Beverly Hills City Council
June 6, 2023

AGENDA REPORT
Meeting Date: June 6, 2023
Item Number:

To: Honorable Mayor & City Council
From: Timothea Tway, AICP, Director of Community Development Edgar Arroyo, Senior Planner
Subject: AN ORDINANCE OF THE CITY OF BEVERLY HILLS AMENDING TITLE 10, CHAPTER 3, ARTICLE 23 OF THE BEVERLY HILLS

MUNICIPAL CODE ESTABLISHING A LIST OF CONDITIONALLY
PERMITTED USES FOR PROPERTIES LOCATED IN THE T-1 AND
T-2 TRANSPORTATION ZONES AND FINDING THE AMENDMENTS

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT.

Attachments: 1. Draft Ordinance

2. Planning Commission Staff Report w/o Attachments (3/23/2023)

3. Planning Commission Resolution No. 2021

4. Planning Commission Resolution No. 2022

5. Public Correspondence

6. Ordinance No. 97-O-2274

7. City Council Resolution No. 15-R-13019

8. Project Plans

RECOMMENDATION
Pursuant to the Planning Commission’s review and recommendation, staff recommends the City Council move to waive the full reading of the ordinance and introduce and read by title only the ordinance entitled “AN ORDINANCE OF THE CITY OF BEVERLY HILLS AMENDING TITLE 10, CHAPTER 3, ARTICLE 23 OF BEVERLY HILLS MUNICIPAL CODE ESTABLISHING A LIST OF CONDITIONALLY PERMITTED USES FOR PROPERTIES LOCATED IN THE T-1 AND T-2 TRANSPORTATION ZONES AND FINDING THE AMENDMENTS EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.” This ordinance is being considered as part of a City-initiated Zone Text Amendment (ZTA) and a Conditional Use Permit (CUP) associated with a project at 9900 North Santa Monica Boulevard. The draft ordinance as recommended by the Planning Commission is included in Attachment 1.

F-1
Meeting Date: June 6, 2023

INTRODUCTION
On March 23, 2023, the Planning Commission recommended approval to the City Council of a City-initiated Zone Text Amendment (ZTA) to add surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures as allowable conditionally permitted uses within the City’s T-1 and T-2 Transportation Zones. The establishment of such uses would require the issuance of a Conditional Use Permit (CUP) by the Planning Commission. Additionally, the Commission approved a Conditional Use Permit (CUP) request by Roxbury Managers, LTD. (the “owner”) to allow for construction-related parking and staging associated with an off-site development project on a vacant lot located at 9900 North Santa Monica Boulevard (the “project site”). This request would allow for the project site to be used for construction parking and the staging of construction materials and temporary offices for the One Beverly Hills project under construction to the north of the project site.

Additionally, it is proposed that the site be used as a privately-operated surface parking lot once construction of the One Beverly Hills project has concluded.

The Planning Commission’s March 23, 2023 approval of the CUP is contingent upon the Cityinitiated ZTA being approved by the City Council. If the City Council decides to deny the ZTA, it would invalidate the Commission’s approval of the CUP. As a result, the use of 9900 North Santa Monica Boulevard for construction staging and parking purposes would not be authorized.

DISCUSSION
At the March 23, 2023 Planning Commission meeting, the Commission reviewed the draft ordinance and the proposed project (Attachment 2). During the hearing, the Commission raised various comments and concerns. These included discussion on how construction workers would travel to and from the project site at 9900 North Santa Monica Boulevard and the One Beverly Hills construction site, considerations related to vehicular circulation and access to the project site, the need for directional and informational signage, as well as the proper maintenance of trash and debris.

After deliberations, the Commission adopted a resolution recommending approval of the Cityinitiated ZTA ordinance (Attachment 3) to the City Council. Additionally, the Commission adopted a resolution approving the requested CUP to allow for the project site to be used for construction-related parking and staging associated with the One Beverly Hills project (Attachment 4), with future use of the property as a privately-operated surface parking lot, contingent on City Council approval of the ZTA. The Commission’s approval of the CUP includes conditions that address construction worker travel to and from the project site, requirements for informational and directional signage for to guide construction personnel, and requirements to keep the project site free of trash and debris. Public correspondence received as for the City-initiated ZTA, draft ordinance, and the project, including correspondence provided as part of the Planning Commission’s review, is included in as Attachment 5.

Proposed Zone Text Amendment Regulations. The proposed City-initiated ZTA would amend Article 23 within Title 10 (Planning and Zoning), Chapter 3 (Zoning) of the Beverly Hills Municipal Code (BHMC), which provides regulations for uses that are allowable in the City’s Transportation Zones (T-1 and T-2). The draft ordinance would create a new section in Article 23 to allow for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures associated with off-site development Meeting Date: June 6, 2023

projects through a CUP process on parcels located within the City’s T-1 and T-2 Transportation Zones. In addition to establishing a new section for conditionally permitted uses, the draft ordinance would also remove existing language in BHMC §10-3-2302 that currently provides for surface parking lots uses, along with the staging for construction, film production, and similar uses, to be established on properties located on the City’s T-Zone Parking Map. Currently, an owner of a property located in the T-Zone may only establish these uses by requesting the property to be added onto the T-Zone Parking Map, which requires City Council approval of an amendment to the map. Establishing a CUP process for the aforementioned types of uses would standardize the review process and make the consideration of these uses subject to Planning Commission review and approval, similar to the process already established for the consideration of conditionally permitted uses located in the City’s commercial zones. Each request would be reviewed at a noticed public hearing and would allow the Commission to impose any necessary conditions for each respective project.

T-Zone Parking Map History. Current regulations primarily provide for the use of properties within the City’s Transportation Zone for railroad and transportation related uses, consisting of railroad stations, depots, and other structures ancillary to railroad operations. Additionally, existing regulations allow for surface parking and staging for construction, film production, and similar uses on properties that are also located on the City’s T-Zone Parking Map. The T-Zone Parking Map was originally established in 1997 as an amendment (Ordinance 97-O-2274) to the allowable uses in the T-1 and T-2 zones (Attachment 6). Properties located in the T-Zone were eligible to establish surface parking lot uses if the property was identified on the T-Zone Parking Map.

Originally the T-Zone Parking Map included three (3) city-owned properties located in the City’s former industrial area (an area bounded by Civic Center Drive to the north and west, Maple Drive to the east, and Third Street to the south (Fig. 1)). These properties were removed from the T-Zone Parking Map when the properties were rezoned from the T-Zone to the Public Service (P-S) Zone in 1998 (Ordinance No. 98-O-2307). From 1998 until 2015, no eligible properties were included on the T-Zone Parking Map. In 2015, the City Council adopted Resolution No. 15-R-13019 (Attachment 7), temporarily adding the project site at 9900 North Santa Monica Boulevard to the T-Zone Parking Map (see Table 1 and Fig. 2). This amendment to the T-Zone Parking Map allowed the project site to be used for construction parking and staging during the construction of the Waldorf Astoria hotel at 9850 Wilshire Boulevard. Section 4(b) of Resolution No. 15-R-13019 stated “amendment to the T-Zone Parking Map shall sunset, and automatically cease to be of any force or effect at the conclusion of the sixth year after its adoption, unless the City Council approves a further amendment to extend that time.” As this approval was not renewed prior to its expiration on January 6, 2021, the project site was removed from the T-Zone Parking Map and, as a result, the map currently does not identify any eligible properties.

While the T-Zone Parking Map once included three city-owned parcels and 9900 North Santa Monica Boulevard at various times, the rezoning of the city-owned parcels and the expiration of temporary approvals previously issued to the project site have resulted in the parking map no longer being applicable to any sites in the city. As a result, the existing regulations detailing uses for properties on the T-Zone Parking Map have become obsolete. The purposed draft ordinance would establish a more regular process to allow for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures associated with off-site development projects as part of a typical CUP process on parcels located within the City’s Transportation Zones. Such CUP requests would be subject to Meeting Date: June 6, 2023

Planning Commission review and consideration at a noticed public hearing and would replace the existing T-Zone Parking Map amendment process, which requires City Council review and approval of an amendment to the map.

Table 1: T-Zone Parking Map History
Property Status
4342-014-901 - “Lot 901” (see Fig. 2) Rezoned from T-1 to P-S Zone in 1998. No longer on map. (Fig. 2)
4342-010-904 - “Lot 904” (see Fig. 2) Rezoned from T-1 to P-S Zone in 1998. No longer on map. (Fig. 2)
4342-009-905 - “Lot 905” (see Fig. 2) Rezoned from T-1 to P-S Zone in 1998. No longer on map. (Fig. 2)
9900 North Santa Monica Blvd - “Lot 1”
(see Fig. 3)
No longer on map. Temporary map approval
expired in 2021.

Fig. 1: Original T-Zone Parking Map (1997) Fig. 2: T-Zone Parking Map (2015) Source: City of Beverly Hills Source: City of Beverly Hills Applicability of New Regulations. The amendments proposed in the draft ordinance that would establish a CUP process to allow for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures associated with off-site development projects would be applicable to a total of 20 properties located in the T-1 Zone that would become eligible for the new conditionally permitted uses (Fig. 3). These properties are all located on the south side of North Santa Monica Boulevard. Of these 20 properties, 11 are owned by the City, with six of these properties located adjacent to the Business Triangle and developed with City parking structures. The remaining nine properties are under private ownership. While the existing regulations refer to a T-2 Zone, there are Meeting Date: June 6, 2023

currently no properties with this zoning designation; the proposed ZTA would maintain the callout to the T-2 zone as it currently exists.

Fig. 3: Transportation Zone Map
Source: City of Beverly Hills
9900 North Santa Monica Project Site. On March 23, 2023, the Planning Commission adopted Resolution No. 2022, approving a CUP to allow for the use of the project site for construction parking and staging uses to operate in a manner that previously existed on the project site during the construction of the Waldorf Astoria project in 2015. This approval would allow for the renewed use of the project site for construction parking, staging of construction equipment, and temporary offices associated with the development of the One Beverly Hills project, with future use of the project site as a privately-operated surface parking lot.

The project site is an approximately 1.24-acre vacant lot located on the south side of North Santa Monica Boulevard, a major east/west arterial roadway in the city (Fig. 4). The site is located on the western end of the city, adjacent to the City of Los Angeles and surrounded by commercial uses consisting of retail, office, service commercial, and hotel uses. This project seeks to utilize the project site for similar uses associated with the development of another major project, the construction of the One Beverly Hills project directly to the north of the project site. The project site is an ideal location to facilitate temporary construction parking and staging Meeting Date: June 6, 2023

uses due to the close proximity to the One Beverly Hills construction site, the large size of the project site, and its distance from residential property.

Fig. 4: Project Site and Vicinity Map
Source: Google Earth Pro Aerial Imagery
The project site maintains three existing driveway aprons along North Santa Monica Boulevard, providing vehicular access to existing paved and striped areas that would be used for construction parking. The proposal seeks to allow the placement of temporary construction trailers and building mocks-ups, while also providing areas for construction staging (Fig. 5). As proposed, the project site would be used for construction parking and staging purposes by One Beverly Hills construction personnel for a period of approximately six years. Specifically, the proposed use of the site includes:
• Construction parking for approximately 91 vehicles.
• Placement of three (3) temporary office trailers for use by the construction team. • Short-term staging of equipment and material, with a construction mockup area on the west of the project site.
• Vehicular ingress and egress to the property via three existing driveway aprons along North Santa Monica Boulevard.
• Pedestrian access to the construction site using the designated crosswalk at the Wilshire Boulevard intersection, or the designated crosswalk at the Century Park East intersection in the City of Los Angeles.
• Installation of screening and landscaping at the perimeter of the construction parking and staging area.

