Beverly Hills City Council
October 3, 2023

AGENDA REPORT
Meeting Date: October 3, 2023
Item Number:

To: Honorable Mayor & City Council
From: Masa Alkire, AICP, City Planner
Judy Gutierrez, Senior Planner
Subject: AN ORDINANCE OF THE CITY OF BEVERLY HILLS AMENDING BEVERLY HILLS MUNICIPAL CODE §10-3-100 TO REDEFINE AN

ALTERNATIVE PARKING FACILITY AND FINDING THE

AMENDMENT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT
Attachments: 1. Draft Ordinance

2. Planning Commission Resolution No. 2033

3. Planning Commission Staff Report – August 10, 2023

4. Planning Commission Resolution No. 1922

RECOMMENDATION
Pursuant to the Planning Commission’s review and recommendation, staff recommends the City Council move to waive the full reading of the ordinance and introduce and read by title only the ordinance titled “AN ORDINANCE OF THE CITY OF BEVERLY HILLS AMENDING BEVERLY HILLS MUNICIPAL CODE §10-3-100 TO REDEFINE AN

ALTERNATIVE PARKING FACLITY AND FINDING THE AMENDMENT EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT.” This ordinance is the result of a Zone Text Amendment (ZTA) associated with an amended project (2023 Project) at 8633 Wilshire Boulevard. The draft ordinance as recommended by the Planning Commission is included as Attachment 1.

INTRODUCTION
On August 10, 2023, the Planning Commission granted approval for several requests associated with an amended project (2023 Project) located at 8633 Wilshire Boulevard.

These approvals included:

Meeting Date: October 3, 2023

1. A Development Plan Review (DPR) Amendment, to allow for the construction of a new three-story commercial building with rooftop uses.

2. A Minor Accommodation Amendment, to allow improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements.

3. Minor Accommodation to allow a solid wall up to 6’ in height along a property line abutting a residential side property line.

4. A Conditional Use Permit (CUP) to establish an alternative parking facility within a subterranean garage.

In addition to these approvals, the applicant also submitted a request for a Zone Text Amendment (ZTA) to redefine the term “alternative parking facility” (referred to in this report as “APF”). Because the proposed APF would be fully automated, the 2023 Project requires a ZTA as APFs cannot be fully automated based on the existing Beverly Hills Municipal Code definition. The Planning Commission considered the request and adopted Resolution No. 2033 (Attachment 2) recommending that the City Council approve the requested ZTA. The Planning Commission staff report from August 10, 2023, has been included as Attachment 3 to this report, which includes a full description and analysis on the 2023 Project.

The approval of the CUP is contingent upon the ZTA being approved by the City Council. Should the City Council deny the requested ZTA, the applicant would have to modify the 2023 Project or exercise their rights granted under their previously approved entitlements (Resolution No. 1922 – Attachment 4) which included the construction of a four-level subterranean parking garage.

BACKGROUND
On July 23, 2020, the Planning Commission adopted Resolution No.1922 (Attachment 4), which granted the approval of a Development Plan Review to allow the construction of a new three-story commercial building with rooftop uses (2020 Project). In December 2020, the applicant purchased the project site and subsequently submitted a request to amend the previously approved entitlements on June 28, 2022.The main objective of the amendment was to implement a fully automated parking system and reduce the number of subterranean parking levels from four to two, while maintaining the previously approved 74 parking spaces. The full project background is included in the attached August 10, 2023, Planning Commission staff report (Attachment 3).

