101 102 103 104 105 106 300 299 81 02 22 24 23 22 21 20 19 18 VENDOR G [C] 227 SF JANITOR UTENSILS &TRASH 112 SF VENDOR H[C] VENDOR I [C] 422 SF 515 SF 389 SF 298 297 292 296 293 295 SKYLIGHTS ABOVE 294 289 290 288 94 95 96 97 98 99 82 83 84 85 86 87 88 89 90 92 93 81 91 287 291 GRAB-N-GO KIOSK B 286 285 142 SF 113 112 110 109 108 111 53 56 67 70 39 25 28 42 284 283 278 68 54 57 40 43 26 29 71 282 279 123 124 125 126 127 128 129 130 69 72 55 58 30 44 27 41 281 280 131 122 275 132 276 2 120 121 274 35 45 49 59 63 73 77 31 273 277 133 GRAB-N-GO KIOSK C 32 36 46 50 60 64 74 78 272 119 271

23 Landscape Concept SANTEE ST. SANTEE 2019 |Essex Property Trust |Santee Passage

(THE CORNELL BLDG) CORNELL (THE

746 LOS ANGELES ST ANGELES LOS 746

EXISTING BUILDING EXISTING

743 SANTEE ST SANTEE 743

(THE SANTEE (THE BUILDING)

SANTEE BLDG. SANTEE

(THE ECKHARDT BLDG) ECKHARDT (THE

738 LOS ANGELES ST ANGELES LOS 738

EXISTING BUILDING EXISTING

743 SANTEE ST SANTEE 743

(THE SANTEE (THE

(THE ECKHARDT BLDG) ECKHARDT (THE

BUILDING)

738 LOS ANGELES ST ANGELES LOS 738 BUILDING

EXISTING EXISTING BUILDING EXISTING

TRANSFORMER

ENCLOSURE

EXISTING

(GRETHER & GRETHER LOFTS) GRETHER & (GRETHER

730 LOS ANGELES ST ANGELES LOS 730 EXISTING BUILDING EXISTING

716 S LOS ANGELES LOS S 716

EXISTING BUILDING EXISTING

(THE BAILEY HAT BAILEY (THE

LOS ANGELES ST. ANGELES LOS BUILDING) T NOT INSCOPE

T LEASING OFFICE LEASING

BAILEY HATBAILEY BLDG.

(THE BROWNSTEIN-LOUIS (THE

722 S LOS ANGELES LOS S 722

EXISTING BUILDING EXISTING

BUILDING)

716 S LOS ANGELES LOS S 716

EXISTING BUILDING EXISTING

(THE BROWNSTEIN-LOUIS (THE

(THE BAILEY HAT BAILEY (THE

722 S LOS ANGELES LOS S 722

EXISTING BUILDING EXISTING BUILDING) T BUILDING)

T SANTEE MARKET SANTEE 0

15’ RESIDENT ENTRY RESIDENT 30' T T T

60’ ADJACENT EXISTING PARKING

AREA TRASH ROOM NOT INSCOPE. POTENTIAL (1,715 SF)

TENANT FUTURE

714 S LOS ANGELES LOS S 714

EXISTING BUILDING EXISTING (THE CONNEL (THE BUILDING) T

24 Landscape Plan (E) MECH. CHASE

7TH ST. 2019 |Essex Property Trust |Santee Passage

25 Fountain Design Technical Information 3.0 1A

LEVEL 2 +16' - 0"

KEYNOTES

1 Menu Board allotted area.

24" 2 Hanging Signage should fit within a 2'-0" sq area. Signage should be internally illuminated. Signage should not be mounted below 10'-0" AFF or above 12'-0" AFF.

3 Hanging Signage to be mounted at 2 far left or far right of the tenant space. Side to be determined by approach from entrance. Signage to hang no

MIN. more than 24" from edge of tenant 12'-0" 12'-0" space.

MAX. 10-0" 10-0" Signage

LEVEL 1 0' - 0" GENERAL NOTES ELEVATION 1A SECTION 1A 1. Additional signage beyond tenant lease line. Subject to review.