Meeting Date: June 6, 2023

Upon completion of the One Beverly Hills project, the applicant seeks to transition the use of the project site from a construction parking and staging site to a privately-operated surface parking lot that would increase available parking supply to the commercial businesses along South Santa Monica Boulevard. The existing surface parking lot would be improved with new landscaping and perimeter fencing along North Santa Monica Boulevard (Fig. 6), in compliance with the City’s applicable surface parking lot development standards. The existing surface would be restriped to provide a total of 118 parking spaces accessed through existing driveways located along North Santa Monica Boulevard. Project plans for the temporary construction parking and staging uses, as well as the permanent privately-operated surface-parking lot use are provided in Attachment 8.

Fig. 5: Construction Staging Site Plan
Source: Roxbury Managers, LTD
Fig. 6: Permanent Parking Lot Plan (Western Half)
Source: TNC Landscape Architecture
As part of CUP approval, the Planning Commission has imposed several conditions applicable to the use and operation of the project site for temporary construction parking and staging uses, as well as the future use of the site as a privately-operated surface parking lot. These conditions are provided in Section 7 of Resolution No. 2022 and include:
• Installation of landscaping and fence screening on the existing perimeter fence to screen the site from the street.
• Installation of lighting, cameras, and signage to increase safety. • Placement of refuse containers on-site with requirement to maintain the site free of trash and debris.
• Limiting the use of the project site to standard construction days and hours (Monday – Friday: 8:00 A.M. to 6:00 P.M., except observed holidays).

Meeting Date: June 6, 2023

• Requiring all personnel parking at the project site and walking to the One Beverly Hills construction site to use existing sidewalks on South Santa Monica Boulevard to legally cross North Santa Monica Boulevard via the designated crosswalk at the Wilshire Boulevard intersection.
• Conditioning the use of the site for construction parking and staging uses for a period of six years to accommodate the proposed construction times of the One Beverly Hills project, unless extended by the Director of Community Development. • Requiring the project to transition to a privately-operated surface parking lot and performing associated site improvements at the conclusion of the One Beverly Hills project.

While the Commission has approved the requested CUP, the approval would only become effective if the City Council approves the ZTA and the draft ordinance. Should the Council deny the ZTA, the Commission’s approval of the CUP would become void and the project site at 9900 North Santa Monica Boulevard would not be eligible for construction staging and parking uses through this CUP process.

ENVIRONMENTAL REVIEW
The draft ordinance has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA, Public Resources Code Sections 21000 et seq.), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000 et seq.), and the environmental regulations of the City. Upon review, the draft ordinance appears to qualify for a Class 5 Categorical Exemption (Minor Alterations in Land Use Limitations) in accordance with the requirements of Section 15305 of the State CEQA Guidelines.

Accordingly, the City Council will consider a recommendation to find the project categorically exempt from further environmental review under CEQA pursuant to Section 15305 of the Guidelines. The Class 5 exemption is applicable to projects consisting of minor alterations in land use limitations in areas with an average slope of less than 20%, which do not result in any changes in land use or density. The draft ordinance would not allow new types of land uses, but would modify existing land use regulations in commercial areas which have an average slope of less than 20%, and does not result in changes to density. Therefore, staff recommends that the City Council find the draft ordinance exempt from further review under CEQA.

FISCAL IMPACT
The adoption of the draft ordinance would allow for renewed use of the project site for construction parking, staging of construction equipment, and temporary offices to facilitate the construction of the One Beverly Hills project, a major project within the City. The One Beverly Hills project is projected to generate new property and transient occupancy tax revenue as part of the proposed condominium and hotel uses of the project. Additionally, future use of the project site as a privately-operated surface parking lot would increase the supply of available parking within the City’s southwest commercial areas while providing for additional business licensing revenue through the operation of the parking lot. Costs to the City for project review and preparation of the zone text amendment were offset by the applicant who paid actual costs.

Therefore, the draft ordinance may result in an overall positive fiscal impact to the City.

Timothea Tway, AICP
Director of Community Development
Approved By
ATTACHMENT 1
Draft Ordinance
B0785-0001\2816348v1.doc
ORDINANCE NO. 23-O-________

AN ORDINANCE OF THE CITY OF BEVERLY HILLS
AMENDING TITLE 10, CHAPTER 3, ARTICLE 23 OF THE

BEVERLY HILLS MUNICIPAL CODE ESTABLISHING A LIST

OF CONDITIONALLY PERMITTED USES FOR PROPERTIES
LOCATED IN THE T-1 AND T-2 TRANSPORTATION ZONES

THE CITY COUNCIL OF THE CITY OF BEVERLY HILLS HEREBY ORDAINS AS FOLLOWS:

Section 1. On March 23, 2023, the Planning Commission held a duly noticed public hearing after which it adopted Resolution No. 2021, recommending that the City Council amend portions of Title 10 (Planning and Zoning) of the Beverly Hills Municipal Code to allow for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components, and temporary construction offices and related structures on lots within the City’s T-1 and T-2 Transportation Zones (collectively, the “Amendments”). On June 6, 2023, the City Council held a duly noticed public hearing, received public testimony, and thereafter introduced this Ordinance.

Section 2. This Ordinance and the Amendments, in conjunction with the proposed use of the property located at 9900 North Santa Monica Boulevard for a surface parking lot and construction parking and staging uses (collectively the “Project”), were assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. The Amendments would allow for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components, and temporary construction offices and related structures on lots within the City’s T-1 and T-2 Transportation -2-
B0785-0001\2816348v1.doc
Zones, as part of a request of a Conditional Use Permit. The City Council hereby finds that the Project is exempt from CEQA pursuant to Sections 15303 (Class 3 - New Construction or Conversion of Small Structures), 15304 (Class 4 - Minor Alterations to Land), and 15305 (Class 5 - Minor Alteration in Land Use Limitations) of Title 14 of the California Code of Regulations.

Due to the fact that the Amendment and Project involves minor alterations in land use limitations in areas with an average slope of less than 20% that do not result in any changes in land use or density, minor temporary use of land having negligible or no permanent effects on the environment, and location of limited numbers of new structures and facilities and not exceeding 10,000 square feet in floor area in urbanized areas, these exemptions are applicable.

Section 3. The Amendments are consistent with the objectives, principles, and standards of the General Plan. General Plan Policy LU (Land Use) 11.6 – Parking, requires the City to explore opportunities to expand the parking supply in underserved commercial districts and residential neighborhoods which may be developed publicly, privately, or by joint publicprivate partnerships. Additionally, General Plan Policies LU 11.7 – Connectivity to Parking, and LU 15.1 - Economic Vitality and Business Revenue, requires that commercial and office districts be linked to parking areas and garages by well-designed and attractive pedestrian corridors, while sustaining a vigorous economy by supporting businesses that contribute revenue, quality services and high-paying jobs. In line with these policies from the General Plan, the Amendments seek to provide for opportunities to increase the parking supply of the City’s commercial corridors by providing regulations that facilitate the establishment of surface parking uses on underutilized properties within the City’s transportation zones. Additionally, the Amendments provide for the use of these sites within the transportation zone for construction staging associated with off-site development projects, facilitating redevelopment of key project sites that help maintain a vigorous -3-
B0785-0001\2816348v1.doc
economy in the city while supporting activity that provides quality services and high-paying jobs both through project construction and operation of the project once complete.

Section 4. The City Council hereby amends Article 23, of Chapter 3 of Title 10 of the Beverly Hills Municipal Code to read as follows:
"ARTICLE 23. TRANSPORTATION ZONES (T-1, T-2)
10-3-2301: ZONES T-1 AND T-2 CREATED:

There is hereby created and established in the city transportation zones, designated zone T-1 and zone T-2.
10-3-2302: USES PERMITTED:

No building, structure, improvement, or premises shall be used, and no building, structure, or improvement shall be erected, constructed, altered, enlarged, or maintained on any lot or parcel of land in zone T-1 or zone T-2 except for the following purposes:

Railway transportation; and stations, depots, or other structures necessary or convenient for railway passengers, freight, or other strictly railroad or railway business in conjunction with railroad service conducted in such zones.
10-3-2303: CONDITIONALLY PERMITTED USES:

The following uses shall be permitted in the T-1 and T-2 Zones only if authorized by a Conditional Use Permit issued pursuant to the provisions of Article 38 of this chapter:

Surface parking lots, subject to the standards established in Section 10-3-2730.2 of this chapter.
-4-
B0785-0001\2816348v1.doc
Staging for construction or film production for activities occurring on-site or off the premises. Staging may also include the storage of construction materials, and the placement of temporary construction offices and related structures. Construction staging may also include partial assembly of temporary model building components.” Section 5. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance or the application thereof to any person or place, is for any reason held to be invalid or unconstitutional by the final decision of any court of competent jurisdiction, the remainder of this Ordinance shall be and remain in full force and effect.

Section 6. Publication. The City Clerk shall cause this Ordinance to be published at least once in a newspaper of general circulation published and circulated in the City within fifteen (15) days after its passage in accordance with Section 36933 of the Government Code, shall certify to the adoption of this Ordinance, and shall cause this Ordinance and her certification, together with proof of publication, to be entered in the Book of Ordinances of the Council of this City.

Section 7. Effective Date. This Ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage. ///
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B0785-0001\2816348v1.doc
Adopted:

Effective:

JULIAN A. GOLD, M.D.

Mayor of the City of Beverly Hills,
California
ATTEST:
_______________________________(SEAL)

HUMA AHMED
City Clerk
APPROVED AS TO FORM: APPROVED AS TO CONTENT:

LAURENCE S. WIENER
City Attorney

NANCY HUNT-COFFEY
City Manager
ATTACHMENT 2
Planning Commission Staff Report
w/o Attachments
(3/23/2023)
City of Beverly Hills
Planning Division
455 N. Rexford Drive Beverly Hills, CA 90210
TEL. (310) 285-1141 FAX. (310) 858-5966
Planning Commission Report
Attachment(s):

A. Required Findings
B. Draft Resolution for Zone Text Amendment w/ Ordinance C. Draft Resolution for Conditional Use Permit
D. Existing Text – Article 23 (T-1 and T-2 Zones)
E. Redlined Code Sections
F. City Council Resolution No. 15-R-13019
G. Public Notices
H. Public Comments
I. Project Plans (Provided as a Separate Attachment)
Report Author and Contact Information:

Edgar Arroyo, Senior Planner
(310) 285-1138
[email protected]
Meeting Date: March 23, 2023
Subject: 9900 NORTH SANTA MONICA BOULEVARD
Zone Text Amendment and Conditional Use Permit (PL2100326) City-initiated Zone Text Amendment to add surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures as allowable conditionally permitted uses within the City’s T-1 and T-2 Transportation Zones. Additionally, a Conditional Use Permit request by the property owner of 9900 North Santa Monica Boulevard to allow for construction related parking and staging uses associated with an off-site development project. Pursuant to the provisions set forth in the California Environmental Quality Act (CEQA), the Planning Commission will also consider finding the project exempt from further review under CEQA.

Project Applicant: City Initiated (Zone Text Amendment) Roxbury Managers LTD (Conditional Use Permit)
Representative: Spencer Kallick, Allen Matkins Leck Gamble Mallory & Natsis LLP Recommendation: Staff recommends that the Planning Commission conduct a public hearing, discuss and receive testimony on the project, and adopt resolutions that:
1) Recommend approval of the City-initiated Zone Text Amendment to the City Council, and; 2) Approve the requested Conditional Use Permit, contingent upon the City Council’s approval of the Zone Text Amendment, and find the project exempt from CEQA.

REPORT SUMMARY
The proposed project is a City-initiated Zone Text Amendment (ZTA) to add surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures as allowable conditionally permitted uses within the City’s T-1 and T-2 Transportation Zones. The establishment of such uses would require the issuance of a Conditional Use Permit (CUP) by the Planning Commission.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

In addition to the City-initiated ZTA, the project includes a CUP request by Roxbury Managers, LTD. (the “owner”) to allow for construction-related parking and staging associated with an offsite development project on a vacant lot located at 9900 North Santa Monica Boulevard (the “project site”). This request would allow for the project site to be used for construction parking and the staging of construction materials and temporary offices for the One Beverly Hills project under construction to the north of the project site. Additionally, it is proposed that the site be used as a privately-operated surface parking lot once construction of the One Beverly Hills project has concluded. The CUP request is contingent on approval of the proposed City-initiated ZTA that allows these uses to be approved in the T-1 and T-2 Transportation zones.