On August 10, 2023, the Planning Commission reviewed the 2023 Project and draft ordinance. Comments and concerns were raised by members of the public during the hearing revolved around increased traffic congestion that may be caused to the surrounding neighborhood due to parking times. Public correspondence received as part of the Planning Commission’s review is included in the August 10, 2023, Planning Commission staff report. Commissioners raised questions about the safety system, how user friendly the proposed APF is, contingency plans in the event of a power outage or mechanical failure, and potential queuing/staging for vehicle ingress and retrieval. After deliberations, the Commission adopted a resolution conditionally approving a DPR Amendment, Minor Accommodation Amendment, Minor Accommodation, and CUP to Meeting Date: October 3, 2023

allow the construction of the 2023 Project with the following conditions added during the meeting related to the proposed APF:

1. At least one attendant shall be onsite to monitor the alternative parking facility during business hours.

2. A parabolic mirror and light system shall be installed at the garage entry and loading dock entry adjacent to the sidewalk in order to ensure visibility for exiting vehicles and to warn pedestrians of exiting vehicles; no sound shall be utilized for the light system. Such features shall not be placed in or project into the City’s public right-of-way.

DISCUSSION
A full discussion of the proposed APF reviewed and approved by the Planning Commission is included in the attached August 10, 2023, staff report. The Planning Commission report discusses the operation and performance characteristics of the specifically proposed APF system (Volley Automation) as well as the proposed hours of operation.

Requested Code Amendment
The Beverly Hills Municipal Code currently allows for alternative parking facilities as part of a pilot program through the issuance of a Conditional Use Permit. This ZTA would modify the definitions section (BHMC §10-3-100) of Title 10, Chapter 3 of the BHMC to redefine an alternative parking facility and allow for fully automated parking systems.

Currently, the BHMC prohibits an APF from being fully automated and is defined as follows:
• ALTERNATIVE PARKING FACILITY: An off street parking facility in which vehicular storage is accomplished with mechanical parking lifts and/or automobile elevators that are operated by a valet or other driver. An alternative parking facility shall not be a fully automated parking facility that uses mechanical systems to hoist individual vehicles from receiving areas to separate automobile storage areas without a driver.

The applicant has proposed to remove the limitation prohibiting an APF to be fully automated and the new definition would read as follows:
• ALTERNATIVE PARKING FACILITY: An off street parking facility in which vehicular storage is accomplished with mechanical parking lifts, and/or automobile elevators, or a combination thereof, that are operated by a valet or other driver. An alternative parking facility may also be a fully automated parking facility that uses mechanical systems, robotic systems, or a combination thereof, to hoist transport individual vehicles from vehicle receiving areas to separate automobile storage areas without a driver.

Alternative Parking Facility Pilot Program
In 2016, the City Council approved a pilot program for alternative parking facilities that would allow the Planning Commission to approve up to two applications for such facilities through a Conditional Use Permit. In 2021, the BHMC was amended to expand the pilot program and include a total of five applications. The current projects participating in the pilot program, along with the type of APF utilized, are listed below:

Meeting Date: October 3, 2023

Table 3 – Alternative Parking Facility Pilot Program
Spot Address Tenant Status Type
1 400-408 N. Rodeo Drive Chanel Approved
(under construction)
Mechanical Lift
(semi-automated)
2 317 N. Beverly Drive --
Approved
(under construction)
Mechanical Lift
(semi-automated)
3 313-323 N. Rodeo Drive Dior Approved
(in plan check)
Mechanical Lift
(semi-automated)
4 8633 Wilshire Boulevard -- In Review Robotic System
(fully automated)
5 No pending application -- -- --
Given that the Pilot Program encompasses a maximum of five applications, the proposed amendment to redefine an alternative parking facility would presently apply solely to those applications. However, it is likely that only one additional fully automated system would be proposed, as the three previously approved projects were approved for semi-automated systems, two of which are currently under construction. A change to a fully automated system for these projects would require amendments to their entitlements, which would be subject to future review by the Planning Commission.

Considerations
The proposed amendment would enable the use of fully automated parking systems to meet the parking needs of the 2023 Project. Allowing for fully automated parking systems could increase flexibility, safety, and efficiency in managing parking operations.

Implementing the use of robotic systems such as trays and automated guided vehicles (AGVs) would allow for more flexibility as such systems operate independently and would not be limited to fixed infrastructure.