2. Additional signage beyond lease guidelines subject to review by landlord/architect for approval.

3. Subject to review by landlord/architect for approval.

24"

1A 3 SCALE 1/4” = 1’-0” 0 1 2 4 8

TYPICAL 700 TENANT PLAN Space Tenant 700 Typical

2019 | Essex Property Trust | Santee Passage 27 1A LEVEL 2 +16' - 0"

KEYNOTES

1 Bulkhead Tenant Signage to not exceed 11'-0" wide by 6'-0" high.

1 2 Menu Board allotted area.

3 Flag-mounted Signage should fit within a 2'-0" sq area. Signage should be internally illuminated. Signage should not be mounted below 10'-0" AFF or 3 above 12'-0" AFF.

2 4 Flag-mounted Signage to be always

MIN. justified and mounted at west side of 12'-0" 12'-0" MIN.

10'-0" 10'-0" tenant space to favor entry/flow from Los Angeles Street.

Signage

LEVEL 1 0' - 0" GENERAL NOTES ELEVATION 1A SECTION 1A 1. Additional signage beyond tenant lease line. Subject to review.

2. Additional signage beyond lease guidelines subject to review by landlord/architect for approval.

3. Subject to review by landlord/architect for 2'-6" approval.

24"

SCALE 1/4” = 1’-0” 0 1 2 4 8 1A

TYPICAL 718 TENANT PLAN Space Tenant 718 Typical

2019 | Essex Property Trust | Santee Passage 28 2019 |Essex Property Trust |Santee Passage Sealed wood Concrete FINISHES COUNTER TENANT APPROPRIATE Stone basalt Stone marble Corian solidsurface Quartz Treated metal

29 Design Criteria: Finishes INAPPROPRIATE TENANT COUNTER FINISHES

Plastic laminate Stainless steel Tile

Vibrant color Design Criteria: Finishes

2019 | Essex Property Trust | Santee Passage 30 2019 |Essex Property Trust |Santee Passage Sealed Wood Concrete board FINISHES BARDIE APPROPRIATE Decorative brick Tile Decorative pre-fabricatedpanel Metal mesh Treated metalfinish

31 Design Criteria: Finishes 2019 |Essex Property Trust |Santee Passage Stainless steel FRP FINISHES BARDIE INAPPROPRIATE Plaster Vibrant color Plastic laminate Vibrant color

32 Design Criteria: Finishes 2019 |Essex Property Trust |Santee Passage SEATING TENANT APPROPRIATE

33 Design Criteria: Seating 2019 |Essex Property Trust |Santee Passage 700 BUILDING CRITERIA: SIGNAGE TENANT

34 Design Criteria: Signage 2019 |Essex Property Trust |Santee Passage 718 BUILDING CRITERIA: SIGNAGE TENANT

35 Design Criteria: Signage Santee Passage - Tenant Improvement Conceptual Schedule Month 1 Month 2 Month 3 Month 4 Month 5 Month 6 Month 7 Month 8 Month 9