This report provides a summary of the proposed ZTA regulations and the requested CUP for the Planning Commission’s review and consideration. Staff recommends adoption of the attached resolutions recommending approval of the ZTA to the City Council and approving a CUP to allow for temporary construction parking and staging, as well as future use of the project site as a public parking lot, contingent upon the City Council’s approval of the ZTA.

BACKGROUND
File Date 10/14/2021
Application Complete 2/20/2023
Subdivision Deadline N/A
CEQA Recommendation Class 3 Categorical Exemption (New Construction or Conversion of Small Structures), Class 4 Categorical
Exemption (Minor Alterations to Land), and a Class 5
Categorical Exemption (Minor Alteration in Land Use
Limitations)
CEQA Deadline 60 days from CEQA Determination
Permit Streamlining 60 days from Determination of CEQA Exemption Applicant(s) City of Beverly Hills (Zone Text Amendment) Roxbury Managers LTD (Conditional Use Permit)
Owner(s) Roxbury Managers LTD
Representative(s) Spencer Kallick, Allen Matkins Leck Gamble Mallory & Natsis LLP
Registered Legislative Advocates1 Spencer Kallick, Allen Matkins Leck Gamble Mallory & Natsis LLP
Amarveer Brar, Allen Matkins Leck Gamble Mallory & Natsis LLP
Korinna Anderson, Allen Matkins Leck Gamble Mallory &
Natsis LLP

1 All Project representatives listed have been confirmed as registered legislative advocates in the City’s database.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

Prior Planning Commission Action None
Prior City Council Action Resolution No. 15-R-13019 (1/6/2015) – Amendment to the T-Zone Parking Map to allow for the property at 9900 North Santa Monica Boulevard to be added for a six (6) year period.

PROPERTY AND NEIGHBORHOOD SETTING
Property Information
Address(es) 9900 North Santa Monica Boulevard
Assessor’s ID No. 4328-001-023
Zoning District T-1 – Transportation Zone
General Plan Railroad
Existing Land Use(s) Vacant Lot
Lot Dimensions & Area 919’ x 160’ ≈ 54,014 SF (1.24 acres) Year Built Vacant Lot
Historic Resource N/A
Protected Trees/Grove None
Adjacent Zoning and Land Uses
North 9900 Wilshire Specific Plan
Beverly Hilton Specific Plan
One Beverly Hills Overlay Specific Plan
South C-3 – Commercial (Retail, Service, Office Uses)
East T-1 – Transportation Zone
T-O – Transportation Overlay Zone
West City Limits / City of Los Angeles
Circulation and Parking
Adjacent Street(s) Wilshire Boulevard and Moreno Drive
Adjacent Alleys None
Parkways & Sidewalks North Santa Monica Boulevard – 2’ parkway on south side of street, from curb-face to property line
Parking Restrictions North Santa Monica Boulevard – No Stopping Anytime on north and south side of street.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

Nearest Intersection Wilshire Boulevard and North Santa Monica Boulevard Circulation Element North Santa Monica Boulevard – Arterial Street Project Site and Neighborhood Character
The project site is an approximately 1.24-acre rectangular lot located on the south side of North Santa Monica Boulevard, a major east-west arterial roadway within the city (Fig. 1). The site is currently a vacant lot, having been most recently used for temporary construction parking and staging uses associated with the construction of the Waldorf Astoria project at 9850 Wilshire Boulevard. The project site is located within the City’s T-1, Transportation Zone, which is part of a strip of properties that run along the south side of North Santa Monica Boulevard that were formerly used for transportation uses associated with the operation of the Pacific Electric and Southern Pacific railroads.

Fig. 1: Project Site and Vicinity Map
Source: Google Earth Pro Aerial Imagery
The project site is located in the vicinity of a variety of commercial uses, consisting of retail, service commercial, office, and hotel uses that operate along North and South Santa Monica Boulevard.

To the north of the project site are the existing Beverly Hilton and Waldorf Astoria hotels and also the One Beverly Hills project site. To the south, the project site backs on to existing low-rise retail, service commercial, and office uses located within the City’s C-3, Commercial Zone. Directly Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

adjacent to the east of the site are privately-owned surface parking lots that service commercial uses along South Santa Monica Boulevard, within the T-1, Transportation Zone and the T-O, Transportation Overlay Zone. To the west is the City’s border with the City of Los Angeles and adjacent commercial and mixed-use areas in the Century City neighborhood.

PROJECT DESCRIPTION
The project consists of a City-initiated ZTA to establish requirements to allow for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures associated with off-site development projects through a CUP process on parcels located within the City’s T-1 and T-2 Transportation Zones. The proposed ZTA would amend Article 23 within Title 10 (Planning and Zoning), Chapter 3 (Zoning) of the Beverly Hills Municipal Code (BHMC) to create a new section that would list the aforementioned uses as conditionally permitted uses within the T-1 and T-2 zones and subject to Planning Commission review and consideration. In addition to establishing a new section for conditionally permitted uses, the ZTA would also remove existing language that currently provides for surface parking lots uses, along with the staging for construction, film production, and similar uses, to be established on properties located on the City’s T-Zone Parking Map.

The T-Zone Parking Map was established in 1997 as an amendment (Ordinance 97-O-2274) to the allowable uses in the T-1 and T-2 zones. Properties located in the transportation zone were eligible to establish surface parking lot uses if the property was identified on the T-Zone Parking Map. Originally the T-Zone Parking Map included three city-owned properties located in the City’s former industrial area (an area bounded by Civic Center Drive to the north and west, Maple Drive to the east, and Third Street to the south (Fig. 2)). These properties were removed from the TZone Parking Map when the properties were rezoned from the T-Zone to the Public Service (P-S) Zone in 1998 (Ordinance No. 98-O-2307). From 1998 until 2015, no eligible properties were included on the T-Zone Parking Map. In 2015, the City Council adopted Resolution No. 15-R13019 (Attachment F), temporarily adding 9900 North Santa Monica Boulevard (the project site) to the T-Zone Parking Map (see Table 1 and Fig. 3). This amendment to the T-Zone Parking Map allowed 9900 North Santa Monica Boulevard to be used for construction parking and staging during the construction of the Waldorf Astoria hotel at 9850 Wilshire Boulevard. Section 4(b) of Resolution No. 15-R-13019 stated “amendment to the T-Zone Parking Map shall sunset, and automatically cease to be of any force or effect at the conclusion of the sixth year after its adoption, unless the City Council approves a further amendment to extend that time.” As this approval was not renewed prior to its expiration on January 6, 2021, the 9900 North Santa Monica was removed from the T-Zone Parking Map and, as a result, the map currently does not identify any eligible properties.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

Table 1: T-Zone Parking Map History
Property Status
4342-014-901 - “Lot 901” (see Fig. 2) Rezoned from T-1 to P-S Zone in 1998. No longer on map. (Fig. 2)
4342-010-904 - “Lot 904” (see Fig. 2) Rezoned from T-1 to P-S Zone in 1998. No longer on map. (Fig. 2)
4342-009-905 - “Lot 905” (see Fig. 2) Rezoned from T-1 to P-S Zone in 1998. No longer on map. (Fig. 2)
9900 North Santa Monica Blvd - “Lot 1”
(see Fig. 3)
No longer on map. Temporary map approval
expired in 2021.

Fig. 2: Original T-Zone Parking Map (1997) Fig. 3: T-Zone Parking Map (2015) Source: City of Beverly Hills Source: City of Beverly Hills There are currently no properties identified on the T-Zone Parking Map. It is proposed that instead of using a process in which properties are temporarily added to the T-Zone map to allow for parking and construction-related staging uses, that the BHMC be amended to instead allow these uses be approved through a CUP. This would allow for a more regular process through which the Planning Commission may review each request at a noticed public hearing. This would also allow the Commission to impose any necessary conditions for each respective project.

This project includes a specific request for a CUP by Roxbury Managers LTD, the property owner of 9900 North Santa Monica Boulevard, to allow for construction parking and staging uses that are similar to those previously authorized on the site during the construction of the Waldorf Astoria project. Fig. 4 below illustrates the requested construction parking, staging of construction equipment, and temporary offices for the One Beverly Hills project located north of the project site.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

Fig. 4: Construction Staging Site Plan
Source: Roxbury Managers, LTD
As proposed, the project site would be used for construction parking and staging purposes by One Beverly Hills construction personnel for a period of approximately six years. Specifically, the proposed use of the site includes:
 Construction parking for approximately 91 vehicles.
 Placement of three (3) temporary office trailers for use by the construction team.  Short-term staging of equipment and material, with a construction mockup area on the west of the project site.
 Vehicular ingress and egress to the property via three existing driveway aprons along North Santa Monica Boulevard
 Pedestrian access to the construction site via South Santa Monica Boulevard and the signalized crosswalk at the intersection of Wilshire and North Santa Monica Boulevards.  Installation of screening and landscaping at the perimeter of the construction parking and staging area.

Plans of the proposed construction parking and staging phase of the project are provided as Attachment I.

The second part of the CUP request is the transitioning of the use of the site to a privatelyoperated surface parking lot use upon completion of the One Beverly Hills project. The surface parking lot would be improved with new landscaping and perimeter fencing along North Santa Monica Boulevard (Fig. 5), in compliance with the City’s applicable surface parking lot development standards. The existing surface would be restriped to provide a total of 118 parking spaces accessed through existing driveways located along North Santa Monica Boulevard. If the requested CUP is approved by the Planning Commission, approval of both the construction parking use and the post-construction conditionally permitted parking use would be contingent on City Council approval of the ZTA.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

Fig. 5: Parking Lot Plan (Western Half)
Source: TNC Landscape Architecture

REQUIRED ENTITLEMENTS
As proposed, the project requires the following entitlements:
 Zone Text Amendment
A City-initiated Zone Text Amendment (ZTA) pursuant to BHMC §10-3-3908, amending Article 23.5 of Title 10 (Planning and Zoning), Chapter 3 (Zoning) of the Beverly Hills Municipal Code (BHMC) establishing requirements to allow for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures as conditionally permitted uses on lots located within the City’s T1 and T-2 Transportation Zones.  Conditional Use Permit
Contingent on approval of the proposed City-initiated ZTA, a Conditional Use Permit (CUP) pursuant to BHMC §10-3-3800 to allow for construction-related parking and staging associated with an off-site development project on the property located at 9900 North Santa Monica Boulevard, with future use of the site as a privately-operated surface parking lot.

GENERAL PLAN POLICIES
The General Plan includes numerous goals and policies intended to help guide development in the city. Some of the policies relevant to the Planning Commission’s review of the project include the following:
 Policy LU 2.1 – City Places: Neighborhoods, Districts, and Corridors Maintain and enhance the character, distribution, built form, scale, and aesthetic qualities of the City's distinctive residential neighborhoods, business districts, corridors, and open spaces.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

 Policy LU 2.2 – Public Streetscapes and Landscape
Maintain and enhance the quality and health of the “green infrastructure” that contributes to the City's identity and quality of life, including its street trees, landscaped medians and parkways, parks, and open spaces, while seeking to conserve water resources.  Policy LU 11.2 – Site Planning and Architectural Design Require that commercial and office properties and buildings are planned and designed to exhibit a high level of site and architectural design quality and excellence.  Policy LU 11.5 – Retail Streetscapes
Maintain and, where deficient, improve street trees, plantings, furniture, signage, public art, and other amenities that promote pedestrian activity.  Policy LU 11.6 – Parking
Explore opportunities to expand the parking supply in underserved commercial districts and residential neighborhoods which may be developed publicly, privately, or by joint public-private partnerships.
 Policy LU 11.7 – Connectivity to Parking
Require that commercial and office districts be linked to parking areas and garages by well-designed and attractive pedestrian corridors.
 Policy LU 12.2 – Building, Parking Structure, and Site Design Require that buildings, parking structures, and properties in commercial and office districts be designed to assure compatibility with abutting residential neighborhoods, incorporating such elements as setbacks, transitional building heights and bulk, architectural treatment of all elevations, landscape buffers, enclosure of storage facilities, air conditioning, and other utilities, walls and fences, and non-glare external lighting.  Policy LU 14.8 – Private Development Landscaping Material and Irrigation Require the use of landscaping materials and irrigation systems that minimize water use and runoff onto public streets and drainage systems.
 Policy LU 15.1 – Economic Vitality and Business Revenue Sustain a vigorous economy by supporting businesses that contribute revenue, quality services and high-paying jobs.