Fully automated parking systems eliminate the need for human drivers within the parking areas and could reduce the risk of accidents. Furthermore, because of the limited human interaction, fully automated parking systems could retrieve vehicles more quickly, resulting in shorter wait times and improved overall parking efficiency and can also lead to minimized congestion. The approval of the proposed amendment would help encourage mobility solutions and reduce the demand for excessive parking infrastructure but would be limited to the Pilot Program participants.

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

Meeting Date: October 3, 2023

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

FISCAL IMPACT
The adoption of the draft ordinance expands an existing pilot program and allows greater flexibility in development and operational standards. Such facilities may help reduce the space required for parking and encourages the development of a variety of parking strategies to maximize City resources and promote new growth within the City’s fully built out commercial districts. Enabling this flexibility may result in greater private sector investment in development projects with alternative parking facilities and allows the City to attract new businesses to the City or allow existing businesses, which have been negatively impacted by the effects of the ongoing pandemic, to grow and expand. This in turn may result in greater tax revenue for the City. Costs to the City for project review and preparation of the zone text amendment were offset by the applicant who paid actual costs. Therefore, the draft ordinance may result in an overall positive fiscal impact.

Masa Alkire, AICP
City Planner
Approved By
Attachment 1
Draft Ordinance
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B0785-0001\2869975v1.doc
ORDINANCE NO. 23-O-_______

AN ORDINANCE OF THE CITY OF BEVERLY HILLS
AMENDING BEVERLY HILLS MUNICIPAL CODE §10-3-100

TO REDEFINE AN ALTERNATIVE PARKING FACILITY AND

FINDING THE AMENDMENT EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.

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

Section 1. On August 10, 2023, the Planning Commission held a duly noticed public hearing after which it adopted Resolution No. 2033, recommending that the City Council amend a section of Title 10 (Planning and Zoning) of the Beverly Hills Municipal Code to amend the definitions of an “alternative parking facility” to allow fully automated parking systems and specifically allow for the use of robotic parking systems. On October 3, 2023, the City Council held a duly noticed public hearing, received public testimony, and thereafter introduced this Ordinance.

Section 2. This Ordinance and the Amendment, in conjunction with the proposed project located at 8633 Wilshire Boulevard (collectively the “Project”) were assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. The Project includes amending previously approved entitlements to allow for the construction of a new threestory commercial building with rooftop uses and an alternative parking facility. The City Council hereby finds that the Project is exempt from CEQA pursuant to Section 15305 (Minor Alterations in Land Use Limitations) of Title 14 of the California Code of Regulations. This exemption is applicable because the Project involves amendments which constitute minor changes to land use -2-
B0785-0001\2869975v1.doc
regulations in areas with an average slope of less than 20%, which do not result in any changes in land use or density.

Section 3. The Amendments are consistent with the objectives, principles, and standards of the General Plan. General Plan Land Use Policy 2.1 “City Places: Neighborhoods, Districts, and Corridors,” General Plan Land Use Policy 2.4 “Architectural and Site Design,” General Plan Land Use Policy 11.2 “Site Planning and Architectural Design,” and General Plan Land Use Policy 12.2 “Building, Parking Structure, and Site Design” strive for a distinctive, highquality aesthetic that complements the surrounding built environment and enhances the City's business district. General Plan Land Use Policy 2.8 “Pedestrian-Active Streets” calls for buildings in business districts be oriented to, and actively engage the street through appropriate design features. General Plan Land Use Policy 15.1 “Economic Vitality and Business Revenue” call for the City to sustain a vigorous economy by supporting businesses that contribute revenue, and highquality services. General Plan Circulation Policy 4.1 “Parking Provisions,” General Plan Circulation Policy 4.9 “Parking Area,” and General Plan Circulation Policy 4.10 “Parking Strategies,” aim to provide adequate parking for all uses, while encouraging measures to reduce parking space and explore alternative modes of travel and parking strategies.