1 Architectural Schematic Design, includes conceptual kitchen layout: within 45 days

2 Arch. / MEP Construction Document Development: within 45 days

3 Kitchen Base Plan Development: within 45 days (in tandem with arch. CD’s)

4 Submit all Plan Documents to Essex for owner Review: 1-2 days

5 LA County Health Dept. Submittal First Review: 4 weeks (21 business days for review)

6 Building Department Submittal / Permit: 2 months

7 Address LA County Health Dept./ Building Department Corrections: 1-2 weeks (assumes approval on resubmittal)

8 Construction Phase: 2-3 months Tenant Development Schedule Tenant

2019 | Essex Property Trust | Santee Passage 36 • Vendor Q 2250 CFM 10’x4’6” Type 1 STD Hood Building 700: Work Letter • Vendor N 2250 CFM 10’x4’6” Type 1 STD Hood • Vendor M 2250 CFM 10’x4’6” Type 1 STD Hood LANDLORD'S WORK • Vendor L 2250 CFM 10’x4’6” Type 1 STD Hood • Vendor J 2250 CFM 10’x4’6” Type 1 STD Hood 1. Floor Slab The existing floor slab shall consist of exposed concrete floor, level, clean and broom swept suitable 8. Wood Fired Kitchen Hood Exhaust for acceptance of sealer or Tenant flooring/finish. Commercial kitchen ductwork for wood-fired ovens, ducted / wrapped with 2-hour protection within the space and routed to the roof area shall be provided by Landlord. Wood-fired hood exhaust 2. Perimeter, Exterior Walls and Interior Demising Partitions ventilation system designed to capacities outlined below, commercial kitchen hoods and connection All building perimeter exterior walls shall be exposed finish and/or 5/8” painted gypsum board. Non- to Landlord provided ductwork to be provided by Tenant: rated interior demising partitions shall be constructed to the minimum standards dictated by the governing code or authority including insulation and 5/8” type drywall, fire taped. All interior demising • Vendor S 1505 CFM 6’x4’6” Type 1 Wood Fire Hood (Final location TBD) walls shall be non-rated, constructed with metal studs and extended to 9-10ft above finish floor with • Vendor O 870 CFM 4’10”x4’10” Type 1 Wood Fire Hood (Final location TBD) metal studs/bracing extending to the concrete floor above. Areas of demising walls located behind Landlord provided kitchen plumbing fixtures shall be provided with clean, non-porous light colored 9. Fire Suppression Systems finish acceptable to the Health Department and governing codes. Fire suppression system for kitchen hoods shall be installed by Tenant and tied to the building fire alarm system as required by local code jurisdictions, blank junction box shall be provided at 3. Ceiling ceiling by Landlord. Open ceiling, restored and in good condition with underside of upper level floor structure exposed/painted. 10. Fire Sprinklers Per base building requirements, code, and pursuant to Landlord’s plans for open floor plan and 4. Doors open ceiling in Premises. Modifications to fire sprinkler system due to Tenant’s improvement plans If not existing, all required new base building exit doors shall be glazed aluminum storefront doors shall be performed at Tenant’s cost. with panic hardware and closer as required by code. 11. Plumbing 5. Glass + Glazing One and one-half inch (1.5”) domestic water-line, 30 total fixture units available (11 taken with Storefront per base building design and governmental approvals. Landlord provided fixtures in tenant space). Grease waste connection provided for tenant beneath floor slab, 51 grease waste fixture units available (11 grease waste fixture units taken with Landlord 6. Heating, Ventilating + Air Conditioning (HVAC) provided fixtures in tenant space) and installation/connection to grease interceptor provided by HVAC system plenum and distribution throughout the Premises, approx. 1 ton per 200sf. HVAC Landlord (which may serve more than one tenant). An additional 3” sanitary connection below the units shall be sized and zoned to accommodate a cooling load to meet or exceed efficiency floor slab of each space shall be provided, 15 fixture units will be available for tenants to tie-in requirements of Title 24 energy efficiency standards. Duct detectors shall be installed per code. The non-grease waste fixtures. One (1) 3” vent to accommodate 30 fixture units shall be provided at HVAC distribution shall be by Landlord, HVAC system maintenance will be by Landlord. each space for any additional sanitary loads and the grease waste loads in Tenant’s design. Cold and hot water shall be provided, piped up and connected to fixtures provided by Landlord. woT (2) 199 7. Kitchen Hood Exhaust BTU water heaters shall be provided for each Tenant space located in the mezzanine area. Gas for Commercial kitchen ductwork distributed to Tenant space and wrapped with 2-hour protection within each Tenant space will be provided with a stub below the floor slab for future gas appliances not to the space, routing to the roof area shall be providedby Landlord. Grease exhaust ventilation system exceed 700 CFH / 700,00 BTU. designed to capacities outlined below, commercial kitchen hoods and connection to Landlord provided ductwork to be provided by Tenant: 12. Restrooms New men’s and women’s ADA compliant and fully functioning restrooms shared with other ground • Vendor S 1015 CFM 6’x4’6” Type 1 STD Hood level building tenants shall be provided. • Vendor T 2250 CFM 10’x4’6” Type 1 STD Hood • Vendor U 2250 CFM 10’x4’6” Type 1 STD Hood • Vendor O 1125 CFM 6’x4’6” Type 1 STD Hood