ENVIRONMENTAL ASSESSMENT
The project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA, Public Resources Code Sections 21000 et seq.), the State CEQA Guidelines2(California Code of Regulations, Title 14, Section 15000 et seq.), and the environmental regulations of the City. Upon review, the project appears to qualify for a Class 3 Categorical Exemption (New Construction or Conversion of Small Structures), Class 4

2 The CEQA Guidelines and Statute are available online at https://opr.ca.gov/ceqa/guidelines/ Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

Categorical Exemption (Minor Alterations to Land), and a Class 5 Categorical Exemption (Minor Alteration in Land Use Limitations) in accordance with the requirements of Sections 15303, 15304, and 15305 of the state CEQA Guidelines. These exemptions are applicable to minor alterations in land use limitations in areas with an average slope of less than 20% that do not result in any changes in land use or density, minor temporary use of land having negligible or no permanent effects on the environment, and location of limited numbers of new structures and facilities and not exceeding 10,000 square feet in floor area in urbanized areas. Therefore, staff recommends that the Planning Commission find the project exempt from further review under the provisions of CEQA.

PUBLIC OUTREACH AND NOTIFICATION
Table 2: Public Notification Table
Type of Notice Required
Period
Actual
Period
Required
Date
Actual
Date
Notice of Pending Application
(Owners & Occupants – 1,000' Radius +
block-face)

N/A N/A N/A N/A
Adjacent Neighbors Notice
(Owners & Occupants – 100’ Radius) N/A N/A N/A N/A
Notice of Public Hearing
(Owners & Occupants – 1,000' Radius +
block-face)
20 Days 20 Days 3/3/2023 3/3/2023
Newspaper Notice1 20 Days 20 Days 3/3/2023 3/3/2023
Property Posting 20 Days 20 Days 3/3/2023 3/3/2023
Agenda Posting 72 Hours 7 Days 3/20/2023 3/16/2023
Website (Agenda) 72 Hours 7 Days 3/20/2023 3/16/2023
1 The project was noticed in the March 3, 2023 edition of the Beverly Hills Courier and the March 9, 2023 edition of the Beverly Hills Weekly.

Public Comment
As of the writing of this report, staff has received one letter in general support of the proposed ZTA and CUP. A copy of this letter is provided as Attachment H.

ANALYSIS3
Recommendations for approval of a ZTA, as well as project approval, conditional approval, or denial of the requested CUP is based upon specific findings for the discretionary action. This section is intended to provide a detailed analysis of the proposed ZTA and requested CUP to

3 The analysis provided in this section is based on draft findings prepared by the report author prior to the public hearing. The Planning Commission in its review of the administrative record and based on public testimony may reach a different conclusion from that presented in this report and may choose to modify the findings. A change to the findings may result in a final action that is different from the staff recommended action in this report.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

assist the Planning Commission in determining whether the project is able to meet the required findings for approval. The specific findings that must be made in order to recommend approval of the ZTA to the City Council and approve the requested CUP are provided as Attachment A to this report. Additionally, the draft resolutions provided as Attachments B and C contains draft language for findings that may be used to guide the Planning Commission’s deliberation on the subject project.

Proposed Zone Text Amendment Regulations. The proposed ZTA would amend Article 23 within Title 10 (Planning and Zoning), Chapter 3 (Zoning) of the BHMC, which provides regulations for uses that are allowable in the City’s Transportation Zones (T-1 and T-2).

Current regulations primarily provide for the use of properties within these zones for railroad and transportation related uses, consisting of railroad stations, depots, and other structures ancillary to railroad operations. Additionally, existing regulations allow for surface parking and staging for construction, film production, and similar uses on properties that are also located on the City’s T-Zone Parking Map. While the T-Zone Parking Map once included three cityowned parcels and 9900 North Santa Monica Boulevard at various times, the rezoning of the city-owned parcels and the expiration of temporary approval previously issued to the project site have resulted in the parking map no longer being applicable to any sites in the city. As a result, the existing regulations detailing uses for properties on the T-Zone Parking Map have become obsolete.

The proposed CUP standards create new requirements to allow for the establishment of uses similar to those previously permitted on properties that were on the T-Zone Parking Map. The proposed ZTA would create a new section in Article 23, identifying surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures as conditionally permitted uses within the City’s T-1 and T-2, Transportation Zones.

Additionally, the proposed ZTA would remove existing language that references uses for properties on the T-Zone Parking Map, as this provision no longer applies to any properties within the transportation zones.

The proposed ZTA is applicable to a total of 20 properties located in the T-1 Zone that would become eligible for the new conditionally permitted uses (Fig. 6). These properties are all located on the south side of North Santa Monica Boulevard. Of these 20 properties, 11 are owned by the City, with six of these properties located adjacent to the Business Triangle and developed with City parking structures. The remaining nine properties are under private ownership. While the existing regulations refer to a T-2 Zone, there are currently no properties with this zoning designation; the proposed ZTA would maintain the callout to the T-2 zone as it currently exists. A redlined version of the proposed ZTA language is provided as Attachment E.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

Fig. 6: Transportation Zone Map
Source: City of Beverly Hills
Pursuant to BHMC §10-3-3908, in consideration of the proposed ZTA, the Planning Commission may recommend approval of the ZTA to the City Council if it makes the following finding:
 The public interest, health, safety, morals, peace, comfort, convenience, or general welfare requires the reclassification of the property involved or the reclassification of any portion of the property.

The proposed ZTA would establish standards that would allow for continued use of properties located within the City’s Transportation Zone for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures as part of a Conditional Use Permit request. The ZTA would ‘clean up’ existing BHMC language that references a parking map that is no longer applicable to any property within the T-1 or T-2 zones. Rather than requiring ongoing amendments to the T-Zone Parking Map, the ZTA would Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

create new CUP standards that would allow for the Planning Commission, as the reviewing authority, to consider approval of new surface parking and staging uses. This new process would provide the ability to impose specific conditions on the operation of these uses. The CUP process would allow for the City to carefully evaluate the impacts of each request and impose conditions that would continue to aid in preserving the public interest, health, safety, morals, peace, comfort, convenience, and general welfare of residents in the city.

Furthermore, the ZTA creates the ability for the site to be authorized for off-site construction parking and staging associated with the development of major large scale projects within the city. The City is located within a dense urban metropolitan area and there is a lack of vacant land that could be used for construction parking and staging for large scale development projects. Based on this, staff recommends that the Planning Commission recommend approval the proposed ZTA to the City Council to allow for the use of properties within the City’s transportation zones for parking and staging uses.

Construction Traffic and Pedestrian Movements. The proposed construction parking and staging site is located adjacent to and accessible from North Santa Monica Boulevard, a major arterial roadway in the city. The project would be conditioned to require personnel parking at the project site to arrive from the west and exit traveling eastbound on North Santa Monica Boulevard to allow for simplified ingress and egress via right-turn movements. Left-turns onto the project site or onto North Santa Monica Boulevard could be prohibited, as there are currently no dedicated left turn lanes on this street segment to provide access to the project site from westbound traffic. This configuration will promote efficient vehicle movement and limit circuitous traffic in and around the project site that could otherwise impact other city streets.

Additionally, pedestrian circulation would also be conditioned to provide for safe travel to and from the project site. Because there is no sidewalk adjacent to the project site along North Santa Monica Boulevard, the project is conditioned to have construction personnel walk down to South Santa Monica Boulevard and travel to the signal at Wilshire Boulevard, where workers would use the signalized crosswalk to cross North Santa Monica Boulevard and access the project site. Workers would access the sidewalk on South Santa Monica Boulevard from an existing gate located at the rear of the project site, which provides through access from an adjacent parking lot located at 9944 South Santa Monica Boulevard. Both the project site and the adjacent parking lot are under similar ownership, with the project site being owned by Roxbury Managers, LTD and the adjacent parking lot being owned by Maynard and Linda Brittan, who are partners of Roxbury Managers, LTD. This proposed path of travel would provide for the safe movement of construction personnel while using existing street infrastructure and crosswalks.

Aesthetics. The use of the site for construction parking and staging uses would include planting and screening of the perimeter of the property to aid in screening the uses from view of North Santa Monica Boulevard. Additionally, upon completion of the One Beverly Hills project, the use of the site would transition to a privately-operated surface parking lot, which would include additional site improvements, including new fencing, planting, and restriping.

The proposed construction parking and staging use is a temporary use of the site that may create construction efficiencies for the One Beverly Hills project, with future use of the site to Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

provide additional parking adjacent to an existing commercial area and help alleviate demand on existing street parking.

Noise. Use of the subject property for construction parking and staging has the potential to generate additional noise in the vicinity. The primary sources of noise include vehicles and construction personnel. The nearest sensitive receptors are likely to be existing multi-family residential uses located over 250’ away to the south of the project site along Durant Drive.

These multi-family residential uses are located across existing commercial buildings along South Santa Monica Boulevard and are not directly adjacent to the project site. Additionally, the nearest single-family residential property is located over 550’ away from the project site, across North Santa Monica and Wilshire Boulevards. The portion to the rear of the project site closest to the residential uses is proposed to be used for construction offices and office worker parking, which are expected to be the least impactful. The remainder of the property would be used for construction worker parking and a short-term staging and mockup area. All activity at the project site would be limited to City-approved construction hours only, which are limited from 8:00 A.M. to 6:00 P.M., Monday through Friday to minimize potential noise impacts.

Conditional Use Permit Request. The project includes a request for approval of a CUP to allow for construction parking and staging uses to operate in a manner that previously existed on the project site during the construction of the Waldorf Astoria project. This request would allow for the renewed use of the project site for construction parking, staging of construction equipment, and temporary offices associated with the development of the One Beverly Hills project, with future use of the project site as a privately-operated surface parking lot. Approval of the requested CUP would be contingent on City Council approval of the ZTA.

In consideration of the requested CUP, the Planning Commission may approve the request if the Commission is able to make the following finding for approval, as detailed in BHMC §10- 3-3800 and provided below:
 The proposed location of any such use will not be detrimental to adjacent property or to the public welfare.

The project site is an approximately 1.24-acre vacant lot located on the south side of North Santa Monica Boulevard, a major east/west arterial roadway in the city. The site is located on the western end of the city, adjacent to the City of Los Angeles and surrounded by commercial uses consisting of retail, office, service commercial, and hotel uses. The requested CUP would facilitate the renewed use of the site for construction parking and staging uses, including the placement of temporary offices and a mock-up area. The proposed uses will be consistent with the previous use of the project site with similar construction parking and staging uses associated with the construction of the Waldorf Astoria project.

This proposal seeks to utilize the project site for similar uses associated with the development of another major project, the construction of the One Beverly Hills project directly to the north of the project site. The project site is an ideal location to facilitate temporary construction parking and staging uses due to the close proximity to the One Beverly Hills construction site, the large size of the project site, and its distance from residential property. The project site maintains three existing driveway aprons along North Santa Monica Boulevard, providing Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

vehicular access to existing paved and striped areas that would be used for construction parking. The proposal seeks to allow the placement of temporary construction trailers and building mocks-ups, while also providing areas for construction staging. Upon completion of the One Beverly Hills project, the applicant seeks to transition the use of the project site from a construction parking and staging site to a privately-operated surface parking lot that would increase available parking supply to the commercial businesses along South Santa Monica Boulevard. Future improvements to the site would include new landscaping, fencing, and surface parking lot striping that would facilitate up to 118 parking spaces.