Section 4. The City Council hereby amends §10-3-100 of Article 1 of Chapter 3 of Title 10 of the Beverly Hills Municipal Code by amending the definition of the term “Alternative Parking Facility,” as set forth below, with all other definitions in the section remaining unchanged:
“ALTERNATIVE PARKING FACILITY: An off street parking facility in which vehicular storage is accomplished with mechanical parking lifts and/or automobile elevators that are operated by a valet or other driver. An alternative parking facility may also be a fully -3-
B0785-0001\2869975v1.doc
automated parking facility that uses mechanical and/or robotic systems to hoist individual vehicles from receiving areas to separate automobile storage areas without a driver.” Section 5. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance or the application thereof to any person or place, is for any reason held to be invalid or unconstitutional by the final decision of any court of competent jurisdiction, the remainder of this Ordinance shall be and remain in full force and effect.

Section 6. Publication. The City Clerk shall cause this Ordinance to be published at least once in a newspaper of general circulation published and circulated in the City within fifteen (15) days after its passage in accordance with Section 36933 of the Government Code, shall certify to the adoption of this Ordinance, and shall cause this Ordinance and her certification, together with proof of publication, to be entered in the Book of Ordinances of the Council of this City. //
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B0785-0001\2869975v1.doc
Section 7. Effective Date. This Ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage.

Adopted:

Effective:

JULIAN A. GOLD, M.D.

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

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

LAURENCE S. WIENER
City Attorney

NANCY HUNT-COFFEY
City Manager

RYAN GOHLICH, AICP
Assistant City Manager, Interim Director
of Community Development
Attachment 2
Planning Commission Resolution No.
2033
RESOLUTION NO.

A RESOLUTION OF THE PLANNING

COMMISSION

RECOMMENDING AN ORDINANCE OF THE CITY

OF BEVERLY HILLS AMENDING BEVERLY HILLS
MUNICIPAL CODE §10-3-100 TO REDEFINE AN

ALTERNATIVE PARKING FACILITY AND FINDING

THE AMENDMENT EXEMPT FROM THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT.

WHEREAS, the Planning Commission has considered a proposed Amendment to the City of Beverly Hills Municipal Code regarding the definition of alternative parking facilities, as set forth and attached hereto as Exhibi
WHEREAS, the Planning Commission conducted a duly noticed public hearing on August 10, 2023, at which times it received oral and documentary evidence relative to the proposed Amendment; and
WHEREAS, the Planning Commission finds that the proposed Amendment is required because of the benefit to the public interest, health, safety, morals, peace, comfort, convenience, or general welfare, and that the Amendment is consistent with the general objectives, principles, and standards of the General Plan.

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

Section 1. The Amendment was assessed pursuant to the provisions of the California Environmental Quality Act (Public Resource
2 the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), finds that adoption of the Amendment is exempt from CEQA pursuant to Section 15305 (Class 5, Minor Alterations in Land Use Limitations) of Title 14 of the California Code of Regulations. The Amendment redefines an alternative parking facility and constitutes a minor change to land use regulations in areas with an average slope of less than 20%, which do not result in any changes in land use or density. Therefore, the Planning Commission hereby finds that the Amendment is exempt from CEQA pursuant to CEQA Guidelines Section 15305. Further, the overall project, consisting the zoning Amendment, and amendment of previously Development Plan Review and Minor Accommodation approvals, and a proposed Minor Accommodation permit for a solid wall along a property line abutting a residential side property line, and Conditional Use Permit for the proposed automated parking system, was reviewed in a Class 32 exemption report, further demonstrating that the project as a whole is exempt from CEQA.

