moderate income category. Moreover, the proposed project complies with the City’s inclusionary housing requirements by providing 11 affordable housing units for rent to very low income households.
State Housing Laws.
Certain aspects of state density bonus law are a state mandate, meaning that an applicant is entitled to take advantage of the benefits afforded by that law and the City has limited ability to deny the request. For example, the developer is entitled to the additional density and incentives/concessions and waivers because it is a density bonus project.
Pursuant to Government Code §65905.5.(a)13, the City is limited to five (5) total public hearings on a housing project after it has been deemed complete. In order to retain sufficient public hearings for Architectural Review and any potential City Council review, it is recommended that the Planning Commission complete their review of this project in two meetings or less. Finally, pursuant to the Housing Accountability Act, the City’s ability to deny a housing development project is constrained, and to do so specific findings would need to be made. Pursuant to the HAA, only objective standards can be the basis for project denial, although there is some authority to impose conditions on a project to further compliance with subjective standards, provided that the conditions don’t have the effect of reducing density or making the project infeasible.
NEXT STEPS
It is recommended that the Planning Commission conduct the public hearing and adopt the attached resolution conditionally approving a Development Review and Density Bonus Permit for the proposed mixed-use development project at 55 North La Cienega Boulevard, and find the project exempt from CEQA.
Alternatively, the Planning Commission may consider the following actions:
1. Approve the project with modified findings and/or conditions of approval.
2. Deny the project, or portions of the project, based on revised findings.
3. Direct staff or Applicant as appropriate and continue the hearing to a date (un)certain, consistent with permit processing timelines.
Report Reviewed By:
Masa Alkire, AICP
City Planner
13 As amended by Senate Bill (SB) 330 – The Housing Crisis Act of 2019 Planning Commission Staff Report
55 North La Cienega Boulevard
June 22, 2023
ATTACHMENT A
Required Findings
OF JUNE 22, 2023 PLANNING COMMISSION STAFF REPORT
Approval of the requested Development Plan Review and Density Bonus Permit require the following findings to be made by the Planning Commission. 10-3-3104: STANDARD OF REVIEW OF DEVELOPMENT PLAN REVIEW APPLICATIONS:
Except as provided in this section for development plans to be located in the C-5 Zone and reviewed by the Director of Planning and Community Development, the reviewing authority shall approve a development plan review application only if it makes all of the following findings:
A. The proposed plan is consistent with the general plan and any specific plans adopted for the area.
B. The proposed plan will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.
For those proposed plans to be located in the C-5 Zone that are reviewed by the Planning Commission, the commission shall consider the factors set forth in section 10-3-2021 of this chapter as part of the commission's determination regarding whether a project will promote harmonious development of the area.
C. The nature, configuration, location, density, height and manner of operation of any commercial development proposed by the plan will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.
D. The proposed plan will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.
E. The proposed plan will not be detrimental to the public health, safety or general welfare.
In approving a development plan application, the reviewing authority may impose such conditions as it deems appropriate to protect the public health, safety and general welfare.
With regard to development plans to be located in the C-5 Zone and to be reviewed by the Director of Planning and Community Development, the review of the Director shall be ministerial and limited to whether such building conforms to the requirements of the C-5 Zone. (Ord. 11-O-2615, eff. 12-16-2011) (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions:
(A) One incentive or concession for projects that include at least IO percent of the total units for lower income households, at least 5 percent for very low income households, or at least 10 percent for persons and families of moderate income in a development in which the units are for sale.
(B) Two incentives or concessions for projects that include at least 17 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a development in which the units are for sale.
(C) Three incentives or concessions for projects that include at least 24 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a development in which the units are for sale.
(D) Four incentives or concessions for a project meeting the criteria of subparagraph (G) of paragraph (1) of subdivision (b). If the project is located within one-half mile of a major transit stop, the applicant shall also receive a height increase of up to three additional stories, or 33 feet.
(E) One incentive or concession for projects that include at least 20 percent of the total units for lower income students in a student housing development. (3) The applicant may initiate judicial proceedings if the city, county, or city and county refuses to grant a requested density bonus, incentive, or concession. If a court The following findings do not need to be made by the Commission in order to approve the Project. Rather, they are provided to the Commission for information purposes and the Commission would be required to make such findings in order to deny the requested incentives/concessions associated with the project.
State of California
GOVERNMENT CODE
Section 65915
( d) (1) An applicant for a density bonus pursuant to subdivision (b) may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city, county, or city and county makes a written finding, based upon substantial evidence, of any of the following:
(A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c ). (B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) ofsubdivision (d) ofSection 65589.5, upon public health and safety or on any real property that is listed in the California Register ofHistorical Resources and for which there is nofeasiblemethod to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.
finds that the refusal to grant a requested density bonus, incentive, or concession is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. This subdivision shall not be inte1preted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. This subdivision shall not be inte1preted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city, county, or city and county shall establish procedures for canying out this section that shall include legislative body approval of the means of compliance with this section.
( 4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive.I
Planning Commission Staff Report
55 North La Cienega Boulevard
June 22, 2023
ATTACHMENT B
Draft Resolution
OF JUNE 22, 2023 PLANNING COMMISSION STAFF REPORT
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF BEVERLY HILLS CONDITIONALLY
APPROVING A DEVELOPMENT PLAN REVIEW AND
DENSITY BONUS PERMIT TO ALLOW FOR A NEW SIXSTORY MIXED USE DEVELOPMENT WITH GROUND FLOOR COMMERCIAL USES, 105 RESIDENTIAL
DWELLING UNITS ON THE SECOND THROUGH FIFTH
STORIES, AND ROOFTOP RESTROOMS ON THE SIXTH
STORY AT 55 NORTH LA CIENEGA BOULEVARD
(PL2200289)
The Planning Commission of the City of Beverly Hills hereby finds, resolves and determines as follows:
Section 1. Abraham Assil, on behalf of 55 Del Norte, LLC, (collectively the “Applicant”) has submitted an application for a Development Plan Review and Density Bonus Permit to allow the construction of a new six-story, mixed use building with ground floor commercial uses, 105 multi-family residential dwelling units above the ground floor, and rooftoprestrooms with an overall height of (66’-6”, and a Density Bonus Permit to allow for a 50% density bonus in addition to certain incentives/concessions from development standards to provide 11 affordable housing units (the “Project”). Pursuant to Beverly Hills Municipal Code (BHMC) §§10- 3-3100.A and 10-3-1524, a Development Plan Review and Density Bonus Permit are required to construct the new multi-family residential building.
Section 2. The Project consists of the construction of a new six-story mixeduse building, with ground floor commercial uses and 105 residential dwelling units located above the ground floor level. The Project would replace an existing 13,500 SF vacant commercial building formerly used as a restaurant with approximately 18,986 SF of new ground-floor 2 commercial area consisting of retail, restaurant, and market/eatery type uses. The residential portion of the Project consists of rental units, with 11 units reserved for very low-income households. The Project would provide 102 one-bedroom units that range between 678 SF and 1,012 SF, along with three efficiency units (studios) of 571 SF. The new building is proposed to be built to the front property line along North La Cienega Boulevard, but would include portions of the building that are modulated and set back to break up the massing of the building, while also providing depth and articulation of the building facade. On the ground floor, the proposed restaurant, café, and market/eatery uses would be set back approximately 17’-0’ from the front property line to create areas for open air dining opportunities and promote pedestrian-oriented activities. On the north side of the building, a 5’-0” side setback is provided. On the south side, the ground floor of the building will be built to the side property line, with upper stories setback 5’-0” from the side property line. At the rear, a 10’-0” rear setback is provided on the first two floors of the building, with the setback increasing to 20’-0” to the building face on the third to fifth floor.
On the third and fourth floors of the Project, the applicant is proposing balconies that Project 4’- 0” from the rear face of the building and setback 16’-0” from the rear property line. Common outdoor living space for the residential uses would be provided on the rooftop of the building, along with amenities consisting of a pool, spa, rooftop restrooms, trellis shade structures, and landscaping to assist in screening the neighboring single-family residential uses to the west, along North Le Doux Road from the outdoor living area. Additional common and private outdoor living areas are provided within balconies located on the second floor of the Project. The new mixed-use building is proposed at a maximum height of 66’-6”, which includes the six-story portion of the building housing the commercial and residential uses at a height of 57’-0”, along with approximately 450 SF of rooftop bathroom areas on the north and south sides of the building with 3 a height of 9’-6”. Parking for the commercial and residential uses would be provided within a three-level subterranean parking structure that would be accessed by two new-driveways located along North La Cienega Boulevard, providing access to a total of 196 parking spaces. Parking for the commercial portion of the Project would be located on the ground floor, as well as on levels P1 and P2 of the subterranean parking garage. Parking for the residential portion of the Project is provided on level P3. Of the 196 parking spaces proposed, 130 spaces will be allocated for the commercial portion of the Project and 66 parking spaces will be allocated to the residential portion.
The Project site is a 38,500 SF rectangular lot located on the west side of North La Cienega Boulevard, within the City’s C-3, Commercial Zone and MU, Mixed Use Overlay Zone.
Discretionary development plan review approval from the Planning Commission is required for the construction of the new building, and the requested density bonus permit.
The Project also includes the following components as it pertains to density bonus laws:
Density Bonus: State density bonus standards allow for a certain percentage increase in density, which is based on the proportion of units of the site’s base density (i.e., the maximum number of units allowed under General Plan and Beverly Hills Municipal Code (BHMC) density standards without the inclusion of bonus units) that are designated as affordable housing units. In the case of the Project, the number of base units that may be built under the City’s General Plan and BHMC is 70 units and the number of affordable housing units proposed are 11 units (very low income), resulting in an overall affordable unit percentage of 15.7%. The density bonus standards state that whenever 15% or more of a project’s base density is designated as affordable to very low-income households, a 50% increase in density shall be provided and all density calculations are required to be 4 rounded up to the next whole number. Therefore, approval of the Density Bonus Permit, with the inclusion of 11 affordable housing units, will allow for a maximum density of 105 units.
Development Incentives/Concessions: Pursuant to state density bonus law, development projects where at least 15% of the base units are affordable to very lowincome households are entitled to three development incentives/concessions (hereafter referred to as concessions), which result in identifiable and actual cost reductions to provide for affordable housing costs or for rents of project’s affordable housing units.
Separately, an Applicant may also request waivers from development standards that have the effect of physically precluding the construction of a development at the densities allowed or with the concessions permitted. Concessions and waives must be granted unless such a request would cause a specific adverse public health or safety impact, harm historical property, or would be contrary to any state or federal laws. Waivers do not count as a concession and there is no limit on the number of development standard waivers that may be requested or granted provided each would preclude development at the densities allowed or with the concessions permitted. Accordingly, the incentives/concessions and waivers requested by the Applicant are as follows:
Concessions:
1. Building Height: BHMC §§10-3-1880 and 10-3-2804 establish the maximum allowable height for development proposed in the City’s MU Overlay Zone. The Project site is located in Height District A and subject to a maximum allowable height of 5 45’. The applicant is requesting an incentive/concession to allow additional height (21’- 6”) for a total maximum building height of 66’-6”.
2. Number of Stories: BHMC §§10-3-1880 and 10-3-2804 establish the maximum number of stories allowed for development proposed in the City’s MU Overlay Zone. The Project site is located in Height District A and subject to a maximum of three (3) stories. The Applicant is requesting an incentive/concession to allow an additional three stories, inclusive of the 450 SF of rooftop restrooms, which are considered the sixth story to the building pursuant to the height provisions of the BHMC.
3. Rear Setbacks: BHMC §10-3-1952.B. establishes the required setbacks for development of projects located in the City’s Commercial-Residential Transition Area.
Pursuant to this section, a 20’-0” rear setback is required for the portion of a building over two stories/30’-0” in height. The applicant is requesting an incentive/concession to allow for a reduction in the required rear setback on the third and fourth floors of the Project to allow for the balconies proposed for the units on these floors to encroach 4’-0” into the required setback area. The proposal would reduce the required setback on the third and fourth floors from 20’-0” to 16’-0”.
Waivers: None
Alternative Parking Standards: Assembly Bill (AB) 2097, which became effective on January 1, 2023, prohibits public agencies from imposing or enforcing any minimum automobile parking requirement on certain residential, commercial, or other development projects that are located within ½ mile of a major transit stop. The project site is located within ½-mile of the future Metro Purple (D Line) Station, which is currently under construction on the northeast corner of Wilshire Boulevard and North La Cienega 6 Boulevard. Prior to this change in state law, this project would have been required to provide a total 149 parking spaces. Although pursuant to AB 2097, no parking could be required for this project the applicant is proposing to provide 196 parking spaces. The applicant has designed the Project to provide parking for the ground floor commercial uses on levels P1 and P2 of the subterranean parking garage, with a total of 149 parking provided for commercial uses. Parking for the residential portion of the project would be provided exclusively on level P3, with 66 parking spaces provided on this level that would be only accessible to residents of the building. Only residents of the building will have key card access to an entry and exit gate located on level P2 to access the residential parking on level P3. The applicant anticipates there would be tenants of the building that would choose to not have an automobile due to existing and future available public transit. As such, the applicant proposes to have residential parking available on a first-come first-served basis to tenants requesting a parking space as part of their lease. Once a tenant adds parking as part of their lease, then a specific parking space would be assigned to that unit within the P3 parking level. The parking spaces would be made available on equal terms to all tenants, regardless of income level, and subject to availability.
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 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 Planning Commission has reviewed the Class 32 Exemption report prepared for the Project, and based on that analysis finds that the request is exempt from CEQA pursuant to Section 15332 of the CEQA Guidelines.
A Class 32 Categorical Exemption is applicable to the construction of in-fill development projects. 7 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 June 2, 2023 to all property owners and residential occupants within a 500-foot radius of the property, extended to the block face. An on-site posted notice was displayed on the property beginning on June 2, 2023. On June 22, 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 Development Plan Review and Density Bonus Permit, pursuant to Section 10-3-3104 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 plan is consistent with the general plan and any specific plans adopted for the area.
2. The proposed plan will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.
3. The nature, configuration, location, density, height and manner of operation of any commercial development proposed by the plan will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.
4. The proposed plan will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.
5. The proposed plan will not be detrimental to the public health, safety or general welfare.
8 Section 6. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the Development Plan Review and Density Bonus Permit:
1. The Project, as authorized by the State Density Bonus Statute, meets all applicable zoning requirements and has been determined to be consistent with the applicable requirements and guidance of the General Plan for mixed use development located within the MU, Mixed Use Development Overlay Zone and the C-3, Commercial Zone. Additionally, the Project’s height and density are based on the allowable heights and densities of the General Plan, Beverly Hills Municipal Code, and deviations as permitted under State Density Bonus Statute. Therefore, the Project is consistent with the General Plan. Furthermore, the Project is not located within any specific plans adopted for the area.
2. There are no active requests for discretionary planning approval of new commercial, multi-family, or single-family residences within 500’ of the Project site.
Additionally, the Project would be required to submit a construction management plan during building plan check to ensure that the proposed work would not adversely affect planning improvements to the construction of the Metro Purple (D Line) station on the northeast corner of Wilshire Boulevard and La Cienega Boulevard. The proposed Project would intensify development on the Project site and it may result in changes visible to the streetscape that may appear out of character with the existing commercial area, due to the proposed increase in height and reduced setbacks; however, it is unlikely to inhibit the future development of nearby properties. As future development within the City’s mixed use overlay area occurs, it is likely that, over time, new developments that are proposed in the mixed use overlay zone would include designs that are similar in scale and mass to the proposed Project. The proposed Project is also not expected to exhibit any long-lasting 9 impacts on existing nearby development because it is consistent with the applicable General Plan policies and standards and because existing development to the south of the Project site is larger in scale than the proposed Project, with a nine- and an 11-story building developed on properties located on the corner of Wilshire Boulevard and La Cienega Boulevard. Existing commercial development directly adjacent to the north, south, and west of the Project site consists of three-story commercial buildings with an approximately height of 45’. As such, the Project, as conditioned, will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.
3. The proposed mixed use Project provides commercial uses exclusively on the ground floor of the Project. The upper stories of the Project would be occupied by multi-family residential uses and not commercial uses. The commercial portion of the Project is not designed with any publicly accessible openings to the rear or sides of the property to avoid any potential to cause noise or privacy impacts to neighboring singlefamily residential properties to the rear along North Le Doux Road. The commercial uses are designed to be oriented toward North La Cienega Boulevard. Additionally, all vehicular and loading access would occur from North La Cienega Boulevard, with vehicular access area not open or visible to adjacent commercial or residential properties to the north, south, or west. As such, the nature, configuration, location, density, height and manner of operation of the commercial portion of the development proposed would not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.
10 4. As provided in Section 3.4 (Page 14) in the CEQA Class 32 Categorical Exemption Report (Attachment I of the June 22, 2023 Planning Commission staff report), the proposed project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) thresholds because it is located within a Transit Priority Area (TPA) due to the proximity to the Metro Purple (D Line) station on the northeast corner of Wilshire Boulevard and La Cienega Boulevard. Additionally, while not required for CEQA, a Local Transportation Assessment (LTA) was prepared for the project to evaluate level of service (LOS) impacts during peak hours at signalized intersections (Appendix B of Attachment I of the June 22, 2023 Planning Commission staff report). The intersections evaluated as part of this study were located at: 1) La Cienega Boulevard and San Vicente Boulevard; 2) La Cienega Boulevard and Wilshire Boulevard; and, 3) La Cienega Boulevard and Olympic Boulevard. The LTA determined that the increases in intersection delays at the study intersections would be relatively small (0.0 to 1.1 seconds) and that the project is not expected to substantially or adversely increase delays at any of the study intersections. The minor increases in delay at the study intersections fall below the thresholds established by the City for identifying potential adverse conditions at locations operating at LOS D or worse, so no improvements would be required at the study intersections as a result of the project. Pedestrian and vehicle access to the project site would continue to be provided by North La Cienega Boulevard. The project would include the construction of new driveway aprons in compliance with City’s driveway standards to improve ingress and egress to the project site. As detailed in the LTA, no improvements to the existing roadway would be required as a result of the project and the project would not alter the existing traffic patterns along the North La Cienega Boulevard roadway. As such, 11 no design changes would be introduced that would introduce sharp curves, dangerous intersections, or incompatible on-site uses. Furthermore, implementation of the project would not create new obstructions to emergency access in the project area. Therefore, the proposed project would not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicles conflicts, or pedestrian safety hazard.
5. The Project site is located within a Commercial-Residential Transition Area. Therefore, the Project must be consistent with regulations that require the implementation of certain design features, which include: a setback from residential properties, construction of site walls, and installation of landscaping to provide a buffer between the project and the adjacent single-family residential properties to the west. The proposed rooftop area is setback from the edge or the roof and landscaped to provide visual screening to obscure views from the rooftop into the adjacent single family residential area and minimize privacy impacts on the residential properties to the west. Additionally, as conditioned, the project incorporates measures to minimize noise and operational impacts associated with commercial uses located in proximity to residential uses. As such, the project will not be detrimental to the public health, safety or general welfare.
Section 7. In evaluating the Project, the Planning Commission considered whether the Project meets the following objectives of the Mixed Use Overlay Zone, pursuant to Section 10-3-1872 of the BHMC, as detailed below:
1. Expanding the options and opportunities for certain commercial property owners and developers by allowing for combinations of commercial uses, and multi-family residential uses subject to specific standards, rules and procedures. 12 2. Creating the potential for more intensive development in certain neighborhoods, while maintaining realistic buffers between commercial and residential zones to ensure there is harmonious development in the area.
3. Expanding housing options for diverse socioeconomic populations in the City including seniors, young people, populations that wish to be transit-adjacent and populations that will benefit from development near an urban core.
4. Retaining the commercial tax base and streetscape character that exists in the City by encouraging neighborhood-serving and pedestrian-friendly commercial uses.
5. Concentrating new housing and amenities near existing and anticipated transportation nodes and stations to encourage the use of alternative modes of transportation to automobile travel.
6. Allowing projects that are appropriately designed to achieve the desired neighborhood character, while providing development standards to minimize impacts of commercial uses to adjacent residential zones, and to encourage symbiotic uses.
Section 8. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the objectives of the Mixed Use Overlay Zone:
1. The proposed project seeks to redevelop an existing vacant and underutilized commercial property for new mixed use development that includes pedestrian-serving retail and restaurant uses, as well as new multi-family residential rental housing stock. The project would provide 18,986 SF of new commercial uses on the ground floor that would serve the proposed residential uses on the property and properties in the vicinity of the project site. A residential portion of the project would provide a total of 105 new dwelling units, 11 units of which will be reserved for rental to very low-income 13 households. In all, the project provides a combination of commercial and multi-family uses at the project site in designed in compliance with the applicable development standards in the MU Overlay Zone and state density bonus law.
2. The proposed project is designed to provide for more intensive development on an existing commercial corridor known as the city’s “Restaurant Row”. The project would replace an existing one-story, 13,500 SF vacant commercial building formerly used as a restaurant, with a mix of neighborhood servicing retail, market, and restaurant uses on the ground floor facing North La Cienega Boulevard. Approximately, 18,986 SF of new commercial floor area would be provided on the first floor, with 105 new dwelling units provided on the second through fifth floors of the project. The project is designed with varying building setbacks at the rear of the property that would provide a buffer between the existing single-family residential uses located to the west of the project site and the project’s proposed commercial and residential uses. At the rear, a 10’-0” rear setback is provided on the first two floors of the building, with the setback increasing to 20’-0” to the building face on the third to fifth floors. On the third and fourth floors of the project, the applicant is proposing balconies that project 4’-0” from the rear face of the building and would provide a 16’-0” setback from the rear property line. The rear yard would be planted with various species of landscaping material proposed at varied maximum heights between 8’ and 30’ tall. When mature, the proposed landscaping would contribute to providing privacy for the neighboring residential properties. Lastly, a new 6’-0” tall block wall is also proposed at the rear of the project site that would provide additional screening between properties.
14 3. The project promotes the expansion of housing options for diverse socioeconomic populations in the city by providing 105 new dwelling units, with 94 units proposed as market-rate rental housing and 11 dwelling units reserved for rental to very low-income households. The location of the project and its proximity to public transportation may encourage the use of alternative modes of transportation to automobile travel.
4. The project would provide 18,986 SF of new commercial uses on the ground floor that would serve the proposed residential uses on the property and properties in the vicinity of the project site. The proposed ground floor commercial uses consisting of retail and restaurant uses with open air dining areas on private property would serve the proposed residential units on the project site and other residents and workers located in the vicinity of the project. The project’s ground floor commercial uses retain the project site’s contribution to the City’s commercial tax base. The project’s pedestrian accessible ground floor commercial also retains the streetscape character of pedestrian-oriented activity along La Cienega Boulevard.
5. The project would provide 105 new dwelling units located in close proximity to existing and proposed public transit stops. The project would be served by existing Metro bus lines that travel along Wilshire Boulevard and La Cienega Boulevard and would also be served by the future Metro Purple (D Line) station currently under construction on the northeast corner of Wilshire Boulevard and La Cienega Boulevard, which is located approximately 130 feet (0.02 miles) from the project site. The location of the project and its proximity to public transportation may encourage the use of alternative modes of transposition to automobile travel.
15 6. The proposed project would provide a mix of new pedestrian-serving commercial uses and new multi-family residential uses that are design to meet the desired character and purpose of the MU Overlay zone by providing for mixed use development to encourage vibrant, walkable neighborhoods, increase the availability of housing, and preserving the vitality of existing commercial corridors. The project would introduce new retail, market, and restaurant uses that would serve nearby commercial and residential uses near the vicinity of the project, as well the future residential tenants of the proposed 105 dwelling units in the development. The project is designed in compliance with the applicable development standards in the MU Overlay Zone and state density bonus law and is designed to provided landscaped building setbacks at the rear of the project site to provide a buffer between the neighboring residential properties to the west of the project site.
Section 9. Based on the foregoing, the Planning Commission hereby approves the requested Development Plan Review and Density Bonus Permit associated with the construction the new six-story mixed use development Project with ground floor commercial uses, 105 dwelling units, and rooftop bathrooms at 55 North La Cienega Boulevard, subject to the following conditions:
Project-Specific Conditions
1. The Planning Commission hereby approves the requested concessions for building height, number of stories, and rear setback requirements. The total height shall not exceed 66’-6”, inclusive of the rooftop restrooms. The number of stories shall not exceed six stories, inclusive of the rooftop restrooms; no residential units shall be located above the fifth story. The rear setback shall be 20’-0” on all floors of the building, as 16 measured from the rear property line to the face of the building. However, the proposed balconies located on the third and fourth of the rear of the building shall per permitted to encroach a maximum of 4’-0” into the required 20’-0” setback. In no event shall the balconies on the third and fourth floor maintain less than a 16’-0” rear yard setback, as measured from the rear property line to the nearest edge of the balcony.
2. This approval is for those plans submitted to the Planning Commission on June 22, 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.
3. 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.
4. 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. Further, the Project shall comply with all prerequisites to the issuance of a demolition permit as set forth in the Municipal Code and these conditions of approval before any such demolition permit shall be issued.
5. Prior to the issuance of building permits, the design, materials, and finish of the building and landscaping shall be subject to the review and approval by the Architectural Commission.
17 6. Landscaping shall be maintained for the life of the Project in substantial compliance with the landscape plan included in the approved plans. Any modification to landscaping shall be subject to review and approval by the Community Development Director or his/her designee for a consistency determination with the original approval.
7. The Project shall be operated as a rental property and shall maintain a minimum of eleven (11) one-bedroom dwelling units designated for occupancy by very low-income households. The City of Beverly Hills or its designee shall be responsible for administering these units. Affordability of these units by said households shall be guaranteed for a minimum of 55 years and subject to a recorded affordability restriction for a minimum of 55 years in accordance with Cal. Govt. Code Section 65915 or its successor statute.
8. The Applicant shall record covenants and/or deed restrictions as determined by the City Attorney to ensure that the rental price of the affordable housing units does not exceed an amount determined to be affordable to very low-income households. Very lowincome households are defined in Cal. Govt. Code Section 50079.5 and the California Department of Housing and Community Development provides a process for determining affordable housing costs. The covenants and/or restrictions on the affordable housing shall be in effect for a period of not less than 55 years.
9. An inclusionary housing agreement which includes provisions and terms for meeting the requirements of the City’s inclusionary housing requirements shall be approved by the city manager and city attorney, and recorded as a deed restriction against the property prior to issuance of either a grading or building permit, whichever comes first. 18 10. The occupants of the affordable housing units within the Project shall have the same access to the common entrances, common areas, and amenities, including parking, as the occupants of the market-rate housing units and the affordable housing units shall not be isolated to a specific floor or an area on a specific floor. Further, the affordable housing unit shall have the same number and type of appliances as the non-affordable housing units, which shall include, at a minimum, one (1) refrigerator, one (1) washer, and one (1) dryer.
11. To mitigate potential noise impacts to neighboring residents, use of the roof deck areas shall be limited to between the hours of 7:00 a.m. to 10:00 p.m., daily, and signage indicating such restrictions shall be installed on the rooftop.
12. Amplified music and voices shall be prohibited on the rooftop.
13. Lighting on the Project site, including rooftop areas, shall comply at all times with the Beverly Hills Municipal Code’s restrictions on lighting of premises.
14. All outdoor living spaces for the project, including those provided on balconies and the rooftop areas shall only be made available for use by Project residents and their guests. No commercial occupant of the Property shall use the rooftop facilities or balcony areas at any time.
15. All parking stalls on subterranean parking level P3 shall be reserved for use for parking for the residential portion of the Project. This parking area shall only be accessible to residents of the building and their authorized guests.
16. The Project shall operate at all times in a manner not detrimental to surrounding properties or residents by reason of light, noise, activities, parking, or other actions.
19 17. The Project shall operate at all times in compliance with Municipal Code requirements for Noise Regulation.
18. The Applicant shall submit a Construction Traffic Management Plan to the Community Development Department for review and such Construction Traffic Management Plan shall be approved by the City’s Traffic Engineer prior to the earlier of the issuance of a demolition or the issuance of a building permit. The Construction Management Plan shall include, at a minimum the following:
a. Written information about the construction parking arrangements and hauling activities at different stages of demolition and construction to be reviewed and approved by the Engineering Division of Public Works and the Building & Safety Department.
b. Information regarding the anticipated number of workers, the location of parking with respect to schedules of the demolition and construction period, the arrangements of deliveries, hauling activities, the length of time of operation, designation of construction staging area and other pertaining information regarding construction related traffic.
c. The proposed demolition construction staging for this Project to determine the amount, appropriate routes and time of day of heavy hauling truck traffic necessary for demolition, deliveries, etc., to the subject site.
19. The Applicant shall obtain the appropriate permits from the Community Development Department for the placement of construction canopies, fences, etc., for the construction of any improvements in the public right-of-way, and for use of the public 20 right-of-way for staging and/or hauling certain equipment and materials related to the Project.
20. The Applicant shall post the names and telephone numbers of two construction representatives for the Project and a City contact on all construction fence signs. The phone numbers shall be manned at all times during construction hours.
21. The Applicant shall provide electric vehicle charging stations for the commercial and residential parking areas, including electric vehicle charging stations for required handicap accessible parking spaces, as required by all applicable California Green Building Code requirements.
Construction-Related Conditions
22. Prior to the issuance of a building permit, all applicable Park and Recreation Facilities Taxes required by the Municipal Code shall be paid.
23. The Applicant shall remove and replace all public sidewalks adjacent to the Project site that are rendered defective as a result of Project construction, as determined by the City Engineer.
24. The Applicant shall remove and replace all curbs and gutters adjacent to the Project site that are rendered defective as a result of Project construction, as determined by the City Engineer.
25. The Applicant shall protect all existing street trees adjacent to the subject site during construction of the Project. Every effort shall be made to retain mature street trees. No street trees, including those street trees designated on the preliminary plans, shall be removed and/or relocated unless written approval from the Public Works Department and the City Engineer (or his/her designee) is first obtained. 21 26. Removal and/or replacement of any street trees shall not commence unless and until the Applicant has provided the City with an improvement security to ensure the establishment of any relocated or replaced street trees. The security amount will be determined by the Director of Public Works (or his/her designee), and shall be in a form approved by the Director of Community Development.
27. The Applicant shall remove and reconstruct any existing improvements in the public right-of-way damaged during construction operations performed under any permits issued by the City.
28. Condensation from HVAC and refrigeration equipment shall drain to the sanitary sewer, not curb drains.
29. The Applicant shall provide that all groundwater discharges to a storm drain. All ground water discharges must have a permit (NPDES) from the Regional Water Quality Control Board. Connection to a storm drain shall be accomplished in the manner approved by the City Engineer and the Los Angeles County Department of Public Works.
30. The Applicant shall provide for all utility facilities, including electrical transformers required for service to the proposed structure(s), to be installed on the subject site. No such installations will be allowed in any City right-of-way.
31. The Applicant shall underground, if necessary, the utilities in adjacent streets per requirements of the Utility Company and the City.
32. The Applicant shall make connection to the City’s sanitary sewer system through the existing connections available to the subject site, unless otherwise approved by the City Engineer, and shall pay the applicable sewer connection fee. The costs of any 22 upgrades necessary to provide the Project with utility connections shall be the responsibility of the applicant.
33. The Applicant shall make connection to the City’s water system through the existing water service connection unless otherwise approved by the City Engineer. The size, type, and location of the water service meter installation will also require approval from the City Engineer. The costs of any upgrades necessary to provide the Project with utility connections shall be the responsibility of the applicant.
34. Any streets surrounding the Project site that are damaged as a result of Project construction shall be repaved and restored to the street centerline.
35. All survey monuments, streetlights, and underground utilities, and any existing offsite improvements affected by the construction 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.
Standard Conditions
36. 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. Appeal forms are available in the City Clerk’s office.
An appeal fee is required.
37. RECORDATION. This resolution approving this Development Plan Review and Density Bonus 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 23 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.
38. EXPIRATION. Development Plan Review and Density Bonus Permit: The exercise of rights granted in such approvals shall be commenced within three (3) years after the date of approval of this resolution, as provided for in BHMC §10-3-207.A., unless otherwise extended.
39. VIOLATION OF CONDITIONS: A violation of any of these conditions of approval may result in enforcement action by the City until such violation is abated or the entitlement granted herein is revoked pursuant to Section 10-3-258 of the BHMC, or its successor regulation. All costs incurred by the City as a result of abatement of a violation on the property shall be reimbursed by the party in breach of this resolution.
40. 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. 24 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: June 22, 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
Planning Commission Staff Report
55 North La Cienega Boulevard
June 22, 2023
ATTACHMENT C
Public Notices
OF JUNE 22, 2023 PLANNING COMMISSION STAFF REPORT
55 N. La Cienega Boulevard – Front Renderings
Source: Reed Architectural Group, Inc.
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Pursuant to the Americans with Disabilities Act, the City of Beverly Hills will make reasonable efforts to accommodate persons with disabilities. If you require special assistance, please call (310) 285-1126 (voice) or (310) 285-6881 (TTY). Providing at least forty-eight (48) hours advance notice will help to ensure availability of services. City Hall, including the Council Chamber and Room 280A, is wheelchair accessible. The City Hall Council Chamber and Room 280A are also equipped with audio equipment for the hearing impaired.
Planning Commission Staff Report
55 North La Cienega Boulevard
June 22, 2023
ATTACHMENT D
Voluntary Neighborhood Meeting Notice
OF JUNE 22, 2023 PLANNING COMMISSION STAFF REPORT
Planning Commission Staff Report
55 North La Cienega Boulevard
June 22, 2023
ATTACHMENT E
Public Correspondence
OF JUNE 22, 2023 PLANNING COMMISSION STAFF REPORT
From: Cindy Gordon
To: Edgar Arroyo
Subject: Fw: 55 N la cienega project
Date: Monday, June 5, 2023 5:34:42 AM
From: shahryar manavi < >
Sent: Sunday, June 4, 2023 11:25 PM
To: CommentPC <[email protected]>
Cc: sherol manavi < >
Subject: 55 N la cienega project
CAUTION: External Sender
Use caution when clicking links or opening attachments
Hello, I live on N Le Doux Rd. i am adjacent to 55 La Cienega project. I would like standard building codes for La Cienega Blvd to be enforced and allowed. If the buildings on that block of La Cienega are suppose to be 3 floors high, then I would like the city council to ask the developer to not build over 3 floors. A taller building than what is allowed by standard city code for that street will affect my enjoyment of my house. There will be worst air quality during the building phase if the developer is allowed to build higher than what is standard for that street. Also, my privacy will be adversely affected since more people on 55 N La Cienega will be overlooking on my house because the developer build extra floors.
Thank you,
Shahryar Shawn Manavi
From: Adrianne Tarazon
To: Edgar Arroyo
Cc: Karen Myron
Subject: FW: Project: 55 N. La Cienega/ Urgent response! Date: Monday, June 12, 2023 4:48:50 PM
Hi Edgar,
Please see email received for Council below and please include as public comment for the Planning Commission hearing.
Thank you,
Adrianne Rosas
Executive Assistant to the City Council
City of Beverly Hills
Phone: (310) 285-1013 | Email: [email protected] www.beverlyhills.org
From: Ryan Gohlich <[email protected]>
Sent: Monday, June 12, 2023 3:02 PM
To: Adrianne Tarazon <[email protected]>
Subject: RE: ྃ Project: 55 N. La Cienega/ Urgent response! Do you know if Edgar Arroyo received it? If not, please send to him so he can include it as public comment for the PC hearing. Thanks.
From: Mitra Shoaee < >
Sent: Sunday, June 11, 2023 10:54 PM
To: WebCBH MAYORANDCITYCOUNCIL <[email protected]> Subject:ྃ Project: 55 N. La Cienega/ Urgent response!
CAUTION: External Sender
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*Attention: Mayor and City Council
Hello Edgar,
We have become aware of 55 N. La Cienega project via
your letter. Please convey our extreme opposition to this project to the Planning Committee.
The owner of this project needs to realize that this large residential apartment building will bring more people,
more traffic and more potential crime in our
neighborhood.
In addition, this five-story building will completely block our view of the nature and the city beyond. We have
already been surrounded by irresponsible construction of tall buildings around N. Hamilton Dr. The City of Beverly Hills literally destroyed any green land or nature around our neighborhood for the sake of construction of these
very tall buildings.
Please bear in mind that this project will negatively affect the value of our properties as we will be surrounded with tall and unsightly buildings.
We must stop the temptation of construction of tall and multi- family constructions in our immediate vicinity.
This neighborhood does not have any capacity to expand.
It has already reached its limit in terms of tall building construction.
As homeowners who care about our neighborhood and the
value of our properties, we are asking you to seriously oppose the construction of this project.
Please bear in mind that we are already fed up with
Metro's construction activities.
55 N. La Cienega must remain a one-story building in that commercial zoning. We will no longer tolerate any
construction noise, dust, destruction of our view,
tremendously increased traffic and an increase in
potential crime.
There is not a single positive contribution of this project to our neighborhood. As such, we are vehemently opposing
this project.
Best regards,
Mitra Yadegari
Sent from my iPhone
From: Dan Yadegari
To: Edgar Arroyo
Cc: Mitra Shoaee
Subject: 55 N. La Cienega Blvd.