In consideration of the requested CUP, staff has incorporated project-specific conditions of approval in the draft resolution to assure responsible use of the project site for construction parking and staging uses, and timely transition of the site for construction-related used to a surface parking lot. These conditions are provided in Section 7 of the draft resolution and include the following:
 Installation of landscaping and fence screening on the existing perimeter fence to screen the site from the street.
 Installation of lighting, cameras, and signage to increase safety.  Placement of refuse containers on-site with requirement to maintain the site free of trash and debris.
 Limiting the use of the project site to standard construction days and hours (Monday – Friday: 8:00 A.M. to 6:00 P.M., except observed holidays).  Requiring all personnel parking at the project site and walking to the One Beverly Hills construction site to use existing sidewalks on South Santa Monica Boulevard to legally cross North Santa Monica Boulevard via the designated crosswalk at the Wilshire Boulevard intersection.
 Conditioning the use of the site for construction parking and staging uses for a period of six years to accommodate the proposed construction times of the One Beverly Hills project, unless extended by the Director of Community Development.  Requiring the project to transition to a privately-operated surface parking lot and performing associated site improvements at the conclusion of the One Beverly Hills project.

Based on details provided and the recommended conditions of approval, it is staff’s assessment that the proposed use of the project site for construction parking and staging uses associated with an off-site development project and future use of the site as a surface parking lot will not be detrimental to adjacent property or to the public welfare.

Planning Commission Report
Construction Parking and Staging Ordinance and
CUP for 9900 North Santa Monica Boulevard
March 23, 2023

NEXT STEPS
It is recommended that the Planning Commission conduct the public hearing and discuss the proposed code regulations. Staff recommends that the Commission adopt resolutions that: 1) recommend approval of the ZTA to the City Council; and, 2) conditionally approve the requested CUP, contingent upon the City Council’s approval of the ZTA.

Alternatively, the Planning Commission may consider the following actions:

1. Amend the draft ZTA language further to reflect the Commission’s discussions.

2. Direct staff or applicant as appropriate and continue the hearing to a date (un)certain, consistent with permit processing timelines, and at applicant’s request or consent.

Report Reviewed By:

Masa Alkire, AICP
City Planner
ATTACHMENT 3
Planning Commission Resolution
No. 2021
RESOLUTION NO. 

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF BEVERLY HILLS RECOMMENDING

ADOPTION OF AN ORDINANCE OF THE CITY OF
BEVERLY HILLS AMENDING TITLE 10, CHAPTER 3,
ARTICLE 23 OF BEVERLY HILLS MUNICIPAL CODE

ESTABLISHING A LIST OF CONDITIONALLY

PERMITTED USES ON PROPERTIES LOCATED IN
THE T-1 AND T-2 TRANSPORTATION ZONES
(PL2100326)
WHEREAS, the Planning Commission has considered the proposed Amendment to the City of Beverly Hills Municipal Code, as set forth and attached hereto as Exhibit A (the “Amendments”); and,
WHEREAS, the Planning Commission conducted a duly noticed public hearing on March 23, 2023, at which times it received oral and documentary evidence relative to the proposed Amendments; and,
WHEREAS, the Planning Commission finds that the proposed Amendments are required because of the benefit to the public interest, health, safety, morals, peace, comfort, convenience, or general welfare, and that such Amendments are consistent with the general objectives, principles, and standards of the General Plan.

NOW, THEREFORE, the Planning Commission of the City of Beverly Hills hereby finds, resolves, and determines as follows:






 







2 Section 1. The Amendments were assessed pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq.(“CEQA”), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), and the City’s Local CEQA Guidelines (hereafter the “Guidelines”). The Planning Commission finds that adoption of the Amendments are exempt from CEQA pursuant to Section 15305 (Class 5, Minor Alterations in Land Use Limitations) of Title 14 of the California Code of Regulations.

The Amendments would allow the establishment of surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures on properties within the City’s T-1 and T-2 Transportation Zones, subject to approval of a Conditional Use Permit. The Amendments constitute minor changes to land use regulations in areas with an average slope of less than 20%, which do not result in any changes in land use or density. Therefore, the Planning Commission hereby finds that the Amendments are exempt from CEQA pursuant to CEQA Guidelines Section 15305.

Section 2. The Amendment would establish a list of conditionally permitted uses for properties located within the City’s Transportation Zone. Such conditionally permitted uses include surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures, of which would require a Conditional Use Permit. The Amendment also provides a clean up to existing language that references a parking map that is no longer applicable to any property within the T-1 or T-2 zones. Rather than requiring ongoing amendments to the T-Zone Parking Map, the Amendment would implement a Conditional Use Permit process that would allow for the Planning Commission, as the reviewing authority, to 





 







3 consider approval of surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components and temporary construction offices and related structures, while providing the ability to impose specific conditions on the operation of these uses. Conditions imposed on projects as part of these requirements would allow for the City to carefully evaluate the impacts of each request and impose conditions that would continue to aid in preserving the public interest, health, safety, morals, peace, comfort, convenience, and general welfare of residents in the city. Furthermore, the Amendment creates the ability for the renewed use of the project site for construction parking and staging uses associated with the development of major large scale projects within the city. As the City is located within a dense urban metropolitan area, the city’s built environment lacks an abundance of available vacant land area that could facilitate construction parking and staging uses associated with large scale development projects that contribute to the revitalization of vacant and underutilized properties, without causing impacts to existing streets and traffic resulting from increased street and vehicle lane closure that could result from seeking alternative methods to provide construction staging. Based on this, the Planning Commission recommends approval of the proposed Amendment to the City Council to allow for the continued use of properties within the City’s transportation zones for parking and staging uses. ///
///
///






 







4 Section 3. The Planning Commission does hereby recommend to the City Council the adoption of an ordinance approving and enacting the proposed Amendments substantially as set forth in Exhibit A, which is attached hereto and incorporated herein by reference.

Adopted: March 23, 2023
Myra Demeter, Ph.D.

Chair of the Planning Commission of the
City of Beverly Hills
Attest:

Masa Alkire, AICP
Secretary of the Planning Commission
Exhibit:

A – Draft Ordinance
Approved As To Form:

David M. Snow
Assistant City Attorney
Approved As To Content:

Masa Alkire, AICP
City Planner
Community Development Department






 







5 EXHIBIT A

DRAFT ORDINANCE






 







ORDINANCE NO. 23-O-________

AN ORDINANCE OF THE CITY OF BEVERLY HILLS
AMENDING TITLE 10, CHAPTER 3, ARTICLE 23 OF

BEVERLY HILLS MUNICIPAL CODE ESTABLISHING A LIST

OF CONDITIONALLY PERMITTED USES FOR PROPERTIES
LOCATED IN THE T-1 AND T-2 TRANSPORTATION ZONES.

THE CITY COUNCIL OF THE CITY OF BEVERLY HILLS HEREBY ORDAINS AS FOLLOWS:

Section 1. On March 23, 2023, the Planning Commission held a duly noticed public hearing after which it adopted Resolution No., recommending that the City Council amend portions of Title 10 (Planning and Zoning) of the Beverly Hills Municipal Code to allow for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components, and temporary construction offices and related structures on lots within the City’s T-1 and T-2 Transportation Zones (collectively, the “Amendments”). On _________, the City Council held a duly noticed public hearing, received public testimony, and thereafter introduced this Ordinance.

Section 2. This Ordinance and the Amendments, in conjunction with the proposed use of the property located at 9900 North Santa Monica Boulevard for a surface parking lot and construction parking and staging uses (collectively the “Project”), were assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. The Amendments would allow for surface parking lots, film production staging, construction staging and related storage of materials and partial assembly of temporary model building components, and temporary construction offices and related structures on lots within the City’s T-1 and T-2 Transportation 





 







-2-
Zones, as part of a request of a Conditional Use Permit. The City Council hereby finds that the Project is exempt from CEQA pursuant to Sections 15303 (Class 3 - New Construction or Conversion of Small Structures), 15304 (Class 4 - Minor Alterations to Land), and 15305 (Class 5 - Minor Alteration in Land Use Limitations) of Title 14 of the California Code of Regulations.

Due to the fact that the Amendment and Project involves minor alterations in land use limitations in areas with an average slope of less than 20% that do not result in any changes in land use or density, minor temporary use of land having negligible or no permanent effects on the environment, and location of limited numbers of new structures and facilities and not exceeding 10,000 square feet in floor area in urbanized areas, these exemptions are applicable.

Section 3. The Amendments are consistent with the objectives, principles, and standards of the General Plan. General Plan Policy LU (Land Use) 11.6 – Parking, requires the City to explore opportunities to expand the parking supply in underserved commercial districts and residential neighborhoods which may be developed publicly, privately, or by joint publicprivate partnerships. Additionally, General Plan Policies LU 11.7 – Connectivity to Parking, and LU 15.1 - Economic Vitality and Business Revenue, requires that commercial and office districts be linked to parking areas and garages by well-designed and attractive pedestrian corridors, while sustaining a vigorous economy by supporting businesses that contribute revenue, quality services and high-paying jobs. In line with these policies from the General Plan, the Amendments seek to provide for opportunities to increase the parking supply of the City’s commercial corridors by providing regulations that facilitate the establishment of surface parking uses on underutilized properties within the City’s transportation zones. Additionally, the Amendments provide for the use of these sites within the transportation zone for construction staging associated with off-site development projects, facilitating redevelopment of key project sites that help maintain a vigorous 





 







-3-
economy in the city while supporting activity that provides quality services and high-paying jobs both through project construction and operation of the project once complete.

Section 4. The City Council hereby amends Article 23, of Chapter 3 of Title 10 of the Beverly Hills Municipal Code to read as follows:
"ARTICLE 23. TRANSPORTATION ZONES (T-1, T-2)
10-3-2301: ZONES T-1 AND T-2 CREATED:

There is hereby created and established in the city transportation zones, designated zone T-1 and zone T-2.
10-3-2302: USES PERMITTED:

No building, structure, improvement, or premises shall be used, and no building, structure, or improvement shall be erected, constructed, altered, enlarged, or maintained on any lot or parcel of land in zone T-1 or zone T-2 except for the following purposes:

Railway transportation; and
Stations, depots, or other structures necessary or convenient for railway passengers, freight, or other strictly railroad or railway business in conjunction with railroad service conducted in such zones.
10-3-2303: CONDITIONALLY PERMITTED USES:

The following uses shall be permitted in the T-1 and T-2 Zones only if authorized by a Conditional Use Permit issued pursuant to the provisions of Article 38 of this chapter:

Surface parking lots, subject to the standards established in Section 10-3-2730.2 of this chapter.






 







-4-
Staging for construction or film production for activities occurring on-site or off the premises. Staging may also include the storage of construction materials, and the placement of temporary construction offices and related structures. Construction staging may also include partial assembly of temporary model building components.” Section 5. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance or the application thereof to any person or place, is for any reason held to be invalid or unconstitutional by the final decision of any court of competent jurisdiction, the remainder of this Ordinance shall be and remain in full force and effect.

Section 6. Publication. The City Clerk shall cause this Ordinance to be published at least once in a newspaper of general circulation published and circulated in the City within fifteen (15) days after its passage in accordance with Section 36933 of the Government Code, shall certify to the adoption of this Ordinance, and shall cause this Ordinance and her certification, together with proof of publication, to be entered in the Book of Ordinances of the Council of this City.