Section 2. The Planning Commission does hereby find that the proposed Amendment further the goals and policies set forth in the General Plan for commercial uses located throughout the city. The proposed Amendment enables the use of fully automated parking systems to meet the parking requirements of the Beverly Hills Municipal Code. Allowing the use of fully automated parking systems could maximize parking area utilization and enable higher capacity within a reduced footprint, addressing the growing parking demands in congested areas while minimizing construction impacts on adjacent properties. The advantage of adopting fully automated parking systems instead of traditional automated parking systems is the increased flexibility, safety, and efficiency they offer in managing parking operations. Implementing the use 3 of robotic systems such as trays and automated guided vehicles (AGVs) would allow for more flexibility as such systems operate independently and would not be limited to fixed infrastructure like traditional automated parking systems. Fully automated parking systems eliminate the need for human drivers within the parking areas, and could reduce the risk of accidents. Furthermore, because of the limited human interaction, fully automated parking systems could retrieve vehicles more quickly, resulting in shorter wait times and improved overall parking efficiency and can also lead to minimized congestion. The approval of the proposed amendment will help encourage mobility solutions and reducing the demand for excessive parking infrastructure. Overall, fully automated parking systems enhance the city's overall quality of life by streamlining parking processes, promoting sustainability, improving safety, and creating a more efficient and userfriendly urban environment for residents and visitors of the City of Beverly Hills. For these reasons, the public interest, health, safety, morals, peace, comfort, convenience, and general welfare of the community requires adoption of the Amendments.

Section 3. The Planning Commission does hereby recommend to the City Council the adoption of an ordinance approving and enacting the proposed Amendments substantially as set forth in Exhibit A, which is attached hereto and incorporated herein by reference.
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4 Section 4. The Secretary of the Planning Commission shall certify to the passage, approval, and adoption of this resolution, and shall cause this resolution and his Certification to be entered in the Book of Resolutions of the Planning Commission of the City.

Adopted: August 10, 2023
Gary B. Ross
Chair of the Planning Commission of the
City of Beverly Hills
Attest:

Masa Alkire, AICP
Secretary of the Planning Commission
Approved as to form: Approved as to content:

David M. Snow Masa Alkire, AICP
Assistant City Attorney City Planner

5 EXHIBIT A
[DRAFT] ORDINANCE NO. 23-O-_______

AN ORDINANCE OF THE CITY OF BEVERLY HILLS
AMENDING BEVERLY HILLS MUNICIPAL CODE §10-3-100

TO REDEFINE AN ALTERNATIVE PARKING FACILITY AND

FINDING THE AMENDMENT EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.

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

Section 1. On August 10, 2023, the Planning Commission held a duly noticed public hearing after which it adopted Resolution No. , recommending that the City Council amend a section of Title 10 (Planning and Zoning) of the Beverly Hills Municipal Code to amend the definition of allow fully automated parking systems and specifically allow for the use of robotic parking systems, such as an Automated Guided Vehicle (AGV) system. On _________, the City Council held a duly noticed public hearing, received public testimony, and thereafter introduced this Ordinance.

Section 2. This Ordinance and the Amendment, in conjunction with the proposed project located at 8633 Wilshire Boulevard (collectively the Project ), were assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. The City Council hereby finds that the Project is exempt from CEQA pursuant to Section 15305 (Minor Alterations in Land Use Limitations) of Title 14 of the California Code of Regulations. This exemption is applicable because the Project involves an amendment that constitutes a minor change to land use regulations in areas with an average slope of less than 20%, which do not result in any changes in land use or density. Further, the overall project, consisting the zoning amendment of amendment of previously Development Plan Review and Minor Accommodation approvals, and a proposed Minor Accommodation permit for a solid wall along a property line abutting a residential side property line, and Conditional Use Permit for the proposed automated parking system, was reviewed in a Class 32 exemption report, further demonstrating that the project as a whole is exempt from CEQA. The Amendment is consistent with the objectives, principles, and standards of the General Plan. General Plan Land Use Policy 2.1 City Places:

Neighborhoods, Districts, and Corridors, General Plan Land Use Policy 2.4 Architectural and Site Design, General Plan Land Use Policy 11.2 Site Planning and Architectural Design, and General Plan Land Use Policy 12.2 Building, Parking Structure, and Site for a distinctive, high-quality aesthetic that complements the surrounding built environment and enhances the City's business district. General Plan Land Use Policy 15.1 Economic Vitality and Business Revenue calls for the City to sustain a vigorous economy by supporting businesses that contribute revenue, and high-quality services. General Plan Circulation Policy 4.1 Parking Provisions, General Plan Circulation Policy 4.9 Parking Area, and General Plan Circulation Policy 4.10 Parking Strategies, aim to provide adequate parking for all uses, while encouraging measures to reduce parking space and explore alternative modes of travel and parking strategies.