• Vendor R 2250 CFM 10’x4’6” Type 1 STD Hood Buildout Landlord's Letter: Work

2019 | Essex Property Trust | Santee Passage 37 13. Utilities • Tenant’s interior partitions including finishing, electrical wiring, and connections within the Premises All permanent utility services to the Premises, including operational phone/data infrastructure and subject to Landlord approval conduit , water, gas, electricity, and public sewer, will not be separately metered to the Tenant space by meters or sub-meters (or other measuring devices). • Kitchen equipment including cook line and prep area counter(s) etc.;

14. Electrical • Modifications to base building fire sprinklers and fire alarm as required to accommodateenant’s T Electrical panel with 150 amps capacity, three phase, 4-wire, 120/208V with main breaker only and improvements; stubbed to Tenant space with 1-1/2” conduit. • Interior painting and other finishes; 15. Tele-com Empty 3/4” conduit from Tenant space to common distribution point, main telephone backboard shall • Tenant’s sales and dining counter including seating; be provided by Landlord. • Store fixtures and furnishings; 16. Shared Common Areas Shared common area dry storage, walk-in refrigeration unit, and dishwashing scullery are provided • Plumbing fixtures additions and/or relocation within the enantT area beyond Landlord furnished base for Tenant’s use by Landlord. Spaces shall be designated by Landlord. Common area seating shall building; be provided by Landlord, additional counter seating may be provided by Tenant at Tenant’s cost and mutually acceptable (including basic fixtures and lighting placement) to Landlord and enant.T • Fire extinguishers per local fire authority;

17. Signage • Telephone and CATV service to the Premises; Tenant shall pay for all signs and installation thereof, subject to Landlord’s sign criteria and Landlord’s reasonable approval. • Any HVAC equipment beyond that provided by Landlord;

18. Lighting 2. Tenant shall provide adequate isolation and drainage around and under all coolers, freezers, and other food Landlord to provide lighting for the Premises with open floor plan in common areas, compatible service equipment to provide for elimination of condensation on any building surface. This is the Tenant’s with open ceiling plan. Improvements to lighting within Tenant’s area shall be at Tenant’s cost and at responsibility. If a condensation problem occurs, it shall be Tenant’s sole responsibility for corrective action to subject Landlord’s Approval (including basic fixtures and lighting placement) to Landlord and Tenant. satisfy the Landlord.

19. Fire Alarm 3. All kitchen areas shall have a Landlord-approved waterproof membrane between the structural floor and Exit signage with horns and strobe lights as required by code for base building. the finish floor, extending 4” up each wall.

TENANT'S WORK 4. Tenant to use Landlord approved contractor for any modifications to building fire alarm and fire sprinkler systems. 1. The work to be done by Tenant shall include, but not be limited to, the purchase and/or performance of the following: 5. Miscellaneous: All work undertaken by Tenant shall be at Tenant’s expense and shall not damage the building or any part thereof. Prior to any floor penetration concrete scanning will be performed to avoid • Electrical panel circuit breakers (bolt-on only), fuses, wiring, and fixtures beyond that provided by existing rebar or conduit at Tenant’s expense. Any floor penetration shall be sealed by Landlord’s approved Landlord; contractor and shall be performed only after Landlord has given consent, which consent shall in part be conditioned upon Tenant’s approved plans, including materials acceptable to Landlord. Tenant shall also be • Additional lighting and signage within Tenant space beyond that provided by Landlord subject to Landlord responsible for obtaining and paying for professional inspections of any structural work and/or mechanical approval; work (including, without limitation, any roof work or concrete work) as required by Landlord.

• Revisions to Landlord’s demising wall(s) dividing the Premises from that of adjacent lease space; Work Letter: Tenant's Work Tenant's Letter: Work

2019 | Essex Property Trust | Santee Passage 38 For leasing opportunities, please contact: [email protected] For media and press inquiries, please contact: [email protected]