Date: Tuesday, June 13, 2023 10:09:06 AM
CAUTION: External Sender
Use caution when clicking links or opening attachments
Hello Edgar,
Please see the attached files for your review.
Sincerely,
Planning Commission Staff Report
55 North La Cienega Boulevard
June 22, 2023
ATTACHMENT F
State Statutes
OF JUNE 22, 2023 PLANNING COMMISSION STAFF REPORT
State Statues – California Government Code
California Government Code §65589(j)(1): When a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a condition that the project be developed at a lower density, the local agency shall base its decision regarding the proposed housing development project upon written findings supported by a preponderance of the evidence on the record that both of the following conditions exist:
(A) The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density.
California Government Code §65915(d)(4): The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive.
California Government Code §65915(e)(1): In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted by this section. Subject to paragraph (3), an applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section, and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney’s fees and costs of suit. This subdivision shall not be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. This subdivision shall not be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources, or to grant any waiver or reduction that would be contrary to state or federal law.
California Government Code §65915(f)(2): For the purposes of this chapter, “density bonus” means a density increase over the otherwise maximum allowable gross residential density as of the date of application by the applicant to the city, county, or city and county, or, if elected by the applicant, a lesser percentage of density increase, including, but not limited to, no increase in density. The amount of density increase to which the applicant is entitled shall vary according to the amount by which the percentage of affordable housing units exceeds the percentage established in subdivision (b).
(2) For housing developments meeting the criteria of subparagraph (B) of paragraph (1) of subdivision (b), the density bonus shall be calculated as follows:
Percentage Very Low Income Units Percentage Density Bonus 5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
12 38.75
13 42.5
14 46.25
15 50
California Government Code §65915(k): For the purposes of this chapter, concession or incentive means any of the following:
(1) A reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission as provided in Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code, including, but not limited to, a reduction in setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that results in identifiable and actual cost reductions, to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c). (2) Approval of mixed-use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and if the commercial, office, industrial, or other land uses are compatible with the housing project and the existing or planned development in the area where the proposed housing project will be located.
(3) Other regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c).
California Government Code §65915(p)(1): Except as provided in paragraphs (2), (3), and (4), upon the request of the developer, a city, county, or city and county shall not require a vehicular parking ratio, inclusive of parking for persons with a disability and guests, of a development meeting the criteria of subdivisions (b) and (c), that exceeds the following ratios:
(A) Zero to one bedroom: one onsite parking space.
(B) Two to three bedrooms: one and one-half onsite parking spaces. (C) Four and more bedrooms: two and one-half parking spaces.
California Government Code §65915(p)(2): Notwithstanding paragraph (1), if a development includes at least 20 percent low-income units for housing developments meeting the criteria of subparagraph (A) of paragraph (1) of subdivision (b) or at least 11 percent very low income units for housing developments meeting the criteria of subparagraph (B) of paragraph (1) of subdivision (b), is located within one-half mile of a major transit stop, and there is unobstructed access to the major transit stop from the development, then, upon the request of the developer, a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of parking for persons with a disability and guests, that exceeds 0.5 spaces per unit. Notwithstanding paragraph (1), if a development includes at least 40 percent moderate-income units for housing developments meeting the criteria of subparagraph (D) of paragraph (1) of subdivision (b), is located within onehalf mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the Public Resources Code, and the residents of the development have unobstructed access to the major transit stop from the development then, upon the request of the developer, a city, county, or city and county shall not impose a vehicular parking ratio, inclusive of parking for persons with a disability and guests, that exceeds 0.5 spaces per bedroom.
California Government Code §65915(q): Each component of any density calculation, including base density and bonus density, resulting in fractional units shall be separately rounded up to the next whole number. The Legislature finds and declares that this provision is declaratory of existing law.
Section 65863.2 is added to the Government Code, to read: (a) (1) In a county with a population of 600,000 or more, a public agency shall not impose a minimum automobile parking requirement, or enforce a minimum automobile parking requirement, on residential, commercial, or other development if the parcel is located within one-half mile of public transit. A development shall be considered to be within one-half mile of a major transit stop if all parcels within the development have no more than 25 percent of their area farther than one-half mile from the stop and if not more than 10 percent of the residential units or 100 units, whichever is less, in the development are farther than one-half mile from the stop.
(2) In a county with a population of less than 600,000:
(A) In a city with a population of 75,000 or more, a public agency shall not impose a minimum automobile parking requirement, or enforce a minimum automobile parking requirement, on residential, commercial, or other development if the project is located within one-quarter mile of public transit. A development shall be considered to be within one-quarter mile of a major transit stop if all parcels within the development have no more than 25 percent of their area farther than one-quarter mile from the stop and if not more than 10 percent of the residential units or 100 units, whichever is less, in the development are farther than one-quarter mile from the stop. (B) A city with a population of less than 75,000, or a county with a population of less than 600,000, may adopt an ordinance or resolution that applies the prohibitions of subparagraph (A) of paragraph (2) or paragraph (1) within its boundaries. This authority is in addition to any other authority provided by law for a city or county to reduce automobile parking requirements within its jurisdiction.
(b) When a project provides parking voluntarily, a public agency may impose requirements on that voluntary parking to require spaces for car share vehicles, require spaces to be shared with the public, or require parking owners to charge for parking. (c) Subdivision (a) shall not reduce, eliminate, or preclude the enforcement of any requirement imposed on a new multifamily residential or nonresidential development to provide electric vehicle supply equipment installed parking spaces or parking spaces that are accessible to persons with disabilities that would have otherwise applied to the development if this section did not apply. (d) (1) Subdivision (a) shall not apply to commercial parking requirements if it conflicts with an existing contractual agreement of the public agency that was executed before January 1, 2022, provided that all of the required commercial parking is shared with the public. This subdivision shall apply to an existing contractual agreement that is amended after January 1, 2022, provided that the amendments do not increase commercial parking requirements. (2) A project may voluntarily build additional parking that is not shared with the public. (e) For purposes of this section:
(1) “Public agency” means the state or any state agency, board, or commission, any city, county, city and county, or special district, or any agency, board, or commission of the city, county, city and county, special district, joint powers authority, or other political subdivision. (2) “Public transit” means a major transit stop as defined in Section 21064.3 of the Public Resources Code, except that it also includes a major transit stop that is included in an applicable regional transportation plan.
(f) The Legislature finds and declares that reducing the negative environmental and social effects associated with required parking minimums; the provision of adequate housing, in light of the severe shortage of housing at all income levels in this state; and the need to support infill development, are matters of statewide concern and are not municipal affairs as that term is used in Section 5 of Article XI of the California Constitution. Therefore, this section applies to all cities, including charter cities.
State Statues – Public Resource Code
Public Resource Source Code §21099(a)(7): “Transit priority area” means an area within one-half mile of a major transit stop that is existing or planned, if the planned stop is scheduled to be completed within the planning horizon included in a Transportation Improvement Program or applicable regional transportation plan.
Public Resource Code §21099(d)(1): Aesthetic and parking impacts of a residential, mixed-use residential, or employment center project on an infill site within a transit priority area shall not be considered significant impacts on the environment.
Public Resources Code §21155: (a) This chapter applies only to a transit priority project that is consistent with the general use designation, density, building intensity, and applicable policies specified for the project area in either a sustainable communities strategy or an alternative planning strategy, for which the State Air Resources Board, pursuant to subparagraph (H) of paragraph (2) of subdivision (b) of Section 65080 of the Government Code, has accepted a metropolitan planning organization’s determination that the sustainable communities strategy or the alternative planning strategy would, if implemented, achieve the greenhouse gas emission reduction targets.
(b) For purposes of this chapter, a transit priority project shall (1) contain at least 50 percent residential use, based on total building square footage and, if the project contains between 26 percent and 50 percent nonresidential uses, a floor area ratio of not less than 0.75; (2) provide a minimum net density of at least 20 dwelling units per acre; and (3) be within one-half mile of a major transit stop or high-quality transit corridor included in a regional transportation plan. A major transit stop is as defined in Section 21064.3, except that, for purposes of this section, it also includes major transit stops that are included in the applicable regional transportation plan. For purposes of this section, a high-quality transit corridor means a corridor with fixed route bus service with service intervals no longer than 15 minutes during peak commute hours. A project shall be considered to be within one-half mile of a major transit stop or high-quality transit corridor if all parcels within the project have no more than 25 percent of their area farther than one-half mile from the stop or corridor and if not more than 10 percent of the residential units or 100 units, whichever is less, in the project are farther than one-half mile from the stop or corridor.
Planning Commission Staff Report
55 North La Cienega Boulevard
June 22, 2023
ATTACHMENT G
Applicant’s Project Narrative
OF JUNE 22, 2023 PLANNING COMMISSION STAFF REPORT
Hayden Planning
10100 Venice Boulevard Los Angeles, CA 90232 Ph. 310-614-2964 1 ATTACHMENT “A” - Updated
DEVELOPMENT INFORMATION
55 N. LA CIENEGA BOULEVARD
PROPERTY INFORMATION
Street Address: 55 N. La Cienega Boulevard, Beverly Hills, CA 90211 Legal Description: Lots 317, 318, 319, 320, 321, 322, and 323, Tract 4988 Assessor’s Parcel Number: 4334-018-0588
Lot Area: Approximately 38,500 square feet / 0.88 acres
PROPOSED DEVELOPMENT
New construction, use, and maintenance of a 5-story plus mezzanine, approximate 66- foot, 6-inch in height, approximate 116,273-square foot mixed use building (the project), with 105 total units (71 one-bedroom / 31 one-bedroom lofts / 3 studio), including 11 units (15%) set aside as affordable housing for Very Low Income (VLI) households, with three levels of subterranean parking providing 196 on-site vehicular parking spaces (66 residential, 92 commercial, 38 surplus). Existing site improvements and landscaping to be removed / replaced.
ENTITLEMENT REQUESTS
Development Plan Review
Density Bonus for a project setting aside 15% (11 units) for VLI households as follows:
A 50% increase in density.
Reduced parking of 0.5 spaces per dwelling unit.
o Incentive 1 – Height: Beverly Hills Municipal Code (BHMC) Section 10-3- 1880.C. Allow an increase in height limit from 45 feet to 66-feet, 6-inches.
Hayden Planning
55 N. La Cienega Boulevard – Attachment “A”
2 o Incentive 2 – Stories: BHMC Section 10-3-1880.C. Allow an increase in the number of stories from 3 stories to 5 stories plus a mezzanine (the rooftop bathrooms will be located at the 5th story).
o Incentive 3 – Balcony Encroachment: BHMC Section 10-3-1952.B.3. To permit balconies above the 2nd floor to project 4 feet into the required 20- foot rear yard setback.
FINDINGS
A. The proposed plan is consistent with the general plan and any specific plans adopted for the area.
The subject property is located in the City’s C-3 Commercial Zone and MU Mixed Use Overly Zone. The proposed mixed use project with 105 units (71 onebedroom / 31 one-bedroom lofts / 3 studio), including 11 units (15%) set aside as affordable housing for Very Low Income (VLI) households, over approximately 18,479 square feet of ground floor neighborhood serving uses is consistent with the property’s planning and zoning. The property is also within the City’s Commercial-Residential Transition Area and the mixed use development is appropriate in this location. The redevelopment of the subject property with new housing, including affordable units, and ground floor uses will meet the City’s housing and service needs. Therefore, the proposed project is consistent with the general plan and any specific plans adopted for the area.
B. The proposed plan will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area. For those proposed plans to be located in the C-5 Zone that are reviewed by the Planning Commission, the commission shall consider the factors set forth in section 10-3-2021 of this chapter as part of the commission's determination regarding whether a project will promote harmonious development of the area.
The property is located along a commercial street and major thoroughfare within the City. The site is served by transit and in proximity to other services, businesses, and amenities for future residents and is well situated. The development will comply with all applicable development requirements and regulations, including the City’s Density Bonus program, and will be compatibility with the surrounding area. The project will provide new housing to the Hayden Planning
55 N. La Cienega Boulevard – Attachment “A”
3 community, including 11 units set aside for VLI households. Thus, the proposed project will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.
C. The nature, configuration, location, density, height and manner of operation of any commercial development proposed by the plan will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.
The proposed project, as eligible through the City’s Density Bonus program, will comply with all applicable development regulations and requirements. The project has been designed for optimal building orientation, lot coverage, massing, parking, and other required improvements for a mixed use project. The proposed configuration for this new project (including height, bulk, and setbacks), off-street parking, loading, lighting, landscaping, trash collection, and other such pertinent improvements, will be consistent with the property’s zoning. The project will also be compatible with existing and future development on neighboring properties along La Cienega Boulevard and similarly zoned.
All parking, trash, loading, and other back-of-house uses have been carefully located within the interior of the building and/or underground, out of sight from residents of the community, or from neighboring properties. The entrance to the parking levels is located conveniently along La Cienega Boulevard and separated from the residential entry. All rooftop areas and equipment will be carefully screened to ensure development compatible with existing properties. The project at the ground floor has been carefully designed to maximize the pedestrian experience, with a primary ground-floor entrance to the main residential lobby located centrally in the building. Ground floor restaurants with sidewalk dining and retail space open out and will enliven this portion of La Cienega Boulevard, where there was previously a significant amount of surface parking.
The project will improve the pedestrian and ground floor experience along the street to create a sense of space and transition from the street. The project’s varied materials and color palette includes smooth stucco, cladding, metal, and glass accents and will provide visual interest for the development. A central building step back area with courtyards breaks up the building mass and provides articulation for the project. Thus, the project consists of an arrangement of buildings and structures and other such pertinent improvements that will be compatible with existing and future development on adjacent properties and Hayden Planning
55 N. La Cienega Boulevard – Attachment “A”
4 neighboring properties.
D. The proposed plan will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.
The project site is presently developed with a vacant restaurant and surface parking. The proposed project constitutes in-fill redevelopment in a neighborhood characterized by existing commercial uses, multi-family residential buildings, and single-family dwellings. Given the proximity of the property to transit and other neighborhood and regional amenities, the addition of 105 new residential units, including 11 affordable units set aside for VLI households, will serve to increase safe, high-quality housing stock that complies with the current green building code and other environmentally friendly regulations.
Analysis of the proposed project will likely involve the preparation of a Categorical Exemption, Negative Declaration, or Mitigated Negative Declaration. If required, mitigation measures will reduce impacts to less than significant, and will be imposed as Conditions of Approval in the project approval. Pursuant to requirements of CEQA, the project will comply with the environmental clearance issued by the City of Beverly Hills. Therefore, the proposed project will not have specific adverse impacts.
E. The proposed plan will not be detrimental to the public health, safety or general welfare.
In general, properties along this portion of La Cienega Boulevard are occupied by a mix of commercial uses. The subject site is planned and zoned for commercial and mixed uses within the C-3 Commercial Zone and MU Mixed Use Overlay Zone. The proposed mixed use development is permitted by right and is appropriate for the subject site. The project will comply with all applicable development requirements and regulations, as permitted through the City’s Density Bonus program. The site is well situated along a major street and connected to transit and services for the use, enjoyment, and convenience of future residents. The project will additionally provide 11 affordable units set aside for VLI households and provide for the community’s housing needs, both market rate and affordable. Thus, the proposed project’s location, size, height, operation, and significant features will be compatible with, will not adversely affect or be detrimental to adjacent properties or the surrounding neighborhood.
Hayden Planning
55 N. La Cienega Boulevard – Attachment “A”
5 DENSITY BONUS
Background
The California State Legislature has declared that "[t]he availability of housing is of vital statewide importance," and has determined that state and local governments have a responsibility to "make adequate provision for the housing needs of all economic segments of the community." Section 65580, subds. (a), (d). With Senate Bill 1818 (2004), state law created a requirement that local jurisdictions approve a density bonus and up to three “concessions or incentives” for projects that include defined levels of affordable housing in their projects. In exchange for setting aside a defined number of affordable dwelling units within a development, applicants may request up to three incentives in addition to the density bonus and parking relief which are permitted by right. The incentives are deviations from the City’s development standards, thus providing greater relief from regulatory constraints. Utilization of the Density Bonus/Affordable Housing Incentives Program (“Density Bonus program”) supersedes requirements of the City’s Zoning Code and development standards relative to density, number of units, parking, and other requirements relative to incentives, if requested. Section 65915 further provides that an applicant must agree to, and the municipality must ensure, the "continued affordability of all low and very low income units that qualified the applicant” for the density bonus.
On September 26, 2016, Governor Brown signed Assembly bills 2501, 2556, 2442, and 1934, which amended the State Density Bonus law. The amendments took place on January 1, 2017. In particular, AB 2501 restricted the ability of local jurisdictions to require special studies unless they meet the provisions of State law. Financial proformas and third-party reviews are no longer required for any Density Bonus case filing.
In addition, the 2016 changes to State Density Bonus law also modified the finding required to deny an incentive. Now a requested concession or incentive shall be granted unless the City makes a written finding, based on substantial evidence, of any of the following: a) the concession or incentive "does not result in identifiable and actual cost reductions," to provide for affordable housing costs or rents for the targeted units; b) the concession or incentive has a specific adverse impact on public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable; or c) if the concession or incentive is contrary to state or federal law.
Hayden Planning
55 N. La Cienega Boulevard – Attachment “A”
6 Pursuant to Section 65915 of the California Government Code, the City shall approve a density bonus and requested incentive(s) unless the City finds that:
A. The Incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs as defined in California Health and Safety Code Section 50052.5 or Section 50053 for rents for the affordable units.
The record does not contain substantial evidence that would allow the City to make a finding that the requested incentives do not result in identifiable and actual cost reductions to provide for affordable housing costs per State Law. The California Health & Safety Code Sections 50052.5 and 50053 define formulas for calculating affordable housing costs for very low, low, and moderate income households. Section 50052.5 addresses owner-occupied housing and Section 50053 addresses rental households. Affordable housing costs are a calculation of residential rent or ownership pricing not to exceed 25% gross income based on area median income thresholds dependent on affordability levels.
As an eligible Housing Development Project, the project is seeking to utilize the provisions of State Density Bonus law. Based on the underlying zone, the project is permitted a base density of 70 units. The applicant proposes to utilize the Density Bonus program to construct a total of 105 dwelling units, with 11 units (fifteen percent) restricted to Very Low Income (“VLI”) household occupancy for a period of 55 years and 94 market-rate units. In exchange for setting aside at least 15 percent of the base number of units for VLI households, the project is permitted an increase in density of up to 50 percent (per Assembly Bill 2334), to allow 105 total project units.
The project will not be required to provide a minimum amount of vehicular parking in accordance with the provisions of Assembly Bill 2097.
Furthermore, the Density Bonus program grants various incentives to deviate from development standards in order to facilitate the provision of affordable housing at the site. In exchange for setting aside at least 15 percent of the base number of units for VLI households, the project is also eligible for up to three development Incentives. A Housing Development Project may qualify for one, two, or three incentives based on the percentage of units set aside for Very Low Income, Low Income, or Moderate-Income Households. The Project has a base density of 70 units and is providing 11 units, or fifteen percent, for VLI households, which Hayden Planning
55 N. La Cienega Boulevard – Attachment “A”
7 qualifies the Project to utilize up to three incentives. The Project includes requests for three incentives for increased height, increased stories, and increased balcony projections. Pursuant to the State Density Bonus Law, the City must grant up to three incentives for a project that includes fifteen percent of the total (base density) units for VLI households. The requested incentives are as follows:
Building Height – The requested increase in building height permits an exception to zoning requirements that result in building design or construction efficiencies that provide for affordable housing costs. For the property, Beverly Hills Municipal Code (“BHMC”) Section 10-3-1880.C allows an overall building height up to 45 feet. The Density Bonus height incentive allows for an additional 21 feet, 6-inches of height, thereby creating a building envelope with the area necessary to accommodate the proposed density, including the affordable housing units. The project is a 5-story plus mezzanine building. The requested height incentive, in combination with the requested number of stories, will allow the developer to increase the number of units in the building so 11 units for VLI households can be constructed and the overall space dedicated to residential uses increased. This incentive supports the applicant’s decision to reserve 11 units as affordable housing units reserved for VLI households.
Number of Stories – The requested incentive for an increase in the number of building stories would remove a regulatory zoning constraint that would otherwise limit the development of the project and its proposed density / building envelope. BHMC Section 10-3-1880.C allows up to three stories of building for the subject property. The requested incentive to increase number of stories up to five is to accommodate the proposed building program, the proposed floor area, and the expanded envelope, which could not be achieved within the allowed number of stories. The applicant is requesting the increased number of stories to accommodate the new 105-unit project and allows for a building envelope with the area necessary to accommodate the proposed density, including the 11 affordable housing units. Without the increased number of stories the development would lose residential floor area. The requested incentive, in combination with the requested increase in building height, will allow the developer to increase the number of units in the building so 11 units for VLI households can be constructed and the overall space dedicated to residential uses increased. This incentive supports the applicant’s decision to reserve 11 units as affordable housing units reserved for VLI households.
Balcony Projections – The requested incentive for increased balcony projections Hayden Planning
55 N. La Cienega Boulevard – Attachment “A”
8 in the rear yard permits exceptions to zoning requirements that result in building design or construction efficiencies that provide for affordable housing costs.
Pursuant to BHMC Section 10-3-1952.B.3, balconies above the 2nd floor have a 20- foot rear yard setback. The requested incentive to allow the balconies to project into the rear yard 4 feet allows the project to increase the overall space dedicated to residential use, thereby allowing for the provision of affordable residential units.
The projections and reduced yard allows for more area to provide amenities for the project units, including the 11 affordable units. This incentive supports the applicant’s decision to reserve 11 units as an affordable housing unit reserved for VLI households.
These incentives support the applicant’s decision to set aside 11 dwelling units for VLI households for 55 years.
2. The Incentives will have a specific adverse impact upon public health and safety or the physical environment, or on any real property that is listed in the California Register of Historical Resources and for which there are no feasible method to satisfactorily mitigate or avoid the Specific Adverse Impact without rendering the development unaffordable to Very Low, Low and Moderate Income households. Inconsistency with the zoning ordinance or the general plan land use designation shall not constitute a specific, adverse impact upon the public health or safety.
There is no evidence that the proposed incentives will have a specific adverse impact upon public health and safety or the physical environment, or any real property that is listed in the California Register of Historical Resources. A "specific adverse impact" is defined as "a significant, quantifiable, direct and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete." The project does not involve a contributing structure in a designated Historic District or one on the City’s list of Historical Monuments. Accordingly, the project will not have a significant impact on any on-site resource or any resource in the surrounding area. The project is not located within any special hazard area; accordingly, the project will not have a specific adverse impact upon public health and safety or the physical environment. The property is not located any special hazard area. The project is required to comply with all other pertinent regulations including those governing construction, use, and maintenance, and will not create any significant direct impacts on public health and safety. Therefore, there is no substantial evidence that the proposed project, and thus the requested incentives, Hayden Planning
55 N. La Cienega Boulevard – Attachment “A”
9 will have a specific adverse impact on the physical environment, on public health and safety or the physical environment, or on any Historical Resource.
Planning Commission Staff Report
55 North La Cienega Boulevard
June 22, 2023
ATTACHMENT H
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124
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136
134
132
130
128
126
124
122
120
Multi-Unit
Buildings
Along
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(Typical)
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134
132
130
128
126
124
122
120
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Buildings
Along
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(Typical)
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142
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136
134
132
130
128
126
124
122
120
Multi-Unit
Buildings
Along
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(Typical)
Scale 1"~120'
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Building
50 La Cienega Boulevard
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Site
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144
142
140
138
136
134
132
130
128
126
124
122
120
Multi-Unit
Buildings
Along
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(Typical)
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Building
50 La Cienega Boulevard
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N Le Doux Road
Construction
Site
Wilshire Boulevard
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55 Commercial
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Planning Commission Staff Report
55 North La Cienega Boulevard
June 22, 2023
ATTACHMENT I
Class 32 Categorical Exemption Report
OF JUNE 22, 2023 PLANNING COMMISSION STAFF REPORT
55 North La Cienega Boulevard Project
Class 32 Categorical Exemption Report
prepared by
City of Beverly Hills
Community Development Department
455 North Rexford Drive, First Floor
Beverly Hills, California 90210
prepared with the assistance of
Rincon Consultants, Inc.
250 East 1st Street, Suite 1400
Los Angeles, California 90012
June 2023
55 North La Cienega Boulevard Project
Class 32 Categorical Exemption Report
prepared by
City of Beverly Hills
Community Development Department
455 North Rexford Drive, First Floor
Beverly Hills, California 9021
prepared with the assistance of
Rincon Consultants, Inc.
250 East 1st Street, Suite 1400
Los Angeles, California 90012
June 2023
Table of Contents
Class 32 Categorical Exemption Report i
Table of Contents
1 Introduction....................................................................................................................................1 2 Project Location and Description....................................................................................................2
2.1 Project Location ..................................................................................................................2
2.2 Project Description..............................................................................................................2 3 Class 32 CE Consistency Analysis....................................................................................................8
3.1 Consistency with General Plan and Zoning.........................................................................8
3.2 Location, Size, and Surroundings......................................................................................13
3.3 Endangered, Rare, or Threatened Species Habitat...........................................................13
3.4 Significant Traffic, Noise, Air Quality, and Water Quality Impacts...................................14
3.5 Utilities and Public Services ..............................................................................................34 4 Class 32 CE Exceptions Analysis....................................................................................................35
4.1 Location.............................................................................................................................35
4.2 Cumulative Impacts ..........................................................................................................35
4.3 Significant Effect ...............................................................................................................36
4.4 Scenic Highways................................................................................................................36
4.5 Hazardous Waste Sites......................................................................................................37
4.6 Historical Resources..........................................................................................................37 5 Summary.......................................................................................................................................39 6 References....................................................................................................................................40 Tables
Table 1 Proposed Unit Summary ...................................................................................................3 Table 2 Consistency with City of Beverly Hills General Plan Land Use Element Policies...............8 Table 3 Project Comparison with C-3 Mixed Use Overlay Zoning Requirements........................13 Table 4 Sound Level Monitoring Results......................................................................................19 Table 5 Construction Noise Level.................................................................................................21 Table 6 Construction Vibration Levels.........................................................................................23 Table 7 Estimated Construction Emissions..................................................................................27 Table 8 Estimated Operational Emissions....................................................................................29 Table 9 Estimated Construction Emissions of Greenhouse Gases...............................................32 Table 10 Combined Annual Emissions of Greenhouse Gases........................................................32 City of Beverly Hills
55 North La Cienega Boulevard Project
ii
Figures
Figure 1 Regional Project Location..................................................................................................4 Figure 2 Project Site Location..........................................................................................................5 Figure 3 Project Site Plan ................................................................................................................6 Figure 4 Noise Measurement Locations........................................................................................20 Appendices
Appendix A Project Plans
Appendix B CEQA Transportation Impact Analysis and Local Transportation Assessment Appendix C Noise and Vibration Technical Memorandum
Appendix D Air Quality and Greenhouse Gas Emissions Technical Memorandum Appendix E Historical Resources Assessment
Introduction
Class 32 Categorical Exemption Report 1
1 Introduction
This report serves as the technical documentation of an environmental analysis performed by Rincon Consultants, Inc. (Rincon) for the 55 North La Cienega Boulevard Project (herein referred to as “proposed project” or “project”) in Beverly Hills, California. The intent of the analysis is to document whether the project is eligible for a Class 32 Categorical Exemption (CE) under the California Environmental Quality Act (CEQA). The report provides an introduction, project description, and evaluation of the project’s consistency with the requirements for a Class 32 CE. This includes an analysis of the project’s potential impacts in the areas of biological resources, traffic, air quality, noise, water quality, and historic resources.
The City of Beverly Hills (City) will consider adopting Class 32 CE for the proposed project 55 North La Cienega Boulevard. The CEQA Guidelines Section 15332 states that a CE is allowed when:
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare, or threatened species. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e. The site can be adequately served by all required utilities and public services.
Additionally, CEQA Guidelines Section 15300.2 outlines the cases in which projects that would normally be exempt from CEQA review would not be exempt. For a Class 32 CE, these exceptions are as follows:
▪ Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.
▪ Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
▪ Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified Environmental Impact Report (EIR). ▪ Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.
▪ Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.
Rincon evaluated the project’s consistency with the above requirements, as well as the applicability of the exceptions to use of a Class 32 CE to confirm the project’s eligibility for the Class 32 CE.
City of Beverly Hills
55 North La Cienega Boulevard Project
2 2 Project Location and Description
2.1 Project Location
The project site is located at 55 North La Cienega Boulevard in the City of Beverly Hills, California and consists of one parcel identified by Assessor Parcel Number (APN) 4334-018-058. The site is a rectangular-shaped, approximately 38,500-square-foot (sf) or 0.88-acre, lot fronting North La Cienega Boulevard. The site is zoned C-3 (Commercial Zone) with a Mixed Use Overlay Zone, and the land use designation is Commercial – Low Density General with Mixed Use Overlay.
The project site is currently developed with an approximately 15,535-sf, one-story restaurant building and associated parking lot with 84 spaces. Pedestrian and vehicle access to the site is provided by North La Cienega Boulevard. Primary vehicle access to the on-site lot is provided via one ingress/egress driveway, and a separate egress-only driveway is provided at the southeastern corner of the site. The site is surrounded by residential and commercial uses. Specifically, the site is bounded by:
▪ A three-story commercial development to the north of approximately 44 feet in height; ▪ North La Cienega Boulevard to the east with a commercial building and parking lot along North La Cienega Boulevard and two- to -three-story multi-family residential uses beyond along North Hamilton Drive;
▪ A three-story commercial building of approximately 45 feet in height along Wilshire Boulevard to the south; and
▪ One- and two-story single-family homes to the west along North Le Doux Road.
Figure 1 and Figure 2 on the following pages show the project site in a regional context and at a local scale, respectively.
2.2 Project Description
The project involves the demolition of the existing 15,535-sf restaurant building and associated parking lot for the construction of a five-story, approximately 67-foot-tall mixed-use building consisting of approximately 18,500 sf of ground-floor commercial/retailspace facing North La Cienega Boulevard and 105 multi-family residential units available as rentals between floors two through five.
The proposed commercial/retail space would be comprised of a 12,045-sf market and eatery (with 687 sf of outdoor space), a 2,008-sf restaurant (with 880 sf of outdoor space), a 920-sf café (with 424 sf of outdoor space), and 1,450 sf of retail uses. The project would also provide an 1,830-sf residential entry/lobby accessible from North La Cienega for residents. Of the 105 multi-family residential units proposed, 71 would be one-bedroom units, 31 would be two-story one-bedroom loft units, and three would be studio units. Furthermore, 11 of the 105 total units would be designated affordable units reserved for very low-income households. Table 1 on the following page breaks down the unit type, bedroom count, and square footage of each unit type.
The project would alter the existing vehicular access points and create a new ingress/egress driveway and a separate egress-only driveway, both still accessible to/from North La Cienega Boulevard. The driveway would provide an entryway into commercial loading areas, short-term parking spaces, and Project Location and Description
Class 32 Categorical Exemption Report 3
a down-ramp into an enclosed parking garage with three subterranean levels. The project would provide a total of 196 parking spaces, consisting of 66 residential spaces, 92 commercial spaces, and 38 surplus (non-required) spaces. Of the total 196 parking spaces proposed, 10 spaces would be ADAaccessible and 20 spaces would be designated for electric vehicles (EV). Other project amenities include a 706-sf gym on the second floor, 4,649 sf of private outdoor living space on the second floor, and 15,645 sf of common outdoor living space. Included among the common outdoor living space, the 12,788-sf roof terrace roof terrace would include a pool and spa, patio and lounge areas with seating, cabanas, BBQ stations, and restrooms. Refer to Figure 3 on the following pages for the project site plan and Appendix A for the full plan set.
Table 1 Proposed Unit Summary
Unit Type No. of Unit Types Bedroom Count Unit Square Footage (gross sf) A
A-1
5 1
one-bedroom 678
B
B-1
B-2
16 1
3 one-bedroom 706
C
C-1
18 18 one-bedroom 688
D
D-1
D-2
D-3
1 1
1 1
one-bedroom 693
E
E-1
4 1
one-bedroom 737
F
F-1
2 1
one-bedroom studio 571
G 18 one-bedroom loft 869
H
H-1
8 2
one-bedroom loft 794
I 1 one-bedroom loft 837
J 1 one-bedroom loft 880
K 1 one-bedroom loft 880
Total 105 71 one-bedroom
31 one-bedroom loft
3 one-bedroom studio
77,305
sf = square feet
The entitlements requested by the project applicant include a Development Plan Review and a Density Bonus application, which includes three Density Bonus incentives: 1) increase the height limit from 45 feet to 67 feet; 2) increase the number of stories from three stories to six stories, to include the proposed rooftop bathrooms; and 3) allow balconies above the second floor to project four feet into the required 20-foot rear yard setback.
City of Beverly Hills
55 North La Cienega Boulevard Project
4 Figure 1 Regional Project Location
Project Location and Description
Class 32 Categorical Exemption Report 5
Figure 2 Project Site Location
City of Beverly Hills
55 North La Cienega Boulevard Project
6 Figure 3 Project Site Plan
Project Location and Description
Class 32 Categorical Exemption Report 7
Construction
Construction of the project is anticipated to begin May 2024. The project would be built in compliance with the standard construction hours detailed in BHMC Section 5-1-205, which allows for construction activities Monday through Friday, from 8:00 a.m. to 6:00 p.m. No construction would occur on Saturday’s unless an after-hours permit is issued by Building and Safety pursuant to BHMC Section 5- 1-205.C. Existing on-site landscape vegetation including trees within the parking lot would be removed from the project site as part of demolition and site preparation activities. The project would result in approximately 44,722 cubic yards (cy) of cut soil materials from the project to construct the subterranean parking garage. All 44,722 cy of cut soil would be exported off-site. Construction is anticipated to be completed October 2026, for a total construction period of approximately 30 months.
Operation
Operation of the proposed project would comply with the City’s noise ordinance in BHMC Title 5, Chapter 1 (Noise Regulations). Retail/commercial uses such as cafés, retail, and restaurants would be open between 7:00 a.m. and 10:00 p.m. on weekdays, and between 9:00 a.m. and 10:00 p.m. on weekends and holidays. Common outdoor living spaces at the second floor, fourth floor, and mezzanine levels would also be open between 7:00 a.m. and 10:00 p.m. Rooftop terrace uses would be open between 7:00 a.m. and 9:00 p.m. and would also be subject to the City’s applicable noise regulations.
City of Beverly Hills
55 North La Cienega Boulevard Project
8 3 Class 32 CE Consistency Analysis
3.1 Consistency with General Plan and Zoning
15332(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
According to the City’s General Plan Land Use Element, the project site is designated Commercial – Low Density General with Mixed Use Overlay, which permits multi-family residential development with a maximum density of 79.2 units per acre and a maximum height of 45 feet (Beverly Hills 2010a).
Under a Density Bonus, an applicant may request an increase of up to 50 percent of the total units for a project. Under the applicable development standards for the Mixed Use Overlay Zone, the allowable density within the zone would allow a total of 70 units (one unit per 550 sf of site area). The requested Density Bonus increase would facilitate an additional 35 dwelling units (a 50 percent increase), for a total of 105 dwelling units for the project, with 11 of the dwelling units reserved for very-low income households.
The proposed project involves construction of a five-story (67-foot-tall), mixed-use building with rooftop restrooms consisting of approximately 18,500 sf of commercial/retail space and 105 residential units. As discussed under Section 2.2, Project Description, the project applicant is requesting three Density Bonus incentives for an increase in the height limit from 45 feet to 67 feet, an increase in the number of stories from three stories to six stories (i.e., a five story building with the proposed rooftop bathrooms counting as an additional story), and to allow balconies above the second floor to project four feet into the required 20-foot rear yard setback. Therefore, upon approval of requested Density Bonus incentives, the proposed commercial/residential mixed-use project would be consistent with the Commercial – Low Density General with Mixed Use Overlay designation.
Project consistency with applicable Land Use Element goals and policies is presented in Table 2. As shown therein, the proposed project would be consistent with the City’s General Plan Land Use Element.
Table 2 Consistency with City of Beverly Hills General Plan Land Use Element Policies Goals and Policies Consistency
LU 2 Community Character and Quality
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.
Consistent. The site is surrounded by residential and
commercial uses. Specifically, the site is bounded by a three-story commercial building to the north, North La
Cienega Boulevard to the east with a commercial building and parking lot along North La Cienega Boulevard and
two- to -three-story multi-family residential uses beyond along North Hamilton Drive, a three-story medical
laboratory and Wilshire Boulevard to the south, and oneto two-story single-family homes to the west along North Le Doux Road. The proposed five-story mixed-use building with rooftop restrooms would be similar in scale to
surrounding development along the North La Cienega
Boulevard corridor, which generally consists of
commercial buildings of approximately 45 feet in height, and would be consistent with the character and quality of Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 9
Goals and Policies Consistency
the area. Additional existing development located on the corner of North La Cienega Boulevard and Wilshire
Boulevard consist of a 10-story building on the southeast corner and a 10-story building on the southwest corner.