Section 7. Effective Date. This Ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage. ///
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-5-
Adopted:

Effective:

LILI BOSSE
Mayor of the City of Beverly Hills,
California
ATTEST:
_______________________________(SEAL)

HUMA AHMED
City Clerk
APPROVED AS TO FORM: APPROVED AS TO CONTENT:

LAURENCE S. WIENER
City Attorney

NANCY HUNT-COFFEY
City Manager






 







STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

CITY OF BEVERLY HILLS )
I, KAREN MYRON, Recording Secretary of the Planning Commission of the City of Beverly Hills, California, do hereby certify that the foregoing is a true and correct copy of Resolution No. 2021 duly passed, approved and adopted by the Planning Commission of said City at a meeting of said Commission on March 23, 2023, and thereafter duly signed by the Secretary of the Planning Commission, as indicated; and that the Planning Commission of the City consists of five (5) members and said Resolution was passed by the following vote of said Commission, to wit:

AYES: Commissioners Wolfe, Kaplan, Vice Chair Ross, Chair Demeter NOES: None
ABSTAIN: None
ABSENT: Commissioner Ostroff
________________________________

KAREN MYRON
Recording Secretary of the
Planning Commission
City of Beverly Hills, California






 







Certificate Of Completion
Envelope Id: 5056CD8E41E04C40A3EFA950EEAF954A Status: Completed Subject: Please DocuSign: PC Reso 2021 - ZTA uses in T1 & T2 zones.pdf Source Envelope:

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Certificate Pages: 2 Initials: 0 Karen Myron
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Time Zone: (UTC-08:00) Pacific Time (US & Canada)
455 N. Rexford Drive
Beverly Hills, CA 90210
[email protected]
IP Address: 198.245.189.166
Record Tracking
Status: Original
3/28/2023 10:55:05 AM
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Location: DocuSign
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Myra Demeter, Ph.D.
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Karen Myron
[email protected]

COMM DEV COMMISSION SPECIALIST,

CD-PLANNING
City of Beverly Hills
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ATTACHMENT 4
Planning Commission Resolution
No. 2022
RESOLUTION NO. 2022

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF BEVERLY HILLS CONDITIONALLY

APPROVING A CONDITIONAL USE PERMIT TO ALLOW

FOR TEMPORARY CONSTRUCTION PARKING AND

STAGING USES, ALONG WITH A PERMANENT
SURFACE PARKING LOT USE AT 9900 NORTH SANTA
MONICA BOULEVARD (PL2100326)
The Planning Commission of the City of Beverly Hills hereby finds, resolves and determines as follows:

Section 1. Spencer Kallick, on behalf of Roxbury Managers LTD, (collectively Conditional Use Permit (CUP) pursuant to
BHMC §§10-3-2303 and 10-3-3800 to allow temporary construction parking and staging uses, with future use the property for a privately-operated surface parking lot at the property located at and staging, as well as a surface parking lot, requires the approval of a City-initiated Zone Text Amendment that creates provisions that would allow for these uses as part of a CUP process, which is separately addressed by Planning Commission Resolution No. 2021. The requested CUP will allow for the temporary use of the Project site for construction parking and staging uses associated with the development of One Beverly Hills, a major development project located directly across the Project site at 9900 Wilshire Boulevard. The use of the site for construction parking and staging will include the placement of three (3) temporary trailers that house construction offices, as well as areas on the property for the staging of equipment, materials, and a building mock-up area. A total of 91 parking spaces will be made available to provide construction parking to personal working on the One Beverly Hills project. At the conclusion of construction activities for the One 2 Beverly Hills project, the Project site will transition for use a privately-operated surface parking lot that will provide additional parking to commercial uses located in the western portion of the City. The improvements for the surface parking lot will consist of new landscaping, fencing, and restriping of the lot to accommodate 118 parking spaces.

Section 2. The Project site is an approximately 1.24-acre rectangular lot located on the south side of North Santa Monica Boulevard, a major east-west arterial roadway within the city. The site is currently a vacant lot, having been most recently used for construction parking and staging uses associated with the construction of the Waldorf Astoria project at 9850 Wilshire Boulevard. The P -1, Transportation Zone, which is part of a strip of properties that run along the south side of North Santa Monica Boulevard that were formerly used for transportation uses associated with the operation of the Pacific Electric and South Pacific railroads. The Project site is located in the vicinity of a variety of commercial uses, consisting of retail, service commercial, office, and hotel uses that operate along North and South Santa Monica Boulevard. To the north of the Project site are hotel uses consisting of the Beverly Hilton and the Waldorf Astoria hotels and also the One Beverly Hills Project site. To the south, the Project site backs on to existing low-rise retail, service commercial, and office uses located -3, Commercial Zone. Directly adjacent to the east of the site are privatelyowned surface parking lots that service commercial uses along South Santa Monica Boulevard, within the T-1, Transportation Zone and the T-O, Transportation Overlay Zone. To the west is the -use areas in the
Century City neighborhood.

Section 3. This Project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA, Public Resources Code 3 Sections 21000 et seq.), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000 et seq.), and the environmental regulations of the City. The Project qualifies for a Class 3 Categorical Exemption (New Construction of Small Structures) and Class 4 Categorical Exemption (Minor Alterations to Land) in accordance with the requirements of Sections 15303 and 15304 of the State CEQA Guidelines. These exemptions are applicable to minor temporary use of land having negligible or no permanent effects on the environment and the location of limited numbers of new structures and facilities and not exceeding 10,000 square feet in floor area in urbanized areas. Therefore, the Planning Commission hereby finds the Project exempt from further review under CEQA.

Section 4. Notice of the Project and public hearing was mailed on March 3, 2023, to all property owners and residential occupants within a 1,000-foot radius of the property, extended to the block face. An on-site posted notice was displayed on the property beginning on March 3, 2023. A notice was published in two newspapers of local circulation, the Beverly Hills Courier and the Beverly Hills Weekly, on March 3, 2023 and March 9, 2023, respectively. On March 23, 2023, the Planning Commission considered the application at a duly noticed public hearing. Evidence, both oral and written, was presented at said hearing.

Section 5. In considering the request for approval of a Conditional Use Permit, pursuant to Section 10-3-3800 of the Beverly Hills Municipal Code (BHMC), the Planning Commission considered whether it could make the following findings in support of the Project:

1. The proposed location of any such use will not be detrimental to adjacent property or to the public welfare.
4 Section 6. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the Conditional Use Permit:

1. The Project site is an approximately 1.24-acre vacant lot located on the south side of North Santa Monica Boulevard, a major east/west arterial roadway in the city.

The Project site is located on the western end of the city, adjacent to the City of Los Angeles and surrounded by commercial uses consisting of retail, office, service commercial, and hotel uses. The requested CUP will facilitate the renewed use of the Project site for construction parking and staging uses, including the placement of temporary offices and a mock-up area. The proposed uses will be consistent with a previous use of the Project site with similar construction parking and staging uses associated with the construction of the Waldorf Astoria project. The Project seeks utilize the Project site for similar uses associated with the construction of the One Beverly Hills Project. The One Beverly Hills project is located directly across the street to the north of the Project site, making the Project site an ideal location to facilitate temporary construction parking and staging uses due to the close proximity to the One Beverly Hills construction site, the large size of the Project site, and its distance to residential property. The Project site maintains three existing driveway aprons along North Santa Monica Boulevard, providing vehicular access to existing paved and striped areas that will be used for construction parking. The proposal seeks to allow the placement of temporary construction trailers and building mocks-ups, while also providing areas for construction staging. Upon completion of the One Beverly Hills project, that Applicant seeks to transition the use of the Project site from a construction parking and staging site to a privately-operated surface parking lot that will increase available parking supply to the commercial businesses along South Santa Monica 5 Boulevard. Future improvements to the Project site will include new landscaping, fencing, and surface parking lot striping that will facilitate up to 118 parking spaces. Therefore, as conditioned, the proposed temporary and permanent uses at the Project site will not be detrimental to adjacent property or to the public welfare.

Section 7. Based on the foregoing, the Planning Commission hereby approves the requested Conditional Use Permit associated with the use of the Project site for construction parking and staging uses and future use as surface parking lot, subject to the following conditions:

Project-Specific Conditions

1. This approval is for those plans submitted to the Planning Commission on March 23, 2023, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval.

2. Minor amendments to the plans shall be subject to approval by the Director of Community Development or her/his designee. A significant change to the approved Project shall be subject to Planning Commission review.

3. Project Plans are subject to compliance with all applicable zoning regulations, except as may be expressly modified herein. Project plans shall be subject to a complete Code Compliance review when building plans are submitted for plan check.

Compliance with all applicable Municipal Codes is required prior to the issuance of a building permit.

4. This resolution shall not become effective unless and until the associated Zone Text Amendment that would establish provisions allowing construction parking and 6 stages uses, along with surfaces parking lots, as allowable uses through a Conditional Use Permit has been duly adopted by the City Council and has taken effect.

Construction Parking and Staging Use Conditions

5. in thickness or Portland cement concrete not less than four inc paved areas shall be graded so as to provide adequate drainage.

6. All parking shall occur within existing striped parking stalls. Tandem or lift parking shall not be used on the site at any time.

7. Food trucks shall not be permitted on the site.

8. Refuse service shall be maintained throughout the use of the site for the duration of the construction parking and staging use. The site shall be maintained free of trash and debris at all times and shall provide refuse containers on-site for disposal of trash generated from the temporary use of the site.

9. Vehicular access to the site shall only be provided from North Santa Monica Boulevard. Vehicular ingress and egress points shall be limited to the areas designated in the approved set of plans.

10. All personnel accessing the One Beverly Hills Project construction site from the subject site shall legally cross North Santa Monica Boulevard via the designated crosswalk at the Wilshire Boulevard intersection, or the designated crosswalk at the Century Park East intersection in the City of Los Angeles, and enter the construction site via the designated entrance. Signage shall be installed on the Project site notifying workers of the approved pedestrian travel routes and that crossing North Santa Monica Boulevard outside of designated pedestrian crosswalks is prohibited. Additionally, signage shall be 7 installed at each of the Project site's three vehicular entrances that informs workers that pedestrian crossing directly from North Santa Monica Boulevard to the One Beverly Hills Project construction site is prohibited.

11. While it is contemplated that the subject site may be used in the future in conjunction with other properties in the city, for the purposes of this approval, the subject site shall only be used for construction parking, staging, and temporary construction office uses associated with construction for the One Beverly Hills project occurring to the north of the project site. The subject site shall not be used for construction parking, construction staging, or any related use in association with any other site without obtaining prior approval from the Community Development Department. Furthermore, the site shall not be used in association with any property outside the boundaries of the City of Beverly Hills.

12. The Project site shall not be used for public parking purposes during the use of the Project site for construction parking and stage associated with the One Beverly Hills project at 9900 Wilshire Boulevard.

13. Use of the subject site shall be restricted to standard City approved construction hours, as detailed in BHMC §5-1-205, unless otherwise modified by the Director of Community Development or his/her designee.

14. Security cameras shall be installed on the subject site and monitored by live security personnel on a 24-hour basis.

15. Lighting shall be installed and maintained throughout the subject site to increase safety. Such lighting shall be arranged as to be directed onto the subject site and to reflect away from adjacent properties, as required by BHMC §10-4-314. 8 16. Signage shall be installed along the perimeter of the subject site clearly indicating that the site is only for construction related parking, and that public parking is not permitted. Additionally, signage indicating that no left turns are allowed onto the Project site from North Santa Monica Boulevard shall be installed on the exterior of the existing fence adjacent to the Project site vehicle entrances. Signage indicating that only right turns are allowed for vehicles exiting the Project site shall be installed adjacent to the three project site vehicle exits.

17. Landscaping and fencing shall be installed and maintained at all times in all areas shown on the plan set approved by the Planning Division. Prior to installation, the type, species, size, location, and quantity of such landscaping shall be subject to review and approval by the Director of Community Development or his/her designee.

18. Portable restroom facilities shall not be located near the adjacent properties fronting on South Santa Monica Boulevard. Such facilities shall only be located in the area on the subject property designated for jobsite trailers.

19. Earth material (soil) to be imported to or exported from the One Beverly Hills project shall not be stored on the Project site.