Section 3. The City Council hereby amends §10-3-100 of Article 1 of Chapter 3 of Title 10 of the Beverly Hills Municipal Code by amending the definition of the term Alternative Parking Facility, to read as set forth below, with all other definitions in the section remaining unchanged:

ALTERNATIVE PARKING FACILITY: An off street parking facility in which vehicular storage is accomplished with mechanical parking lifts, automobile elevators, or a combination thereof, that are operated by a valet or other driver. An alternative parking facility may also be a fully automated parking facility that uses mechanical systems, robotic systems, or a combination thereof, to transport individual vehicles from vehicle receiving areas to separate automobile storage areas without a driver.

Section 4. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance or the application thereof to any person or place, is for any reason held to be invalid or unconstitutional by the final decision of any court of competent jurisdiction, the remainder of this Ordinance shall be and remain in full force and effect.

Section 5. Publication. The City Clerk shall cause this Ordinance to be published at least once in a newspaper of general circulation published and circulated in the City within fifteen (15) days after its passage in accordance with Section 36933 of the Government Code, shall certify to the adoption of this Ordinance, and shall cause this Ordinance and her certification, together with proof of publication, to be entered in the Book of Ordinances of the Council of this City. //
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Section 6. Effective Date. This Ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage.

Adopted:

Effective:

JULIAN A. GOLD, M.D.

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

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

LAURENCE S. WIENER
City Attorney

NANCY HUNT-COFFEY
City Manager

JEFFERY LAMBERT
Interim Director of Community
Development

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

CITY OF BEVERLY HILLS )
I, KAREN MYRON, Recording Secretary of the Planning Commission of the City of Beverly Hills, California, do hereby certify that the foregoing is a true and correct copy of Resolution No. 2033 duly passed, approved and adopted by the Planning Commission of said City at a meeting of said Commission on August 10, 2023, and thereafter duly signed by the Secretary of the Planning Commission, as indicated; and that the Planning Commission of the City consists of five (5) members and said Resolution was passed by the following vote of said Commission, to wit:

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

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

Attachment 3
Planning Commission Staff Report –
August 10, 2023
City of Beverly Hills
Planning Division
455 N. Rexford Drive Beverly Hills, CA 90210
TEL. (310) 285-1141 FAX. (310) 858-5966
Planning Commission Report
Attachment(s):

A. Draft Resolution
B. Applicable Beverly Hills Municipal Code Sections and Findings
C. Draft Zone Text Amendment Resolution
D. Draft Ordinance
E. Planning Commission Resolution No. 1922
F. Public Notices
G. Public Correspondence
H. Applicant Outreach Efforts
I. Loading Memo – Submitted by Applicant
J. Rooftop Use Narrative
K. Alternative Parking Facility Operations Plan
L. Low Impact Development Report – Submitted by Applicant M. Class 32 Exemption Report
N. Architectural Plans
Report Author and Contact Information:

Judy Gutierrez, Senior Planner
(310) 285-1192
[email protected]
Meeting Date: August 10, 2023
Subject: 8633 WILSHIRE BOULEVARD
Development Plan Review Amendment, Minor Accommodation
Amendments, Zone Text Amendment, and Conditional Use
Permit (PL2200265)
Request for a Development Plan Review Amendment to allow for the construction of a new three-story commercial building with rooftop uses, Minor Accommodation Amendment to allow improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements, a Minor Accommodation to allow a solid wall up to 6’ in height along a property line abutting a residential side property line, Zone Text Amendment to redefine “alternative parking facility”, and a Conditional Use Permit to allow an alternative parking facility to meet the parking requirements set forth in the BHMC. Pursuant to the provisions set forth in the California Environmental Quality Act (CEQA), the Planning Commission will also consider finding the project exempt from further review under CEQA.