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.
Consistent. Existing on-site landscape vegetation,
including trees, would be removed from the project site as part of demolition and site preparation activities,
whereas some of the trees located along the side of the sidewalk would remain. Furthermore, the project would
include on-site landscaping at its frontage along North La Cienega Boulevard and the western project site boundary, and in the outdoor living spaces located on the second
floor, mezzanine level, and rooftop terrace.
LU 2.4. Architectural and Site Design. Require that new construction and renovation of existing buildings and
properties exhibit a high level of excellence in site planning, architectural design, building materials, use of sustainable design and construction practices, landscaping, and
amenities that contribute to the City’s distinctive image and complement existing development.
Consistent. The proposed residential building would be
poured-in-place concrete with a smooth stucco finish.
Articulated building elements include parapets and trellis with a varied roofline, wall recesses, and glass guardrails along the roof deck. The exterior color palette for the proposed residential building would be composed of
various neutral colors, including shades of white and
champagne. Project landscaping would be ornamental in
nature and would feature trees and shrubs. All
landscaping would be located along the western and
southwestern site boundary. In addition, some existing
trees would remain along the site’s frontage with North La Cienega Boulevard.
LU 2.6. City History. Acknowledge the City’s history of places and buildings, preserving historic sites, buildings, and districts that contribute to the City’s identity while
accommodating renovations of existing buildings to
maintain their economic viability, provided the new
construction contextually “fits” and complements the site or building.
Consistent. As discussed in Section 4.6, Historical
Resources, the project site contains a commercial
building, which was constructed in 1925. The former
restaurant building, which was constructed in 1947 for
Lawry’s Prime Rib Restaurant, was designed by noted
local master architect Wayne McAllister and constructed by M.J. Brock and Sons Inc. In 1994, the property was sold to the San Francisco-based restaurant, the Stinking Rose.
Physical alterations took place from 1947 to 2022. Due to these changes, the property no longer expresses the
original workmanship of McAllister; therefore, the
property does not qualify for historical resources
eligibility. Furthermore, the California Historical
Resources Information System (CHRIS) records search and a review of City of Beverly Hills historic resources listings failed to identify any other historical resources which would have potential to be significantly impacted by the proposed project. The site is adjacent to similar
development along the North La Cienega Boulevard
corridor; therefore, the project would exist as an
extension of the existing development patterns in the
area.
LU 2.9. Public Safety. Require that development be located and designed to promote public safety by providing streetfronting uses, lighting, sightlines, and features that enhance community safety.
Consistent. Existing streetlights along the site’s frontage at North La Cienega Boulevard would remain. The project would include building entrance lighting and tree lighting, which is required to comply with BHMC Section 10-4-314.
The proposed building would be equipped with an
automatic fire extinguishing system complying with
National Fire Protection Association (NFPA-13). The
City of Beverly Hills
55 North La Cienega Boulevard Project
10 Goals and Policies Consistency
proposed sprinkler system would be approved by Building and Safety and the Fire Department prior to installation.
LU 2.10. Development Transitions and Compatibility.
Require that sites and buildings be planned, located, and designed to assure functional and visual transitions between areas of differing uses and densities by addressing property and height setbacks, window and entry placement, lighting, landscape buffers, and service access.
Consistency. As described in Section 2.2, Project
Description, the project applicant is requesting three
Density Bonus incentives for an increase in the height limit from 45 feet to 67 feet, an increase in the number of
stories from three stories to five stories with rooftop bathrooms, and to allow balconies above the second floor to project four feet into the required 20-foot rear yard setback. Although the project would deviate from the
base zoning requirements, approval of the requested
Density Bonus incentives would result in consistency with the applicable zoning regulations. Therefore, the project would be consistent with the applicable general plan
designation and general plan policies as well as with
applicable zoning designation and regulations. The
proposed mixed-use building would be designed similarly in scale to the surrounding development along the North La Cienega Boulevard corridor, which are developed with commercial buildings of approximately 45 feet in height.
LU 2.11. Property Maintenance. Provide an effective and responsive code enforcement program for property
maintenance to ensure the high quality of the City’s built environment and public places.
Consistent. The project would be required to comply with the City’s code enforcement program; therefore, the
project would meet this criterion.
LU 3 Managed Change
LU 3.2. Fair Share of Regional Housing Needs. Meet State requirements to accommodate the City’s fair share of
regional housing needs, contingent upon the ability to
maintain the qualities that distinguish and contribute to the livability of the City and not unduly burden the City’s fiscal resources.
Consistent. The project involves development of a mixeduse building providing 105-unit multi-family residential units. Of the 105 units, 11 units would be set aside for very low-income households. Therefore, the project would be
consistent with State requirements to accommodate the
City’s fair share of regional housing needs. The proposed commercial/residential mixed-use project would be
consistent with the Commercial – Low Density General
with Mixed Use Overlay designation; therefore, the 105
units have been accounted for in the City’s General Plan and would maintain the qualities that distinguish and
contribute to the livability of the City and not unduly burden the City’s fiscal resources.
LU 5 Complete, Livable, and Quality Neighborhoods
LU 5.1. Neighborhood Conservation. Maintain the uses,
densities, character, amenities, and quality of the City’s residential neighborhoods, recognizing their contribution to the City’s identity, economic value, and quality of life.
Consistent. The site is adjacent to single-family and multifamily residential uses to the east and west as well as commercial uses to the north and south along North La
Cienega Boulevard. Therefore, the proposed mixed-use
building would be compatible with its surrounding uses.
The proposed mixed-use building would also be 0.5-mile
from public transit facilities and other commercial/retail development. As such, the project would add value to the City’s identity, economic value, and quality of life.
LU 5.2 Infill and Replacement Housing. Accommodate new
and renovated housing within existing neighborhoods that is consistent with contextual parcel sizes, densities, built form and scale.
Consistent. The project would involve demolition of the existing restaurant building and associated parking lot for the construction of a five-story, mixed-use building
consisting of approximately 18,500 sf of commercial
space and 105 multi-family residential units. Commercial and residential development surrounding the site
Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 11
Goals and Policies Consistency
includes two- to three-story buildings. The project would be similar in scale to surrounding development along the North La Cienega Boulevard corridor and would be
consistent with the character and quality of the area.
Existing commercial buildings adjacent to the project site along North La Cienega Boulevard are at a height of
approximately 45 feet tall. Additional existing
development located on the corner of North La Cienega
Boulevard and Wilshire Boulevard consist of a 10-story
building on the southeast corner and a 10-story building on the southwest corner. Upon approval of the requested Density Bonus incentives, the project would be consistent with the Commercial – Low Density General with Mixed
Use Overlay designation.
LU 5.5. Walkable Neighborhoods. Maintain sidewalks,
parkways, street trees, and landscaping in residential
neighborhoods to promote walking as an enjoyable and
healthy activity and an alternative to automobile use.
Consistent. The proposed landscaping on the site would
be ornamental in nature and would feature trees and
shrubs. All landscaping would be located along the
western and southwestern site boundary. In addition,
some existing trees would remain along the site’s
frontage with North La Cienega Boulevard. Thus, the
proposed landscaping would add value to walkable
neighborhoods. The existing sidewalk along North La
Cienega Boulevard would also remain to promote healthy
activity and an alternative to automobile use.
LU 7 Multi-Family Residential Neighborhoods
LU 7.1 Character and Design. Require that multi-family
dwellings and properties be designed to reflect the high level of architectural and landscape quality that distinguishes existing neighborhoods.
Consistent. The surrounding development consists largely of one- to three-story residential and commercial
buildings. The proposed five-story residential building with rooftop restrooms would be similar in scale to
surrounding development along the North La Cienega
Boulevard corridor, which consists of commercial
buildings of approximately 45 feet in height, and would be consistent with the character and quality of the area. With respect to landscape quality, some of the existing trees located at the frontage of the side along the sidewalk
would remain. Furthermore, the project would include
on-site landscaping at its frontage along North La Cienega Boulevard and the western project site boundary, and in the outdoor living spaces located on the second floor,
mezzanine level, and rooftop terrace. The proposed
landscaping would be consistent with landscaping on
surrounding properties.
LU 7.2 Amenities. Encourage new multi-family development to provide amenities for residents such as on-site
recreational facilities, community meeting spaces, and
require useable private open space, public open space, or both.
Consistent. The project would provide a 12,045-sf market and eatery (with 687 sf of outdoor space), a 2,008-sf
restaurant (with 880 sf of outdoor space), a 920-sf café (with 424 sf of outdoor space), and 1,450 sf of retail uses.
Other project amenities include a 706-sf gym on the
second floor, 4,649 sf of private outdoor living space on the second floor, and 15,645 sf of common outdoor living space. Included among the common outdoor living space,
the 12,788-sf roof terrace roof terrace would include a pool and spa, patio and lounge areas with seating,
cabanas, BBQ stations, and restrooms.
LU 14.2. Site Development. Require that sites and buildings be planned and designed to meet applicable environmental Consistent. The project site is located within 0.5-mile of public transit facilities along Wilshire Boulevard, North La City of Beverly Hills
55 North La Cienega Boulevard Project
12 Goals and Policies Consistency
sustainability objectives by: (a) facilitating pedestrian access between properties and access to public transit; (b)
providing solar access; (c) assuring natural ventilation; (d) enabling capture and re-use of stormwater and graywater on-site while reducing discharge into the stormwater
system; and (e) using techniques consistent with the City’s sustainability programs such as the City’s Green Building Ordinance.
Cienega Boulevard, and commercial/retail development.
Because the entirety of the site is currently developed with a mix of impervious and pervious surfaces, the
project would not substantially alter existing site
conditions or significantly increase the quantity or velocity of stormwater runoff. The proposed building would be
designed and constructed in accordance with the City’s
Green Building Ordinance and CalGreen’s Title 24 energy efficiency standards.
LU 14.4. New Construction of Private Buildings. Require that new and substantially renovated buildings be designed and constructed in accordance with the City’s sustainability programs such as the City’s Green Building Ordinance or comparable criteria to reduce energy, water, and natural resource consumption, minimize construction wastes, use recycled materials, and avoid the use of toxics and hazardous materials.
Consistent. The proposed building would be designed and constructed in accordance with the City’s Green Building Ordinance and CalGreen’s Title 24 energy efficiency
standards.
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.
Consistent. The project’s proposed landscaping would
consist of drought-tolerant plants, which would minimize water use and runoff onto public streets and drainage
systems.
LU 16.10. Affordable Housing. Support the development of affordable housing as required by State law.
Consistent. The project involves development of a mixeduse building providing 105 multi-family residential units.
Of the 105 units, 11 units would be set aside for very lowincome households. Therefore, the project would support affordable housing as required by State law.
Source: Beverly Hills 2010a
The project site is zoned C-3 (Commercial Zone) with a Mixed Use Overlay Zone, which, according to the City’s Zoning Code, permits a residential mixed-use project. The proposed residential mixed-use project would thus be consistent with the allowable uses of the project site. A comparison of project features with base zoning requirements for the C-3 Mixed Use Overlay Zone is presented in Table 3 on the following page.
Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 13
Table 3 Project Comparison with C-3 Mixed Use Overlay Zoning Requirements C-3 and MU Overlay Requirements Proposed Project
Density (Total Number of Allowed Units) 79.2 DU/acre or 1 DU/550 sf 105 DU (under Density Bonus)
105 units
Outdoor Living Space 21,000 sf 21,000 sf
Parking 149 spaces 196 spaces
Setbacks
Front (La Cienega Boulevard)
Rear (West – 1
st Floor)
Rear (West – 2
nd Floor)
Rear (West – 3
rd Floor)
Rear (West – 4
th Floor)
Rear (Mezzanine – 5
th Floor)
Side (North – Commercial)
Side (North – Residential)
Side (South – Commercial)
Side (South – Residential)
0 ft
10 ft
10 ft
20 ft
20 ft
20 ft
0 ft
0 ft
0 ft
0 ft
0 ft
10 ft
20 ft (10 ft at balcony)
20 ft (16 sf at balcony)
20 ft (16 ft at balcony)
20 ft
0 ft
5 ft
5 ft
5 ft
Stories/Height 3 stories/45 ft 5 stories plus rooftop
restrooms/67 ft
MU = Mixed Use; DU = dwelling unit; sf = square feet; ft = feet The project applicant is requesting three Density Bonus incentives for an increase in the height limit from 45 feet to 67 feet, an increase in the number of stories from three stories to five stories with rooftop bathrooms, and to allow balconies above the second floor to project four feet into the required 20-foot rear yard setback. Although the project would deviate from the base zoning requirements, approval of the requested Density Bonus incentives would also result in consistency with the applicable zoning regulations. Therefore, the project would be consistent with the applicable general plan designation and general plan policies as well as with applicable zoning designation and regulations. The project meets this criterion.
3.2 Location, Size, and Surroundings
15332(b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The project site is located within the limits of the city of Beverly Hills on a project site of less than five acres substantially surrounded by urban uses. As shown in Figure 2, the project is located on a
0.88-acre site and is surrounded by commercial and residential development. Specifically, the site is bounded by commercial development to the north, North La Cienega Boulevard to the east with an office building and parking lot and additional multi-family residential uses beyond along North Hamilton Drive, a medical laboratory building to the south, and single-family homes to the west.
Therefore, the project meets this criterion.
3.3 Endangered, Rare, or Threatened Species Habitat
15332(c) The project site has no value as habitat for endangered, rare, or threatened species.
City of Beverly Hills
55 North La Cienega Boulevard Project
14 The project site is located within a highly developed urban area that lacks habitat that would be suitable for sensitive animal or plant species. As discussed in Section 2.1, Project Description, existing on-site landscape vegetation, including trees, would be removed from the project site as part of demolition and site preparation activities, whereas some trees located at the frontage of the side along the sidewalk would remain. According to the California Natural Diversity Database (CNDDB), there is potential for the presence of Lasionycteris noctivagans (silver-haired bat) and Eumops perotic californicus (western mastiff bat) within a five-mile radius of the site (California Department of Fish and Wildlife [CDFW] 2023). The silver-haired bat does not have any current protections, but the western mastiff bat is classified by the CDFW as a Species of Special Concern (SSC). Because the western mastiff bat is cliff dwelling and favor rock slabs, it is unlikely on-site trees would be suitable habitat for bats and impacts to special-status bats would be less than significant. Furthermore, the project site does not provide habitat for sensitive species due to its small size, lack of native vegetation, and highly urban context. Since the project site does not provide value as habitat for endangered, rare, or threatened species, the project meets this criterion.
3.4 Significant Traffic, Noise, Air Quality, and Water
Quality Impacts
15332(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
The following discussion provides an analysis of the project’s potential effects with respect to traffic, noise, air quality, greenhouse gas (GHG) emissions, and water quality.
Traffic
The following analysis references the CEQA Transportation Impact Analysis and Local Transportation Assessment (Transportation Assessment) prepared for the project by KOA Corporation (KOA) dated September 20, 2022, which is included as Appendix B.
Construction Traffic
Construction traffic impacts could be significant if the project would create a prolonged impact due to lane closure; impede emergency vehicle access; create traffic hazards to bicycles and/or pedestrians; or result in similar substantial impediments to circulation or safety (Association of Environmental Professionals [AEP] 2020).
Construction of the project would be temporary, occurring over an approximately 30-month period.
The project would be built in compliance with the standard construction hours detailed in BHMC Section 5-1-205, which allows for construction activities Monday through Friday, from 8:00 a.m. to 6:00 p.m. No construction would occur on Saturday’s unless an after-hours permit is issued by Building and Safety pursuant to BHMC Section 5-1-205.C. Construction activities would be primarily limited to the project site with partial lane closures to allow for deliveries and staging of equipment during construction hours, as needed, occurring along the portion of North La Cienega Boulevard adjacent to the project site. As a requirement for building permits pursuant to BHMC Section 9-1-109, the project would be required to implement a construction management plan (CMP) for all work to be performed for the project. As part of the CMP, any lane closures would require a traffic control plan to minimize construction conflicts and hazards with access/circulation around the project site, including access and circulation for emergency vehicles, bicycles, pedestrians.
Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 15
Grading activities associated with project construction would require an estimated 50 daily truck trips for exporting debris from the site, which would occur for approximately one month. The anticipated haul distance would be approximately 30 miles to an aggregates landfill facility located at 13550 Live Oak Avenue, Irwindale, California. According to BHMC Section 7-2-203 and the City’s General Plan Circulation Element, the City has designated heavy truck routes, which include La Cienega Boulevard and Wilshire Boulevard (Beverly Hills 2010b). Therefore, the project would comply with designated truck routes and would not route construction traffic on roadways unequipped for accommodating heavy duty truck travel.
Construction traffic impacts would be temporary by nature and would have no effect on traffic and circulation beyond the construction period. Furthermore, construction would not significantly contribute to local traffic during the construction period upon compliance with applicable BHMC regulations, including obtaining a Class A Permit required under BHMC Section 8-2-3. Construction traffic impacts would be less than significant.
VMT Assessment
CEQA Guidelines Section 15064.3(b) identifies appropriate criteria for evaluating transportation impacts. According to the CEQA Guidelines, land use projects with vehicle miles traveled (VMT) exceeding an applicable threshold of significance may indicate a significant impact and projects that decrease VMT compared to existing conditions should be presumed to have a less-than-significant transportation impact. Consistent with the CEQA Guidelines, the City adopted local CEQA thresholds of significance for transportation impacts in October 2019, which requires use of VMT to analyze transportation impacts. The City-approved thresholds “screen out” certain projects from requiring VMT analysis because they would not cause significant impacts based on State guidance, data, and the characteristics of the city. Based on the State Office of Planning and Research (OPR) Technical Advisory, the City adopted three screening criteria to identify if a proposed project is expected to cause a less-than-significant impact without conducting a detailed study (Beverly Hills 2019):
1. Project Type Screening: Local serving retail projects (defined as less than 50,000 sf in size) and projects that generate less than 110 average daily trips.
2. Low VMT Area Screening: Residential projects located in low VMT-generated traffic analysis zones (TAZs) These TAZs generate total daily VMT per capita that is 15 percent less than the baseline level for the region.
3. Transit Priority Area (TPA) Screening: Projects located in the commercial zone of TPAs (defined as within 0.5-mile of a Metro Rapid bus stop) and does not have the following characteristics:
▪ FAR less than 0.75;
▪ More parking than required by the City, unless additional parking is being provided for design feasibility, such as completing the floor of a subterranean or structured parking facility, or if additional parking is located within the project site to serve adjacent uses; or
▪ Inconsistent with applicable Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS).
Once a project component qualifies under one of the screening criteria, that component is screened out for further consideration.
City of Beverly Hills
55 North La Cienega Boulevard Project
16 According to the Transportation Assessment, the project site is located within a TPA, with the intersection of North La Cienega Boulevard and Wilshire Boulevard designated as a Major Transit Stop due to a high frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. In addition, both Wilshire Boulevard and North La Cienega Boulevard corridors are classified as High-Quality Transit Areas (HQTAs) because these transit corridors are also well-serviced with 15-minute or less service frequency during peak commute hours. Compared to the TPA screening criteria, the project would have an FAR of just over 3.0, which would exceed 0.75, and the project would not provide more parking than required by the City. Furthermore, and as discussed under Greenhouse Gas Emissions, the project is consistent with the current SCAG 2020-2045 RTP/SCS as a mixed-use project promoting denser development near a Major Transit Stop, HQTAs, and future Metro Purple Line (D line) station. As such, the project meets all of the criteria for TPA screening and is screened out of VMT analysis based on the City’s thresholds of significance for transportation impacts.
The project would result in less-than-significant VMT impacts.1 Site Access
Pedestrian and vehicle access to the project site would continue to be provided by North La Cienega Boulevard, which would be subject to the City’s driveway and driveway approach requirements identified in BHMC Section 8-4-4. The project would not alter North La Cienega Boulevard, and thus does not include sharp curves, dangerous intersections, or incompatible on-site uses. Furthermore, implementation of the project would not create new obstructions to emergency access in the project area. Therefore, no significant impacts would occur regarding site access.
Conclusion
The proposed project would not result in significant traffic impacts.
Noise
The following analysis is based on the Noise and Vibration Technical Memorandum prepared by Rincon dated June 7, 2023, which is included as Appendix C.
Noise Fundamentals
Noise levels are commonly measured in decibels (dB) using the A-weighted sound pressure level (dBA). The A-weighting scale is an adjustment to the actual sound pressure levels so that they are consistent with the human hearing response, which is most sensitive to frequencies around 4,000 Hertz and less sensitive to frequencies around and below 100 Hertz (Kinsler, et. al. 1999).
Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used to measure earthquake magnitudes. A doubling of the energy of a noise source, such as doubling of traffic volume, would increase the noise level by 3 dB; dividing the energy in half would result in a 3 dB decrease (Crocker 2007).
Human perception of noise has no simple correlation with sound energy: the perception of sound is not linear in terms of dBA or in terms of sound energy. Two sources do not “sound twice as loud” as one source. It is widely accepted that the average healthy ear can barely perceive changes of 3 dBA, increase or decrease (i.e., twice the sound energy); that a change of 5 dBA is readily perceptible 1 The Transportation Assessment (Appendix B) also includes a level of service (LOS) analysis of the project. However, the LOS analysis is no longer required under CEQA and, therefore, is maintained in the Transportation Assessment for informational purposes only.
Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 17
(8 times the sound energy); and that an increase (or decrease) of 10 dBA sounds twice (half) as loud as what is readily perceptible (Crocker 2007).
Sound changes occur in both level and frequency spectrum as it travels from the source to the receiver. The most obvious change is the decrease in level as the distance from the source increases.
The manner by which noise reduces with distance depends on factors such as the type of sources (e.g., point or line, the path the sound will travel, site conditions, and obstructions). Noise levels from a point source typically attenuate, or drop off, at a rate of 6 dBA per doubling of distance (e.g., construction, industrial machinery, ventilation units). Noise from a line source (e.g., roadway, pipeline, railroad) typically attenuates at about 3 dBA per doubling of distance (California Department of Transportation [Caltrans] 2013). The propagation of noise is also affected by the intervening ground, known as ground absorption. A hard site, such as a parking lot or smooth body of water, receives no additional ground attenuation and the changes in noise levels with distance (drop-off rate) result from simply the geometric spreading of the source. An additional ground attenuation value of 1.5 dBA per doubling of distance applies to a soft site (e.g., soft dirt, grass, or scattered bushes and trees) (Caltrans 2013). Noise levels may also be reduced by intervening structures; the amount of attenuation provided by this “shielding” depends on the size of the object and the frequencies of the noise levels. Natural terrain features such as hills and dense woods, and man-made features such as buildings and walls, can significantly alter noise levels. Generally, any large structure blocking the line of sight will provide at least a 5-dBA reduction in source noise levels at the receiver (Federal Highway Administration [FHWA] 2011). Structures can substantially reduce exposure to interior noise as well.
The FHWA’s guidelines indicate that modern building construction generally provides an exterior-tointerior noise level reduction of 20 to 35 dBA, with closed windows.
The impact of noise is not a function of loudness alone. The time of day when noise occurs, and the duration of the noise are also important factors of project noise impact. Most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors have been developed by academics and industry professionals. One of the most frequently used noise metrics is the equivalent noise level (Leq); it considers both duration and sound power level. Leq is defined as the single steady A-weighted level equivalent to the same amount of energy as that contained in the actual fluctuating levels over time.
Noise that occurs at night tends to be more disturbing than that occurring during the day. Community noise is usually measured using Day-Night Average Level (Ldn), which is the 24-hour average noise level with a +10 dBA penalty for noise occurring during nighttime (10:00 p.m. to 7:00 a.m.) hours. There is also the Community Noise Equivalent Level (CNEL), which is the 24-hour average noise level with a +5 dBA penalty for noise occurring from 7:00 p.m. to 10:00 p.m. and a +10 dBA penalty for noise occurring from 10:00 p.m. to 7:00 a.m. (Caltrans 2013). Noise levels described by Ldn and CNEL usually differ by about 1 dBA. The relationship between the peak-hour Leq value and the Ldn/CNEL depends on the distribution of traffic during the day, evening, and night.
Sound is a vibratory disturbance created by a moving or vibrating source, which is capable of being detected by the hearing organs. Noise is defined as sound that is loud, unpleasant, unexpected, or undesired and may therefore be classified as a more specific group of sounds. Noise levels are commonly measured in decibels (dB) using the A-weighted sound pressure level (dBA). The Aweighting scale is an adjustment to the actual sound pressure levels so that they are consistent with the human hearing response. Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used to measure earthquake magnitudes.
One of the most frequently-used noise metrics that considers duration as well as sound power level is the equivalent noise level (Leq). The Leq is defined as the single steady-state A-weighted sound level City of Beverly Hills
55 North La Cienega Boulevard Project
18 equal to the average sound energy over a time period. When no time period is specified, a one-hour period is assumed.
Vibration Fundamentals
Groundborne vibration of concern in environmental analysis consists of the oscillatory waves that move from a source through the ground to adjacent structures. The number of cycles per second of oscillation makes up the vibration frequency, described in terms of Hertz (Hz). The frequency of a vibrating object describes how rapidly it oscillates. The normal frequency range of most groundborne vibration that can be felt by the human body starts from a low frequency of less than 1 Hz and goes to a high of about 200 Hz (Crocker 2007).
While people have varying sensitivities to vibrations at different frequencies, in general they are most sensitive to low-frequency vibration. Vibration in buildings, such as from nearby construction activities, may cause windows, items on shelves, and pictures on walls to rattle. Vibration of building components can also take the form of an audible low-frequency rumbling noise, referred to as groundborne noise. Groundborne noise is usually only a problem when the originating vibration spectrum is dominated by frequencies in the upper end of the range (60 to 200 Hz), or when foundations or utilities, such as sewer and water pipes, physically connect the structure and the vibration source (Federal Transit Administration [FTA] 2018). Although groundborne vibration is sometimes noticeable in outdoor environments, it is almost never annoying to people who are outdoors. However, the primary concern from vibration is that it can be intrusive and annoying to building occupants and vibration-sensitive land uses.
Vibration amplitudes are usually expressed in peak particle velocity (PPV) or root mean squared (RMS) vibration velocity. The PPV and RMS velocity are normally described in inches per second (in/sec).
PPV is defined as the maximum instantaneous positive or negative peak of a vibration signal. PPV is often used in monitoring of blasting vibration because it is related to the stresses that are experienced by buildings (Caltrans 2020a).
Sensitive Receivers
The City’s General Plan Noise Element identifies noise sensitive receivers as residential uses, (including residences for the elderly), schools, churches, and libraries (Beverly Hills 2010c). The nearest sensitive receivers to the project are the residential uses adjacent to the site to the west.
Figure 4 displays the sensitive receivers (single-family and multi-family residential uses) in the vicinity of the project site.
Existing Noise Setting
The most common source of noise in the project site vicinity is vehicular traffic from North La Cienega Boulevard. To characterize ambient sound levels at and near the project site, three short-term 15- minute sound level measurements were conducted on Wednesday, March 8, 2023, using an Extech, Model 407780A, American National Standards Institute (ANSI) Type 2 integrating sound level meter.
Noise Measurement 1 (NM-1) was taken along the western boundary of the project site to capture ambient noise levels at adjacent residences. Noise Measurement 2 (NM-2) was taken on North La Cienega Boulevard, east of the project site, to capture noise levels from North La Cienega Boulevard.
Noise Measurement 3 (NM-3) was taken on North Le Doux Road further west of the project site to capture ambient noise levels at the nearest road lined with residences. Table 4 on the following page summarizes the results of the noise measurements and Figure 4 shows the locations of the noise measurements listed on Table 4. Detailed sound level measurement data are included in Appendix C.
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Table 4 Sound Level Monitoring Results
Measurement Location Sample Times
Approximate Distance
to Primary Noise Source
Leq
(dBA)
Lmin
(dBA)
Lmax
(dBA)
NM-1 Western boundary of
project site
11:32 – 11:47 a.m. 150 feet from centerline
of North La Cienega Boulevard
56.1 48.2 67.8
NM-2 North La Cienega
Boulevard, east of the
project site
11:57 – 12:11
p.m.
40 feet from centerline of
North La Cienega Boulevard
70.0 57.0 79.1
NM-3 North Le Doux Road, west
of the project site
12:21 – 12:36
p.m.
20 feet from centerline of
North Le Doux Road
58.8 51.5 72.8
Leq = average noise level equivalent; dBA = A-weighted decibel; Lmin = minimum instantaneous noise level; Lmax = maximum instantaneous noise level
City of Beverly Hills
55 North La Cienega Boulevard Project
20 Figure 4 Noise Measurement Locations
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Project Noise Impacts
CONSTRUCTION NOISE
Temporary noise levels caused by construction activity would be a function of the noise generated by construction equipment, the location and sensitivity of nearby land uses, and the timing and duration of noise-generating activities. The demolition, site preparation, and grading phases of construction tend to create the highest noise levels because of the operation of heavy equipment. Typical heavy construction equipment would include tractors, bulldozers, excavators, front-end loaders, graders, and stationary equipment, such as compressors and generators. It is assumed that diesel engines would power all construction equipment. Construction equipment would not all operate at the same time or location. In addition, construction equipment would not be in constant use during the 8-hour operating day.
Construction noise was estimated using the Federal Highway Administration (FHWA) Roadway Construction Noise Model (RCNM) Version 1.1. Over the course of a typical construction day, construction equipment would be located as close as approximately 10 feet to the adjacent residential properties but would typically be located at an average distance farther away due to the nature of construction and the lot size of the project. For example, during a typical construction day when performing construction near these residences, the equipment may operate across a horizontal distance (10 to 100 feet) from a nearby noise receiver. Therefore, it is assumed that over the course of a typical construction day the construction equipment would operate at an average distance of 50 feet from the single-family residences to the west and 250 feet from single-family and multi-family residences to the east. Table 5 shows the estimated combined noise level from pieces of equipment assumed to generate the highest noise levels (dBA Leq) during construction at a distance of 50 feet and 250 feet from construction activity.
Table 5 Construction Noise Level
Construction Equipment
dBA Leq dBA Leq
Adjacent Residences to the West
50 feet
Residences to the East
250 feet
Roller, Crane, Tractor, Dozer, and Jackhammer 86 72
RCNM data sheets and assumptions are included in Appendix C.
Although the noise generated by project construction would be higher than existing ambient noise levels, which would result in a temporary increase in ambient noise levels, construction noise would be temporary and cease once project construction is completed. Construction activities would comply with BHMC Section 5-1-205 and would not occur during nighttime hours. While construction noise may cause short-term annoyance to adjacent uses, it would be temporary and restricted to the hours permitted by the City’s noise ordinance. In addition, since residential uses are located within 50 to 250 feet of the project site, the project applicant would be required to obtain the appropriate afterhours construction permit for construction on Saturdays. Therefore, a less-than-significant noise impact would result from construction activities.
City of Beverly Hills
55 North La Cienega Boulevard Project
22 OPERATIONAL NOISE
Heating, Ventilation, and Air Conditioning (HVAC) Units The primary on-site operational noise source from the project would be from mechanical equipment such as HVAC units and pool equipment. This analysis assumes the use of a typical HVAC system for multi-family residential sites, which is a 2.5-ton Carrier 24ABA4030 air conditioner with Puron refrigerant that has a sound power level of 76 dBA. Based on a sound power level of 76 dBA, a setback distance of 20 feet to the nearest residential property lines to the west, a proposed building height of 57 feet above the fifth floor rooftop area, and accounting for noise reduction of at least 5 dBA due to shielding from the roof, it is estimated that the noise level would be approximately 39 dBA Leq at the nearest residential property lines to the west. This would not exceed the nighttime exterior noise level of 50 dBA Leq at nearby residences and, therefore, operational noise impacts associated with HVAC equipment would be less than significant.
Additional on-site noise sources such as landscape maintenance and conversations would be typical of noise generated by neighboring land uses and would not substantially contribute to overall ambient noise levels. Therefore, on-site operations would have a less than significant impact.
Off-site Traffic Noise
Based on traffic counts conducted by the City of Beverly Hills in 2019, North La Cienega Boulevard has a total average daily traffic (ADT) volume of approximately 24,300. As discussed in the Air Quality and Greenhouse Gas Emissions Technical Memorandum prepared by Rincon for the project, the project would generate approximately 1,040 daily trips. Therefore, project trips would increase traffic by approximately 4.3 percent over existing conditions on North La Cienega Boulevard. A 4.3 percent increase in traffic on a roadway would equate to an increase of approximately 0.2 dBA CNEL.
Therefore, the project would not double the existing mobile noise source and would not increase noise levels by 3 dBA, which is considered a barely perceptible noise increase. Off-site traffic noise impacts would be less than significant.
GROUNDBORNE VIBRATION
The project does not include any substantial vibration sources associated with operation. Therefore, construction activities have the greatest potential to generate groundborne vibration affecting nearby receivers, especially during grading and excavation of the project site. According to the project applicant, pile driving is not proposed. Foundation piles would be drilled and set. Rubber-tire loaders would be used when within close distances to nearby buildings. According to the project applicant, construction activities would occur as close as eight feet from adjacent commercial buildings to the north and south, 10 feet from adjacent residential buildings to the west, and 200 feet to the residential buildings to the east. Table 6 identifies vibration velocity levels at the nearby sensitive receptors for the various types of equipment that would operate during project construction.
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Table 6 Construction Vibration Levels
Equipment
in/sec PPV
Adjacent
Residences to the
West
10 Feet
Residences to the
East
200 Feet
Adjacent
Commercial
Building to the
North
8 Feet
Adjacent
Commercial
Building to the
South
8 Feet
Large Bulldozer 0.352 0.004 0.492 0.492
Hoe Ram 0.352 0.004 0.492 0.492
Small Bulldozer 0.012 <0.001 0.017 0.017
Loaded Trucks 0.3 0.003 0.420 0.420
Drill Rig 0.352 0.004 0.492 0.492
Vibratory Plate
Compactor 0.28 0.003 0.391 0.391
Caltrans Threshold for
Building Damage 0.5 0.5 0.5 0.5
Threshold Exceeded? No No No No
Source: FTA 2018.
PPV = peak particle velocity; in/sec = inches per second 1 Vibration levels measured for caisson drilling were used to approximate vibration levels from shoring installation using a drill rig.
Vibration analysis worksheets are included in Appendix C.
The City has not adopted specific standards for vibration impacts during construction. Therefore, the Caltrans Transportation and Construction Vibration Guidance Manual (2020) is used to evaluate construction vibration impacts related to potential building damage. Based on the Caltrans criteria, construction vibration impacts would be significant if vibration levels exceed 0.5 in/sec PPV at residential and commercial structures, which is the limit for potential building damage at these structures. Based on the information presented in Table 6, vibration levels could be up to approximately 0.492 in/sec PPV at the commercial buildings adjacent to the northern and southern boundaries of the project site. Therefore, construction vibration would not exceed the 0.5 in/sec PPV threshold for structural damage to nearby residential and commercial structures and impacts would be less than significant.
AIRPORT NOISE
The airport nearest to the project site, Santa Monica Municipal Airport, is located approximately
5.4 miles to the southwest. The project would not be located within the 65 dBA CNEL noise contour of the Santa Monica Municipal Airport (Los Angeles County, 2009). Therefore, no substantial noise exposure from airport noise would occur to workers or residents of the project and no impacts would occur.
Conclusion
The proposed project would not result in significant noise impacts.
City of Beverly Hills
55 North La Cienega Boulevard Project
24 Air Quality
The following analysis is based on the Air Quality and Greenhouse Gas Emissions Technical Memorandum prepared by Rincon dated June 7, 2023, which is included as Appendix D.
Environmental Setting
The federal and State Clean Air Acts (CAA) mandate the control and reduction of certain air pollutants.
Under these laws, the U.S. Environmental Protection Agency (USEPA) and the California Air Resources Board (CARB) have established the National Ambient Air Quality Standards (NAAQS) and the California Ambient Air Quality Standards (CAAQS) for “criteria pollutants” and other pollutants. Some pollutants are emitted directly from a source (e.g., vehicle tailpipe, an exhaust stack of a factory, etc.) into the atmosphere, including carbon monoxide (CO), volatile organic compounds (VOC)/reactive organic gases (ROG),2 nitrogen oxides (NOX), particulate matter with diameters of ten microns or less (PM10) and 2.5 microns or less (PM2.5), sulfur dioxide, and lead. Other pollutants are created indirectly through chemical reactions in the atmosphere, such as ozone, which is created by atmospheric chemical and photochemical reactions primarily between VOC and NOX. Secondary pollutants include oxidants, ozone, and sulfate and nitrate particulates (smog).
Air pollutant emissions are generated primarily by stationary and mobile sources. Stationary sources can be divided into two major subcategories:
Point sources occur at a specific location and are often identified by an exhaust vent or stack.
Examples include boilers or combustion equipment that produce electricity or generate heat. ▪ Area sources are widely distributed and include such sources as residential and commercial water heaters, painting operations, lawn mowers, agricultural fields, landfills, and some consumer products.
Mobile sources refer to emissions from motor vehicles, including tailpipe and evaporative emissions, and can also be divided into two major subcategories:
▪ On-road sources may be legally operated on roadways and highways. ▪ Off-road sources include aircraft, ships, trains, and self-propelled construction equipment.