20. The approvals granted for the use of the project site for temporary construction parking and staging uses shall expire within six (6) years from the date of approval of this resolution or at the conclusion of construction activities for the One Beverly Hills project, whichever occurs first. However, prior to expiration, and upon request from the Applicant and subject to the review and approval of the Director of Community Development or his/her designee, the use of the Project site for construction parking and staging uses associated with the One Beverly Hills project may be extended. 9 21. The Director of Community Development reserves the power and right to impose additional conditions and/or restrictions upon this approval if the Director of Community Development or his/her designee determines that the site is being operated in a manner that causes a traffic, safety, noise, dust, light, or any other impact that interferes with the quiet enjoyment of nearby properties and that the existing conditions of approval are inadequate to halt the interference. The Director of Community Development or his/her designee shall have the authority to revoke this approval in the event of violations, impacts, interference with quiet enjoyment of nearby properties, or a combination thereof.

22. Minor Amendments to the plans shall be subject to approval by the Director of Community Development. Construction shall be in conformance with the plans approved herein or as modified by the Director of Community Development or his/her designee.

Surface Parking Lot Use Conditions

23. The Project site shall transition to use as a privately-operated surface parking lot at the conclusion of construction activity associated with the One Beverly Hills Project, or six (6) years from the date of approval of this resolution, unless otherwise extended pursuant to Condition 20, whichever occurs first.

24. The Applicant shall apply for approvals and building permits to perform improvements to the Project site to transition the temporary construction parking and staging use to a surface parking lot use within twelve (12) months from conclusion of condition activities associated with the One Beverly Hills Project site, or by the date the authorization for the construction use expires, whichever occurs first. 10 25. The Project site shall be improved consistent with the surface parking lot plans reviewed and approved by the Planning Commission on March 23, 2023.

26. The Applicant shall obtain Architectural Review approval of all proposed surface parking lot improvement prior to the issuance of a building permit.

27. The Applicant shall obtain all applicable building, mechanical, electrical, and/or plumbing permits to perform the site improvements for the transition of the Project site to a surface parking lot.

28. Minor Amendments to the plans shall be subject to approval by the Director of Community Development. Construction shall be in conformance with the plans approved herein or as modified by the Director of Community Development or his/her designee.

Construction-Related Conditions

29. The Applicant shall remove and reconstruct any existing improvements in the public right-of-way damaged during the use of the Project site for construction parking and staging uses.

30. Any streets surrounding the Project site that are damaged as a result of the Project shall be repaved and restoration to centerline.

31. All survey monuments, streetlights, and underground utilities, and any existing offsite improvements affected by the Project shall be re-established according to the City standards, and shall be paid for by the Applicant. No privately-owned structures or improvements are permitted within the public right-of-way without an encroachment permit.
11 Standard Conditions

32. APPEAL. Decisions of the Planning Commission may be appealed to the City Council within fourteen (14) days of the Planning Commission action by filing a written appeal with the City Clerk.

Decisions involving subdivision maps must be appealed within ten (10) days of the Planning Commission Action. An appeal fee is required.

33. RECORDATION. This resolution approving this Conditional Use Permit shall not become effective until the owner of the Project site records a covenant, satisfactory in form and content to the City Attorney, accepting the conditions of approval set forth in this resolution. The covenant shall include a copy of this resolution as an exhibit. The Applicant shall deliver the executed covenant to the Department of Community Development within 180 days of the Planning Commission decision. At the time that the Applicant delivers the covenant to the City, the Applicant shall also provide the City with all fees necessary to record the document with the County Recorder. If the Applicant fails to deliver the executed covenant within the required 180 days, this resolution approving an amendment to the Planned Development shall be null and void and of no further effect. Notwithstanding the foregoing, the Director of Community Development may, upon a written request by the Applicant, submitted prior to the expiration of the 180-day period, grant a written waiver from the 180-day time limit for a period of no more than 180 days if, at the time of the request, the Director determines that there have been no substantial changes to any federal, state or local law that would affect the Project. Regardless of the timelines set forth in this condition, in no event shall a building permit be issued prior to the recordation of the covenant. 12 34. EXPIRATION. The exercise of rights granted in such approvals shall be commenced within three (3) years of adoption of such resolution unless otherwise extended in accordance with the provisions of Section 10-3-207 of the Beverly Hills Municipal Code.

35. VIOLATION OF CONDITIONS: A violation of any of these conditions of approval may result in a termination of the entitlements granted herein.

36. APPROVAL RUNS WITH LAND. These conditions shall run with the land and shall remain in full force for the duration of the life of the Project. ///
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13 Section 8. The Secretary of the Planning Commission shall certify to the passage, approval, and adoption of this resolution, and shall cause this resolution and his/her Certification to be entered in the Book of Resolutions of the Planning Commission of the City.

Adopted: March 23, 2023
Myra Demeter, Ph.D.

Chair of the Planning Commission of the
City of Beverly Hills
Attest:

Masa Alkire, AICP
Secretary of the Planning Commission
Approved As To Form:

David M. Snow
Assistant City Attorney
Approved As To Content:

Masa Alkire, AICP
City Planner
Community Development Department

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

CITY OF BEVERLY HILLS )
I, KAREN MYRON, Recording Secretary of the Planning Commission of the City of Beverly Hills, California, do hereby certify that the foregoing is a true and correct copy of Resolution No. 202 duly passed, approved and adopted by the Planning Commission of said City at a meeting of said Commission on March 23, 2023, and thereafter duly signed by the Secretary of the Planning Commission, as indicated; and that the Planning Commission of the City consists of five (5) members and said Resolution was passed by the following vote of said Commission, to wit:

AYES: Commissioners Wolfe, Kaplan, Vice Chair Ross, Chair Demeter NOES: None
ABSTAIN: None
ABSENT: Commissioner Ostroff
________________________________ KAREN MYRON
Recording Secretary of the
Planning Commission
City of Beverly Hills, California

ATTACHMENT 5

PUBLIC CORRESPONDENCE
From:

To: CommentPC
Cc: Edgar Arroyo;
Subject: Planning Commission Meeting 3/24/23 - Public Comment for Item re: 9900 North Santa Monica Blvd Date: Tuesday, March 14, 2023 5:29:00 PM
Attachments: 9900 North Santa Monica Public Comment 2023.docx CAUTION: External Sender
Use caution when clicking links or opening attachments
Hello all,
My name is Marianne Chambers, I'm the property manager and representative for Zee Shore I, LLC, located at S. Santa Monica in Beverly Hills. Please see attached my letter written in regards to the planning commission's March 23 meeting, agenda item pertaining to the zone text amendment and conditional use permit for 9900 North Santa Monica Blvd.

Thank you!
Marianne
--
Marianne Chambers
GMM Asset Management
Santa Monica Blvd.

Los Angeles, CA
Zee Shore I LLC
Santa Monica Boulevard
Los Angeles, CA 90069
March 14, 2023
VIA email: [email protected]
RE: ZONE Text Amendment and Conditional Use Permit for property located at 9900 North Santa Monica Boulevard
Dear Chair Demeter, Vice Chair Ross, and Commissioner Ostroff, Kaplan, and Wolff, My name is Marianne Chambers, I am the property manager and representative for the owners of Zee Shore I, LLC located at South Santa Monica Boulevard. We are writing today to voice our full support of Roxbury Managers, LTD request for a CUP amendment that allows for construction parking and associated staging at 9900 North Santa Monica Boulevard, the vacant lot that sits adjacent to our commercial spaces.

However, we wanted to bring to light a few matters that we are hoping will be addressed as part of this process. First, we’d recommend that accommodations for trash receptacles and their monitoring be mandatory on the addressed site. There is a gate with access from the intersection at South Santa Monica and Charleville that employees using this lot will be able to utilize. While, we have no qualms with the gate, during the last construction staging for the Waldorf Astoria construction, our bins at Charleville and South Santa Monica were often mistakenly being used. Our bins and the surrounding public sidewalks cannot withstand more use, as we’ve been dealing with regular overflowing trash and debris for years at this intersection. Secondly, we are asking that the lot; especially at its fence line, be maintained free of trash, debris, and overgrown landscaping. We’ve been working quite unsuccessfully alongside City of Beverly Hills’ Solid Waste Manager, Colonel James Burnley, to get the overgrown weeds manicured, and the trash and debris picked up along the Southeast fence line of this location at 9900 North Santa Monica Boulevard but have yet to see much improvement since the City doesn’t have jurisdiction to the site. While we know it’s the “outskirts” of the City, it should still be held to the same standard as the rest of the City, clean and well-kept.

With all the new development in this area, we are encouraged by the idea of this site being used as a public parking lot once construction is concluded. This would be a wonderful benefit to the City and it’s patrons! Additionally, the City might want to consider a curb cut at the Charleville and South Santa Monica intersection providing Southern access into the proposed future parking lot.

Thank you for your time and consideration!
Marianne Chambers
Property Manager
ATTACHMENT 6
ORDINANCE NO. 97-O-2274
227~
Item F-9
ORDINANCE NO. 97-0•~2274

AN ORDINANCE OF THE CITY OF BEVERLY HILLSAMENDING THE T ZONE REGULATIONS TO ALLOW

PARKING ON CERTAIN PROPERTIES IN THE T ZONE

AND AMENDING THE BEVERLY HILLS MUNICIPAL CODETHE CITY COUNCIL OF THE CITY OF BEVERLY HILLS HEREBY ORDAINS AS FOLLOWS:

Section 1. Section 10-3.2302 of Article 23 of Chapter
3 of Title 10 of the Beverly Hills Municipal Code regarding uses permitted in the T Zone is hereby amended to read as follows:
“Sec. 1.0—3.2302. Uses pernlitted.

No building, structure, improvement, or premises shall
be used, and no building, structure, or improvement shall beerected, constructed, altered, enlarged, or maintained on any lotor parcel of land in Zone T—1 or Zone T—2 except for the following purposes:
(a) Railway transportation; and
(b) Stations, depots, or other structures necessary or
convenient for railway passengers, freight, or other strictly railroad or railway business in conjunction with railroad serviceconducted in such zones.

Additionally, surface parking shall be a permitted use
on those properties designated for parking on the “T Zone Parking Map” approved by the City Council and on file in the Department of Planning and Community Development. For the purposes of thisSection, surface parking includes, without limitation, vehicular access to adjacent properties, and staging for construction, filmproduction and similar purposes.” Section 2. The T Zone Parking Nap, attached as Exhibit
A, is hereby approved by the City Council and shall be maintained on file in the Department of Planning and Community Development.

This Map may be amended by resolution of the City Council.

Section 3. Based on the initial study, the negative
declaration, the comments received thereon, and the record beforethe City Council, the City Council hereby finds that the negative declaration prepared for this ordinance represents the
independent judgment of the City and that there is no substantial evidence that the approval of the Project may have any
significant environmental impact. The documents and other material which constitute the record on which this decision is based are located in the Department of Planning and Community 961016 B&785-00009 Isw 17313250
2274
Development and are in the custody of the Director of Planning and Community Development.

Section 4. The City Clerk shall cause this ordinance
to be published at least once in a newspaper of generalcirculation published and circulated in the City within fifteen (15) days after its passage, in accordance with Section 36933 of the Government Code, shall certify to the adoption of thisordinance, and shall cause this ordinance and her certification, together with proof of publication, to be entered in the Book of Ordinances àf the Council of this City.

Section 5. This ordinance shall go into effect and be
in full force and effect at 12:01 a.m. on the thirty-first (31st> day after its passage.