Project Applicant: SCD 8633 Wilshire LLC
Project Representative: Mari Zamora, SCD 8633 Wilshire LLC Recommendation: Staff recommends that the Planning Commission conduct a public hearing, receive testimony on the project, adopt the attached resolution conditionally approving the Development Plan Review Amendment, Minor Accommodation Amendments, and Conditional Use Permit; adopt a resolution recommending the City Council adopt the proposed Zone Text Amendment redefining alternative parking facility; and finding the project exempt from CEQA.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

REPORT SUMMARY
On July 23, 2020, the Planning Commission adopted Resolution No.1922 (Attachment E), which granted the approval of a Development Plan Review to allow the construction of a new three-story commercial building with rooftop uses and a Minor Accommodation to allow improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements (2020 Project). On June 28, 2022, an application was submitted to the City to amend the previously approved entitlements along with a new Zone Text Amendment to redefine “alternative parking facility” and a Conditional Use Permit to establish an alternative parking facility within a subterranean garage. Additionally, the applicant has requested another Minor Accommodation for a wall located in the required setback adjacent to a single-family residential property.

This report provides a detailed description of the previously approved project, a detailed description of the revised project (2023 Project), and provides analysis on key issues related to the findings for the requested amendments and entitlements. Specifically, this report analyzes the proposed alternative parking facility, rooftop uses, and amendments to the Beverly Hills Municipal Code (BHMC). Based on this analysis, the recommendation in this report is for project approval with conditions specified in the draft resolution (Attachment A).

BACKGROUND
File Date 6/28/22
Application Complete 2/3/23
Subdivision Deadline N/A
CEQA Recommendation Class 32 Categorical Exemption
CEQA Deadline 60 days from CEQA Determination
Permit Streamlining 60 days from Determination of CEQA Exemption Applicant(s) SCD 8633 Wilshire LLC
Owner(s) SCD 8633 Wilshire LLC
Representative(s) Mari Zamora, SCD 8633 Wilshire LLC
Registered Legislative Advocate(s) None
Prior Planning Commission Action PC Resolution No. 1922 (7/23/2020) – Approval of a Development Plan Review to allow the construction of a
new three-story commercial building with rooftop uses and a Minor Accommodation to allow improvements in the
setback area required between nonresidential and
residential sites as necessary to accommodate building
code requirements.

Prior City Council Action N/A
Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

PROPERTY AND NEIGHBORHOOD SETTING
Address 8633 Wilshire Boulevard
Assessor’s ID No. 4334-014-042
Zoning District C-3 – Commercial Zone
MU – Mixed Use Overlay Zone
General Plan Commercial – Low Density General/Mixed Use Overlay Existing Land Use(s) Commercial Building (Retail)
Lot Area Rectangular shaped lot; approximately 12,783 square feet (SF)
Year Built 1933
Historic Resource None
Protected Trees/Grove None
Adjacent Zoning and Land Uses
North
South
East
West
R-1 – One Family Residential Zone
C-3 – Commercial Zone/MU – Mixed Use Overlay Zone
C-3 – Commercial Zone/MU – Mixed Use Overlay Zone
C-3 – Commercial Zone/MU – Mixed Use Overlay Zone
Circulation and Parking
Adjacent Street(s) Wilshire Boulevard, North Carson Road Traffic Volume Average Daily Trips
• Wilshire Boulevard – 39,626
• North Carson Road – not available
Adjacent Alleys None
Parkways & Sidewalks Wilshire Boulevard – 15’ from face of curb to property line North Carson Road – 12’ from face of curb to property line Parking Restrictions Wilshire Boulevard – No stopping 7AM-10AM / 3PM-7PM; one-hour metered parking.

North Carson Road – two-hour metered parking adjacent
to Project site; one-hour parking 8AM-5PM in residential area (permit exempt), no parking 5PM-2AM (permit
exempt).