Air pollutants can also be generated by the natural environment, such as when high winds suspend fine dust particles.
Air Quality Standards and Attainment
The project site is located in the South Coast Air Basin (SCAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). As the local air quality management agency, SCAQMD is required to monitor air pollutant levels to ensure that the NAAQS and CAAQS are met and, if they are not met, to develop strategies to meet the standards. Depending on whether the standards are met or exceeded, the SCAB is classified as being in “attainment” or “nonattainment.” In areas designated as non-attainment for one or more air pollutants, a cumulative air quality impact exists for those air pollutants, and the human health impacts associated with these criteria pollutants 2 CARB defines VOC and ROG similarly as, “any compound of carbon excluding carbon monoxide, carbon dioxide, carbonic acid, metallic carbides or carbonates, and ammonium carbonate,” with the exception that VOC are compounds that participate in atmospheric photochemical reactions. For the purposes of this analysis, ROG and VOC are considered comparable in terms of mass emissions, and the term VOC is used in this analysis.
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are already occurring in that area as part of the environmental baseline condition. Under State law, air districts are required to prepare a plan for air quality improvement for pollutants for which the district is in non-attainment. The SCAB is currently designated nonattainment for the ozone NAAQS and CAAQS, the PM10 CAAQS, and the PM2.5 NAAQS and CAAQS. The SCAB is either unclassified or designated attainment for all other NAAQS and CAAQS (SCAQMD 2018).
Because the project site is located within SCAB and falls under the jurisdiction of SCAQMD, this air quality analysis conforms to the methodologies recommended in SCAQMD’s CEQA Air Quality Handbook (1993). The following significance thresholds have been recommended by the SCAQMD for project operations in the SCAB (SCAQMD 2019):
▪ 55 pounds per day of VOC
▪ 55 pounds per day of NOX
▪ 550 pounds per day of CO
▪ 150 pounds per day of PM10
▪ 55 pounds per day of PM2.5
Construction-related air quality impacts are considered significant if emissions associated with construction activity would exceed adopted SCAQMD thresholds. Temporary construction emission thresholds have been recommended by the SCAQMD on a daily basis as follows (SCAQMD 2019):
▪ 75 pounds per day of VOC
▪ 100 pounds per day of NOX
▪ 550 pounds per day of CO
▪ 150 pounds per day of PM10
▪ 55 pounds per day of PM2.5
In addition to the regional air quality thresholds shown above, SCAQMD has developed Localized Significance Thresholds (LSTs) in response to the Governing Board’s Environmental Justice Enhancement Initiative (1-4), which was prepared to update the SCAQMD’s CEQA Air Quality Handbook. LSTs were devised in response to concern regarding exposure of individuals to criteria pollutants in local communities. LSTs represent the maximum emissions from a project that will not cause or contribute to an air quality exceedance of the most stringent applicable federal or State ambient air quality standard at the nearest sensitive receptor, taking into account factors such as ambient concentrations in each source receptor area (SRA), project size, and distance to the sensitive receptor. However, LSTs only apply to emissions from a fixed stationary location, including idling emissions during both project construction and operation, and do not apply to mobile sources such as cars on a roadway (SCAQMD 2003a). LSTs have been developed for NOX, CO, PM10, and PM2.5. Since the majority of emissions from a residential project would be generated by vehicle trips on roadways, LSTs for operational emissions would not apply to the proposed project. However, LSTs would apply for construction emissions. Localized LSTs for the project site were based on the SCAQMD’s LSTs for one-acre project sites in SRA 2 for Northwest Coastal LA County.
City of Beverly Hills
55 North La Cienega Boulevard Project
26 Project Air Quality Impacts
PLAN CONSISTENCY
The Southern California Association of Governments (SCAG) growth forecasts estimate the city’s population to reach 35,800 persons by 2045, representing a total increase of 1,100 persons between 2016 and 2040. The project would induce population growth directly through the construction of 105 residential units, replacing the existing restaurant and parking lot. Based on an average household size of 2.20 in the city in 2022, the project would result in a population increase of approximately 231 persons (California Department of Finance 2022). While it is likely that some future residents already live in the city, this analysis conservatively assumes all 231 future residents would move into the city.
The employment growth forecasts for the city in SCAG’s 2020-2045 RTP/SCS estimate that the total number of jobs would increase from 74,600 in 2016 to 81,300 in 2045, for an increase of 6,700 jobs.
Based on median square footage per employee for each land use, project operation would require approximately 32 employees (United States Energy Information Administration [USEIA] 2016), and these employees would likely be sourced from within the existing local and regional workforce.
Therefore, employment resulting from the project would be within SCAG’s projected 2045 employment increase of 6,700 jobs from 2016, and the project would not cause the city to exceed official regional employment projections.
The project’s potential direct population growth (231 persons) represents 21 percent of the city’s anticipated growth between 2016 and 2045, and only 0.65 percent of the city’s total projected 2045 population. Therefore, the project is consistent with the types, intensity, and patterns of land use envisioned for the site vicinity and would be considered consistent with the General Plan upon the City’s approvals on the required permits and density bonus incentives. Furthermore, the population and housing, which are adopted by SCAG’s Regional Council, are based on the local plans and policies applicable to the city. As the SCAQMD has incorporated these same projections into the 2022 Air Quality Management Plan, the proposed project would be consistent with the projections and impact would be less than significant.
CONSTRUCTION EMISSIONS
Development of the proposed project would involve demolition, site preparation, grading, building construction, and other construction-related activities that have the potential to generate substantial air pollutant emissions. Temporary construction emissions from these activities were estimated in the California Emissions Estimator Model (CalEEMod) version 2022.1 using project-specific construction schedules, equipment lists, and site plans. Project-specific information for hauling and soil export was also used to estimate total haul trips. Under the provided schedule, construction would begin in May 2024 and occur six days a week for approximately 30 months, ending in October 2026. Saturday construction would be subject to City review and approval of an after-hours permit to allow for weekend construction activities at the project site. Table 7 shows maximum daily construction emissions.
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Table 7 Estimated Construction Emissions
Emissions (pounds per day)
VOC NOX CO PM10 PM2.5
Maximum Daily Emissions 16 30 40 5 2
SCAQMD Threshold 75 100 550 150 55
Exceed SCAQMD Threshold? No No No No No
Maximum On-site Emissions 15 10 29 <1 <1
Localized Significance Thresholds1 N/A 103 562 4 3
Exceed LST? No No No No No
1 Allowable emissions (pounds per day) as a function of receptor distance (25 meters) from site boundary. LST for Source Receptor Area 2: Northwest Coastal LA County.
Source: http://www.aqmd.gov/home/regulations/ceqa/air-quality-analysis-handbook/localized-significance-thresholds Note: See Appendix D for complete modeling results.
For a conservative estimate of project emissions, construction and operational emissions were modeled during winter and summer, then reported for the maximum day during the winter or summer, whichever was highest. Maximum daily mission estimates were then compared to the SCAQMD thresholds and LSTs measured in pounds-per-day.
As indicated in Table 7, emissions from construction activities would not exceed SCAQMD daily significance thresholds and thus would not result in significant air quality impacts. Moreover, SCAQMD Rule 403 requires the following regulatory measures on all construction sites to reduce fugitive dust (SCAQMD 2005):
▪ Minimization of Disturbance. Construction contractors should minimize the area disturbed by clearing, grading, earth moving, or excavation operations to prevent excessive amounts of dust.
▪ Soil Treatment. Construction contractors should treat all graded and excavated material, exposed soil areas, and active portions of the construction site, including unpaved on-site roadways to minimize fugitive dust. Treatment shall include, but not necessarily be limited to, periodic watering, application of environmentally safe soil stabilization materials, and/or roll compaction as appropriate. Watering shall be done as often as necessary, and at least twice daily, preferably in the late morning and after work is done for the day.
▪ Soil Stabilization. Construction contractors should monitor all graded and/or excavated inactive areas of the construction site at least weekly for dust stabilization. Soil stabilization methods, such as water and roll compaction and environmentally safe dust control materials, shall be applied to portions of the construction site that are inactive for over four days. If no further grading or excavation operations are planned for the area, the area shall be seeded and watered until landscape growth is evident, or periodically treated with environmentally safe dust suppressants, to prevent excessive fugitive dust. ▪ No Grading During High Winds. Construction contractors should stop all clearing, grading, earth moving, and excavation operations during periods of high winds (20 miles per hour or greater, as measured continuously over a one-hour period).
City of Beverly Hills
55 North La Cienega Boulevard Project
28 ▪ Street Sweeping. Construction contractors should sweep all on-site driveways and adjacent streets and roads at least once per day, preferably at the end of the day, if visible soil material is carried over to adjacent streets and roads.
The use of asbestos containing materials (ACMs) and lead paint was common in building construction prior to 1978. Because the project site contains a 1925 structure, there is the potential that ACMs and/or lead paint is present on the project site. Federal asbestos requirements are found in National Emission Standards for Hazardous Air Pollutants (NESHAP) within the Code of Federal Regulations (CFR) Title 40 and are enforced in the project area by SCAQMD. In conformance with NESHAP, SCAQMD Rule 1403 establishes surveying, notification, and work practice requirements to prevent asbestos emissions from emanating during building demolition activities (SCAQMD 2007). Mandatory compliance with the provisions of Rule 1403 would ensure that construction-related grading, clearing, and demolition activities do not expose construction workers or nearby sensitive receptors to significant health risks associated with ACMs. In addition, the project would be required to comply with the Hazardous Materials Transportation Act and Toxic Substances Control Act, which would ensure safe handling and disposal of ACMs. Therefore, project construction would not result in significant impacts related to asbestos. Title 17, California Code of Regulations (CCR), Division 1, Chapter 8: Accreditation, Certification and Work Practices for Lead-Based Paint and Lead Hazards, defines and regulates lead-based paint. The project would be required to comply with Title 17, CCR Division 1, Chapter 8, which includes requirements such as employer provided training, air monitoring, protective clothing, respirators, and hand washing facilities. Mandatory compliance with these requirements would ensure that construction workers and the public are not exposed to significant lead-based paint health hazards during construction activities; therefore, impacts would be less than significant.
OPERATIONAL EMISSIONS
Long-term operational emissions associated with the proposed project are those associated with vehicle trips (mobile emissions) and the use of natural gas, consumer products, and architectural coatings (area source emissions) upon buildout of the project. Operational emissions were estimated in CalEEMod version 2022.1 based on the proposed use and the number of associated vehicle trips generated by the project as discussed above. Refer to Appendix D for CalEEMod results.
As shown in Table 8 the emissions generated by the proposed project would not exceed the SCAQMD’s daily operational thresholds for any pollutant and would not significantly affect regional air quality. Therefore, the project’s operational impacts to air quality would be less than significant.
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Table 8 Estimated Operational Emissions
Emissions (pounds per day)
ROG NOX CO PM10 PM2.5
Emissions from the Proposed Project 7 3 33 2 <1
SCAQMD Thresholds 55 55 550 150 50
Exceed Thresholds? No No No No No
Note: See Appendix D for complete modeling results.
For a conservative estimate of project emissions, construction and operational emissions were modeled during winter and summer, then reported for the maximum day during the winter or summer, whichever was highest. Maximum daily mission estimates are then compared to the SCAQMD thresholds measured in pounds-per-day. The annual emissions listed in the tables in Appendix D show the average annual emissions in terms of metric tons per year. These estimates are used for analysis of greenhouse gas emissions impacts since the greenhouse gas emission thresholds are based on metric tons per year.
Heavily congested intersections can lead to long-term mobile emissions that exceed carbon monoxide (CO) standards and lead to CO hotspots. CO hotspots are locations where the federal or State ambient air quality standards could be exceeded because of the concentration of motor vehicles that are idling.
Other factors contributing to a CO hotspot include the configuration of the intersection, distance to sensitive receptors, and patterns of air circulation.
A detailed carbon monoxide analysis was conducted during the preparation of the SCAQMD’s 2003 AQMP. The locations selected for microscale modeling in the 2003 AQMP included high ADT intersections in the South Coast Air Basin, those which would be expected to experience the highest CO concentrations. The highest CO concentration was observed at the intersection of Wilshire Boulevard and Veteran Avenue on the west side of Los Angeles near Interstate 405. The concentration of CO at this intersection was 4.6 ppm, which is well below the State and federal standards. The Wilshire Boulevard/Veteran Avenue intersection has an ADT of approximately 100,000 vehicles per day (SCAQMD 2003b).
Based on the project-specific Transportation Assessment prepared by KOA Corporation (KOA 2022), the project would generate approximately 1,040 daily trips, which would not cause any nearby intersections to exceed 100,000 ADT. Project-generated local mobile-source CO emissions would not result in or substantially contribute to concentrations that exceed the one-hour or eight-hour CO standard. Therefore, impacts associated with CO hotspots would be less than significant.
ODORS
According to the SCAQMD CEQA Air Quality Handbook, land uses associated with odor complaints typically include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding. The proposed project does not include any uses identified by the SCAQMD as being associated with odors. Construction activities associated with the project may generate detectable odors from heavy-duty equipment exhaust and architectural coatings. However, construction-related odors would be short-term in nature and cease upon project completion. In addition, the project would be required to comply with the California Code of Regulations, Title 13, Sections 2449(d)(3) and 2485, which minimizes the idling time of construction equipment either by shutting it off when not in use or by reducing the time of idling to no more than five minutes. This would further reduce the detectable odors from heavy-duty City of Beverly Hills
55 North La Cienega Boulevard Project
30 equipment exhaust. The project would also comply with the SCAQMD Rule 1113, which would minimize odor impacts from ROG emissions during architectural coating. Any impacts to existing adjacent land uses would be short-term and are less than significant.
Conclusion
The proposed project would not result in significant air quality impacts.
Greenhouse Gas Emissions
The following analysis is based on the Air Quality and Greenhouse Gas Emissions Technical Memorandum prepared by Rincon dated June 7, 2023, which is included as Appendix D.
Environmental Setting
Climate change is the observed increase in the average temperature of the Earth’s atmosphere and oceans along with other substantial changes in climate (such as wind patterns, precipitation, and storms) over an extended period of time. Climate change is the result of numerous, cumulative sources of GHGs. GHGs contribute to the “greenhouse effect,” which is a natural occurrence that helps regulate the temperature of the planet. The majority of radiation from the Sun hits the Earth’s surface and warms it. The surface in turn radiates heat back towards the atmosphere, known as infrared radiation. Gases and clouds in the atmosphere trap and prevent some of this heat from escaping back into space and re-radiate it in all directions. This process is essential to supporting life on Earth because it warms the planet by approximately 60° Fahrenheit. Emissions from human activities since the beginning of the industrial revolution (approximately 250 years ago) are adding to the natural greenhouse effect by increasing the gases in the atmosphere that trap heat, thereby contributing to an average increase in the Earth’s temperature.
GHGs occur naturally and from human activities. Human activities that produce GHGs include the burning of fossil fuels (coal, oil and natural gas for heating and electricity, gasoline and diesel for transportation); methane from landfill wastes and raising livestock, deforestation activities; and some agricultural practices. GHGs produced by human activities include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFC), perfluorocarbons (PFC), and sulfur hexafluoride (SF6). Emissions of GHGs affect the atmosphere directly by changing its chemical composition while changes to the land surface indirectly affect the atmosphere by changing the way in which the Earth absorbs gases from the atmosphere. Potential impacts of climate change in California may include loss in snowpack, sea level rise, more extreme heat days per year, more high ozone days, more large forest fires, and more drought years (California Energy Commission 2018).
Project GHG Impacts
CONSISTENCY WITH APPLICABLE PLANS AND POLICIES
The SCAG 2020-2045 RTP/SCS is expected to help California reach its GHG reduction goals by reducing transportation related GHG emissions by 19 percent from 2005 levels by 2035. The 2020-2045 RTP/SCS includes implementation strategies for focusing growth near destinations and mobility options, promoting diverse housing choices, leveraging technology innovations, supporting implementation of sustainability policies, and promoting a green region. Further specific actions to reduce GHG emissions under the 2020-2045 RTP/SCS include designing transportation options that reduce the reliance on solo car trips, promoting low emission technologies such as electric vehicles Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 31
and ride sharing, supporting statewide GHG emissions legislation, and pursuing funding opportunities to support local sustainable development projects that reduce GHG emissions.
The project would be within walking and biking distance of the Wilshire Boulevard and North La Cienega Boulevard commercial corridors. Existing public transit facilities are located within 0.5 mile of the project site along Wilshire Boulevard and La Cienega Boulevard, consisting of Metro Lines 14, 16, 20, 105, 218, 617, 720, and 786. In addition, the future Metro Purple Line (D line) station, which is currently under construction, would be available for residents at La Cienega and Wilshire Boulevard in the near future. As such, both roadways are well served by bus lines that would provide transit options for project residents to reach other commercial/retail areas in the city, such as Rodeo Drive.
Therefore, the proposed project would focus growth near destinations and public transit would be available within a walkable distance of the project site for residents to use. Thus, the project would be consistent with applicable goals of the SCAG 2020-2045 RTP/SCS.
Beverly Hills adopted the Sustainable City Plan, which contains goals intended to support sustainable development in the city. Implementation of this plan would contribute to a reduction in the city’s overall GHG emissions. Of the goals included in the Sustainable City Plan, the proposed project is consistent with the Goal 3 Energy, which encourages “the use of energy in a clean and efficient manner and the use of renewable resources.” The project would include approximately 1,300 sf of PV solar panels and all light fixtures would be high-efficiency light emitting diodes (LEDs). The project would also be consistent with Goal 4 Water, which states “Reduce water use while maintaining a garden-like quality in the City.” The project would implement water-efficient irrigation with a smart controller to reduce water consumption. In addition, all plumbing fixtures would be low-flow to meet current code requirements set forth in the California Building Code.
The project would be served by Southern California Edison (SCE) which is required to increase its renewable energy procurement in accordance with SB 100 targets. SB 100 supports the reduction of GHG emissions from the electricity sector by accelerating the State’s Renewables Portfolio Standard Program. It requires electricity providers to increase procurement from eligible renewable energy resources to 33 percent of total retail sales by 2020, 60 percent by 2030, and 100 percent by 2045.
Furthermore, the proposed project would be consistent with the 2022 Scoping Plan goals as the project would be required to comply with the latest Title 24 Green Building Code and Building Efficiency Energy Standards and install energy-efficient LED lighting, water-efficient faucets and toilets, water efficient landscaping and irrigation, rooftop solar, and EV charging stations. The 2022 Scoping Plan is a plan approved by CARB that lays out the path for the State to achieve targets for carbon neutrality by 2045 and reduce GHG emissions by 85 percent below 1990 levels by 2045 in accordance with AB 1279. The proposed project would therefore be consistent with the California Executive Order B-55-18 goal of carbon neutrality by 2045.
Given the aforementioned plan consistency, impacts related to generation of GHG emissions and consistency with State GHG reduction plans due to the proposed residential mixed-use building would be less than significant.
CONSTRUCTION EMISSIONS
Based on the CalEEMod results, construction activity for the project would generate an estimated 2,069 metric tons (MT) of CO2e (as shown in Table 9) during construction. Amortized over a 30-year period (the assumed life of the project), construction of the proposed project would generate approximately 69 MT CO2e per year. Emissions from construction are amortized for the purpose of comparison with annual operational emissions over the estimated 30-year life of the project.
City of Beverly Hills
55 North La Cienega Boulevard Project
32 Table 9 Estimated Construction Emissions of Greenhouse Gases Construction Emissions (MT CO2e)
Total Emissions 2,069 MT CO2e
Amortized over 30 years 69 MT CO2e per year
See Appendix D for GHG emission worksheets and assumptions.
OPERATIONAL EMISSIONS
Long-term emissions relate to area sources, energy use, solid waste, water use, and transportation, as shown in Table 10. As shown in the table, annual GHG emissions for the project would be an estimated 1,287 MT CO2e. Each of these sources is discussed below the table.
Table 10 Combined Annual Emissions of Greenhouse Gases
Emission Source
Annual Emissions
(MT CO2e/yr)
Project Construction 69
Project Operational
Area
Energy
Solid Waste
Water
Mobile
4 346
88 23
757
Project Emissions 1,287
See Appendix D for GHG emission worksheets and assumptions.
Area emissions include consumer product use, the reapplication of architectural coatings, and landscape maintenance equipment. As shown in Table 9, area emissions would be approximately 4 MT CO2e per year.
Project operation would consume an estimated 1,293,902 kilowatt-hours (kWh) of electricity and 2,657,183 thousand British thermal units (kBTU) of natural gas per year (refer to Appendix D).
Electricity would be supplied to the project site by SCE. The generation of electricity used by the project would occur at off-site power plants, some of which would be generated by the combustion of fossil fuels that yields CO2, and to a smaller extent N2O and CH4. On-site electricity generation from the proposed solar panels was conservatively excluded from this analysis. Overall energy use at the project site would generate an estimated 346 MT CO2e per year.
Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 33
The CalEEMod output for GHG emissions from solid waste relies on current waste disposal rates provided by CalRecycle. Solid waste generation associated with the project would generate an estimated 88 MT CO2e per year.
Based on the amount of electricity generated in order to supply and convey water for the proposed project, the project would generate 23 MT CO2e per year.
Mobile source GHG emissions were based on trip rates contained in the project specific Transportation Assessment for each land use subtype in CalEEMod. The proposed project would generate an estimated 2,158,257 annual VMT and mobile sources associated with the project would emit an estimated 757 MT CO2e per year.
Based on CARB’s California Greenhouse Gas Inventory for 2000-2019, California produced 418.2 million metric tons (MMT) of CO2e in 2019. The major source of GHG emissions in California is the transportation sector, which comprises 40 percent of the state’s total GHG emissions (CARB 2021).
Therefore, by comparison, the incremental increase of 1,287 MT CO2e per year associated with the project would not substantially contribute to statewide emissions or affect the climate. Furthermore, modeled emissions may overstate the actual increase in GHG emissions from the project since GHG emissions from the existing one-story restaurant are not subtracted from the project generated GHG emissions and the placement of residential uses near transit may reduce travel distances for some patrons.
Conclusion
The proposed project would not result in significant GHG impacts.
Water Quality
Urban runoff can have a variety of deleterious effects. Oil and grease contain a number of hydrocarbon compounds, some of which are toxic to aquatic organisms at low concentrations. Heavy metals such as lead, cadmium, and copper are the most common metals found in urban stormwater runoff. These metals can be toxic to aquatic organisms and have the potential to contaminate drinking water supplies. Nutrients from fertilizers, including nitrogen and phosphorous, can result in excessive or accelerated growth of vegetation or algae, resulting in oxygen depletion and additional impaired uses of water.
As part of the Clean Water Act (CWA), the USEPA has established regulations under the National Pollutant Discharge System (NPDES) program to control direct stormwater discharges. In California, the State Water Resources Control Board (SWRCB) facilitates the NPDES permitting program, which regulates construction and operation pollutant discharges, and is responsible for developing its requirements in coordination with the Los Angeles Regional Water Quality Control Board (RWQCB).
The Los Angeles RWQCB implements the CWA by issuing permits for the County and its incorporated cities (e.g., Beverly Hills). The Los Angeles RWQCB reissued the Los Angeles County Municipal Separate Storm Sewer System Permit (Los Angeles County MS4 Permit) in which the City is a co-permittee.
Therefore, development in the city, including the project, is required to adhere to the CWA requirements.
According to project plans, the proposed building would comprise approximately 86 percent of the site and landscaping would comprise the remaining 18 percent of the site. Because the entirety of the site is currently developed with a mix of impervious and pervious surfaces, the project would not substantially alter existing site conditions or significantly increase the quantity or velocity of stormwater runoff. Nonetheless, the proposed project would be required to comply with the Los City of Beverly Hills
55 North La Cienega Boulevard Project
34 Angeles County MS4 Permit requirements, which are also incorporated into BHMC Section 9-4-508.
The applicant would also be required to control pollutant discharge and runoff volume by utilizing low impact development (LID) best management practices (BMPs) during construction and operation. The project would comply with regulatory requirements and therefore the potential for detrimental water quality and hydrology effects are less than significant. The proposed project would be required to comply with the current municipal NPDES permit and LID requirements, which would also include submittal of a SUSMP for review and approval prior to issuance of a construction permit. Since the project would comply with BMPs during construction and permanent LID measures for ongoing operation, impacts related to water quality would be less than significant.
Conclusion
The proposed project would not result in significant water quality impacts.
3.5 Utilities and Public Services
15332(e) The site can be adequately served by all required utilities and public services.
The project site is located within a highly developed urban area already served by existing public utilities and services. The City of Beverly Hills Public Works Department provides water, sewer, solid waste collection services, whereas the Beverly Hills Police and Fire Departments provide police and fire protection services to the city. Furthermore, gas and electricity services are provided to the city by the Southern California Gas Company and SCE/Clean Energy Alliance, respectively.
The project involves the demolition of the existing 15,535-sf restaurant building and associated parking lot for the construction of a five-story, mixed-use building consisting of approximately 18,500 sf of commercial/retail space and 105 multi-family residential units. The project would incrementally increase demand for public services and utilities compared to existing conditions; however, the site is already served and connected to all utilities and public services. In addition, the City of Beverly Hills Public Works Department relies on the adopted land use designations contained within the City’s General Plan to determine the projected public services and utilities demand. Because the project would be consistent with the existing land use designation and zoning under the proposed Density Bonus, the proposed multi-family development has already been planned for and taken into account.
Furthermore, project development would include payment of standard utilities connection fees and ongoing user fees would offset the project’s future demand on utilities. The project would also be compatible with other residential and commercial land uses and would not substantially increase the demand for police and fire protection services. The site would be adequately served by all required utilities and public services and the project would meet this criterion.
Class 32 CE Exceptions Analysis
Class 32 Categorical Exemption Report 35
4 Class 32 CE Exceptions Analysis
The following sections evaluate whether any of the exceptions to the use of a Class 32 CE pursuant to CEQA Guidelines Section 15300.2 are applicable to the proposed project.
4.1 Location
15300.2(a) Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant.
Therefore, these classes are considered to apply in all instances, except where the project may impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, State, or local agencies.
The use of a Class 3, 4, 5, 6, or 11 CE is not proposed for the project. Therefore, this exception does not apply.
4.2 Cumulative Impacts
15300.2(b) Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant.
The project would involve the demolition of the existing restaurant building and associated parking lot for construction of a five-story, residential mixed-use building consisting of approximately 18,500 sf of commercial/retail space and 105 residential units located at 55 North La Cienega Boulevard. No successive projects of the same type are currently located adjacent to the site. As discussed in the previous analyses included in this CE, particularly under Criterion 15332(d) for impacts to traffic, noise, air quality, and water quality, the project would not result in a significant impact in these issue areas.
The potential for cumulative impacts during project construction is a function of several factors, including the proximity of other proposed development projects surrounding the project site, which could potentially generate construction traffic, noise, air quality and water quality emissions at the same time as the project’s construction. However, no successive projects of the same type are currently located adjacent to the site. Furthermore, construction of the project would be temporary and would comply with applicable regulations. Construction of the project would not result in significant cumulative impacts.
With respect to cumulative operational traffic impacts, the project meets the TPA Screening criterion for additional VMT analysis. Furthermore, the project would not modify existing pedestrian or vehicle access to the site from North La Cienega Boulevard. Therefore, the project would have a less-thansignificant traffic impact at the project level and would not contribute a significant cumulative traffic impact.
Cumulative operational noise impacts would consist of the exposure of nearby sensitive residential receivers to the combined operational noise of the proposed project in conjunction with planned City of Beverly Hills
55 North La Cienega Boulevard Project
36 projects in the vicinity. However, all development in the city would be required to comply with the City’s noise ordinance in Section 5-1-104, which includes regulations for machinery (e.g., air conditioning) and leaf blowers. The project would not contribute to a significant cumulative noise impact.
SCAQMD recommends that project-specific air quality impacts be used to determine the potential cumulative impacts to regional air quality. As previously discussed, the project’s long-term operational emissions would not exceed the applicable SCAQMD thresholds. Therefore, in accordance with SCAQMD guidance on determining cumulative impacts, the project would not result in a significant cumulative air quality impact.
The project would also not substantially alter existing site conditions or significantly increase the quantity and speed of stormwater runoff. Similar to the project, all development would comply with permanent LID measures for ongoing operation. Therefore, the project would not result in a significant cumulative water quality impact.
Based on the foregoing analysis, no significant cumulative impacts would result from successive projects in the same place over time, and this exception to a CE does not apply to the proposed project.
4.3 Significant Effect
15300.2(c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
The project would not result in any significant effects on the environment due to unusual circumstances. The project site is currently developed with a restaurant building in a commercial/residential neighborhood and will continue to operate with commercial and residential uses under the proposed project. The proposed project is a permitted use under the site’s Commercial – Low Density General with Mixed Use Overlay land use designation and C-3 zoning. Although the project would deviate from the base zoning requirements, approval of the requested Density Bonus incentives would result in consistency with the applicable zoning regulations. Furthermore, the site is not located within a sensitive resource area and no site-specific environmental constraints, such as biological resources, geology and soils, and hazards and hazardous material exist on-site. There are no unusual circumstances applicable to this project or site and thus this exception to a CE does not apply to the proposed project.
4.4 Scenic Highways
15300.2(d) Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.
According to the Caltrans State Scenic Highway System Map, there are no officially designated or eligible state scenic highways adjacent to or in proximity of the project site. The nearest officially Class 32 CE Exceptions Analysis
Class 32 Categorical Exemption Report 37
designated scenic highway is a portion of State Route 27 (SR-27) located approximately 11.8 miles west of the project site. At this distance, this portion of the highway is not visible from the project site (Caltrans 2019). Therefore, the project would not impact scenic resources within a state scenic highway. This exception to a CE does not apply to the proposed project.
4.5 Hazardous Waste Sites
15300.2(e) Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.
The following databases and listings compiled pursuant to Government Code Section 65962.5 were checked for known hazardous materials contamination at the project site:
▪ Department of Toxic Substances Control (DTSC)
o Envirostor database for hazardous waste facilities or known contamination sites ▪ SWRCB
o GeoTracker search for leaking underground storage tanks (LUST) and other cleanup sites In addition to the above-listed databases, other “Cortese List” resources identified by the California Environmental Protection Agency (CalEPA) were searched for the known contamination at the project site. According to these databases and resources, the project site is not located on or directly adjacent to any known hazardous or contaminated site. The two nearest known contaminated sites, as identified by the GeoTracker database, are located approximately 0.2-mile southwest of the site at 8536 Wilshire Boulevard and 8567 Wilshire Boulevard. Both sites are listed as LUST Cleanup Sites for potential waste gasoline contamination. However, according to GeoTracker, the cleanup status of the sites is completed, and the cases have been closed since 1996 for 8536 Wilshire Boulevard and 2010 for 8567 Wilshire Boulevard (SWRCB 2023, DTSC 2023, CalEPA 2023). Therefore, the project site is not located on and is not affected by any site included on a list compiled pursuant to Section 65962.5 of the Government Code. This exception to a CE does not apply to the proposed project.
4.6 Historical Resources
15300.2(f) Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.
The following analysis is based on the Historical Resources Assessment prepared by Rincon dated March 13, 2023, which is included as Appendix E.
A substantial adverse change in the significance of an historical resources means “physical demolition, destruction, relocation, or alternation of the resource or its immediate surroundings such that the significance of an historical resource would be materially impaired” such as by destroying the physical characteristics that convey the resource’s historical significance and account for its inclusion on the local register of historical resources or the California Register of Historical Resources. Under existing conditions, the project site contains a single commercial building constructed in 1947. According to the City of Beverly Hills General Plan Update Technical Background Report from 2010, Beverly Hills, like much of Southern California, expanded significantly in the years after World War II (Beverly Hills 2010). Much of the commercial growth which occurred during this period was focused along the City of Beverly Hills
55 North La Cienega Boulevard Project
38 western and easternmost sections of the city (Appendix E). The project site was a part of the commercial development which occurred along North La Cienega Boulevard and the creation of Restaurant Row, a tourist destination of restaurants. The building is a former restaurant building which was constructed in 1947 for Lawry’s Prime Rib Restaurant. The building was designed by noted local architect Wayne McAllister and constructed by M.J. Brock and Sons Inc. By the 1950s, Lawry’s was part of what had become known as Restaurant Row, a concentration of restaurants which originally extended along La Cienega Boulevard from Wilshire Boulevard to West 3rd Street. Lawry’s occupied the project site until 1993 and made several alterations to the building during their ownership. In 1994, the property was sold to the San Francisco-based restaurant, the Stinking Rose.
Based on historical research, the property has potential significance under Criterion A for its association with Lawry’s, which contributed to the commercial development of Beverly Hills in the post-World War II Era and was a leading and well-known business within Beverly Hills and California.
The property also has potential significance under Criterion C as an example of the work of master architect Wayne McAllister. However, since its initial construction in 1947, the property has been significantly altered and no longer possesses sufficient historical or architectural integrity to convey its potentially significant associations with Lawry’s or McAllister. Physical alterations during Lawry’s occupancy of the property from 1947 to 1994 include expansion of the porte-cochere, replacement of all windows and doors, plastering of brick piers along the east elevation, and construction of several additions including a gift shop on the south elevation, a decorative concrete block wall on the east (primary) elevation, and enclosure of a curved section of wall of the east elevation. The second occupant, the Stinking Rose from 1994 to 2022, removed the concrete block wall, constructed an outdoor patio on the primary elevation, removed all Lawry’s signage, replaced all windows and doors, and removed all original outdoor lighting. Due to these changes, the property no longer expresses the original workmanship of McAllister or possesses the materials and designs of the restaurant associated with Lawry’s during its period of its most noteworthy achievements during the 1940s through the 1960s; therefore, the property is not able to convey potentially significant associations and is recommended ineligible for listing in the National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), and the Beverly Hills Local Register. As such, it does not qualify as a historical resource pursuant to Section 15064.5(a) of the CEQA Guidelines.
To identify previous cultural resources work and previously recorded cultural resources within a 0.25- mile radius of the project site, Rincon conducted a search of the CHRIS at the South Central Coastal Information Center (SCCIC) at California State University Fullerton on February 21, 2023 (Appendix E).
The CHRIS records search and a review of City of Beverly Hills historic resources listings failed to identify any other historical resources which would have potential to be significantly impacted by the proposed project. Based on these findings, the project would not cause a substantial adverse change in the significance of an historical resource and therefore would not have a significant impact.
Therefore, this exception to a CE does not apply to the proposed project.
Summary
Class 32 Categorical Exemption Report 39
5 Summary
Based on this analysis, the proposed 55 North La Cienega Boulevard Project meets all criteria for a Class 32 CE pursuant to Section 15332 of the CEQA Guidelines and is exempt from CEQA pursuant to CEQA Guidelines Article 19.
City of Beverly Hills
55 North La Cienega Boulevard Project
40 6 References
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State Water Resources Control Board (SWRCB). 2023. GeoTracker. https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=332+south+doh eny+drive (accessed February 2023).
United States Department of Finance. 2022. E-5 Populations and Housing Estimates for Cities, Counties, and the State, 2020-2022.
https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and-housingestimates-for-cities-counties-and-the-state-2020-2022/ (accessed January 2023).
United States Energy Information Administration (USEIA). 2019. Table PBA2. Summary table: total and medians of floorspace, number of workers, hours of operation, and age of building by building activity subcategories, 2012.
https://www.eia.gov/consumption/commercial/data/2012/bc/cfm/pba2.php (accessed February 2023)
United States Environmental Protection Agency (USEPA). 1974. Information on levels of environmental noise requisite to protect public health and welfare with an adequate margin of safety. Report No. 550/9-74-004 March 1974.
https://www.rosemonteis.us/documents/usepa-1974 (accessed January 2023. _____. 2022. “Health and Environmental Effects of Particulate Matter (PM) https://www.epa.gov/pm-pollution/health-and-environmental-effects-particulate-matterpm (accessed January 2023).
Appendix A
Project Plans
A1
September 26, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL
COVER SHEET
55 NORTH LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
PROJECT INFORMATION:
RESIDENTIAL PARKING - THE PROJECT SITE IS LOCATED WITHIN 750 FEET OF THE LA CIENEGA / WILSHIRE PURPLE LINE METRO STOP WHICH WOULD QUALIFY FOR 0.5 PARKING SPACES PER UNIT OR 53 PARKING SPACES.