THOMAS S. LEVYN
Mayor of the City of
Beverly Hills, California
SCOTT
City Manager
I
Adopted: January 7, 1997
ATTEST:

City Cler]çZ
APPROVED AS TO FORM:

GRE ORY W. STEPANICICH
City Attorney
APPROVED AS TO CONTENT:

I R H NADEL Director of Planning and Community Development 961016 B0785-00009 Isw 1731325 0 —2--
I
I
ATTACHMENT 7
CITY COUNCIL RESOLUTION NO.
15-R-13019
RESOLUTION NO. 15-R- 13019

RESOLUTION OF THE COUNCIL OF THE CITY OF BEVERLY HILLS
AMENDING THE T ZONE PARKING MAP TO ADD, FOR A SIX YEARPERIOD, THE PROPERTY AT 9900 NORTH SANTA MONICABOULEVARDThe Council of the City ofBeverly Hills hereby finds, orders, and resolves as follows:

Section 1. Beverly Hills Municipal Code Section 10-3-2302 (b), as enacted in Ordinance No. 97-0-2274, provides that “surface parking shall be a permitted use on those properties designated for parking on the ‘T Zone Parking Map’ approved by the City Council....” Section 10-3-2302 also provides that “[f]or the purposes of this Section, surface parking includes, without limitation ... staging for construction....” Section 2. Pursuant to Section 2 of Ordinance No. 97-0-2274, the T Zone Parking Map “may be amended by the resolution of the City Council.” Section 3. Oasis West Realty, developer ofthe Beverly Hilton Specific Plan project at the northwest corner of the intersection ofNorth Santa Monica Boulevard and Wilshire Boulevard, filed a request to utilize the T zoned property at 9900 North Santa Monica Boulevardfor parking and construction staging related to the development of the Specific Plan. The construction staging and parking are expected to occur over a period of between five and six years. The owner of 9900 North Santa Monica Boulevard has granted Oasis West Realty authorization to utilize the property for parking and construction staging and parking.

B0785-0009/1780428.1 -1-
Section 4. The Council of the City of Beverly Hills does hereby resolve as follows:
(a) The T Zone Parking Map is hereby amended, as shown in the attached Exhibit A which is incorporated herein by reference, to include the property at 9900 North SantaMonica Boulevard, also known as assessor’s parcel number 4328-001-023, as a site on which parking and construction staging may occur.
(b) This amendment to the T-Zone Parking Map shall sunset, and automatically cease to be of any force or effect at the conclusion ofthe sixth year after its adoption, unless the City Council approves a further amendment to extend that time. Nothing herein shall be construed as a limitation on the City Council’s authority to amend the T ZoneParking Map during the six-year period applicable to this amendment, including amendments to add or remove property, including the subject property, from the Map.

Section 5. The City Clerk shall certify to the adoption of this resolution and shall cause this resolution and his certification to be entered in the Book of Resolutions of the Council ofthis City.

Adopted: January 6, 2015
Mayor of the City ofBeverly Hills,
California

BYROIWPE
B0785-0009/1780428. I -2-
APPROVER AS TO FORM: APPROVED AS TO CONTENT:

LAURENCE S. WIENER SUSAN HEAfl’KEENE, AICP
City Attorney Director of Community Development
B0785-0009/1780428. I -3-

T-ZONE PARKING MAP
Properties approved
for surface parking
Adopted: January 6, 2015
ATTACHMENT 8

PROJECT PLANS
W. R. Benson & Associates
20 20 10 0 40 60
GRAPHIC SCALE [FEET]













  Construction Management Offices & Staging Area 24' x 64'
Office Trailer
24' x 64'
Office Trailer
24' x 48'
Office Trailer
10' x 36' 10' x 36' 10' x 36' 10' x 36'
24' x 64'
Office Trailer

FOR ILLUSTRATIVE

PURPOSES ONLY
Mock Up Area
A AV
A
A AV 16'-8 1/16" 16'-8 1/16" 7'-6"

C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C 9'-0" C C 16'-8 1/16" 11'-0" 9'-0" 11'-0" 26'-0" 18'-0" 4'-0" 19'-0" 40° 9'-0" C 7'-6" 9'-0" 5'-0" 12'-0"9'-0" 5'-0" 9'-0" 5'-0" 13'-0"
2 STANDARD SPACES
@18'-0" 7 STANDARD SPACES @40 DEGREE 17'-1 7/16" 24'-0" 6 STANDARD SPACES @156'-0" 27 COMPACT SPACES @40 DEGREE
2 COMPACT SPACES
@40 DEGREE 19'-1 1/16"
4 STANDARD S
5'-0" SETBACK

NORTH SANTA MONICA BOULEVARD

SOUTH SANTA MONICA BOULEVARD
MORENO DRIVE MATCHLINE- SEE L-2 2'-0" 2'-0" 5'-0" 5'-0"

CONCEPT PLANT SCHEDULE
NOTE: HEDGES SHALL BE A MIN. OF 4' AND SHALL NOT EXCEED 6' NOTE: REFER TO SHEET L-2 FOR NOTES
APN 4328-001-023
55,655 SF (GROSS)
53,849 SF (NET)
LOT SIZE:

REQUIREMENT:
2% OF LOT AREA TO BE LANDSCAPED
2% OF 55,655 SF = 1,113.1 SF
PROVIDED:

LANDSCAPE AREA = 5,787 SF
PARKING SUMMARY:

STANDARD SPACES 22
COMPACT SPACES 90
ACCESIBLE SPACES 6
TOTAL SPACES 118

REFER TO PARKING

LAYOUT PLAN FOR MORE INFORMATION
LABELED "A" OR "AV"
JOB # 1020 DATE: 8-18-2022 L-1
TNC Landscape Architecture
Landscaped Parking Plan 9900 N. Santa Monica Blvd.

BEVERLY HILLS, CA
NORTH 4112 Yankee Drive Agoura Hills, CA 91301
818-665-6695
COPYRIGHT 2022 TNC LANDSCAPE ARCHITECTURE c SCALE: 1" = 30'-0" 0 30 60

NEW SCREENING HEDGE

EXISTING TREES

NEW SCREENING HEDGE
2' EASEMENT

EXISTING TREES
2' EASEMENT

EXISTING LIGHTING

EXISTING LIGHTING

EXISTING HEDGE

EXISTING VEHICULAR GATE

VEHICULAR GATE LOCATION

PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE

PROPERTY LINE
APN: 4328-001-023

PROPERTY LINE PROPERTY LINE PROPERTY LINE

EXISTING LANDSCAPE AREA

EXISTING LANDSCAPE
AREA
5' LANDSCAPE SETBACK 5' LANDSCAPE SETBACK

EXISTING STREET LIGHTS

RELOCATED FENCE

AND PEDESTRIAN
GATE

RELOCATED FENCE
DATE: 10-03-2022
A 16'-8 1/16" 11'-0" 16'-8 1/16"
7'-6"

C C C C C C C C C C C C C C C C C C C C C C C C
C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C 18'-0" 26'-0" 23'-8 11/16" 20'-3 5/16" C 80°
C C C
13 COMPACT SPACES @40 DEGREE
4 STANDARD SPACES @102'-0" 27 COMPACT SPACES @40 DEGREE 45'-6" 19 COMPACT SPACES @40 DEGREE 4 STANDARD SPACES
@80 DEGREE 3'-0" 9'-0" 5'-0"
40'-7 5/8" 5'-0" SETBACK

SOUTH SANTA MONICA BOULEVARD
NORTH SANTA MONICA BOULEVARD MATCHLINE- SEE L-1 CHARLEVILLE BOULEVARD 2'-0" 5'-0" 2'-0" 5'-0" JOB # 1020 DATE: 8-18-2022 L-2
TNC Landscape Architecture
Landscaped Parking Plan 9900 N. Santa Monica Blvd.

BEVERLY HILLS, CA
NORTH 4112 Yankee Drive Agoura Hills, CA 91301
818-665-6695
COPYRIGHT 2022 TNC LANDSCAPE ARCHITECTURE c SCALE: 1" = 30'-0" 0 30 60
NOTES:

1. LANDSCAPE DESIGN TO BE IN COMPLIANCE WITH THE
STATE OF CALIFORNIA MWELO STANDARDS.

PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE APN: 4328-001-023

PROPERTY LINE PROPERTY LINE PROPERTY LINE

NEW SCREENING HEDGE

EXISTING TREES

NEW SCREENING HEDGE
2' EASEMENT

EXISTING TREES
2' EASEMENT

PROPOSED GATE LOCATION
5' LANDSCAPE SETBACK 5' LANDSCAPE SETBACK

EXISTING HEDGE EXISTING LIGHTING EXISTING LANDSCAPE
AREA

EXISTING STREET LIGHTS

RELOCATED FENCE AND

PEDESTRIAN GATE

RELOCATED FENCE

VEHICULAR GATE
DATE: 10-03-2022
IRRIGATION SCHEDULE 9900 N SMB
MV
BF
C
SS
FS
WM
Valve Number Valve Flow
Valve Size Valve Callout #
#" #
REFER TO SHEET L-4 FOR NOTES
A A9
A
A A9 
  
  .....

C C C C C C C C C C C C C C C C C C C C C C C C C C C C C 9 0 C C 
  
0 9
0 
0 
0 
0 
0 9
0 0ƒ 9
0 C

 9
 
NORTH SANTA MONICA BOULE9ARD
SOUTH SANTA MONICA BOULE9ARD
MORENO DRI9E MATCHLINE SEE L 2'-0" 2'-0" 5'-0" 5'-0" C SS

 
-OB  00 DATE
0 L-3
TNC Landscape Architecture
Irrigation Plan 9900 N. Santa Monica Blvd.

BEVERLY HILLS, CA
NORTH 4112 Yankee Drive Agoura Hills, CA 91301
818-665-6695
CO3<RIGHT 0 TNC LANDSCA3E ARCHITECTURE F SCALE: 1" = 30'-0" 0 30 60

CONTROLLER TO BE WALL MOUNTED IN A LOCKING BOX

PRECISE LOCATION OF EQUIPMENT SHALL BE
DETERMINED IN FIELD AND APPROVED BY OWNER.

CONTRACTOR TO PROVIDE ELECTRICAL CONNECTION.

PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE

PROPERTY LINE
APN: 4328-001-023

PROPERTY LINE PROPERTY LINE PROPERTY LINE

DRIP IRRIGATION FOR HEDGE
IN 5' SETBACK

DRIP IRRIGATION FOR HEDGE
IN 5' SETBACK
DATE
000
A 16'-8 1/16" 11'-0" 16'-8 1/16"
7'-6"

C C C C C C C C C C C C C C C C C C C C C C C C
C C C C C C C C C C C C C C C C C C C C C C C C C C C C C C 18'-0" 26'-0" 23'-8 11/16" 20'-3 5/16" C 80°
C C C

SOUTH SANTA MONICA BOULEVARD
NORTH SANTA MONICA BOULEVARD MATCHLINE- SEE L-1 CHARLEVILLE BOULEVARD 2'-0" 5'-0" 2'-0" 5'-0"

FS MV BF
WM
2 -1"
JOB # 1020 DATE: 8-18-2022 L-4
TNC Landscape Architecture
Irrigation Plan 9900 N. Santa Monica Blvd.

BEVERLY HILLS, CA
NORTH 4112 Yankee Drive Agoura Hills, CA 91301
818-665-6695
COPYRIGHT 2022 TNC LANDSCAPE ARCHITECTURE c SCALE: 1" = 30'-0" 0 30 60

PRECISE LOCATION OF EQUIPMENT SHALL BE
DETERMINED IN FIELD AND APPROVED BY OWNER.

WATER PURVEYOR:

CITY OF BEVERLY HILLS WATER
STATIC PRESSURE: 70 PSI

TO BE VERIFIED
NOTES:

1. IRRIGATION SYSTEM TO BE IN COMPLIANCE WITH THE STATE OF CALIFORNIA MWELO STANDARDS.

2. IRRIGATION SYSTEM SHALL BE A LOW-VOLUME DRIP SYSTEM WITH A DEDICATED WATER SERVICE METER OR PRIVATE SUBMETER.

3. AUTOMATIC WEATHER-BASED IRRIGATION CONTROLLER SHALL BE INSTALLED ON THE IRRIGATION SYSTEM.

4. PRESURE REGULATING DEVICES SHALL BE INSTALLED IF WATER PRESSURE IS

BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES.

5. MANUAL SHUT-OFF VALVES SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO

THE POINT OF CONNECTION OF THE WATER SUPPLY, TO MINIMIZE WATER LOSS IN CASE OF EMERGENCY OR ROUTINE REPAIR.

PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE APN: 4328-001-023

PROPERTY LINE PROPERTY LINE PROPERTY LINE

DRIP IRRIGATION FOR
HEDGE IN 5' SETBACK

DRIP IRRIGATION FOR HEDGE
IN 5' SETBACK
DATE: 10-03-2022