92 COMMERCIAL PARKING SPACES ARE PROVIDED. FOR THIS PERMIT APPLICATION ALL OF THE COMMERCIAL USE SPACE WILL BE PERMITTED AS SHELL ONLY BECAUSE THERE ARE NOTENANTS AT THIS TIME.THE GROUND FLOOR DESIGN WILL INCLUDE THE FOLLOWING USES:
MARKET / RETAIL USES:
x 10,045 SF (MARKET) + 1,450 SF (RETAIL) = 11,495 SF / 350 = 32.84 SPACES DINING AND BAR / RESTAURANT USES:
x 3,000 SF (EATERY) + 920 SF (CAFÉ) + 2,008 SF (RESTAURANT) + 1,991 SF (OPEN AIR DINING ON PRIVATE PROPERTY) = 7,919 SF
x FIRST 3,000 SF OF DINING AND BAR AREA @ 1/350: 3,000/350 = 8.57 SPACESx REMAINING DINING AND BAR AREA @ 1/100 (7,919 SF - 3,000 SF): 4,919/100 = 49.19 SPACES TOTAL DINING AND BAR / RESTAURANT PARKING (8.57 + 49.19): 57.76 SPACES STORAGE / RUBBISH / OTHER NON-EXEMPT AREAS:
x 923 SF (STORAGE @ FIRST FLOOR) + 440 SF (RESIDENTIAL RUBBISH AREA) + 200 (COMMERCIAL RUBBISH AREA) = 1,795 SF
1,563 @ 1/350 = 4.47 SPACES
REQUIRED COMMERCIAL PARKING:
32.84 (MARKET / RETAIL) + 57.76 (DINING AND BAR / RESTAURANT) + 4.47 (STORAGE/ RUBBISH/ OTHER NON-EXEMPT AREAS): 95.06 -> 96 SPACES
TOTAL REQUIRED: 96 COMMERCIAL PARKING SPACES
AB2345 - 50% DENSITY BONUS PROJECT WITH 15% SET ASIDE VERY LOW INCOME UNITS. 3 INCENTIVES PROPOSED:
5 STORY WITH ROOFTOP BATHROOMS USE PROJECT CONSISTING OF 1 STORY GROUND FLOOR COMMERCIAL, 4 STORIES PLUS MEZZANINE RESIDENTIAL LEVELS, AND 3 LEVELS OF SUBTERRANEAN PARKING GARAGE.
SHEET INDEX VICINITY MAP
FLOOR STANDARD NON-REQUIRED ACCESSIBLE EV TOTAL
P3 42 RESIDENTIAL 13 RESIDENTIAL 4 RESIDENTIAL 7 RESIDENTIAL 66 P2 17 COMMERCIAL 38 SURPLUS 3 COMMERCIAL 6 COMMERCIAL 64 P1 54 COMMERCIAL - 3 COMMERCIAL 7 COMMERCIAL 64
L1 2 COMMERCIAL - - - 2
196
TOTAL
SPACES
PROJECT ADDRESS & LEGAL INFO & APN
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF BEVERYLY
HILLS, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
LOTS 317, 318, 319, 320, 321, 322 AND 323 OF TRACT NO. 4988, IN THE CITY OFBEVERLY HILLS, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED BOOK 54, PAGES 98 THROUGH 99, INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THE EASTERLY 20 FEET THEREOF, AS GRANTED TO THE CITY OF BEVERLYHILLS, FOR STREET PURPOSES, BY DEED RECORDED IN BOOK 3976, PAGE 81 OF OFFICIAL RECORDS.
APN 4334-018-058
PROJECT SIZE
FLOOR
COMMERCIAL
AND OTHER
FIRST FLOOR
USES
RESIDENTIAL PARKING MEP
SCE
CUSTOMER
SERVICE
STATION
COMMERCIAL
&RESIDENTIAL
TRASH
BUILDING
STORAGE
P3 -- 31,980 SF 788 SF - --
P2 - - 30,648 SF 788 SF - --
P1 -- 30,704 SF 733 SF - --
1ST LEVEL 18,479 SF 1,453 SF 9,714 SF 777 SF 715 SF 405 SF 1,390 SF 2ND LEVEL - 26,901 SF -- - - -
3RD LEVEL - 26,901 SF -- - - -
4TH LEVEL - 25,531 SF -- - - -
MEZZANINE - 11,008 SF -- - - -
TOTAL 18,479 SF 97,794 SF 103,046
SF
3,086
SF
715 SF 405 SF 1,390 SF
FIRST FLOOR
1- RESTAURANT INDOOR 2,008 SF
2- RESTAURANT OUTDOOR 880 SF
3- CAFE INDOOR 920 SF
4- CAFE OUTDOOR 424 SF
5- EATERY INDOOR 12,045
6- EATERY OUTDOOR 687 SF
7- RETAIL 1 737 SF
8- RETAIL 2 713 SF9- RESIDENTIAL ENTRY 374 SF
10- RESIDENTIAL LOBBY & 1,456 SF
COMMON AREA
11- GARAGE SF 9,714 SF12- BUILDING STORAGE 1,390 SF13- ELECTRICAL ROOM 427 SF14- SCE CUSTOMER SERVICE STATION 766 SF
15- COMMERCIAL TRASH 180 SF16- RESIDENTIAL TRASH 225 SF17- MEZZANINE ABOVE EATERY 1000 SF
SECOND TO MEZANNINE LEVELS
2ND FL- 34 EFFICIENCY+ 1 -1BEDROOM 26,901 SF
3RD FL- 34 EFFICIENCY+ 2 -1BEDROOM 26,901 SF
4TH FL - 1 EFFICIENCY+ 33 -1BEDROOM 25,531 SF
MEZZANINE - 31 LOFT 11,008 SFBUILDING AREA USE CALCULATION 55 N LA CIENEGA BLVDMETRO STATION
A1.0 COVER SHEETA2.0 SITE PLANA3.0 P-3 PARKINGA4.0 P-2 PARKINGA5.0 P-1 PARKINGA6.0 1ST FLOOR PLANA6.1 1ST FLOOR DIM PLANA7.0 2ND FLOOR PLANA8.0 3RD FLOOR PLANA9.0 4TH FLOOR PLANA10.0 MEZZANINE FLOOR PLANA11.0 ROOF PLANA12.0 ELEVATIONA13.0 ELEVATIONSA14.0 SECTION A-AA15.0 SECTIONS B-B & C-CA16.0 SECTION D-DA17.0 OPEN SPACEA18.0 FARA19.0 NOT USEA20.0 NOT USEA21.0 NOT USEA22.0 UNIT PLANSA23.0 UNIT PLANSA24.0 UNIT PLANSA25.0 UNIT PLANSA26.0 UNIT PLANSA27 UNIT PLANSA28.0 IMAGES SURVEY
LEVELS EFFICIENCY 1BEDROOM
2ND FL 1 34
3RD FL 1 35
4TH FL 1 33
TOTAL 3 102
11 AFFORDABLE UNITS FOR VERY LOW-INCOME,
94 MARKET RATE UNITS
TOTAL - 105 UNITS TOTAL UNITS
PROJECT DESCRIPTION
50% DENSITY BONUS MIXED USE PROJECT CONSISTING OF 105 RESIDENTIAL UNITS, GROUND FLOOR COMMERCIAL AND 3 LEVELS OF SUBTERRANEAN PARKING GARAGE.
LOT SIZE 38,500 SF
ZONING C3 MIXED USE OVERLAY ZONE
EXISTING USE RESTAURANT WITH ON 84 ON GRADE PARKING SPACES. THE EXISTING 1 STORY RESTAURANT WILL BE DEMOLISHED.
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
PROPOSED USE 3 LEVELS OF SUBTERRANEAN + COMMERCIAL AT 1ST FLOOR + RESIDENTIAL AT 2ND, 3RD, 4TH FLOOR & MEZZANINE FLOOR
DENSITY 38,500 SF LOT AREA / 550 SF AREA PER UNIT = 70 BASE UNIT 70 BASE UNITS x 50% DENSITY BONUS = 105 UNITS TOTAL
W/ 11 VERY LOW INCOME UNITS
UNIT
BREAKDOWN
71(1BR UNITS) + 31(1BR LOFT UNITS(MEZZANINE COUNTS AS BEDROOM))+ 3 STUDIO ALLOW AN INCREASE IN THE HEIGHT LIMIT FROM 45 FEET TO 75 FEET OUTDOOR LIVING SPACE CALCULATION- iNCENTIVE 3
105 UNITS x 200 SF PER UNIT = 21,000 SF REQUIRED AND 21,000 PROVIDED FIRE
SPRINKLERS
THE BUILDING SHALL BE EQUIPPED WITH AN AUTOMATIC SPRINKLERS SYSTEM IN ACCORDANCE WITH SECTION 903.3.1 OR NFPA13
EMERGENCY RESPONDER RADIO COVERAGE IS REQUIRED. LAFC 510 TWO WAY COMMUNICATION REQUIRED AT ELEVATOR LOBBIES PER LAFC 1008.8.
FIRE ALARM IS REQUIRED. LAFC 902.
SETBACKS REQUIRED PROVIDED
FRONT ( LA CIENEGA - COMMERCIAL) 0 0
REAR (WEST) :
1ST FLOOR) 10' 10'
2ND FLOOR 15' 20'
3RD FLOOR 20' 20'
4TH FLOOR 20' 20'
MEZZANINE FLOOR 20' 20'
SIDE (NORTH- COMMERCIAL) 0 0SIDE (NORTH - RESIDENTIAL) 0 5'SIDE (SOUTH - COMMERCIAL) 0 5'SIDE (SOUTH - RESIDENTIAL) 0 5'
REQUIRED PARKING
PROVIDED PARKING
UNIT MIX
OWNER AND CONSULTANTS
OWNER :
55 DEL NORTE LLC3172 S. BARRINGTON AVE. # 101
LOS ANGELES, CA 90066
ARCHITECT :
REED ARCHITECTURAL GROUP
657 ROSE AVE.
VENICE, CA 90291
PHONE: (310) 393 9128
E-MAIL: [email protected]
SURVEYOR :
JOSEPH C. TRUXAW AND ASSOCIATES, INC
265 S. ANITA DR., SUITE 111
ORANGE, CA. 92868
PHONE: (714) 935 0265
RENDERING - VIEW FROM LA CIENEGA
CONSTRUCTION TYPE
3 LEVELS BASEMENT OF TYPE IA CONSTRUCTION (S OCCUPANCY) , GROUND FLOOR TYPE IA CONSTRUCTION (A GROUP, M GROUP OCCUPANCY) AND 3 LEVELS + MEZZANINE TYPE IIIA CONSTRUCTION ( R2 OCCUPANCY)
66 RESIDENTIAL, 92 COMMERCIAL, 38 SURPLUS (NON-REQUIRED) = DENSITY BONUS INCENTIVE 1- HEIGHT - BHMC SECTION 10-3-1880.C TO PERMIT BALCONIES ABOVE THE 2ND FLOOR TO PROJECT 4 FEET INTO THE REQUIRED 20 FOOT REAR YARD SETBACK
DENSITY BONUS INCENTIVE 3- BALCONY ENCROACHMENT - BHMC SECTION 10-3-1952.B.3 ALLOW AN INCREASE IN THE NUMBER OF STORIES FROM 3 STORIES TO 5 STORIES
WITH ROOFTOP BATHROOMS
DENSITY BONUS INCENTIVE 2- STORIES - BHMC SECTION 10.3-1880.C ENTITLEMENTS REQUESTED: DEVELOPMENT PLAN REVIEW APPLICATION AND DENSITY BONUS APPLICATION LAND USE CONSULTANT :
HAYDEN PLANNING
10008 W NATIONAL BLVD. SUITE 229
LOS ANGELES, CA 90034PHONE: (310) 614-2964
E-MAIL: [email protected]
LEVELS AFFORDABLE
2ND FL 5 UNITS 202,203,214,215,227
3RD FL 5 UNITS 321,235,327,330,333
4TH FL 1 UNIT 425
TOTAL 11
AFFORDABLE UNITS
A1.1
REED
ARCHITECTURAL
GROUP, INC
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
DATE: ISSUE / REVISION:
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT.
PLOT DATE
55 N
LA CIENEGA BLVD.,
BEVERLY HILLS,
CA. 90211
08-25-2022 PLANNING SUBMITTAL
3D RENDERS
LA CIENEGA VIEW - NO STREET TREESLA CIENEGA VIEW - WITH EXISTING STREET TREES
AERIAL VIEW OF REAR SIDE
ELEV.
5'-0"
10'-0"
SETBACK
@ 1ST
FLOOR
350'-0"
82'-6"
PROPERTY LINE
PROPERTY LINE
MEZZANINE LEVEL
1ST FLOOR OUTLINE
2ND, 3RD & 4TH
LEVEL OUTLINE
STAIR # 2 STAIR #1
MEZZANINE LEVEL
OUTLINE
ROOF DECK @
MEZZANINELEVEL
1ST FLOOR
OUTLINE
BALCONY @ 3RD AND
4TH FLOOR
OPEN TO BELOW
MEZZANINE LEVEL
OUTLINE
ELEV.
DECK / PRIVATE BALCONY @
BALCONY @ 3RD AND 2ND FLOOR
4TH FLOOR
ROOF DECK @ MEZZANINE LEVEL COURTYARD @
4TH FLOOR
COURTYARD @
4TH FLOOR
BALCONY @ 2ND 3RD
& 4TH FLOOR ROOF DECK @
2ND LEVEL
4TH LEVEL 4TH LEVEL 4TH LEVEL
BALCONY @ 2ND,
3RD & 4TH
FLOOR
BALCONY @ 3RD -
MEZZANINELEVEL
BALCONY @ 2ND
LEVEL
ROOF DECK @ 2ND
LEVEL
BALCONY @ 3RD -
MEZZANINELEVEL
BALCONY @ 2ND
LEVEL
3RD & 4TH LEVEL
OUTLINE
BALCONY @ 2ND 3RD
& 4TH FLOOR
4TH LEVEL 4TH LEVEL
4TH LEVEL
BALCONY @ 2ND
LEVEL
4TH LEVEL
BALCONY @ 2ND 3RD
& 4TH FLOOR
DATUM 1
DATUM 2
DATUM 1
140.29 (BACK OF SIDEWALK TO BE FIELD
VERIFIED) HIGHEST (E) GRADE ELEVATIONALONG PROPERTY LINE AND SIDEWALK DATUM 2NATURAL 142.2 (EG) HIGHEST (E) GRADEELEVATION @ REAR PROPERTY LINENORTH / WEST CORNER ( E)P.P. ( E)P.P.
13'-6"
4'-0"
13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 13'-6" 159'-1"
15'-3"
82'-6"
6'-0"
6'-812 6'-0" " 6'-514"
8'-9"
6'-0"
10'-2"
21'-1" 31'-1"
4'-1" 7'-3" 10'-5"
11'-4"
6'-5"
6'-5" 22'-3"
6'-514"
17'-2"
36'-1"
25'-9"
10'-8"
5'-8"
24'-10"
15'-7" 11'-4"
133'-1"
7'-3"
6'-0"
340'-0"
17'-2"
22'-2" 6'-5" 6'-7" 22'-3"
6'-5" 6'-5" 11'-4"
16'-4"
17'-10" 10'-2"
99'-8"
20'-10"
79'-0"
35'-3"
57'-3"
52'-10"
115'-5"
4'-0"
7'-3"
10'-0"
5'-0"
159'-1"
20'-0"
SET BACK ON 2ND &
STORIES ABOVE 21'-10"
PROPERTY LINE
PROPERTY LINE
(N) 8" MASONRY WALL 6'
HIGH ALONG REAR
PROPERTY LINE
3'-0" 14'-0" 3'-0" 3'-0" 23'-0" 3'-0"
11'-0"
NEW DRIVEWAY
CLOSE PORTION OF
(E) DRIVEWAY
DRIVEWAY
CLOSE PORTION OF
(E) DRIVEWAY
1ST LEVEL
STREET
LIGHT
CLOSE PORTION
OF (E)
DRIVEWAY
PARKING
METER
PARKING
METER
STREET
LIGHT
STREET
LIGHT
VENT PARKING
METER
5'x6'
SCE
VAULT
PARKING
METER
VENT PARKING
METER
3'x4.2'
WATER
VAULT
PB
CONTROL
BOX RELOCATE WATER
METER
PARKING
METER
WATER
METER
SDMH
RELOCATE
STREET
LIGHT
RELOCATE
UTILITY
GV
FH
SM
GV
LOW IMPACT DEVELOPMENT(LID)
PURSUANT TO BHMC SECTION 9-4-.508, THE CITY'S LOW IMPACT DEVELOPMENT (LID) REQUIREMENTS ARE APPLICABLE TO NEW DEVELOPMENT PROJECTS.
THE UNEXCAVATED 10 FOOT REAR YARD WILL INCLUDE BEST MANAGEMENT PRACTICES (BMPS) THAT PROMOTE NATURAL INFILTRATION, EVAPOTRANSPIRATION AND BENEFICIAL USE OF STORMWATER RUNOFF.
A2
N
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL SITE PLAN SCALE: 3 32":1' IF PRINTED 24"x36"
SITE PLAN
ELEV.
26'-0"
26'-0"
30'-0"
8'-0"
10'-0"
2'-4"
9'-0" 9'-0" 9'-0"
1'-0" 1'-0"
9'-0" 9'-0"
10" 1'-0"
9'-0" 9'-0"
19'-0" 26'-0" 26'-0"
1'-0" 9'-0" 9'-0" 9'-0" 1'-0" 1'-0" 9'-0" 9'-0" 9'-0"
1'-0" 1'-0"
9'-0" 9'-0" 9'-0" 1'-0"
1'-0"
9'-0" 9'-0"
1'-47 1'-0" 8" 1'-0"
1'-0"
9'-0" 9'-0"
1'-0" 1'-0" 9'-0" 9'-0" 9'-0" 1'-0" 1'-0" 9'-0" 9'-0" 9'-0" 1'-0" 1'-0" 9'-0" 9'-0" 1112" 19'-0"
TYP.
1'-0"
9'-0" 9'-0" 9'-0"
1'-0"
TYP.
9'-0" 9'-0" 9'-0"
1'-0"
9'-0" 9'-0" 9'-0"
1'-0"
19'-0"
TYP. 9'-0" 9'-0" 1'-0"
1'-0"
9'-0" 9'-0"
1'-0" 1'-0"
9'-0" 9'-0" 9'-0"
2'-4"
26'-0" 1'-6" 26'-0" 1'-6" 1'-6"
15'-8"
26'-0" 1'-6"
24'-0" 5'-0" 4'-0"
1'-0"
9'-0" 9'-0" 9'-0"
1'-0"
9'-0" 9'-0" 8'-1158"
1'-0" 1'-0"
2'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 26'-0"
1'-0"
9'-0"
28'-4"
32'-938"
38'-0"
9'-0"
ELEV.
ELEV.
9'-0" 9'-0" 9'-0" 9'-0"
19'-0"
TYP.
19'-0"
TYP.
LA CIENEGA BLVD
UNEXCAVATED YARD
UNEXCAVATED SPACE
RAMP UP. TO P2
1 16171819
43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 575859
60 52 51 50 49 48 47
61 62 63
STAIR #2 STAIR #1
64 65 66
RAMP DN. TO P3
ELEV.ELEV.
ELEV.
9 53
11 12
COMMERCIAL
ELEV.
COMMERCIAL
ELEV.
1 23 4 5 6 7 8
21 20
141513
46 45 44
545556
10 18'-4"
19'-0" 19'-0" 26'-0"
1'-0" 9'-0" 9'-0"
RESIDENTIAL PARKINGRESIDENTIAL PARKING
RESIDENTIAL PARKING
RESIDENTIAL PARKING
9'-0"
MECH.
ROOM
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
5'-0"
10'-0"
MECH.
ROOM
8'-4" 6'-11"
344'-8"
2'-0"
31'-4" 19'-4" 30'-334" 18'-9" 27'-11" 30'-4" 30'-4" 30'-4" 30'-4" 34'-114" 12'-11" 99'-8"
17'-3" 29'-3" 21'-2" 32'-0"
18'-9" 27'-9" 21'-2" 32'-0"
35'-11" 26'-412" 30'-4" 30'-4" 21'-4" 30'-834" 30'-4" 30'-4" 30'-4" 8'-4" 6'-934" 12'-2" 30'-4" 21'-0" 344'-8"
27'-11" 18'-9"
30'-0"
28'-6"
FOW
A
FOW
0 FOW
PB
FOW
PD
FOW
PG
FOW
PL
FOW
PN
FOW
PP
FOW
PR
FOW
PT
FOW
PV
FOW
PX
FOW
PY
FOW
PAA
FOW
PJ
FOW
PE
FOW
PF
FOW
PH
FOW
PK
FOW
PM
FOW
PQ
FOW
PS
FOW
PU
FOW
GG
FOW
HH
FOW
PW
FOW
PZ
FOW
U
FOW
T
FOW
D
FOW
E
FOW
PC
FOW
F
FOW
0 FOW
2.1 FOW
3.5 FOW
9 FOW
5.6 FOW
2.1 FOW
3.5 FOW
5.5 FOW
9 FOW
1.8 FOW 3.4
FOW 1.8
FOW 3.4
FOW
A
FOW
PBB
FOW
PBB
6'-0" 1'-0" 6'-0"
N A13
A12
E
A13
W
A13 S
D-D
A16
A-A
A14
D-D
A16
A-A
A14
B-B
A15
C-C
A15
C-C
A15
B-B
A15
ONE WAYONE WAY
A3
N
September 26, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL P3- PARKING SCALE: 3 32":1' IF PRINTED 24"x36"
P3 - PARKING
ELEV.
26'-0"
26'-0"
8'-0" 8'-0"
10'-0"
2'-4"
9'-0" 9'-0" 9'-0"
1'-0" 1'-0"
9'-0" 9'-0"
10" 1'-0"
9'-0" 9'-0"
19'-0" 26'-0" 26'-0"
1'-0" 9'-0" 9'-0" 9'-0" 1'-0" 1'-0" 9'-0" 9'-0" 9'-0"
1'-0" 1'-0"
9'-0" 9'-0" 9'-0" 1'-0"
1'-0"
9'-0" 9'-0"
1'-0" 1'-0"
1'-0"
9'-0" 9'-0"
1'-0" 1'-0" 9'-0" 9'-0" 9'-0" 1'-0" 1'-0" 9'-0" 9'-0" 9'-0" 1'-0" 1'-0" 9'-0" 9'-0" 1'-0" 19'-0"
TYP.
1'-0"
9'-0" 9'-0" 9'-0"
1'-0"
TYP.
9'-0" 9'-0" 9'-0"
1'-0"
9'-0" 9'-0" 9'-0"
1'-0"
19'-0"
TYP. 9'-0" 9'-0" 1'-0"
1'-0"
9'-0" 9'-0"
1'-0" 1'-0"
9'-0" 9'-0" 9'-0"
2'-4"
26'-0" 1'-6" 26'-0" 1'-6" 1'-6"
15'-8"
26'-0" 1'-6"
24'-0" 5'-0" 4'-0"
1'-0"
9'-0" 9'-0" 9'-0"
1'-0"
9'-0" 9'-0" 9'-0"
1'-0" 1'-0"
2'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 26'-0"
1'-0"
27'-4"
28'-4"
32'-9"
38'-0"
9'-0"
ELEV.
9'-0" 9'-0" 9'-0"
19'-0"
TYP.
19'-0"
TYP.
RAMP UP TO P2
1 3 4 6 7 8 9 10 11
131415161718
41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 535455565758
48 47 46 45 44 43
62 63 64
STAIR #2 STAIR #1
60 61
RAMP DN. TO P3
ELEV.ELEV.
2 5
51 UNEXCAVATED YARD
UNEXCAVATED SPACE
COMMERCIAL
ELEV.
COMMERCIAL
ELEV.
49 42
50 12
52 59
COMMERCIAL PARKINGCOMMERCIAL PARKING
RESIDENTIAL
ACCESS GATE
4'-11"
LEVEL P3
9'-0"
MECH.
ROOM
MECH.
ROOM
5'-0"
10'-0"
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
LA CIENEGA BLVD
6'-0"
1'-0"
8'-4" 6'-11"
344'-8"
2'-0"
31'-4" 19'-4" 30'-334" 18'-9" 27'-11" 30'-4" 30'-4" 30'-4" 30'-4" 34'-114" 12'-11" 99'-8"
17'-3" 29'-3" 21'-2" 32'-0"
18'-9" 27'-9" 21'-2" 32'-0"
35'-11" 26'-412" 30'-4" 30'-4" 21'-4" 30'-834" 30'-4" 30'-4" 30'-4" 8'-4" 6'-934" 12'-2" 30'-4" 21'-0" 344'-8"
27'-11" 18'-9"
30'-0"
28'-6"
FOW
A
FOW
0 FOW
PB
FOW
PD
FOW
PG
FOW
PL
FOW
PN
FOW
PP
FOW
PR
FOW
PT
FOW
PV
FOW
PX
FOW
PY
FOW
PAA
FOW
PJ
FOW
PE
FOW
PF
FOW
PH
FOW
PK
FOW
PM
FOW
PQ
FOW
PS
FOW
PU
FOW
GG
FOW
HH
FOW
PW
FOW
PZ
FOW
U
FOW
T
FOW
D
FOW
E
FOW
PC
FOW
F
FOW
0 FOW
2.1 FOW
3.5 FOW
9 FOW
5.6 FOW
2.1 FOW
3.5 FOW
5.5 FOW
9 FOW
1.8 FOW 3.4
FOW 1.8
FOW 3.4
FOW
A
FOW
PBB
FOW
PBB
BOLLARDS
N A13
A12
E
A13
W
A13 S
RESIDENTIAL PARKING
ACCESS TO
D-D
A16
A-A
A14
D-D
A16
A-A
A14
B-B
A15
C-C
A15
C-C
A15
B-B
A15
ONE WAYONE WAY
A4
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL P2- PARKING SCALE: 3 32":1' IF PRINTED 24"x36"
P2 - PARKING
N
ELEV.
RAMP UP. TO L1
1 23 45 6 7 89
121314151617
51 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 525354555657
49 48 47 46 45 44 43
59 60
STAIR #2 STAIR #1
62 63
10 RAMP DN. TO P2
ELEV.
ELEV.
COMMERCIAL
ELEV.
UNEXCAVATED YARD
UNEXCAVATED SPACE
COMMERCIAL
ELEV.
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
11 18
42 50
58 61
64 26'-0"
26'-0"
8'-0" 8'-0"
10'-0"
2'-4"
9'-0" 9'-0" 9'-0"
1'-0" 1'-0"
9'-0" 9'-0"
10" 1'-0"
9'-0" 9'-0"
19'-0" 26'-0" 26'-0"
1'-0" 9'-0" 9'-0" 9'-0" 1'-0" 1'-0" 9'-0" 9'-0" 9'-0"
1'-0" 1'-0"
9'-0" 9'-0" 9'-0" 1'-0"
1'-0"
9'-0" 9'-0"
1'-0" 1'-0" 1'-5"
1'-0"
9'-0" 9'-0"
1'-0" 1'-0" 9'-0" 9'-0" 9'-0" 1'-0" 1'-0" 9'-0" 9'-0" 9'-0" 1'-0" 1'-0" 9'-0" 8'-0" 9'-0" 1'-0" 8'-0" 19'-0"
TYP.
1'-0"
9'-0" 9'-0" 9'-0"
1'-0"
TYP.
9'-0" 9'-0" 9'-0"
1'-0"
9'-0" 9'-0" 9'-0"
1'-0"
19'-0"
TYP. 9'-0" 9'-0" 1'-0"
1'-0"
9'-0" 9'-0"
1'-0" 1'-0"
9'-0" 9'-0" 9'-0"
2'-4"
26'-0" 1'-6" 26'-0" 1'-6" 1'-6"
15'-8"
26'-0"
1'-6"
24'-0"
5'-0" 4'-0"
1'-0"
9'-0" 9'-0" 9'-0"
1'-0"
9'-0" 9'-0" 9'-0"
1'-0" 1'-0"
2'-0" 9'-0" 9'-0" 9'-0" 9'-0" 9'-0" 26'-0"
1'-0"
27'-4"
28'-4"
20'-0"
38'-0"
9'-0"
9'-0"
26'-0"
ELEV.
9'-0" 9'-0" 9'-0" 9'-0"
19'-0"
TYP.
19'-0"
TYP.
LA CIENEGA BLVD
12'-9" 14'-0" 6'-0"
PARKING
ATTENDANT
BOOTH
CURB
ENTER
GATE
EXIT
GATE
PARKING ACCESS
CONTROL
COMMERCIAL COMMERCIAL
COMMERCIAL PARKINGCOMMERCIAL PARKING
COMMERCIAL PARKING
8'-0"
COMMERCIAL PARKING
9'-0"
19'-0"
MECH.
ROOM
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
5'-0"
10'-0"
MECH.
ROOM
1'-0"
6'-0"
8'-4" 6'-11"
344'-8"
2'-0"
31'-4" 19'-4" 30'-334" 18'-9" 27'-11" 30'-4" 30'-4" 30'-4" 30'-4" 34'-114" 12'-11" 99'-8"
17'-3" 29'-3" 21'-2" 32'-0"
18'-9" 27'-9" 21'-2" 32'-0"
35'-11" 26'-412" 30'-4" 30'-4" 21'-4" 30'-834" 30'-4" 30'-4" 30'-4" 8'-4" 6'-934" 12'-2" 30'-4" 21'-0" 344'-8"
27'-11" 18'-9"
30'-0"
28'-6"
FOW
A
FOW
0 FOW
PB
FOW
PD
FOW
PG
FOW
PL
FOW
PN
FOW
PP
FOW
PR
FOW
PT
FOW
PV
FOW
PX
FOW
PY
FOW
PAA
FOW
PJ
FOW
PE
FOW
PF
FOW
PH
FOW
PK
FOW
PM
FOW
PQ
FOW
PS
FOW
PU
FOW
GG
FOW
HH
FOW
PW
FOW
PZ
FOW
U
FOW
T
FOW
D
FOW
E
FOW
PC
FOW
F
FOW
0 FOW
2.1 FOW
3.5 FOW
9 FOW
5.6 FOW
2.1 FOW
3.5 FOW
5.5 FOW
9 FOW
1.8 FOW 3.4
FOW 1.8
FOW 3.4
FOW
A
FOW
PBB
FOW
PBB
BOLLARDS
N A13
A12
E
A13
W
A13 S
LAUNDRY ROOM
Ø5'-0"
24'-0"
23 LONG TERM BIKE
4'-0"
2'-0"
TYP.
PROPERTY LINE
D-D
A16
A-A
A14
D-D
A16
A-A
A14
B-B
A15
C-C
A15
C-C
A15
B-B
A15
ONE WAY
ONE WAY
A5
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL P1- PARKING SCALE: 3 32":1' IF PRINTED 24"x36"
P1 - PARKING
N
RMV
EXTG EXTG
RMV
EXTG
RMV
EXTG
RMV
EXTG
RMV
ELEV.
5'-0"
10'-0"
SETBACK
ELEV.
DN
UP
40' RADIUS
EATERY
ENTRY
10' REAR YARD
RAMP DOWN
ELECTRICAL
SCE
CUSTOMER
SERVICE
STATION RETAIL
737 SF
2,008 SF
RESIDENTIALLOBBY & COMMON AREA
RECEIVING
RESIDENTIAL
TRASH/RECYCLE
COMMERCIALLOADING SPACE 1
COMMERCIALLOADING SPACE 2
RESIDENTIALENTRY
13'x35'
13'x35'
40' RADIUS 1,456 SF
923SF
CAFE920 SF
OUTDOOR EATERY SEATING
EATERY12,045 SF
ROOM
SEATINGOUTDOOR
EMERGENCY EGRESS ONLY
EXIT CORRIDOR
EMERGENCY EGRESS ONLY
9' x 19' PARKING
9' x 19' PARKING
AUTO DROP OFF
40' RADIUS
BUILDING MAINTENANCE
STORAGE
COMMERCIAL
TRASH
200 SF
RESTAURANT
RETAIL
713 SF
74 SF
COMMERCIAL
LOADING BACKUP AREA
715 SF
544 SF
9,714 SF
ENTRY
RESTAURANT
880 SF
TOTAL = 2,888 SF TOTAL = 1,344 SF
424 SF
687 SF
TOTAL = 13,732 SF.
374 SF
OPEN TO SKY
TOTAL = 1,830
15 MIN. PARKING15 MIN. PARKING
GARAGE SF
440 SF
MEZZANINE ABOVE
1,000 SF
UP
UNEXCAVATED YARD
UNEXCAVATED SPACE
DN
UP
STAIR #1
STAIR #2
COMMERCIAL
ELEV.
COMMERCIAL
ELEV.
ELECTROOM
233 SF 24'-0"
25'-6"
22'-6" 9'-0" 9'-0" 1'-0"
23'-2"
53'-7 83 128"
38'-5"
14'-0"
5'-312"
(E) SIDEWALK
(N) 8" MASONRY 6' HIGH WALL AT
PROPERTY LINE
(E) SIDEWALK (E) SIDEWALK
(N) DRIVEWAY
14'-0" (N) DRIVEWAY 23'-0"
PROPERTY LINE
PROPERTY LINE
LA CIENEGA BLVD
PROPERTY LINE
PROPERTY LINE
10'-0"
8'-4" 6'-11"
344'-8"
2'-0"
31'-4" 19'-4" 30'-334" 18'-9" 27'-11" 30'-4" 30'-4" 30'-4" 30'-4" 34'-114" 12'-11" 99'-8"
17'-3" 29'-3" 21'-2" 32'-0"
18'-9" 27'-9" 21'-2" 32'-0"
35'-11" 26'-412" 30'-4" 30'-4" 21'-4" 30'-834" 30'-4" 30'-4" 30'-4" 8'-4" 6'-934" 12'-2" 30'-4" 21'-0" 344'-8"
27'-11" 18'-9"
30'-0"
28'-6"
FOW
A
FOW
0 FOW
GB
FOW
GD
FOW
GG
FOW
PL
FOW
GN
FOW
GP
FOW
GR
FOW
GT
FOW
GV
FOW
GX
FOW
GY
FOW
GAA
FOW
GJ
FOW
GE
FOW
GF
FOW
GH
FOW
GK
FOW
GM
FOW
GQ
FOW
GS
FOW
GU
FOW
GG
FOW
HH
FOW
PW
FOW
PZ
FOW
U
FOW
T
FOW
D
FOW
E
FOW
GC
FOW
F
FOW
0 FOW
2.1 FOW
3.5 FOW
9 FOW
5.6 FOW
2.1 FOW
3.5 FOW
5.5 FOW
9 FOW
1.8 FOW 3.4
FOW 1.8
FOW 3.4
FOW
A
FOW
GBB
FOW
PBB
N A13
A12
E
A13
W
A13 S
GROUP A
GROUP M MARKET W/
3000 SF. GROUP A RESTURANT
GROUP A
GROUP M GROUP M
PLANTER
D-D
A16
A-A
A14
D-D
A16
A-A
A14
B-B
A15
C-C
A15
C-C
A15
B-B
A15
23'-0"
3'-0" 3'-0" 14'-0" 3'-0" 23'-0" 3'-0"
STREET
LIGHT
PARKING
METER
PARKING
METER
STREET
LIGHT
STREET
LIGHT
VENT PARKING
METER
5'x6'
SCE
VAULT
PARKING
METER
VENT PARKING
METER
3'x4.2'
WATER
VAULT
CONTROL
BOX RELOCATE WATER
METER
PARKING
METER
WATER
METER
SDMH
RELOCATE
STREET LIGHT
RELOCATE UTILITY
GV
FH
SM
GV
4'-0"
WALKWAY
EATERYRETAILRESTAURANTUTILITIES / TRASHRESIDENTIAL
BUILDING STORAGE
A6
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL 1ST FLOOR PLAN SCALE: 3 32":1' IF PRINTED 24"x36"
1ST FLOOR PLAN
N
ELEV.
5'-0"
10'-0"
SETBACK
ELEV.
ELEV.
DN
UP
10' REAR YARD
BUILDING MAINTENANCE
STORAGE
COMMERCIAL
TRASH
200 SF
RESTAURANT
RESTAURANT
UP
UNEXCAVATED YARD
UNEXCAVATED SPACE
DN
UP
STAIR #1
STAIR #2
COMMERCIAL
ELEV.
COMMERCIAL
ELEV.
53'-758"
14'-0" 28'-1118"
5'-312"
(E) SIDEWALK (E) SIDEWALK (E) SIDEWALK
(N) DW
(N) DW
LA CIENEGA BLVD
( E)P.P. ( E)P.P.
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
5'-0"
10'-0"
12'-2"
17'-2"
33'-8"
15'-1"
16'-1014"
16'-7 916"
27'-8" 17'-10"
18'-112" 18'-1112"
30'-6
12 " 21'-7"
50'-10" 1'-3"
15'-012"
24'-212"
15'-4"
24'-2
12 "
31'-1"
5'-11"
24'-2
12 "
5'-11"
31'-8"
22'-3"
5'-912" 8'-8" 8'-6"
24'-8" 3'-11" 2'-1112"
27'-2"
16'-012"
48'-9"
27'-8
12 "
34'-10
1 16
"
39'-0"
17'-515
16 "
8'-4" 6'-11"
344'-8"
2'-0"
31'-4" 19'-4" 30'-334" 18'-9" 27'-11" 30'-4" 30'-4" 30'-4" 30'-4" 34'-114" 12'-11" 99'-8"
17'-3" 29'-3" 21'-2" 32'-0"
18'-9" 27'-9" 21'-2" 32'-0"
35'-11" 26'-412" 30'-4" 30'-4" 21'-4" 30'-834" 30'-4" 30'-4" 30'-4" 8'-4" 6'-934" 12'-2" 30'-4" 21'-0" 344'-8"
27'-11" 18'-9"
30'-0"
28'-6"
FOW
A
FOW
0 FOW
GB
FOW
GD
FOW
GG
FOW
PL
FOW
GN
FOW
GP
FOW
GR
FOW
GT
FOW
GV
FOW
GX
FOW
GY
FOW
GAA
FOW
GJ
FOW
GE
FOW
GF
FOW
GH
FOW
GK
FOW
GM
FOW
GQ
FOW
GS
FOW
GU
FOW
GG
FOW
HH
FOW
PW
FOW
PZ
FOW
U
FOW
T
FOW
D
FOW
E
FOW
GC
FOW
F
FOW
0 FOW
2.1 FOW
3.5 FOW
9 FOW
5.6 FOW
2.1 FOW
3.5 FOW
5.5 FOW
9 FOW
1.8 FOW 3.4
FOW 1.8
FOW 3.4
FOW
A
FOW
GBB
FOW
PBB
21'-738"
8'-0"
29'-2"
7"
(N) 6' HIGH MASONRY WALL AT
PROPERTY LINE
(N) 8" MASONRY WALL 6'
HIGH ALONG REAR
PROPERTY LINE
STREET
LIGHT
PARKING
METER
PARKING
METER
STREET
LIGHT
STREET
LIGHT
VENT PARKING
METER
5'x6'
SCE
VAULT
PARKING
METER
VENT PARKING
METER
3'x4.2'
WATER
VAULT
CONTROL
BOX RELOCATE WATER
METER
PARKING
METER
WATER
METER
SDMH
RELOCATE
STREET LIGHT
RELOCATE UTILITY
GV
FH
SM
GV
A6.1
N
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL 1ST FLOOR PLAN SCALE: 3 32":1' IF PRINTED 24"x36"
1ST FLOOR DIM
PLAN
ELEV.
ELEV.
SMOKE GUARD
DN UP DN UP
TRASH
ROOM
SHAFT
SHAFT
FOS
AA
FOS
B CB D F
G
H J L N P R U Y AA CC EE GG HH KK LL MM
I K M O Q S W X Z BB DD FF JJ KK LL MM
E
T V
1245987
10 6
3 3
1245987
10 6
FOS
FOS
FOS
FOS
FOS
COS
FOS
FOS
FOS
COS
COS
COS
COS
FOS
FOS
COS
FOS
FOS
COS
COS
FOS
FOS
COS
FOS
FOS FOS 5'-0" 340'-0" 4'-8" 4"
GBB
FOW
GBB
17'-1014" 18'-034" 3'-612" 4'-912" 18'-034" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 28'-134" 28'-134" 17'-712" 17'-1014" 17'-712" 18'-034" 18'-034" 17'-1014" 17'-712" 8'-4" 8'-4"
10'-0" 10'-0" 82'-6" 7'-6"
10'-0" 40'-0" 6'-0" 36'-6"
26'-2"
6'-0"
1'-2" 4"
18'-6"
10'-0" 10'-0" 40'-0" 6'-0" 36'-6" 7'-2"
4"
26'-2"
5'-0" 340'-0" 4'-8"
4"
5'-0" 17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 12'-11" 6'-11" 2'-0"
17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 4'-8"
REC ROOM
ROOF DECK @ 2ND
FLOOR STAIR #1 STAIR #2
N A13
A12
E
A13
W
A13 S
OCCUPANCY LIMITED
TO 49 PERSON
10'-0"
REAR SETBACK
D-D
A16
A-A
A14
D-D
A16
A-A
A14
B-B
A15
C-C
A15
C-C
A15
B-B
A15
AFFORDABLE
UNIT
AFFORDABLE
UNIT
AFFORDABLE
UNIT
AFFORDABLE
UNIT AFFORDABLE UNIT
A7
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL 2ND FLOOR PLAN
N 2ND FLOOR PLAN SCALE: 3 32":1' IF PRINTED 24"x36"
LEVELS AFFORDABLE
2ND FL 5 UNITS 202,203,214,215,227
3RD FL 5 UNITS 321,235,327,330,333
4TH FL 1 UNIT 425
TOTAL 11
AFFORDABLE UNITS
ELEV.
ELEV.
SMOKE GUARD
DN UP DN UP
TRASH
ROOM
SHAFT
Ø5'-0" SHAFT
LA CIENEGA BLVD
FOS
AA
FOS
B CB D F
G
H J L N P R U Y AA CC EE GG HH KK LL MM
I K M O Q S W X Z BB DD FF JJ KK LL MM
E
T V
1245987
10 6
3 3
1245987
10 6
FOS
FOS
FOS
FOS
FOS
COS
FOS
FOS
FOS
COS
COS
COS
COS
FOS
FOS
COS
FOS
FOS
COS
COS
FOS
FOS
COS
FOS
FOS FOS 5'-0" 340'-0" 4'-8" 4"
GBB
FOW
GBB
17'-1014" 18'-034" 3'-612" 4'-912" 18'-034" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 28'-134" 28'-134" 17'-712" 17'-1014" 17'-712" 18'-034" 18'-034" 17'-1014" 17'-712" 8'-4" 8'-4"
10'-0" 10'-0" 82'-6" 7'-6"
10'-0" 40'-0" 6'-0" 36'-6"
26'-2"
6'-0"
1'-2" 4"
18'-6"
10'-0" 10'-0" 40'-0" 6'-0" 36'-6" 7'-2"
4"
26'-2"
5'-0" 340'-0" 4'-8"
4"
5'-0" 17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 12'-11" 6'-11" 2'-0"
17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 4'-8" STAIR #2 STAIR #1
N A13
A12
E
A13
W
A13 S
4'-0"
4'-0"
AFFORDABLE UNIT
AFFORDABLE UNIT AFFORDABLE UNIT AFFORDABLE UNIT AFFORDABLE UNIT 20'-0"
REAR SETBACK
D-D
A16
A-A
A14
D-D
A16
A-A
A14
B-B
A15
C-C
A15
C-C
A15
B-B
A15
A8
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL 3RD FLOOR PLAN SCALE: 3 32":1' IF PRINTED 24"x36"
3RD FLOOR PLAN
N
LEVELS AFFORDABLE
2ND FL 5 UNITS 202,203,214,215,227
3RD FL 5 UNITS 321,235,327,330,333
4TH FL 1 UNIT 425
TOTAL 11
AFFORDABLE UNITS
ELEV.
ELEV.
SMOKE GUARD
DN UP DN UP
TRASH
ROOM
SHAFT
Ø5'-0" SHAFT
LA CIENEGA BLVD
FOS
AA
FOS
B CB D F
G
H J L N P R U Y AA CC EE GG HH KK LL MM
I K M O Q S W X Z BB DD FF JJ KK LL MM
E
T V
1245987
10 6
3 3
1245987
10 6
FOS
FOS
FOS
FOS
FOS
COS
FOS
FOS
FOS
COS
COS
COS
COS
FOS
FOS
COS
FOS
FOS
COS
COS
FOS
FOS
COS
FOS
FOS FOS 5'-0" 340'-0" 4'-8" 4"
GBB
FOW
GBB
17'-1014" 18'-034" 3'-612" 4'-912" 18'-034" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 28'-134" 28'-134" 17'-712" 17'-1014" 17'-712" 18'-034" 18'-034" 17'-1014" 17'-712" 8'-4" 8'-4"
10'-0" 10'-0" 82'-6" 7'-6"
10'-0" 40'-0" 6'-0" 36'-6"
26'-2"
6'-0"
1'-2" 4"
18'-6"
10'-0" 10'-0" 40'-0" 6'-0" 36'-6" 7'-2"
4"
26'-2"
5'-0" 340'-0" 4'-8"
4"
5'-0" 17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 12'-11" 6'-11" 2'-0"
17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 4'-8" COURTYARD @ 4TH
FLOOR
COURTYARD @ 4TH
FLOOR
STAIR #2 STAIR #1
N A13
A12
E
A13
W
A13 S
4'-0"
4'-0"
20'-0"
REAR SETBACK
D-D
A16
A-A
A14
D-D
A16
A-A
A14
B-B
A15
C-C
A15
C-C
A15
B-B
A15
AFFORDABLE UNIT
A9
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL 4TH FLOOR PLAN SCALE: 3 32":1' IF PRINTED 24"x36"
4TH FLOOR PLAN
N
LEVELS AFFORDABLE
2ND FL 5 UNITS 202,203,214,215,227
3RD FL 5 UNITS 321,235,327,330,333
4TH FL 1 UNIT 425
TOTAL 11
AFFORDABLE UNITS
ELEV.
ELEV.
SMOKE GUARD
STAIR #2 STAIR #1
DN UP DN UP
TRASH
ROOM
SHAFT
Ø5'-0" SHAFT
LA CIENEGA BLVD
FOS
AA
FOS
B CB D F
G
H J L N P R U Y AA CC EE GG HH KK LL MM
I K M O Q S W X Z BB DD FF JJ KK LL MM
E
T V
1245987
10 6
3 3
1245987
10 6
FOS
FOS
FOS
FOS
FOS
COS
FOS
FOS
FOS
COS
COS
COS
COS
FOS
FOS
COS
FOS
FOS
COS
COS
FOS
FOS
COS
FOS
FOS FOS 5'-0" 340'-0" 4'-8" 4"
GBB
FOW
GBB
17'-1014" 18'-034" 3'-612" 4'-912" 18'-034" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 28'-134" 28'-134" 17'-712" 17'-1014" 17'-712" 18'-034" 18'-034" 17'-1014" 17'-712" 8'-4" 8'-4"
10'-0" 10'-0" 82'-6" 7'-6"
10'-0" 40'-0" 6'-0" 36'-6"
26'-2"
6'-0"
1'-2" 4"
18'-6"
10'-0" 10'-0" 40'-0" 6'-0" 36'-6" 7'-2"
4"
26'-2"
5'-0" 340'-0" 4'-8"
4"
5'-0" 17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 12'-11" 6'-11" 2'-0"
17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 4'-8" ROOF DECK @
MEZZANINE LEVEL
ROOF DECK @
MEZZANINE LEVEL
ROOF DECK @
MEZZANINE LEVEL
N A13
A12
E
A13
W
A13 S
20'-0"
REAR SETBACK
D-D
A16
A-A
A14
D-D
A16
A-A
A14
B-B
A15
C-C
A15
C-C
A15
B-B
A15
A10
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL MEZZANINE FLOOR PLAN SCALE: 3 32":1' IF PRINTED 24"x36"
MEZZANINE
FLOOR PLAN
N
5'-0"
20'-0"
SETBACK
340'-0"
LA CIENEGA BLVD
STAIR #2
2'-8"
POOL
ADA RAMP
SPA
LOUNGE AREA
OUTDOOR LIVING OUTDOOR LIVING
OUTDOOR LIVING AREA
PATIO
RESTROOMRESTROOM
ELEV.ELEV.
11'-7
12 "
15'-412"
15'-538"
13'-0"
TRELLIS
10'-5"
TRELLIS TRELLIS
STEPS UP
CONDESNIING UNITS FOR THE RESDIENTIAL UNITS CONDESNIING UNITS FOR THE RESDIENTIAL UNITS N A13
A12
E
A13
W
A13 S
FOS
AA
FOS
B CB D F
G
H J L N P R U Y AA CC EE GG HH KK LL MM
I K M O Q S W X Z BB DD FF JJ KK LL MM
E
T V
1245987
10 6
3 3
1245987
10 6
FOS
FOS
FOS
FOS
FOS
COS
FOS
FOS
FOS
COS
COS
COS
COS
FOS
FOS
COS
FOS
FOS
COS
COS
FOS
FOS
COS
FOS
FOS FOS 5'-0" 340'-0" 4'-8" 4"
GBB
FOW
GBB
17'-1014" 18'-034" 3'-612" 4'-912" 18'-034" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 28'-134" 28'-134" 17'-712" 17'-1014" 17'-712" 18'-034" 18'-034" 17'-1014" 17'-712" 8'-4" 8'-4"
10'-0" 10'-0" 82'-6" 7'-6"
10'-0" 40'-0" 6'-0" 36'-6"
26'-2"
6'-0"
1'-2" 4"
18'-6"
10'-0" 10'-0" 40'-0" 6'-0" 36'-6" 7'-2"
4"
26'-2"
5'-0" 340'-0" 4'-8"
4"
5'-0" 17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 12'-11" 6'-11" 2'-0"
17'-1014" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-1014" 17'-712" 4'-8" 10'-5"
13'-7"
8'-8"
10'-0"
NOTE:
ROOF PEDESTAL DECK SYSTEM @ 197.31 FF
13'-7"
201.29 FF
197.31 FF
8'-8"
10'-8"
197.31 FF
197.31 FF
RESTROOM
RESTROOM
OUTDOOR LIVING AREA
BBQ BBQ BBQ
CABANAS CABANAS CABANAS CABANAS
OPEN TO BELOW
OPEN TO BELOW
TRELLIS COVERED W/ SOLAR PANELS
10'-5"
16'-3"
D-D
A16
A-A
A14
D-D
A16
A-A
A14
B-B
A15
C-C
A15
C-C
A15
B-B
A15
OUTDOOR LIVING AREATRELLIS
OUTDOOR LIVING AREATRELLIS
OUTDOOR LIVING AREA
OUTDOOR LIVING AREA
ADA RAMP
OUTDOOR LIVING AREA
OUTDOOR LIVING AREA OUTDOOR LIVING AREA OUTDOOR LIVING AREA
PARAPET
E-E
A16
F-F
A16
STAIR #2
156 SQ.FT
1,379 SQ.FT
TOTAL ROOF AREA : 23,213.30 SQ.FT 80 SQ.FT 178 SQ.FT 359 SQ.FT 688 SQ.FT688 SQ.FT
A11
September 26, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL ROOF PLAN SCALE: 3 32":1' IF PRINTED 24"x36"
ROOF PLAN
N
ROOF DIAGRAM SCALE: 132":1' IF PRINTED 24"x36"
PROVIDED:
COVERED ROOF CALC.
ROOF AREA
TOTAL ROOF
COVERED ROOF
23,213.30 SF
4,426 SF
4,426 / 23,213.30 = 19%
DATUM 1
140.29 (BACK OF SIDEWALK TO BE FIELD
VERIFIED) HIGHEST (E) GRADE
ELEVATION ALONG PROPERTY LINE AND
SIDEWALK
57'-0"
BUILDING HEIGHT FROM DATUM
138.35 140.29 DATUM 1
155.44
9'-0"
165.60
9'-0"
175.77
9'-0"
185.94
9'-0"
197.31
11'-10
12 " 1'-2" 1'-2"
206.812ND FLOOR
3RD FLOOR
4TH FLOOR
MEZZANINE
T.O ROOF
PEDESTALDECK
CEILING
15'-9
38 "
CEILINGCEILINGCEILINGCEILING 1'-2"
155.44165.60175.77185.94197.31
2ND FLOOR
3RD FLOOR
4TH FLOOR
MEZZANINE
T.O. ROOF
PEDESTALDECK
CEILING
CEILINGCEILINGCEILINGCEILING
T.O. PARAPET
206.81
T.O. PARAPET/TRELLIS
200.81
T.O.
GUARDRAIL
200.81
T.O.
GUARDRAIL
66'-6"
BUILDING
C-C
A15
B-B
A15
FRONT ELEVATION - LA CIENEGA BLVD.
SCALE: 3/32":1'
A12
FRONT
ELEVATION
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE
BEEN DEVELOPED FOR THE SOLE PURPOSE AND
USE AS A APARTMENT PROJECT MEETING MINIMUM
BUILDING CODE STANDARDS ONLY. THIS PROJECT
HAS NOT BEEN DESIGNED FOR FUTURE
CONDOMINIUM CONVERSION. THESE PLANS AND
SPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL 1342 CLADDING: 2'x6', 2'x4' AND 2'X2' PANELS -2' HORIZONTAL STAGGERING. COLOR: BONE SMOOTH STUCCO MFR: OMEGA - COLOR: MILKY QUARTZ WHITE
BREAK METAL. COLOR: LIGHT CHAMPAIGN
CLADDING: STACK BOND LAYOUT WITH 2'x6' PANELS WITH 2MM VERTICAL JOINTS. COLOR: BONE,
4B ACM PANELS: COLOR: LIGHT CHAMPAIGN
59 POURED-IN-PLACE CONCRETE
STOREFRONT SYSTEM - LIGHT CHAMPAIGN
6 42"H. FRAME-LESS GLASS GUARDRAIL7 42"H. GLASS GUARDRAIL WITH A FLAT METAL BAR FRAME8 FRAME-LESS GLASS 10 METAL GRILL - COLOR: LIGHT CHAMPAIGN11 ROLL UP DOOR. COLOR: LIGHT CHAMPAIGN12 METAL TRELLIS. COLOR: LIGHT CHAMPAIGN13 CMU BLOCK WITH CLEAR WATERPROOFING SEALER14 SOLAR PANELS MOUNTED TO TRELLIS ROOF
ADJACENT BUILDING ADJACENT BUILDING
B-B
A15
C-C
A15
DATUM 1
LA CIENEGA BLVD.
ADJACENT BUILDING
D-D
A16
A-A
A14
(N) 6' HIGH MASONRY WALL AT
PROPERTY LINE
DATUM 1
140.29 (BACK OF SIDEWALK TO BE FIELD
VERIFIED) HIGHEST (E) GRADE
LA CIENEGA BLVD.
ADJACENT
BUILDING
206.81
T.O. PARAPET/TRELLIS
D-D
A16
A-A
A14
IF THIS SHEET IS NOT 24"X36" IT IS A REDUCED PRINT
WEST ELEVATION - REAR SCALE: 3/32":1'
SOUTH ELEVATION SCALE: 3/32":1' NORTH ELEVATION SCALE: 3/32":1' A13
ELEVATIONS
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THE
EXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE
BEEN DEVELOPED FOR THE SOLE PURPOSE AND
USE AS A APARTMENT PROJECT MEETING MINIMUM
BUILDING CODE STANDARDS ONLY. THIS PROJECT
HAS NOT BEEN DESIGNED FOR FUTURE
CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL 13452 CLADDING: 2'x6', 2'x4' AND 2'X2' PANELS -2' HORIZONTAL STAGGERING. COLOR: BONE SMOOTH STUCCO MFR: OMEGA - COLOR: MILKY QUARTZ WHITE
9 POURED-IN-PLACE CONCRETE
BREAK METAL. COLOR: LIGHT CHAMPAIGN
CLADDING: STACK BOND LAYOUT WITH 2'x6' PANELS WITH 2MM VERTICAL JOINTS. COLOR: BONE,
STOREFRONT SYSTEM - LIGHT CHAMPAIGN
6 42"H. FRAME-LESS GLASS GUARDRAIL7 42"H. GLASS GUARDRAIL WITH A FLAT METAL BAR FRAME8 FRAME-LESS GLASS 10 METAL GRILL - COLOR: LIGHT CHAMPAIGN11 ROLL UP DOOR. COLOR: LIGHT CHAMPAIGN12 METAL TRELLIS. COLOR: LIGHT CHAMPAIGN 4B ACM PANELS: COLOR: LIGHT CHAMPAIGN
13 CMU BLOCK WITH CLEAR WATERPROOFING SEALER14 SOLAR PANELS MOUNTED TO TRELLIS ROOF UNIT 201
TYPE D-1
UNIT 202
TYPE A-1
STAIR #2
UNIT 203
TYPE B-1
UNIT 204
TYPE B
UNIT 205
TYPE B
UNIT 206
TYPE B
UNIT 207
TYPE B
UNIT 208
TYPE A
UNIT 209
TYPE E-1
UNIT 211
TYPE A
UNIT 212
TYPE B
UNIT 213
TYPE B
UNIT 214
TYPE B
UNIT 215
TYPE B
UNIT 301
TYPE D
UNIT 302
TYPE A
UNIT 303
TYPE B-2
UNIT 304
TYPE B
UNIT 305
TYPE B
UNIT 306
TYPE B
UNIT 307
TYPE B
UNIT 308
TYPE A
UNIT 309
TYPE E
UNIT 311
TYPE A
UNIT 312
TYPE B
UNIT 313
TYPE B
UNIT 314
TYPE B
UNIT 315
UNIT 310 TYPE B
TYPE E
UNIT 401
TYPE J
UNIT 402
TYPE I
UNIT 403
TYPE H-1
UNIT 404
TYPE H
UNIT 405
TYPE H
UNIT 406
TYPE H
UNIT 407
TYPE H COURTYARD UNIT 409 TYPE E COURTYARD UNIT 410 TYPE H UNIT 411 TYPE H UNIT 412 TYPE H UNIT 413 TYPE H UNIT 410 TYPE E STAIR #1
SCE COSTUMERSERVICE STATION EATERY CAFE RESIDENTIAL LOBBY & COMMON AREA AUTO DROP OFF RETAIL GARAGE ENTRANCE RESIDENTIAL TRASH / RECYCLE RESTAURANT MECH. ROOM PARKING PARKING DRIVEWAY DRIVEWAY
RESIDENTIAL LOBBY
& COMMON AREA
PARKING PARKING DRIVEWAY PARKING DRIVEWAY
PARKING PARKING DRIVEWAY PARKING DRIVEWAY
PARKING
REC ROOM
UNIT 216
TYPE B-2
UNIT 316
TYPE B-2
UNIT 217
TYPE D-3
UNIT 317
TYPE D-3
ADJACENT
BUILDING
ADJACENT
BUILDING
C-C
A15
B-B
A15
(N) 8" MASONRY
WALL 6' HIGHALONG REAR PL
PL
UNIT 216
TYPE B-2
UNIT 217
TYPE D-3
UNIT 316
TYPE B-2
UNIT 317
TYPE D-2
UNIT 414
TYPE H-1
UNIT 415
TYPE K
PL
LONGITUDINAL SECTION A-A SCALE: 3/32":1'
A14
SECTION A-A
August 25, 2022 NOT FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS. PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL UNIT 233
TYPE C-1
UNIT 333
TYPE C
UNIT 431
TYPE G
CORRIDOR UNIT 204 TYPE B
UNIT 304
TYPE B
UNIT 404
TYPE H
UNIT 404
TYPE H
KITCHEN
CORRIDORCORRIDORCORRIDOR
EATERYENTERY EATERY
PARKINGPARKINGPARKING
KITCHEN
LA CIENEGA BLVD.
ADJACENT
PROPERTY
D-D
A16
A-A
A14
UNIT 233
TYPE C-1
UNIT 333
TYPE C
UNIT 431
TYPE G
CORRIDOR UNIT 204 TYPE B
UNIT 304
TYPE B
UNIT 404
TYPE H
UNIT 404
TYPE H
KITCHEN
CORRIDORCORRIDORCORRIDOR
EATERYENTERY EATERY
PARKINGPARKINGPARKING
KITCHEN
LA CIENEGA BLVD.
ADJACENT
PROPERTY
D-D
A16
A-A
A14
(N)8" MASONRY
WALL 6' HIGHALONG PL
DRIVEWAYDRIVEWAYDRIVEWAY
RAMPRAMPRAMP
RETAIL RESIDENTIAL LOBBY & COMMON AREA ELEVATORS BEHIND RECEIVING REC ROOM UNIT 226 - TYPE C1 CORRIDOR
UNIT 310 - TYPE E CORRIDOR UNIT 326 - TYPE C1UNIT 409 - TYPE E CORRIDOR UNIT 424 - TYPE G
ROOF DECK CORRIDOR MEZZANINE
ROOF DECK
ELEVATOR SHAFT
POOL
PATIO
LA CIENEGA SIDEWALK
D-D
A16
A-A
A14
DRIVEWAYDRIVEWAYDRIVEWAY
RAMPRAMPRAMP
RETAIL RESIDENTIAL LOBBY & COMMON AREA ELEVATORS BEHIND RECEIVING REC ROOM UNIT 226 - TYPE C1 CORRIDOR
UNIT 310 - TYPE E CORRIDOR UNIT 326 - TYPE C1UNIT 409 - TYPE E CORRIDOR UNIT 424 - TYPE G
ROOF DECK CORRIDOR MEZZANINE
ROOF DECK
ELEVATOR SHAFT
POOL
PATIO
LA CIENEGA SIDEWALK
D-D
A16
A-A
A14
3'-3"
1'-0"
6'-0" MAX. (TYP)(N) 8" MASONRY WALL 6' HIGH ALIGN PROPERTY LINE 2'-0"
MIN.
REAR
PROPERTY LINE
CROSS SECTION B-B SCALE: 3/32":1'
A15
SECTIONS
B-B & C-C
August 25, 2022 NOT FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS. PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL CROSS SECTION C-C SCALE: 3/32":1'
REAR WALL DETAIL ALIGN PL
MECHANICAL EQUIPMENT
MECHANICAL EQUIPMENT ON THE ROOF SHALL BE SCREENED FROM AHORIZONTAL VIEW ON ALL SIDES. THE PERIMETER ROOF PARAPETS ARE SET AT AN ELEVATION THAT IS HIGHER THAN MECHANICAL EQUIPMENT.
THE PARAPETS WILL ACT AS THE MECHANICAL EQUIPMENT SCREEN.
STAIR #1
GARAGE
ENTRANCE
BUILDING
MAINTENANCE
STORAGE
DRIVEWAY DRIVEWAY PARKING PARKING
DRIVEWAY PARKING PARKING DRIVEWAY
DRIVEWAY PARKING PARKING DRIVEWAY
ADJACENT
BUILDING ADJACENT BUILDING
ELECTRICAL
ROOM
RECEIVING EATERY
MEZZANINE PROJECTION
UNIT 218
TYPE C-1
UNIT 219
TYPE C-1
UNIT 220
TYPE C-1
UNIT 221
TYPE C-1
UNIT 222
TYPE C-1
UNIT 223
TYPE C-1
UNIT 224
TYPE C-1
UNIT 225
TYPE C-1
UNIT 226
TYPE C-1
UNIT 227
TYPE F-1
UNIT 228
TYPE C-1
UNIT 229
TYPE C-1
UNIT 230
TYPE C-1
UNIT 231
TYPE C-1
UNIT 232
TYPE C-1
UNIT 233
TYPE C-1
UNIT 234
TYPE C-1
UNIT 235
TYPE C-1
UNIT 236
TYPE C-1
UNIT 318
TYPE C-1
UNIT 319
TYPE C-1
UNIT 320
TYPE C-1
UNIT 321
TYPE C-1
UNIT 322
TYPE C-1
UNIT 323
TYPE C-1
UNIT 324
TYPE C-1
UNIT 325
TYPE C-1
UNIT 326
TYPE C-1
UNIT 327
TYPE F
UNIT 328
TYPE C-1
UNIT 329
TYPE C-1
UNIT 330
TYPE C-1
UNIT 331
TYPE C-1
UNIT 332
TYPE C-1
UNIT 333
TYPE C-1
UNIT 334
TYPE C-1
UNIT 335
TYPE C-1
UNIT 336
TYPE C-1
UNIT 416 TYPE G UNIT 417 TYPE G UNIT 418 TYPE G UNIT 419 TYPE G UNIT 420 TYPE G UNIT 421 TYPE G UNIT 422 TYPE G UNIT 423 TYPE G UNIT 424 TYPE G UNIT 426 TYPE G UNIT 427 TYPE G UNIT 428 TYPE G UNIT 429 TYPE G UNIT 430 TYPE G UNIT 431 TYPE G UNIT 432 TYPE G UNIT 433 TYPE G UNIT 434 TYPE G UNIT 425
TYPE F
RAMPRAMPRAMP
MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE MEZZANINE PATIO
ELEVATOR
SHAFT
B-B
A15
C-C
A15
(N)8" MASONRY
WALL 6' HIGHALONG REAR PL
RESTROOM RESTROOM
UNIT 416 TYPE G UNIT 417 TYPE G
CORRIDORCORRIDOR
STAIR #2
LONGITUDINAL SECTION D-D SCALE: 3/32":1'
A16
SECTION D-D
E-E & F-F
August 25, 2022 NOT FOR CONSTRUCTION UNTIL SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS. PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL SECTION F-F SCALE: 3/32":1' SECTION E-E SCALE: 3/32":1' DN
UP
40' RADIUS
EATERY
ENTRY
10' REAR YARD
RAMP DOWN
ELECTRICAL
SCE
CUSTOMER
SERVICE
STATION RETAIL
737 SF
2,008 SF
RESIDENTIALLOBBY & COMMON AREA
RECEIVING
RESIDENTIAL
TRASH/RECYCLE
COMMERCIALLOADING SPACE 1
COMMERCIALLOADING SPACE 2
RESIDENTIALENTRY
13'x35'
13'x35'
40' RADIUS 1,456 SF
923SF
CAFE920 SF
OUTDOOR EATERY SEATING
EATERY12,045 SF
ROOM
SEATINGOUTDOOR
EMERGENCY EGRESS ONLY
EXIT CORRIDOR
EMERGENCY EGRESS ONLY
9' x 19' PARKING
9' x 19' PARKING
AUTO DROP OFF
40' RADIUS
BUILDING MAINTENANCE
STORAGE
COMMERCIAL
TRASH200 SF
RESTAURANT
RETAIL
713 SF
COMMERCIAL
LOADING BACKUP AREA
715 SF
544 SF
9,714 SF
ENTRY
RESTAURANT
880 SF
TOTAL = 2,888 SF TOTAL = 1,344 SF
424 SF
687 SF
TOTAL = 13,732 SF.
374 SF
OPEN TO SKY
TOTAL = 1,830
15 MIN. PARKING15 MIN. PARKING
GARAGE SF
440 SF
MEZZANINE ABOVE
1,000 SF
UP
UNEXCAVATED YARD
UNEXCAVATED SPACE
DN
UP
STAIR #1
STAIR #2
COMMERCIAL
ELEV.
COMMERCIAL
ELEV.
ELECTROOM
233 SF
27'-11"
25'-3
12 "
6'-0"
6'-9" 6'-9"
PRIVATE BALCONY
TOTAL 1,002 SF PRIVATE
OUTDOOR LIVING SPACE
10'-0"
19'-11" 17'-712"
11'-0"
17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 18'-2" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 17'-712" 19'-11" 6'-2"
8'-9"
24'-412"
10'-8"
7'-2"
6'-0"
6'-9"
6'-514" 6'-514"
6'-514" 6'-514"
6'-0"
6'-714"
7'-6"
6'-812" 35'-218"
6'-0"
21'-138"
REC ROOM 706 SF
COMMON OUTDOOR LIVING SPACE
594 SF (WITH 318 SF LANDSCAPE)
PRIVATE BALCONY
TOTAL 3,647 SF PRIVATE OUTDOOR
LIVING SPACE
6'-312 6'-3 " 12" 6'-514" 6'-514" 17'-914"
17'-10"
STAIR #2
COMMON OUTDOOR LIVING SPACE
12,788 SF (WITH 1,789 SF LANDSCAPE)
123'-3"
25'-6" 34'-4"
0"
48'-3"
0"
130'-414"
43'-11"
21'-3"
77'-6"
22'-10"
32'-0"
1'-5" 24'-6"
27'-11"
34'-712"
COMMON OUTDOOR LIVING SPACE
891 SF (WITH 227 SF LANDSCAPE)
25'-9"
COMMON OUTDOOR LIVING SPACE
TOTAL1,372 SF
17'-712"
39'-7"
17'-712"
A17
N
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL 1ST FLOOR PLAN
OUTDOOR LIVING
SPACE CALCULATION
OUTDOOR LIVING SPACE CALCULATION
2ND FLOOR PLAN
3RD FLOOR PLAN
4TH FLOOR PLAN
MEZZANINE PLAN
ROOF PLAN
LANDSCAPE AREA CALCULATION
PROVIDED:
2ND FLOOR :
318 LANDSCAPED AREA
594 TOTAL AREA
= 54%
ROOF TERRACE:
1,789 LANDSCAPE AREA
12,788 TOTAL AREA
PRIVATE, COMPUTABLE OUTDOOR LIVING SPACE
6' MIN IN ANY DIRECTION
COMMON OUTDOOR LIVING SPACE 15' MIN. IN ANY DIRECTION
400 SF MIN IN AREA
GYM / REC ROOM
AREA OF PLANTER REQUIRED AT
COMMON OUTDOOR LIVING SPACES
LEGEND
= 14%
4TH FLOOR :
434 LANDSCAPED AREA
1,372 TOTAL AREA
= 32%
MEZZANINE FLOOR :
227 LANDSCAPED AREA
891 TOTAL AREA
= 25.5%
REQUIRED:
STUDIO - UNITS (<3 HABITABLE ROOMS): 3 X 200 SF
1 BR- UNITS (<3 HABITABLE ROOMS): 102 X 200 SF
TOTAL REQUIRED
600 SF
20,400 SF
PROVIDED:
OUTDOOR LIVING SPACE CALC.
COMMON OUTDOOR LIVING SPACE (15' W. MIN OPEN TO SKY)
2ND FLOOR
4TH FLOOR
MEZZANINE FLOOR
ROOF TERRACE
594 SF
(686 SFX2) = 1,372 SF
891 SF
12,788 SF
PRIVATE OUTDOOR LIVING SPACE (6' W. MIN)
BALCONIES @ 2ND FLOOR
TOTAL PROVIDED 21,000 SF
LANDSCAPE AREA CALCULATION
21,000 SF
(3,647+1,002) = 4,649 SF
GYM/REC
2ND FLOOR
706 SF
BEVERLY HILLS
10-3-2803: OUTDOOR LIVING SPACE
DN
UP
10' REAR YARD
UP
D
UPN
STAIR #1
STAIR #2
COMMERCIAL
ELEV.
COMMERCIAL
ELEV.
GARAGE
(GROUP S)
7,322 SF
RESIDENTIAL
(GROUP R2)
1,460 SF
RESIDENTIAL
136 SF
RESIDENTIAL
(GROUP R2)
126 SF
COMMERCIAL
(GROUP A)
2,961 SF
COMMERCIAL
(GROUP M)
1,468 SF
BUILDING
STORAGE
1,468 SF
TRASHES
405 SF
COMMERCIAL
(GROUP A)
14,335 SF
UTILITIES
1,233 SF
MEZZANINE ABOVE
EATERY
ELECTRICAL
SCECUSTOMERSERVICESTATION OUTDOOR SEATING
CAFE
OUTDOOR
SEATING
RESIDENTIAL
LOBBY &
COMMON AREA
OPEN TO SKY RETAIL RETAIL
RESIDENTIAL
ENTRY
EATERY
ENTRY
GARAGE
RESTAURANTRESTAURANTENTRY
RESIDENTIAL BUILDING
27,886 SF
RESIDENTIAL BUILDING
27,808 SF
STAIR #2
RESIDENTIAL BUILDING
514.55 SF RESIDENTIAL BUILDING (MEZZANINE) 11,008 SF
RESIDENTIAL BUILDING
26,484 SF
RAMP UP TO P2
1 3 4 6 7 8 9 10 11
131415161718
41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 535455565758
48 47 46 45 44 43
62 63 64
STAIR #2 STAIR #1
60 61
RAMP DN. TO P3
ELEV.ELEV.
25 51
UNEXCAVATED YARD
UNEXCAVATED SPACE
COMMERCIAL
ELEV.
COMMERCIAL
ELEV.
49 42
50 12
52 59
GARAGE
32,290 SF
MECH.
355 SF
MECH.
434 SF
RAMP UP. TO L1
1 2 3 4 5 6 7 89
121314151617
51 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 525354555657
49 48 47 46 45 44 43
59 60
STAIR #2 STAIR #1
62 63
10 RAMP DN. TO P2
ELEV.
ELEV.
COMMERCIAL
ELEV.
UNEXCAVATED YARD
UNEXCAVATED SPACE
COMMERCIAL
ELEV.
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
CLEAN
AIR
11 18
42 50
58 61
64 GARAGE
33,045 SF
MECH.
355 SF
MECH.
378 SF
UNEXCAVATED YARD
UNEXCAVATED SPACE
RAMP UP. TO P2
1 16171819
43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 57585960
52 51 50 49 48 47
61 62 63
STAIR #2 STAIR #1
64 65 66
RAMP DN. TO P3
ELEV.ELEV.
ELEV.
9 53
10 11
12 COMMERCIAL
ELEV.
COMMERCIAL
ELEV.
1 23 4 5 6 78
21 20
141513
46 45 44
545556
GARAGE
32,359 SF
MECH.
355 SF
MECH.
434 SF
A18
N
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL
BUILDING AREA
BUILDING AREA
2ND FLOOR PLAN4TH FLOOR PLAN
ROOF PLAN MEZZANINE PLAN
3RD FLOOR PLAN
1ST FLOOR PLAN
P2 PARKING PLANP1 PARKING PLAN
P3 PARKING PLAN
(NOT A STORY)
FLOOR COMMERCIAL (GROUP A) COMMERCIAL (GROUP M) RESIDENTIAL (GROUP R2) PARKING (GROUP S) UTILITIES / TRASH BUILDING STORAGE P3 -- 32,359 SF --
P2 - - 32,290 SF --
P1 -- 33,045 SF --
1ST LEVEL 1,468 SF 17,296 SF 1,722 SF 7,322 SF 1,638 SF 1,468 SF 2ND LEVEL - 27,886 SF - --
3RD LEVEL - 27,808 SF - --
4TH LEVEL - 26,484 SF - --
MEZZANINE - 11,008 SF - --
ROOF/5TH - 515 SF - --
TOTAL 1,468 SF 17,296 SF 95,423 SF 105,016 SF 1,638 SF 1,468 SF TOTAL 18,764
SCALE: 132":1' IF PRINTED 24"x36"
UNIT A
ONE BEDROOM
GROSS SF = 678
1 4" / 1'
SLOPE
10'-4" 25'-5"
36'-6" 6'-0"
40'-0"
18'-1"
7'-212"
11'-4"
BATHROOM
KITCHEN
BEDROOM
3 12
"
11'-0" 15'-2" CLOSET2'-0"
LIVING
6'-9"
512" 7'-712" 512" 2'-0" 312"
1 4" / 1'
SLOPE
BALCONY
7'-2"
9'-512"
UNIT A-1
PARTIAL PLAN UNIT A
BALCONY @ 2ND FLOOR
UNIT B
ONE BEDROOM
GROSS SF = 706
LIVING
KITCHEN
BATHROOM
BALCONY
18'-1"
36'-6"
10'-4"
6'-514"
1 4" / 1'
SLOPE
11'-4"
CLOSET
BEDROOM
512" 7'-712" 512" 2'-0" 312"
25'-5"
11'-0" 2'-0"
3 12
"
17'-8"
42'-6"
UNIT B-1
PARTIAL PLAN UNIT B
BALCONY @ 2ND FLOOR
BALCONY
4 1LIVING " / 1'
SLOPE
9'-012"
6'-2"
6'-512"
8'-8"
11'-4"
UNIT B-2
ONE BEDROOM
GROSS SF = 706
BATHROOM
BALCONY
18'-1"
36'-6"
10'-4"
1 4" / 1'
SLOPE
11'-4"
512" 312" 7'-712" 512" 2'-0"
BEDROOM
CLOSET
LIVING
KITCHEN
17'-8"
3 12
"
2'-0" 11'-0"
42'-6"
6'-9"
A22
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL UNIT PLANS SCALE: 14":1' IF PRINTED 24"x36"
UNIT PLANS
UNIT C
ONE BEDROOM
GROSS SF = 688
BATHROOM
BALCONY
11'-0"
6'-0"14" / 1'
SLOPE
7'-712" 2'-0"
40'-0"
6'-812"
4'-0"
13'-6"
BEDROOM
CLOSET
LIVING
KITCHEN
2'-0"
3 12
"
15'-2"
10'-512"
38'-0"
512" 512"
18'-1"
UNIT D
ONE BEDROOM
GROSS SF = 693
BATHROOM
18'-1"
39'-5
12 "
7'-9" 5'-5" 6'-0"
15'-612"
BALCONY
1 4" / 1'
SLOPE
13'-212"
42'-11
12 "
8'-2
12 "
CLOSET
BEDROOM
LIVING
KITCHEN
11'-0" 2'-0"
3 12
"
15'-3
12 "
11'-412 6'-8 " 12"
PRIVATE ROOF DECK ON
2ND FLOOR
10'-0"
LIVING /
SLEEPING
17'-912"
UNIT C-1
PARTIAL PLAN UNIT C
BALCONY @ 2ND FLOOR
BALCONY
1 4" / 1'
SLOPE
10'-8"
18'-1" UNIT D-1
PARTIAL PLAN UNIT D
BALCONY @ 2ND FLOOR
7'-0"
18'-1"
39'-5
12 "
7'-9" 5'-5"
10'-8"
UNIT D-3
ONE BEDROOM
GROSS SF = 693
13'-212"
17'-512"
5'-6
12 "
42'-11
12 "
8'-2
12 "
BATHROOM
BALCONY
1 4" / 1'
SLOPE
KITCHEN
LIVING
CLOSET
BEDROOM
11'-0" 2'-0"
3 12
" 15'-3
12 "
LIVING /
SLEEPING
6'-0"
6'-812"
BALCONY
1 4" / 1'
SLOPE
2'-11
12 "
UNIT D-2
PARTIAL PLAN UNIT D
BALCONY @ 2ND FLOOR
A23
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL UNIT PLANS SCALE: 14":1' IF PRINTED 24"x36"
UNIT PLANS
UNIT E
ONE BEDROOM
GROSS SF = 737
LIVING
BEDROOM
KITCHEN / BATHROOM
DINING
28'-10"
26'-2"
9'-11"
16'-11" 11'-11"
16'-3"
BALCONY
1 4" / 1'
SLOPE
KITCHEN /
DINING
LIVING
POWDER
ROOM
22'-9"
38'-0"
15'-3"
21'-3
12 "
12'-0
12 " 9'-512"
8'-6"
17'-6"
UNIT F
EFFICIENCY UNIT
GROSS SF = 571
11'-7"
BALCONY
1 4" / 1'
SLOPE
6'-0"
21'-112"
28'-6"
UNIT E-1
PARTIAL PLAN UNIT E
BALCONY @ 2ND FLOOR
LIVING BEDROOM
PRIVATE ROOF DECK ON
2ND FLOOR
10'-0"
18'-4"
KITCHEN /
DINING
LIVING
UNIT F-1
PARTIAL PLAN UNIT F
BALCONY @ 2ND FLOOR
A24
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL UNIT PLANS SCALE: 14":1' IF PRINTED 24"x36"
UNIT PLANS
LOFT - UNIT G
ONE BEDROOM
GROSS SF = 688
KITCHEN /
DINING
LIVING
POWDER
ROOM
W/D
18'-1"
38'-0" 6'-0"
10'-4" 7'-4"
4'-0" BALCONY
1 4" / 1'
SLOPE
40'-0"
13'-6"
LOFT - UNIT H
ONE BEDROOM
GROSS SF = 706
MEZZANINE - UNIT H
GROSS SF = 244
OPEN TO
BELOW
KITCHEN /
DINING
POWDER
ROOM
BATHROOM
BEDROOM
LIVING
W/D
BALCONY
7'-0" 6'-1012"
18'-1"
8'-9" 18'-1"
42'-6"
36'-6"
13'-9"
7'-5" 11'-0"
1 4" / 1'
SLOPE
3'-5"
6'-514"
6'-0" 13'-1
12 " 5'-812" W/D
LIVING
BALCONY
1 4" / 1'
SLOPE
6'-0"
6'-5"
LOFT - UNIT H-1
PARTIAL PLAN UNIT H
BALCONY @ 4TH FLOOR
MEZZANINE - UNIT H-2
PARTIAL PLAN UNIT H
WINDOW @ MEZZANINE
KITCHEN /
DINING
LIVING BEDROOM
OPEN TO
BELOW
POWDER
ROOM
BATHROOM
W/D
BALCONY
1 4" / 1'
SLOPE
OPEN TO
BELOW
KITCHEN /
DINING
POWDER
ROOM
BATHROOM
BEDROOM
LIVING
W/D
BALCONY
1 4" / 1'
SLOPE
W/D
MEZZANINE - UNIT G
GROSS SF = 295
BEDROOM
OPEN TO
BELOW
BATHROOM
18'-1"
7'-1" 3'-0"
40'-0"
10'-7
12 "
A25
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL UNIT PLANS SCALE: 14":1' IF PRINTED 24"x36"
UNIT PLANS
PER 2019 CBC SECTION 505.2.1
AREA LIMITATION - EXCEPTION 3
LOFT - UNIT G
FIRST FLOOR = 588 SF
MEZZANINE = 281 SF
281 / 588 = 0.48 (48%) = 50% ALLOWABLE
588 SF
281 SF
FIRST FLOOR MEZZANINE
PER 2019 CBC SECTION 505.2.1
AREA LIMITATION - EXCEPTION 3
LOFT - UNIT H
FIRST FLOOR = 563 SF
MEZZANINE = 231 SF
231 / 563 =
0.41 (41%) = 50% ALLOWABLE
FIRST FLOOR MEZZANINE
563 SF
231 SF
LOFT - UNIT I
ONE BEDROOM
GROSS SF = 678
MEZZANINE - UNIT I
GROSS SF = 274
KITCHEN /
DINING
POWDER
ROOM W/D
BALCONY
6'-5
12 " 4'-014"
18'-1"
8'-812"
36'-6"
1 4" / 1'
SLOPE
3'-5"
6'-0"
7'-212"
40'-0"
OPEN TO
BELOW
BATHROOM
BEDROOM
36'-6"
13'-9"
10'-1
12 " 5'-6"
18'-1"
LOFT - UNIT J
ONE BEDROOM
GROSS SF = 699
MEZZANINE - UNIT J
GROSS SF = 313
39'-5
12 "
18'-1"
6'-0"
8'-812"
6'-11"
6'-11"
4'-0"
4'-6"
42'-11
12 "
KITCHEN /
DINING
POWDER
ROOM W/D
BALCONY
1 4" / 1'
SLOPE
OPEN TO
BELOW
BATHROOM
BEDROOM
39'-5
12 "
15'-5"
9'-7
12 " 9'-0"
18'-1"
6'-0"
36'-6"
42'-11
12 "
15'-612"
6'-812"
BALCONY
1 4" / 1'
SLOPE
15'-612"
6'-812"
KITCHEN /
DINING
POWDER
ROOM W/D
1 4" / 1'
SLOPE
OPEN TO
BELOW
BATHROOM
BEDROOM
KITCHEN /
DINING
POWDER
ROOM W/D
BALCONY
1 4" / 1'
SLOPE
OPEN TO
BELOW
BATHROOM
BEDROOM
BALCONY
1 4" / 1'
SLOPE
A26
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL UNIT PLANS SCALE: 14":1' IF PRINTED 24"x36"
UNIT PLANS
PER 2019 CBC SECTION 505.2.1
AREA LIMITATION - EXCEPTION 3
LOFT - UNIT I
FIRST FLOOR = 577 SF
MEZZANINE = 260 SF
260 / 577 = 0.45 (45%) = 50% ALLOWABLE
577 SF
260 SF
FIRST FLOOR MEZZANINE
PER 2019 CBC SECTION 505.2.1
AREA LIMITATION - EXCEPTION 3
LOFT - UNIT J
FIRST FLOOR = 587 SF
MEZZANINE = 293 SF
293 / 587 = 0.50 (50%) = 50% ALLOWABLE
587 SF 293 SF
FIRST FLOOR MEZZANINE
LOFT - UNIT K
ONE BEDROOM
GROSS SF = 699
MEZZANINE - UNIT K
GROSS SF = 313
BALCONY
1 4" / 1'
SLOPE
BALCONY
1 4" / 1'
SLOPE
KITCHEN /
DINING
POWDER
ROOM W/D
39'-5
12 " 6'-0"
6'-11" 4'-0"
18'-1"
8'-812"
6'-11"
4'-6"
42'-11
12 "
6'-812"
OPEN TO
BELOW
BATHROOM
BEDROOM
39'-5
12 "
15'-5"
9'-7
12 " 9'-0"
18'-1"
6'-0"
36'-6"
42'-11
12 "
6'-812"
BALCONY
1 4" / 1'
SLOPE
BALCONY
1 4" / 1'
SLOPE
KITCHEN /
DINING
POWDER
ROOM W/D
OPEN TO
BELOW
BATHROOM
BEDROOM
A27
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION
(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL UNIT PLANS SCALE: 14":1' IF PRINTED 24"x36"
UNIT PLANS
PER 2019 CBC SECTION 505.2.1
AREA LIMITATION - EXCEPTION 3
LOFT - UNIT K
FIRST FLOOR = 587 SF
MEZZANINE = 293 SF
293 / 587 = 0.50 (50%) = 50% ALLOWABLE
587 SF
293 SF
FIRST FLOOR MEZZANINE
A 28
August 25, 2022
IF THIS SHEET IS NOT 24"x36". IT IS A REDUCED PRINT
NOT FOR CONSTRUCTION UNTIL
SIGNED BY THE ARCHITECT
DATE ISSUE/REVISION
55 N LA CIENEGA BLVD
55 N LA CIENEGA BLVD., BEVERLY HILLS, CA 90211
MIXED USE PROJECT
55 N. LA CIENEGA / #2105
DATE ISSUE/REVISION
657 ROSE AVE. VENICE, CA 90291
Phone: 310 393 9128
Fax: 310 393 2539
www.reedarchgroup.com
REED
ARCHITECTURAL
GROUP, INC
THE COPYRIGHT IN THIS DRAWINGS IS OWNED BY
REED ARCHITECTURAL GROUP AND ISREGISTERED WITH THE UNITED STATES COPYRIGHT OFFICE. ANY REPRODUCTION(INCLUDING CONSTRUCTION), MODIFICATION, OR
PUBLICATION OF THESE PLANS WITHOUT THEEXPRESS PERMISSION OF REED ARCHITECTURAL
GROUP WOULD CONSITUTE AN INFRINGEMENT OF
REED ARCHITECTURAL GROUP'S COPYRIGHT
INTEREST. WITHOUT WAIVING ANY COPYRIGHTINTEREST, REED ARCHITECTURAL GROUP AND
JOHN REED ARE NOT RESPONSIBLE FOR ANY USE
OF THESE PLANS FOR ANY PURPOSE, INCLUDING
ANY DAMAGES ARISING FROM SUCH USE,
INCLUDING CONSTRUCTION WITHOUT THE
EXPRESS WRITTEN CONSENT OF REED
ARCHITECTURAL GROUP AND JOHN REED.
DATE ISSUE/REVISION
55 N. LA CIENEGA BLVD., BEVERLY HILLS CA90211. THESE PLANS AND SPECIFICATIONS HAVE BEEN DEVELOPED FOR THE SOLE PURPOSE ANDUSE AS A APARTMENT PROJECT MEETING MINIMUMBUILDING CODE STANDARDS ONLY. THIS PROJECTHAS NOT BEEN DESIGNED FOR FUTURE CONDOMINIUM CONVERSION. THESE PLANS ANDSPECIFICATIONS MAY NOT BE USED FOR ANY
ENTITLEMENT APPLICATION OR BUILDING PERMIT
APPLICATION TO CONVERT SAID PROJECT TO
CONDOMINIUMS WITHOUT THE WRITTEN CONSENTOF THE ARCHITECT.
REED ARCHITECTURAL GROUP, INC. DOES NOT
ASSUME ANY LIABILITY FOR ANY INJURY, LOSS OR
DAMAGE ARISING OUT OF ARCHITECTURAL
SERVICES PROVIDED AND/OR THESE PLANS ANDSPECIFICATIONS TO CONVERT SAID APARTMENT PROJECT TO CONDOMINIUMS.
1/8" IF PRINTED 36"X24" TYP. U.N.O.1/16" IF PRINTED 19"X13" TYP. U.N.O
PLOT DATE
1-28-20223-1-20226-13-2022
CONCEPT REVIEWPRELIMINARY REVIEW
PLANNING SUBMITTAL
6-27-2022 PLANNING SUBMITTAL08-25-2022 PLANNING SUBMITTAL
LA CIENEGA ELEVATION
1 2 3
4 5 6
G:\P\GML93068\93068AL_UPDATE_11-2018.Dwg, ALTA, 1:1
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Appendix B
CEQA Transportation Impact Analysis and Local Transportation Assessment 1 300 Corporate Pointe, Suite 470, Culver City, CA 90230 T: (310) 473-6508 | www.koacorp.com
MONTEREY PARK ORANGE ONTARIO SAN DIEGO LA QUINTA CULVER CITY
DRAFT TECHNICAL MEMORANDUM
Date: September 30, 2022
To: Kevin Riley, T.E., Senior Transportation Engineer – City of Beverly Hills From: Ryan Kelly, T.E., Senior Engineer – KOA Corporation Subject: 55 N. La Cienega Mixed-Use Project – CEQA Transportation Impact Analysis and Local Transportation Assessment
This CEQA Transportation Impact Analysis (TIA) and Local Transportation Assessment (LTA) has been prepared to provide an in-depth review of the transportation considerations associated with the construction and operation of the residential mixed-use project (the “Project”) proposed at 55 N. La Cienega Boulevard in the City of Beverly Hills (the “City”). The Project site is situated on the west side of La Cienega Boulevard, approximately 250 feet north of Wilshire Boulevard. The site is located on the block bounded by La Cienega Boulevard to the east, Le Doux Road to the west, Clifton Way to the north, and Wilshire Boulevard to the south.
Following the passage of Senate Bill 743 (SB 743), the State of California’s Governor’s Office of Planning and Research (OPR) was tasked with developing new guidelines for evaluating transportation impacts under the California Environmental Quality Act (CEQA). These guidelines were intended to shift the performance metric from automobile delay and level of service (LOS) to one that would promote the reduction of greenhouse gas emissions and the development of multimodal and diverse transportation networks. As a result, the OPR determined that under the proposed update to the CEQA guidelines, vehicle miles traveled (VMT) would be established as the primary metric for evaluating environmental and transportation impacts.
In response to the updates to the CEQA guidelines, the City Planning Commission adopted Resolution 1901 on October 19, 2019. This resolution adopted the CEQA thresholds of significance for determining transportation impacts within the City. Additionally, under the updated CEQA guidelines, local jurisdictions may continue to use LOS to evaluate transportation impacts as part of the local project review process, but the evaluation would not be required under CEQA. Therefore, the resolution adopted by the Planning Commission also adopted the Local Transportation Assessment Guidelines, which continue to use LOS to identify project-related transportation impacts, outside of the scope of analysis required under CEQA.
This CEQA TIA and LTA follows the City Local Transportation Assessment Guidelines and presents the results of the analysis of transportation impacts both under and outside of CEQA. The CEQA TIA portion evaluates the potential VMT-related impacts associated with the proposed Project. The LTA evaluates potential Project-related impacts at three study intersections in the vicinity of the Project site. The study locations were determined in consultation with the City Senior Transportation Engineer (the “City STE”). The Highway Capacity Manual (HCM) methodology was used to calculate vehicular delays and LOS of signalized study 2 intersections. A scoping document outlining the analysis methodology and assumptions for the Project was prepared and agreed up on with the City STE and is provided in Attachment A.
PROJECT DESCRIPTION
The Project site is an approximately 38,500 square-foot rectangular lot located on the west side of La Cienega Boulevard, immediately north of Wilshire Boulevard. Commercial retail and office uses are located along both sides of La Cienega Boulevard in the vicinity of the site. Cedars-Sinai medical offices border the Project site to the north and the south, while a mixed-use medical office building is located immediately to the east, across La Cienega Boulevard. Low-density residential uses are situated just west of these uses behind the commercial uses lining La Cienega Boulevard and Wilshire Boulevard. The Project site and general vicinity are shown in Figure 1.
The residential mixed-use building under consideration would contain 105 multifamily dwelling units (11 reserved for Very Low Income [VLI] households), a 10,045 square-foot grocery market, 1,450 square feet of retail space, a 3,000 square-foot eatery/restaurant (with 1,687 square feet of open-air dining), a 920 squarefoot café (with 242 square feet of open-air dining), and a 2,008 square-foot high-turnover restaurant (with 880 square feet of open-air dining). All automobile parking would be provided on-site with access/egress via driveways along La Cienega Boulevard. The Project site plan is presented in Figure 2.
CEQA TRANSPORTATION IMPACT ANALYSIS
Per the City’s CEQA Transportation Thresholds of Significance, adopted by the Planning Commission on October 10, 2019, the first step in performing a VMT analysis for a development project is to perform a VMT screening analysis. The screening analysis is based on the development project’s size, location, and accessibility to public transportation. The OPR offered guidance on the VMT screening of small development projects, retail land uses with floor areas under 50,000 square feet, and projects located in high-quality transit areas, and this guidance was adopted by the City.
The City has adopted VMT screening categories based on 1) project type and 2) location within a low VMTgenerating area that do not apply to the Project. However, the third screening category is related to development projects located within Transit Priority Areas (TPAs) or High-Quality Transit Areas (HQTAs) as described in the Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). Given its proximity (less than one block) to multiple Los Angeles County Metropolitan Transportation Authority (“Metro”) Rapid bus stops and a future D (Purple) Line subway station, the City considers the Project site and surrounding area to be a TPA. Therefore, the presumption of a less-than-significant VMT impact is valid if the Project has the following characteristics:
Floor Area Ratio (FAR) greater than or equal to 0.75
No more parking for use by residents, customers, or employees than required by the City (unless added parking is being provided for design feasibility, such as completing the floor of a subterranean parking facility, or if additional parking located on-site will serve adjacent uses) Consistent with applicable SCAG RTP/SCS
Per the Project description and plans, the Project would have the following characteristics:
The Project would have an FAR just over 3.00, and therefore would exceed 0.75 For the Project, it would be necessary to construct three levels of subterranean parking to meet City parking requirements. Across the ground floor and three subterranean levels, the Project will 3 provide 196 total automobile parking spaces. The Project is not proposing a fourth subterranean parking level. Additionally, strict application of the Beverly Hills Municipal Code (BHMC), without parking adjustments based on Density Bonus eligibility, the Project’s mixed-use nature, etc., would require a total of 329 automobile parking spaces. Therefore, no more automobile parking than necessary will be provided
Per the current 2020 RTP/SCS, also known as Connect SoCal, the core vison is to build upon and expand land use and transportation strategies to increase mobility options and achieve a more sustainable growth pattern. In order to do this, SCAG includes the following among its land use and transportation strategies:
o Plan for growth near transit investments and support implementation of first/last mile strategies
o Promote the redevelopment of underperforming retail developments and other outmoded nonresidential uses
o Prioritize infill and redevelopment of underutilized land to accommodate new growth, increase amenities and connectivity to existing neighborhoods o Encourage design and transportation options that reduce the reliance on and number of solo car trips (this could include mixed uses or locating and orienting close to existing destinations)
o Identify funding opportunities for new workforce and affordable housing development The Project site is located within a TPA, with the intersection of La Cienega Boulevard & Wilshire Boulevard designated as a Major Transit Stop. In addition, both Wilshire Boulevard and La Cienega Boulevard corridors are classified as HQTAs. Thus, the Project site is one of the locations “where vibrant TOD [Transit-Oriented Development] can be realized and are a cornerstone of land use planning best practice in the SCAG region.” Thus, as a mixed-use project promoting denser development around a Major Transit Stop and future Metro D (Purple) Line station (Wilshire/La Cienega), the Project is consistent with the current SCAG RTP/SCS.
Therefore, based on the TPA screening category, the Project is presumed to have a less-than-significant VMT impact and no further VMT analysis is required.
LOCAL TRANSPORTATION ASSESSMENT
Per the City’s Local Transportation Assessment Guidelines, adopted by the City Planning Commission on October 10, 2019, an LTA is required of development projects forecast to generate 50 or more peak-hour trips on a typical weekday. The purpose of an LTA is to provide a comprehensive evaluation of a development project’s effects on vehicular traffic operations and active transportation at facilities in the vicinity of the development project’s site.
To determine the effects of the Project on the operation of vehicular travel within the immediate Project vicinity, an evaluation was conducted to determine the Project’s contribution to delay at intersections adjacent to the Project under existing and future conditions. A Project completion year of 2025 has been assumed. In consultation with the City STE, the following nearby study intersections were selected for the analysis of potentially adverse Project traffic effects:
1. La Cienega Boulevard & San Vicente Boulevard
2. La Cienega Boulevard & Wilshire Boulevard
3. La Cienega Boulevard & Olympic Boulevard
4 This section outlines the results of the delay analysis for Existing (2022) and Future (2025) conditions during the weekday AM and PM peak hours. This analysis was conducted in accordance with the methodology outlined in the Local Transportation Assessment Guidelines.
ANALYSIS METHODOLOGY
An analysis of existing and future weekday AM and PM peak-hour traffic conditions at the study intersections, listed above, was performed through the use of established traffic engineering techniques.
The analysis was undertaken using Trafficware’s Synchro Studio, which includes both Synchro and SimTraffic software, to model traffic operations at the study intersections.
The methodology used to analyze and evaluate traffic operations at the study intersections is based on procedures outlined in the Highway Capacity Manual, Sixth Edition: A Guide for Multimodal Mobility Analysis (HCM). The HCM methodology determines intersection LOS based on operational vehicle delay. The term LOS describes the quality of traffic flow. LOS values of A through C indicate excellent-to-decent traffic flow conditions. LOS D corresponds with fair conditions that may experience substantial delay during portions of the peak hours, but without excessive backups. LOS E represents poor conditions, with volumes at or near the capacity of the intersection and long lines of vehicles that may have to wait through several signal cycles. LOS F is characteristic of failure (i.e., the intersection is overloaded, vehicular movements may be restricted or prevented, and delays and vehicle queues become increasingly longer). The LOS ranges for the HCM methodology are shown in Table 1 for signalized intersections.
Table 1: HCM LOS & Delay for Signalized Intersections
LOS
A<= 10.0
B > 10.0 <= 20.0
C > 20.0 <= 35.0
D > 35.0 <= 55.0
E > 55.0 <= 80.0
F > 80.0
Delay (seconds/vehicle)
Source: Highway Capacity Manual, Sixth Edition: A Guide for Multimodal Mobility Analysis, Exhibit 19-8 for signalized intersections.
ADVERSE CONDITION EVALUATION CRITERIA
The significance of the potential impacts of Project traffic at each study intersection was identified according to the criteria outlined in the City’s Local Transportation Assessment Guidelines. These thresholds define a significant project traffic impact relative to LOS and average control delay (seconds per vehicle). The significant impact criteria, which affect LOS D, E, and F operations, are presented in Table 2.
Table 2: Beverly Hills Significant Impact Criteria for Signalized Intersections
With Project LOS
With Project
Delay (Sec/Vehicle)
Project-Related Increase
in Delay (Sec/Vehicle)
D >35.0 to 55.0 Equal to or greater than 10.0 seconds
E or F >55.0 Equal to or greater than 5.0 seconds
5 The City requires improvements to be implemented at locations where development project traffic causes additional vehicle delay by an amount equal to or greater than the values shown above.
EXISTING (2022) TRAFFIC VOLUMES
Traffic volumes for existing conditions at the study intersections were obtained from manual traffic counts conducted in August 2022 when local schools were in session. In accordance with the City’s Local Transportation Assessment Guidelines, the traffic counts conducted for this study cover the weekday morning and afternoon peak commute periods. Peak-hour volumes were determined individually for each intersection based on the combined four (4) highest consecutive 15-minute volumes for all vehicular movements at the intersection.
At the intersection of La Cienega Boulevard & San Vicente Boulevard, illegal left-turn movements were observed along the eastbound and westbound approaches of the intersection during the AM and PM peak hours. In addition, illegal northbound right-turn movements were observed along the northbound approach during the AM peak hour. These illegal turning movement volumes were added to the adjacent through movement volumes for the corresponding intersection approaches as part of this analysis.
During the traffic count data collection period, ongoing construction at the intersection of La Cienega Boulevard & Olympic Boulevard resulted in the closure of one southbound travel lane from around 9:00 AM until after the end of the afternoon peak period at 6:00 PM. Thus, in order to account for the reduction in traffic volumes at this intersection, the turning movement volumes were reviewed and compared with historical traffic counts. The counts used for comparison were collected in October 2017, a period when schools were in session and prior to the onset of the COVID-19 pandemic. Based on a review of the counts, all turning movement volumes at the study intersection were deemed to be comparable to the historical counts during the AM peak hour, which occurred between 7:30 AM and 8:30 AM prior to the southbound lane reduction. During the PM peak hour, all turning movement volumes, aside from the southbound through movements, were determined to be comparable to the historical traffic volumes. Given that the August 2022 southbound through volumes were markedly lower than those observed in October 2017, the October 2017 southbound through volumes were used to estimate volumes absent roadway construction.
To be conservative, a one percent per year growth factor was applied to the southbound through movement volumes from the August 2017 historical counts to determine the existing year (2022) traffic volumes for the southbound through movement.
Weekday AM and PM peak-hour volumes at the study intersections are illustrated in Figures 3(a) and 3(b), respectively. The manual intersection traffic volume count data sheets for the traffic counts collected in both 2017 and 2022 are provided in Attachment B.
Information pertaining to intersection characteristics, such as geometrics, traffic signal operations, and onstreet parking restrictions were obtained from field checks and City engineering plans. The existing lane configuration and traffic control conditions for the three study intersections are illustrated in Attachment C.
Per signal timing plans provided by the City of Los Angeles, transit priority is provided for buses running along La Cienega Boulevard. In accordance with the signal timing plans, phase durations have been adjusted to provide longer green times for movements that run concurrent with the transit phases at La Cienega Boulevard & San Vicente Boulevard and La Cienega Boulevard & Olympic Boulevard.
As mentioned previously, during the traffic count data collection period, construction along La Cienega Boulevard resulted in atypical lane configurations along the southbound approach of the La Cienega Boulevard & Olympic Boulevard study intersection during the PM peak period. The lane configuration 6 assumptions for Existing (2022) conditions reflect the typical lane configurations present at this intersection without the construction-related lane closures.
PROJECT TRAFFIC
The following section describes the methodology used to determine the Project’s vehicle trip generation, distribution, and assignment through the local roadway system.
Trip Generation
The Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) was used to develop the traffic characteristics of the Project’s proposed uses. Information was obtained from the Trip Generation Manual for ITE Land Use Code (LUC) 221 – Multifamily Housing (Mid-Rise), LUC 822 – Strip Retail Plaza (<40k), LUC 850 – Supermarket, LUC 932 – High-Turnover (Sit-Down) Restaurant, and LUC 936 – Coffee/Donut Shop without Drive-Through Window. These LUC rates were applied to develop the Project’s trip generation. Table 3 presents the trip generation rates used to generate the weekday daily and peakhour traffic volumes for the Project.
As these vehicle trip generation rates in Table 3 do not account for such trip-reducing factors as internally captured trips, significant transit usage and/or walk trip potential, or pass-by trips, the baseline vehicle trip estimates reflect a conservative condition. These trip-reducing factors are important considerations in determining the actual traffic-generating characteristics of a development project and, therefore, adjustments were made to the Project’s baseline trip generation estimates.
Table 3: Project Weekday Trip Generation Rates
Multifamily Housing (Mid-Rise), ITE LUC 221 - General Urban/Suburban setting Daily: T = 4.54 trips per dwelling unit
AM Peak Hour: T = 0.37 trips per dwelling unit; IB = 23%, OB = 77% PM Peak Hour: T = 0.39 trips per dwelling unit; IB = 61%, OB = 39% Strip Retail Plaza (<40k), ITE LUC 822 - General Urban/Suburban setting Daily: T = 54.45 trips per 1,000 square feet
AM Peak Hour: T = 2.36 trips per 1,000 square feet; IB = 60%, OB = 40% PM Peak Hour: T = 6.59 trips per 1,000 square feet; IB = 50%, OB = 50% Supermarket, ITE LUC 850 - General Urban/Suburban setting Daily: T = 93.84 trips per 1,000 square feet
AM Peak Hour: T = 2.86 trips per 1,000 square feet; IB = 59%, OB = 41% PM Peak Hour: T = 8.95 trips per 1,000 square feet; IB = 50%, OB = 50% High-Turnover (Sit-Down) Restaurant, ITE LUC 932 - General Urban/Suburban setting Daily: T = 107.20 trips per 1,000 square feet
AM Peak Hour: T = 9.57 trips per 1,000 square feet; IB = 55%, OB = 45% PM Peak Hour: T = 9.05 trips per 1,000 square feet; IB = 61%, OB = 39% Coffee/Donut Shop without Drive-Through Window, ITE LUC 936 - General Urban/Suburban setting Daily: T = 535.71 trips per 1,000 square feet
AM Peak Hour: T = 93.08 trips per 1,000 square feet; IB = 51%, OB = 49% PM Peak Hour: T = 32.29 trips per 1,000 square feet; IB = 50%, OB = 50% Source: Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021). 7 Given the mix of proposed uses on the Project site, it is expected that there would be trip interactions between individual uses that would not require the use of a vehicle. It is generally recognized that residents, visitors, employees, and patrons of a site will utilize other on-site uses if they are conveniently located and/or provide useful services or amenities, with the level of interaction dependent upon the number of residents, visitors, employees, and patrons; service providers; accessibility; and other factors. For the Project, some of the residents and visitors would be expected to patronize the on-site commercial restaurant, grocery, and retail uses. Thus, a reduction in trips between the residential and commercial retail and restaurant uses would be expected. As recommended in the ITE Trip Generation Handbook (3rd Edition, 2017), the methodology outlined in the NCHRP Report 684: Enhancing Internal Trip Capture Estimation for Mixed-Use Developments was used to estimate internal trip capture between Project land use components.
The internal capture methodology and calculations are included as Attachment D of this report, and were approved by the City STE as part of the scoping document included in Attachment A.
The use of public transportation is an important consideration in the evaluation of a development project’s trip-generating potential. The Project is well served by bus lines of multiple transit operators. These transit operators provide both local and regional routes that are readily accessible to Project residents, patrons, employees, and visitors. Significant transit use is not accounted for in the ITE Trip Generation Manual General Urban/Suburban setting trip rates and equations. Because the trip rates for the General Urban/Suburban setting do not consider significant transit connectivity, adjustments were made to the Project trip generation to account for transit usage associated with the proposed land uses. The NCHRP Report 684: Enhancing Internal Trip Capture Estimation for Mixed-Use Developments was also used to estimate the transit and non-motorized trip generation for each of the proposed Project land uses. The transit and non-motorized mode split assumptions were obtained from SCAG’s Regional Travel Demand Model for the Transportation Analysis Zone (TAZ) containing the Project site.
Trip reduction factors for the Project also account for the presence of “pass-by” trips. As some motorists pass by the Project, the specific convenient facilities provided by the Project (or other factors) produce a stop at the site. Such activity is considered to be an interim stop along a trip which existed irrespective of the development of the Project and, therefore, vehicles making these stops are not considered to be newly generated Project-related traffic. Pass-by trip data for various land use types have been collected and are provided in the ITE Trip Generation Manual. In line with these guidelines, pass-by trip reductions were applied to the Project’s proposed commercial retail, supermarket, restaurant, and café uses. Average passby rates were applied to the restaurant and retail components based on the lowest pass-by trip percentages presented by ITE for the corresponding land use types. Further adjustments were applied to the pass-by trip percentages for land uses with limited data to ensure a conservative analysis.
Based on the trip generation rates and aforementioned trip reduction factors, projections of the amount of vehicle, transit, and walk/bicycle traffic to be generated by the Project were derived. Table 4 summarizes the weekday trip generation for the Project. As shown in Table 4, once completed and occupied, the Project is anticipated to generate a total of 1,040 net vehicle trips per weekday, with 113 net vehicle trips during the AM peak hour and 65 net vehicle trips during the PM peak hour. These peak-hour trips were distributed through the three study intersections to analyze the Project’s effects. 8 Table 4: Project Weekday Trip Generation Summary
In Out Total In Out Total
Trip Generation Rates
Multifamily Housing (Mid-Rise)/Vehicle 221 1 du 4.54 23% 77% 0.37 61% 39% 0.39 Strip Retail Plaza (<40k)/Vehicle 822 1 ksf 54.45 60% 40% 2.36 50% 50% 6.59 Supermarket/Vehicle 850 1 ksf 93.84 59% 41% 2.86 50% 50% 8.95 High-Turnover (Sit-Down) Restaurant/Vehicle 932 1 ksf 107.20 55% 45% 9.57 61% 39% 9.05 Coffee/Donut Shop without Drive-Through Window/Vehicle3 936 1 ksf 535.71 51% 49% 93.08 50% 50% 32.29 Trip Generation Summary
In Out Total In Out Total
PROPOSED USES
Residential
Multifamily Housing (Mid-Rise) Baseline Vehicle Trips 105 du 477 9 30 39 25 16 41 Residential Person Trips4 757 14 48 62 40 25 65
Residential Internal Person Trips5 286 1 10 11 24 13 37 Residential External Person Trips5 471 13 38 51 16 12 28 Residential External Trips by Vehicle (includes pass-by trips)5 215 6 17 23 7 6 13 Residential External Trips by Transit5 48 1 4 5 2 1 3
Residential External Trips by Walk/Bicycle5 83 2 7 9 3 2 5 Residential External Trips by Vehicle (with pass-by trip adjustment)6 215 6 17 23 7 6 13 Restaurant
High-Turnover (Sit-Down) Restaurant Baseline Vehicle Trips 2.888 ksf 310 15 13 28 16 10 26 Café Baseline Vehicle Trips 1.344 ksf 720 64 61 125 22 21 43 Eatery/High-Turnover (Sit-Down) Rest. Baseline Vehicle Trips 3.687 ksf 395 19 16 35 20 13 33 Restaurant Total Baseline Vehicle Trips 7.919 ksf 1,425 98 90 188 58 44 102 Restaurant Total Person Trips4 2,265 156 143 299 92 70 162 Restaurant Total Internal Person Trips5 388 13 3 16 28 35 63 Restaurant Total External Person Trips5 1,877 143 140 283 64 35 99 Restaurant External Trips by Vehicle (includes pass-by trips)5 840 64 63 127 28 16 44 Restaurant External Trips by Transit5 206 16 15 31 7 4 11 Restaurant External Trips by Walk/Bicycle5 339 26 25 51 12 6 18 Restaurant External Trips by Vehicle (with pass-by trip adjustment)7 477 36 36 72 16 9 25 Retail
Retail Baseline Vehicle Trips 1.450 ksf 79 21355 10
Grocery Market Baseline Vehicle Trips 10.045 ksf 943 17 12 29 45 45 90 Retail Total Baseline Vehicle Trips 11.495 ksf 1,022 19 13 32 50 50 100 Retail Total Person Trips4 1,618 30 21 51 79 79 158
Retail Total Internal Person Trips5 643 2 3 5 37 41 78
Retail Total External Person Trips5 976 28 18 46 42 38 80 Retail External Trips by Vehicle (includes pass-by trips)5 434 13 8 21 18 17 35 Retail External Trips by Transit5 108 3 2 5 5 4 9
Retail External Trips by Walk/Bicycle5 178 5 3 8 8 7 15 Retail External Trips by Vehicle (with pass-by trip adjustment)8 348 11 7 18 14 13 27 Proposed Project Total External Trips by Vehicle (incl. Pass-By Trips) 1,489 83 88 171 53 39 92 Proposed Project Total External Project Trips by Vehicle 1,040 53 60 113 37 28 65 Notes:
1) ITE Trip Generation Manual (11th Edition, 2021) trip generation rates and directional distributions applied for Land Use Codes 221 (Multifamily [Mid-Rise]), 822 (Strip Retail Plaza [40k]), 850 (Supermarket), 932 (High-Turnover [Sit-Down] Restaurant), and 936 (Coffee/Donut Shop without Drive-Through Window) to develop baseline vehicle trips for each proposed and existing land use. The "General Urban/Suburban" setting and, for Land Use Code 221, the "Not Close to Rail Transit" land use subcategory were used given that the majority of these land use codes have a limited number of studies in the daily and peak-hour period datasets for the "Dense Multi-Use Urban" setting and "Close to Rail Transit" land use subcategory. Transit and walk/bicycle adjustments were, therefore, applied to the baseline vehicle trip calculations, as the availability of these modes is not accounted for in the "General Urban/Suburban" setting and "Not Close to Rail Transit" land use subcategory rates.
ITE Trip Generation Handbook (3rd Edition, 2017) recommended methodology for estimating the trip generation of a mixed-use development utilized for the Project. The ITE methodology follows the recommended procedures from the National Cooperative Highway Research Program (NCHRP) Report 684: Enhancing Internal Trip Capture Estimation for Mixed-Use Developments (Transportation Research Board, 2011). The NCHRP 684 Internal Trip Capture Estimation tool spreadsheet provided on the ITE website was used, with worksheets attached on the following pages for the Project. 2) du = Dwelling Units; ksf = Thousands of Square Feet of Gross Leasable Floor Area or Gross Floor Area. 3) Daily trip generation rate not provided for Land Use Code 936 (Coffee/Donut Shop without Drive-Through Window). Daily trip rate estimated by developing a Daily-to-(AM+PM) peak hour) factor based on Land Use Code 937 (Coffee/Donut Shop with Drive-Through Window) and applying this factor to the café's combined (AM+PM) peak-hour trip rate. 4) See Table 7-A: Conversion of Vehicle-Trip Ends to Person-Trip Ends and Table 7-P: Conversion of Vehicle-Trip Ends to Person-Trip Ends from the NCHRP 684 Internal Trip Capture Estimation Tool for the Project.
5) See Table 9-A (D): Internal and External Trips Summary (Entering Trips), Table 9-A (O): Internal and External Trips Summary (Exiting Trips), Table 9-P (D): Internal and External Trips Summary (Entering Trips), and Table 9-P (O): Internal and External Trips Summary (Exiting Trips) from the NCHRP 684 Internal Trip Capture Estimation Tool for the Project. 6) No pass-by trips assumed for proposed residential land use component. 7) Per the 2021 Pass-By Tables from the ITE Trip Generation Manual (11th Edition, 2021), Land Use Code 932 (High-Turnover [Sit-Down] Restaurant) had an average pass-by trip percentage of 43 percent during the weekday PM peak period. Per the 2021 Pass-By Tables, Land Use Code 938 (Coffee/Donut Shop with Drive-Through Window and No Indoor Seating) had an average pass-by trip percentage of 94 percent during the weekday AM and PM peak periods. No pass-by trip percentage data is provided specifically for Land Use Code 936, so Land Use Code 938 serves as the most similar proxy. As the majority of restaurant PM peak-hour trips are generated by the proposed high-turnover restaurant uses, a pass-by trip percentage of 43 percent was conservatively assumed for the total restaurant external trips by vehicle during the PM peak hour. Although the majority of restaurant AM peak-hour trips are generated by the café use, the same pass-by trip percentage of 43 percent was assumed for the total restaurant external trips by vehicle during the AM peak hour to provide a more conservative analysis framework. 8) Per the 2021 Pass-By Tables, Land Use Code 821 (Shopping Plaza [40- 150k]) had an average pass-by trip percentage of 40 percent during the weekday PM peak period. No pass-by trip percentage data is provided specifically for Land Use Code 822, so Land Use Code 821 serves as the most similar proxy. Per the 2021 Pass-By Tables, Land Use Code 850 (Supermarket) had an average pass-by trip percentage of 24 percent during the weekday PM peak period. Given that the proposed grocery market generates the majority of PM peak-hour trips, a pass-by trip percentage of 24 percent was conservatively estimated for the total retail external trips by vehicle during the PM peak hour. Half of this pass-by trip percentage (12 percent) was assumed for the total retail external trips by vehicle during the AM peak hour to provide a more conservative analysis framework. 9) The ITE Trip Generation Handbook provides no guidance for estimating daily trips for mixed-use developments. Therefore, daily trips for each land use's subcategory (person trips, internal person trips, external person trips, external trips by mode) were estimated by developing a Daily-to-(AM+PM peak hour) factor based on the land use's baseline vehicle trips and applying this factor to each subcategory's combined (AM+PM) peak-hour trips.
Land Use/Trip Type
ITE
Code Intensity2
Average
Weekday
AM Peak Hour
Description Size
Average
Weekday9
AM Peak Hour PM Peak Hour
PM Peak Hour
9 Trip Distribution and Assignment
Estimation of the directional distribution of Project trips was the next step in the analytical process. The primary factors affecting the trip distribution patterns are the nature of the Project uses, existing traffic patterns, characteristics of the surrounding roadway system, geographic location of the Project site and its proximity to freeways and major travel routes, employment centers to which residents would likely be drawn, residential areas from which employees would likely be drawn, and the various regions generating visitors and patrons. Based on these factors, the overall Project directional trip distributions were determined and are summarized in Table 5 for the Project’s residential and commercial components.
Table 5: Project Directional Trip Distribution Percentages Residential Commercial
Direction Percentage Percentage
North 18% 23%
South 41% 37%
East 14% 13%
West 27% 27%
The general distribution percentages shown in Table 5 were then disaggregated and assigned to specific routes and intersections within the study area that are expected to be used for Project access/egress. The estimated Project trip assignment percentages for the proposed Project uses at the study intersections were reviewed and approved by the City STE as part of the scoping document prepared for the CEQA TIA and LTA (see Attachment A). The Project’s trip distribution percentages at the study intersections are presented in Figures 4(a) and 4(b) for the residential and commercial components, respectively.
Applying these inbound and outbound percentages to the Project trip generation estimates previously shown in Table 4, the net Project traffic volumes at the three study intersections were determined for the weekday AM and PM peak hours. The net Project weekday AM and PM peak-hour traffic volumes were calculated and are depicted in Figures 5(a) and 5(b), respectively.
EXISTING (2022) AND EXISTING (2022) PLUS PROJECT CONDITIONS The analysis of traffic conditions at the study intersections for existing year (2022) was performed using the methodology described previously. The Existing (2022) intersection traffic volumes for the weekday AM and PM peak hours were shown previously in Figures 3(a) and 3(b), respectively. These estimates are the "benchmark" volumes used in determining Project contributions to delay conditions on the existing street system.
The Existing (2022) Plus Project traffic volumes were determined by superimposing the net Project traffic volumes onto the Existing (2022) traffic volumes. The Existing (2022) Plus Project traffic volumes at the study intersections are shown in Figures 6(a) and 6(b) for the weekday AM and PM peak hours, respectively.
These volumes were used to create a Synchro traffic model for the “Existing Plus Project” scenario to determine changes to vehicle delay and LOS conditions directly attributable to the Project using the previously described methodology. The Synchro delay and LOS calculation worksheets are included in Attachment E.
Table 6 presents the results of the delay-based quantitative analysis of Existing (2022) and Existing (2022) Plus Project conditions. As shown, under Existing (2022) conditions, the study intersections of La Cienega 10 Boulevard & San Vicente Boulevard and La Cienega Boulevard & Wilshire Boulevard currently operate at LOS C or during the weekday AM and PM peak hours. The intersection of La Cienega Boulevard & Olympic Boulevard operates at LOS D during both weekday peak hours. Following the addition of net Project traffic volumes, there would be slight degradation in traffic operations at the study intersections. However, all intersections would continue to operate at the same LOS as under existing conditions. Increases in average motorist delays would be minor, ranging from 0.0 to 0.7 seconds depending on the intersection and peak hour. The increases in delay fall below the thresholds established by the City for intersections operating at LOS D. Therefore, the Project is not expected to substantially increase delays at the study intersections and the intersections would not require improvements under existing (2022) conditions.
Table 6: Existing (2022) Traffic Conditions
Intersection Delay Summary
FUTURE (2025) WITHOUT AND WITH PROJECT CONDITIONS
There are several other projects either under construction or planned for development in the surrounding area that may contribute future traffic volumes to the study intersections. For this reason, the analysis of future traffic conditions was expanded to include potential traffic volume increases expected to be generated by these other projects. In order to evaluate future traffic conditions in the Project area, an analysis of Existing (2022) traffic volumes was first conducted, as described previously. For the analysis of future conditions, an ambient traffic growth factor of 1.0 percent per year, compounded annually, was applied to these existing volumes at the three study intersections to develop future year (2025) baseline traffic volumes.
The inclusion of the annual growth factor generally accounts for area-wide traffic volume increases. To ensure a conservative estimate of cumulative traffic conditions, the traffic volumes generated by “related projects” in the study area were also added to the future baseline traffic volumes. The total future volumes, including those due to related projects, formed the basis for the Future (2025) Without Project condition.
Finally, the traffic expected to be generated by the Project was analyzed as an incremental addition to the Future (2025) Without Project condition, resulting in the Future (2025) With Project condition.
Ambient Traffic Growth
Based on an analysis of traffic growth projections in the City of Beverly Hills, an ambient traffic growth factor of 1.0 percent per year was selected in coordination with the City STE for the development of future traffic growth. This growth factor was used to account for increases in traffic volumes due to potential development projects not yet proposed or outside the study area. Compounded annually, the ambient Peak
No. Intersection Hour Delay1 LOS2 Delay1 LOS2 Change3
1 La Cienega Boulevard & AM 32.3 C 32.4 C 0.1
San Vicente Boulevard PM 32.2 C 32.2 C 0.0
2 La Cienega Boulevard & AM 27.2 C 27.9 C 0.7
Wilshire Boulevard PM 27.1 C 27.3 C 0.2
3 La Cienega Boulevard & AM 36.1 D 36.5 D 0.4
Olympic Boulevard PM 48.5 D 48.6 D 0.1
Note:
1 Delay in seconds; 2 LOS = Level of Service; 3 Change in delay reported in seconds.
Existing Plus Project
11 traffic growth factor was applied to the Existing (2022) traffic volumes to develop the estimated baseline volumes for the future study year of 2025.
Related Projects
In addition to the use of the ambient growth rate, listings of potential projects located in the surrounding area (“related projects”) that might be developed or under construction within the study time frame were obtained from the City of Beverly Hills, the City of West Hollywood, and the Los Angeles Department of Transportation (LADOT). Recently published transportation impact studies/transportation assessments and environmental reports for development projects in the area were also reviewed. Per guidance from the City STE, the related projects were included from these sources that are within an approximate 1.0-mile radius of the Project site. Refinement of the information resulted in a total of 35 related projects in the surrounding area that could add traffic to the study intersections.
The locations of the related projects are shown in Figure 7, Related Project Location Map. The related project locations, descriptions, and trip generation estimates are summarized in Table 7. The number of trips expected to be generated by the related projects were obtained from information provided by public agencies and environmental reports, to the extent available. For related projects with incomplete trip generation and/or peak-hour directional (inbound/outbound) distribution information, estimates were determined by applying the appropriate trip generation rates and/or directional splits from the ITE Trip Generation Manual.
For the analysis of Future (2025) Without Project traffic conditions, each related project’s generated trips were distributed and assigned to the study area circulation system, using methodologies similar to those previously described for the Project trip distribution and assignment. Summing the individual related project traffic volume assignments, the total related project traffic volumes at the study intersections were calculated and are shown in Figures 8(a) and 8(b) for the weekday AM and PM peak hours, respectively.
Highway System Improvements
In order to analyze properly future traffic conditions, an investigation was conducted regarding relevant future transportation improvements to the roadway system infrastructure in the Project study area. No traffic improvements were identified as scheduled for implementation that would affect use of the existing street system.
Analysis of Future (2025) Traffic Conditions, Without and With Project The analysis of future traffic conditions at the study intersections was performed using the analysis procedures described previously in this report. Future (2025) baseline traffic volumes for the Without Project condition were determined by superimposing area-wide ambient traffic growth and the total related projects traffic volumes onto Existing (2022) traffic volumes. The Future (2025) Without Project traffic volumes are illustrated in Figures 9(a) and 9(b) for the weekday AM and PM peak hours, respectively.
Net Project traffic volumes [Figures 5(a) and 5(b)], determined earlier, were then added to the Future (2025) Without Project traffic volumes to develop the Future (2025) With Project traffic volumes. The Future (2025) With Project weekday AM and PM peak-hour traffic volumes are shown in Figures 10(a) and 10(b), respectively. The Future (2025) Without and With Project traffic volumes were incorporated into the Synchro model to determine the future delay and LOS conditions at the study intersections during the Project buildout year, and the Synchro worksheets are included in Attachment E. 12 Table 7: Related Project Locations, Descriptions, and Trip Generation Estimates
IN OUT TOTAL IN OUT TOTAL
1. 1050 S La Cienega Boulevard1 1050 La Cienega Boulevard Project 2,110 53 71 124 78 59 137 du Residential (High-Rise) 262 du Affordable Housing 29 sf Restaurant 7,500
2. 6527 W Wilshire Boulevard1 du Apartments 77 430 (1) 20 19 25 0 25 sf Restaurant 4,000 sf Commercial 4,000
3. 6132 W Pico Boulevard2 du Apartment 125 500 12 28 40 26 20 46 sf Retail 6,907
4. 8052 W Beverly Boulevard1 Unified Elder Care Facility/Mixed-Use 725 19 26 45 21 49 70 5,000 sf Synagogue
102 du Apartment
15,000 sf Medical Office
1,000 sf Retail
5. 333 La Cienega Boulevard1 333 La Cienega Boulevard Project 2,020 21 36 57 35 71 114 du Apartment 145 sf Supermarket 27,685 sf Restaurant 3,370 sf Retail to be Removed (47,676)
6. 8000 W Beverly Boulevard1 8000 Beverly Mixed-Use Project 774 21 36 57 42 17 59 du Apartment 48 sf Retail 7,400
7. 488 S San Vicente Boulevard1 53 du Apartment 281 1 20 21 18 9 27 6,585 sf Retail
8. 8001 W Beverly Boulevard1 Edin Park 3,248 142 118 260 157 106 263 sf High-Turnover Restaurant 24,725 sf Office 11,260
9. 8000 W 3rd Street1 Third Street Mixed-Use 428 9 17 26 23 13 36 du Affordable Housing 50 sf Commercial 7,252
10. 333 S San Vicente Boulevard1 Mt Lebanon Mixed-Use 650 11 32 43 32 21 53 du Apartments 153 sf Church 31,342
11. 431 N La Cienega Boulevard1 du Apartment 72 (409) (9) 10 1 (12) (22) (34)
12. 6055 W Pico Boulevard1 125 du Apartments 313 (2) 24 22 16 4 20 4140 sf Retail
13. 316 N La Cienega Boulevard1 du Apartment 56 331 5 7 22 16 12 28 du Affordable Housing 5 sf Retail 4,096
14. 800 S Fairfax Avenue1 du Apartment 209 775 27 46 73 48 31 79 sf Restaurant 2,653
CITY OF LOS ANGELES
NO. ADDRESS/LOCATION SIZE PROJECT DESCRIPTION DAILY
AM PEAK HOUR PM PEAK HOUR
13 Table 7: Related Project Locations, Descriptions, and Trip Generation Estimates (continued)
IN OUT TOTAL IN OUT TOTAL
15. 6052 W Olympic Boulevard1 Olympic + Fairfax Mixed-Use (55) (14) 12 (2) 3 3 6 du Apartment 108 du Affordable Housing 12 sf Retail 3,152
16. 656 S San Vicente Avenue1 sf Medical Office 140,305 3,552 234 70 304 113 269 382 sf Retail 5,000
17. 1434 S Robertson Boulevard3 Pico-Robertson Hotel 1,087 35 28 63 41 39 80 rm Hotel 136
18. 6075 W Pico Boulevard1 rm Hotel 110 1,367 15 27 42 43 27 70 du Apartment 45 sf Restaurant 3,800 sf Retail 2,500
19. 7951 W Beverly Boulevard4 du Apartment 51 292 7 15 22 14 13 27 du Affordable Housing 6 sf Retail 6,479
20. 300 S Fairfax Avenue5 3rd & Fairfax Mixed-Use 1,609 49 93 142 66 21 87 du Apartments 331 sf Retail 83,994
21. 6435 W Wilshire Boulevard1 The Stanley Residential Project 150 (9) 12 3 5 2 7 du Residential 68
22. 6000 San Vicente Boulevard6 Docs Surgical Hospital 264 14 8 22 8 16 24 sf Hospital 48,282
IN OUT TOTAL IN OUT TOTAL
1. 154-168 N. La Peer Drive7 16 du Condominiums 93 5 2 7 6 2 8
2. 9212 Olympic Boulevard7 Etco Homes 1,068 68 47 115 45 51 96 13,344 sf Office
1,000 sf Fast-Food Restaurant
sf Specialty Retail Cente 4,700 r
3. 8633 Wilshire Boulevard7 25,565 sf General Office 380 32 6 38 8 32 40
4. 9000 Wilshire Boulevard7 31,702 sf Office 105 13 2 15 3 12 155. 9111 Wilshire Boulevard7 Gibraltar Square 193 (101) 19 (82) 26 (91) (65) 154 rm Hotel
(112,400) sf General Office to be Removed
6. 9145 Wilshire Boulevard7 8,269 sf Church 58 3 3 6 5 3 8
7. 9200 Wilshire Boulevard7 53 du Multi-Family Residential 2,172 28 36 64 106 86 192 8,400 sf Shopping Center
5,600 sf Quality Restaurant
8. 149-159 S. Maple Dr. & 9225 Charleville Blvd.7 29 du Multi-Family Residential 158 3 7 10 7 5 12 (13) du Multi-Family Residential
CITY OF LOS ANGELES
NO. ADDRESS/LOCATION SIZE
CITY OF BEVERLY HILLS
PROJECT DESCRIPTION DAILY
AM PEAK HOUR PM PEAK HOUR
NO. ADDRESS/LOCATION SIZE PROJECT DESCRIPTION DAILY
AM PEAK HOUR PM PEAK HOUR
14 Table 7: Related Project Locations, Descriptions, and Trip Generation Estimates (continued)
IN OUT TOTAL IN OUT TOTAL
1. 8713 Beverly Boulevard8 8713 Beverly Boulevard Mixed-Use Project 303 9 15 24 22 20 42 30 du Apartment
3,416 sf Office5,475 sf Retail
500 sf Gallery
(3,272) sf Nightclub to be Removed
2. 8816 Beverly Boulevard9 128 rm Hotel 2,228 48 43 91 118 78 196 7 du Condominium
5,535 sf Retail7,070 sf Restaurant/Bar
1,819 sf Outdoor Dining
28 du Apartment
3. 511 N Flores Street10 10 du Condominium 45 1 3 4 2 2 4
4. 8763 Rosewood Avenue11 4,920 sf Retail 268 7 5 12 16 16 32
5. 8804 Rosewood Avenue12 3,740 sf Medical Office 135 9 3 12 5 10 15 Notes:
du = Dwelling Units; sf = Square Feet.
1 Net trip generation and peak-hour directional distribution provided by the LADOT related projects database.2 Transportation Assessment Memorandum of Understanding for the 6116 Pico Blvd Mixed Use Project (KOA Corporation, August 2022).3 Trip generation and peak-hour trip directional distribution of trips based on ITE Land Use Code 310 (Hotel).4 Trip generation and peak-hour trip directional distribution of trips based on ITE Land Use Codes 221 (Multifamily Housing [Mid-Rise]) and 822 (Strip Retail Plaza [<40k]) and LADOT Affordable Housing trip generation rates, with conservative internal capture, transit, and pass-by adjustments. 5 Traffic Impact Study for the 6300 W. 3rd Street Mixed-Use Project (Linscott, Law & Greenspan, July 2019).6 Transportation Study for 6000 West San Vicente Boulevard Hospital Project (Gibson Transportation Consulting, November 2020).7 Net trip generation and peak-hour directional distribution provided by the City of Beverly Hills.8 Transportation Study for the 8713 Beverly Boulevard Mixed-Use Project (Fehr & Peers, January 2016).9 Trip generation and peak-hour directional distribution of trips based on ITE Land Use Codes 221 (Multifamily Housing [Mid-Rise]), 310 (Hotel), 822 (Strip Retail Plaza [<40k]), and 931 (Quality Restaurant).
AM peak-hour directional distribution for ITE Land Use Code 932 (High-Turnover Restaurant) used for restaurant components. 10 Trip generation and peak-hour trip directional distribution of trips based on ITE Land Use Code 221 (Multifamily Housing [Mid-Rise]).11 Trip generation and peak-hour trip directional distribution of trips based on ITE Land Use Code 822 (Strip Retail Plaza [<40k]).12 Trip generation and peak-hour trip directional distribution of trips based on ITE Land Use Code 720 (Medical Office).
AM PEAK HOUR PM PEAK HOUR
CITY OF WEST HOLLYWOOD
NO. ADDRESS/LOCATION SIZE PROJECT DESCRIPTION DAILY
15 The results of the delay-based quantitative analysis of future traffic conditions at the study intersections are summarized in Table 8. Under Future (2025) traffic conditions, overall intersection operations are expected to deteriorate slightly due to the addition of ambient and related project traffic volume growth. Under Future (2025) Without Project conditions, all intersections are expected to operate at the same LOS as under existing conditions, except for the intersection of La Cienega Boulevard & Olympic Boulevard which is expected to degrade to LOS E during the weekday PM peak hour. Following the addition of Project traffic, all intersections would experience slight increases in delay, but would continue to operate at the same LOS as under the Future (2025) Without Project conditions. As increases in average motorist delays at the study intersections would be relatively small (0.0 to 1.1 seconds), the Project is not expected to substantially or adversely increase delays at any of the study intersections. The increases in delay at the study intersections fall below the thresholds established by the City for identifying potential adverse conditions at locations operating at LOS D or worse. Thus, no improvements are required at the study intersection under future (2025) conditions.
Table 8: Future (2025) Traffic Conditions
Intersection Delay Summary
COMPLIANCE WITH ACTIVE TRANSPORTATION PLANS AND POLICIES In April 2021, the City adopted a City-wide Complete Streets Plan. This document outlines the upgrades and improvements proposed for the pedestrian, bicycle, and vehicular facilities within the City. As such, a review of this document was conducted to ensure that the Project would not interfere with the City’s goals for improving active transportation. As part of the Complete Streets Plan, La Cienega Boulevard has been identified as a proposed pedestrian corridor. Pedestrian enhancements may include upgraded sidewalks/curb ramps, curb extensions, and streetscape improvements along this roadway. La Cienega Boulevard has also been designated for transit enhancements. These improvements may include the installation of transit islands, the implementation of flexible curb zones, and striping changes to limit bus/bicycle conflicts. While specific improvements to these roadways have not yet been planned, the Project will not preclude the installation of any of these measures and will work with the City to ensure attainment of its active transportation goals.
MITIGATION MEASURES AND CORRECTIVE ACTIONS
As indicated in the preceding CEQA TIA, the Project is expected to have a less-than-significant VMT impact based on its proximity to high-quality transit. Therefore, no mitigation measures are required to reduce the VMT impact of the Project. In addition, based on the results of the LTA, the Project is not expected to adversely impact any study intersections under existing (2022) or future (2025) traffic conditions. Thus, the Peak
No. Intersection Hour Delay1 LOS2 Delay1 LOS2 Change3
1 La Cienega Boulevard & AM 33.4 C 33.6 C 0.2
San Vicente Boulevard PM 33.5 C 33.5 C 0.0
2 La Cienega Boulevard & AM 28.4 C 29.2 C 0.8
Wilshire Boulevard PM 30.2 C 30.5 C 0.3
3 La Cienega Boulevard & AM 45.3 D 46.4 D 1.1
Olympic Boulevard PM 58.5 E 58.9 E 0.4
Note:
1 Delay in seconds; 2 LOS = Level of Service; 3 Change in delay reported in seconds.
Without Project With Project
16 roadways and intersections surrounding the Project site are expected to operate at acceptable LOS following Project construction, and no corrective actions are required by the Project.
FIGURES
1 2
3 SITE
PROJECT
ST
SAN VICENTE
BLVD.
3RD LA CIENEGA BLVD.
WILSHIRE
BLVD.
OLYMPIC
BLVD. ROBERTSON BLVD.
BURTON WAY
FIGURE 1 9/26/2022 FN:LaCienega(55 N)BeverlyHills/STUDY-INTS NORTH
STUDY INTERSECTIONS
PROJECT SITE VICINITY AND Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com NORTH
FIGURE 2 9/26/2022 FN:LaCienega(55 N)BeverlyHills/SITE-PLAN NORTH
CONCEPTUAL PROJECT SITE PLAN Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com 64237 705 169 773 44 1029
517
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 242 139
158
861
145
1103
81 1040
32 123
427
139 1086 117280
71 1597
72 77
654
76 73 1351 164
FIGURE 3(a)
9/28/2022
LaCienega(55 N)BeverlyHills\AM2022
NORTH
WEEKDAY AM PEAK HOUR
EXISTING (2022) TRAFFIC VOLUMES Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com 99256 692 102 1218 125 1013
1571
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 186 86
199 1277
232
641
118
587
57 116
846
254 89 1072 164
115
910
42 133
1677
132 110 1094 146
FIGURE 3(b)
9/28/2022
LaCienega(55 N)BeverlyHills\PM2022
NORTH
WEEKDAY PM PEAK HOUR
EXISTING (2022) TRAFFIC VOLUMES Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com 3% 10%
14%41% (14%)
(41%)
(27%)
27%
3% 32% (6%) (32%) (3%)
6%
(2%)
(22%)
(3%) 3%
22%
6%
(8%)
(6%) 14%
4% ROBERTSON
PROJECT
SITE BLVD.
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
3RD
BURTON WY.
SAN VICENTE
BLVD.
ST.
8% 2% (4%) (14%) (1%) (10%) (3%)
1%
FIGURE 4(a)
9/26/2022 FN: LaCienega(55 N)BeverlyHills\PROJ-DIST-RES-LODGE NORTH
TRIP DISTRIBUTION PERCENTAGES
PROJECT RESIDENTIAL COMPONENT Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com - INBOUND PERCENTAGES
(XX%) - OUTBOUND PERCENTAGES
XX%
6% 10%
13%37% (13%)
(37%)
(27%)
27%
4% 25% (8%) (25%) (4%)
8%
(2%)
(20%)
(5%) 5%
20%
5%
(8%)
(5%) 18%
5% ROBERTSON
PROJECT
SITE BLVD.
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
3RD
BURTON WY.
SAN VICENTE
BLVD.
ST.
8% 2% (5%) (18%) (2%) (10%) (6%)
2%
FIGURE 4(b)
9/26/2022 FN: LaCienega(55 N)BeverlyHills\PROJ-DIST-COM NORTH
TRIP DISTRIBUTION PERCENTAGES
PROJECT COMMERCIAL COMPONENT Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com - INBOUND PERCENTAGES
(XX%) - OUTBOUND PERCENTAGES
XX%
816 23
4162
9 0
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD.
3 0
3 10
0 0
0 0
7 0
0 14 20
0 0 0
0 2
0 0
4 0140
FIGURE 5(a)
9/28/2022
LaCienega(55 N)BeverlyHills\AM-PROJ
NORTH
WEEKDAY AM PEAK HOUR
NET PROJECT TRAFFIC VOLUMES Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com 4 811
271
6 0
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD.
1 0
2 5
0 0
0 0
5 0
0 10 14
0 0 0
0 1
0 0
3 0100
FIGURE 5(b) 9/28/2022
LaCienega(55 N)BeverlyHills\PM-PROJ
NORTH
NET PROJECT TRAFFIC VOLUMES Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 WEEKDAY PM PEAK HOUR www.koacorp.com 72253 728 173 789 46 1038
517
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 245 139
161
871
145
1103
81 1040
39 123
427
153 1106 117280
71 1597
74 77
654
80 73 1365 164
FIGURE 6(a)
9/28/2022
LaCienega(55 N)BeverlyHills\AM2022WP
NORTH
PLUS PROJECT
EXISTING (2022) TRAFFIC VOLUMES
Culver City, California 90230
300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com WEEKDAY AM PEAK HOUR 103264 703 104 1225 126 1019
1571
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 187 86
201 1282
232
641
118
587
62 116
846
264 89 1086 164
115
910
43 133
1677
135 110 1104 146
FIGURE 6(b)
9/28/2022
LaCienega(55 N)BeverlyHills\PM2022WP
NORTH
PLUS PROJECT
EXISTING (2022) TRAFFIC VOLUMES
Culver City, California 90230
300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com WEEKDAY PM PEAK HOUR 13 14
19 12
9 1
2 5
6 17
4 LA CIENEGA
OLYMPIC
PICO
WILSHIRE
BURTON
SAN VICENTE
PACKARD
3RD
BEVERLY
BLVD.
BLVD.
BLVD.
BLVD.
BLVD. BLVD.
ST.
BLVD.
ROBERTSON
FAIRFAX
CRESCENT HEIGHTS
HAUSER BLVD. BLVD. DOHENY DR. BEVERWIL AVE.
ST.
1 4
2 1
6 2
7 11
WHITWORTH
DR.
WAY
3 4
5 16
3 WAY
3 5
20 10
8 15
18 21
22 7
8 PROJECT
SITE
FIGURE 7 9/26/2022 FN: LaCienega(55 N)BeverlyHills\RELPROJS RELATED PROJECT LOCATION MAP Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com NORTH
XX
XX
XX LOS ANGELES PROJECT
BEVERLY HILLS PROJECT
WEST HOLLYWOOD PROJECT
12 541 2555
1 58
28 PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 10 25
10 41
7 22
33 56
13 7
53 9 8232-2
1 25
0 0
21 63
1499
FIGURE 8(a)
9/28/2022
LaCienega(55 N)BeverlyHills\AM-REL-PROJ
NORTH
TOTAL RELATED PROJECT TRAFFIC VOLUMES Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 WEEKDAY AM PEAK HOUR www.koacorp.com 1423 43 7371
0 78
31 PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 29 42
15 42
21 55
97 85
17 4
69 10 4717 57
2 19
0 8
23 37
1834
FIGURE 8(b)
9/28/2022
LaCienega(55 N)BeverlyHills\PM-REL-PROJ
NORTH
TOTAL RELATED PROJECT TRAFFIC VOLUMES Culver City, California 90230 300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 WEEKDAY PM PEAK HOUR www.koacorp.com 78249 767 199 851 46 1118
561
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 259 168
173
928 156
1158
116
1128
46 134
493
152 1151 203286
74 1670
74 79
695
141 76 1441 178
FIGURE 9(a)
9/28/2022
LaCienega(55 N)BeverlyHills\AM2025WO
NORTH
WITHOUT PROJECT
FUTURE (2025) TRAFFIC VOLUMES
Culver City, California 90230
300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com WEEKDAY AM PEAK HOUR 116287 756 178 1326 129 1122
1650
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 221 131
220 1358
260
715
219
690
76 124
941
272 1161 139186
120
957
43 145
1751
173 114 1210 154
FIGURE 9(b)
9/28/2022
LaCienega(55 N)BeverlyHills\PM2025WO
NORTH
WITHOUT PROJECT
FUTURE (2025) TRAFFIC VOLUMES
Culver City, California 90230
300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com WEEKDAY PM PEAK HOUR 86265 790 203 867 48 1127
561
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 262 168
176
938 156
1158
116
1128
53 134
493
166 1171 203286
74 1670
76 79
695
145 76 1455 178
FIGURE 10(a)
9/28/2022
LaCienega(55 N)BeverlyHills\AM2025WP
NORTH
WITH PROJECT
FUTURE (2025) TRAFFIC VOLUMES
Culver City, California 90230
300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com WEEKDAY AM PEAK HOUR 120295 767 180 1333 130 1128
1650
PROJECT
SITE
WILSHIRE
BLVD. LA CIENEGA BLVD.
OLYMPIC
BLVD.
BURTON WY.
SAN VICENTE
BLVD. 222 131
222 1363
260
715
219
690
81 124
941
282 1175 139186
120
957
44 145
1751
176 114 1220 154
FIGURE 10(b)
9/28/2022
LaCienega(55 N)BeverlyHills\PM2025WP
NORTH
WITH PROJECT
FUTURE (2025) TRAFFIC VOLUMES
Culver City, California 90230
300 Corporate Pointe, Suite 470 PH (310) 473 6508 F (310) 444 9771 www.koacorp.com WEEKDAY PM PEAK HOUR
ATTACHMENT A
CITY OF BEVERLY HILLS CEQA TRANSPORTATION IMPACT ANALYSIS AND LOCAL
TRANSPORTATION ASSESSMENT
SCOPE OF WORK
300 Corporate Pointe, Suite 470, Culver City, CA 90230
T: (310) 473-6508 | www.koacorp.com
MONTEREY PARK ORANGE ONTARIO SAN DIEGO LA QUINTA CULVER CITY 55 N. LA CIENEGA BOULEVARD RESIDENTIAL MIXED-USE PROJECT
CITY OF BEVERLY HILLS CEQA TRANSPORTATION IMPACT ANALYSIS AND
LOCAL TRANSPORTATION ASSESSMENT
PROPOSED SCOPE OF WORK
55 N. LA CIENEGA BOULEVARD RESIDENTIAL MIXED-USE PROJECT DESCRIPTION 55 Del Norte, LLC is developing a new residential mixed-use project proposed to be located at 55 N. LA Cienega Boulevard in the City of Beverly Hills (the “City”). The project site is an approximately 38,500 squarefoot rectangular area located on the west side of La Cienega Boulevard, immediately north of Wilshire Boulevard. The residential mixed-use building under consideration would contain 105 multifamily dwelling units (11 reserved for Very Low Income [VLI] households), a 10,045 square-foot grocery market, 1,450 square-feet of retail space, a 3,000 square-foot eatery/restaurant (with 1,687 square feet of open-air dining), a 920 square-foot café (with 242 square feet of open-air dining), and a 2,008 square-foot high-turnover restaurant (with 880 square feet of open-air dining) (the “Project”). All automobile parking would be provided on-site with access/egress via driveways along La Cienega Boulevard.
CEQA TRANSPORTATION IMPACT ANALYSIS
Per the City’s California Environmental Quality Act (CEQA) Transportation Thresholds of Significance, adopted by the City Planning Commission on October 10, 2019, the first step in performing a vehicle miles traveled (VMT) analysis for a development project is to perform a VMT screening analysis. The screening analysis is based on the development project’s size, location, and accessibility to public transportation. The State Office of Planning and Research (OPR) offered guidance on the VMT screening of small development projects, retail land uses with floor areas under 50,000 square feet, and projects located in high-quality transit areas, and this guidance was adopted by the City.
The City has adopted VMT screening categories based on 1) project type and 2) location within a low VMTgenerating area that do not apply to the Project. However, the third screening category is related to development projects located within Transit Priority Areas (TPAs) or High-Quality Transit Areas (HQTAs) as described in the Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). Given its proximity (less than one block) to multiple Los Angeles County Metropolitan Transportation Authority (“Metro”) Rapid bus stops and a future D (Purple) Line subway station, the City considers the Project site and surrounding area to be a TPA. Therefore, the presumption of a less-than-significant VMT impact is valid if the Project has the following characteristics:
Floor Area Ratio (FAR) greater than or equal to 0.75
No more parking for use by residents, customers, or employees than required by the City (unless added parking is being provided for design feasibility, such as completing the floor of a subterranean parking facility, or if additional parking located on-site will serve adjacent uses) Consistent with applicable SCAG RTP/SCS
LTA Proposed Scope of Work – 55 N. La Cienega Boulevard Residential Mixed-Use, Beverly Hills JC28133