Nearest Intersection Wilshire Boulevard and North Carson Road Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

Circulation Element Wilshire Boulevard – principal arterial North Carson Road – local street
Project Site and Neighborhood Character
The project site is located in the southeast area of the city at the northeast corner of the intersection of Wilshire Boulevard and North Carson Road. Wilshire Boulevard is a primary commercial corridor, and it runs in an east-west direction from the eastern city limit to the western city limit. North Carson Road consists entirely of single-family residential properties and no alley exists between the residential properties and the subject property. The project site is approximately 12,783 SF in area and is currently developed with a single-story commercial building and surface parking lot. The commercial building was most recently occupied by a restaurant (Bru’s Wiffle); however, it has been vacant since mid-2019. The existing building and surface parking lot would be demolished as part of the project. An aerial image of the project site and neighborhood is provided in Figure 1.

Development along the Wilshire Boulevard commercial corridor consists primarily of commercial uses in buildings that range from one to ten stories in height; however, most of the commercial buildings are generally three stories or less in height. A mixed-use building (containing both commercial and residential uses) is located on the same block as the project site at 8601 Wilshire Boulevard. The building at 8601 Wilshire Boulevard is ten stories in height and contains rooftop uses for the residents and guests of the building. The residential neighborhood along North Carson Road consists of one- and two-story single-family residences. Unlike most other commercial-residential transition areas in the city, there is no alley that separates the commercial uses along Wilshire Boulevard from the residential uses in the area between Robertson Boulevard and San Vicente Boulevard (the eastern city limit in this area).

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

Figure 1. Aerial Image of Project Site
Source: City of Beverly Hills GIS

BACKGROUND
On July 23, 2020, the Planning Commission adopted Resolution No.1922 (Attachment E), which granted the approval of a Development Plan Review to allow the construction of a new three-story commercial building with rooftop uses and a Minor Accommodation to allow improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements. In December 2020, the applicant purchased the project site and subsequently submitted a request to amend the previously approved entitlements on June 28, 2022.

Additionally, Condition No. 28 of Resolution No. 1922 states that the entitlements for the 2020 Project are set to expire within three (3) years from the date of approval (July 23, 2023), unless exercised by the applicant. The rights granted under such resolution have not been exercised and, therefore, the applicant submitted a separate Time Extension application on June 21, 2023, seeking a one-year extension for the previously approved entitlements. The Time Extension request is being processed separately from the current project and will be reviewed by the Planning Commission at a future meeting, as necessary.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

PROJECT DESCRIPTION
The proposed 2023 Project revisions to the 2020 Project consist of minor modifications to the architectural design of the building, minor modifications to the rooftop uses, and the removal of retail uses from the ground floor. Additionally, the revisions consist of new improvements within the required setback. The most significant amendment to the 2020 Project involves a request for a Conditional Use Permit pursuant to BHMC §10-3-2730.4 to allow for an alternative parking facility (APF) to accommodate required parking. This section will first discuss the proposed APF and then outline the proposed minor modifications to the project which begins on page 9 of this report.

Alternative Parking Facility
The 2020 Project was required to provide a total of 74 parking spaces with a required parking ratio of one space per 350 SF, which is the ratio required for retail and office uses. A total of 76 parking spaces were proposed in the 2020 Project for design feasibility within four levels of subterranean parking. The subterranean parking garage would be accessed via a new curb cut on North Carson Road.

Since approval of the 2020 Project, Assembly Bill (AB) 2097, became effective on January 1, 2023, and 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 at the northeastern corner of La Cienega and Wilshire Boulevards. However, the 2020 Project is required to provide parking in compliance with Resolution No. 1922.

The proposed APF would utilize a robotic system to facilitate the parking of vehicles, which would reduce the number of subterranean parking levels from four to two. The total number of parking spaces would remain as previously approved. The proposed APF system would include two parking bays and utilize a system of trays and automated guided vehicles (AGV) to move vehicles from the bays to the parking spaces on the two below-grade parking levels. Because the proposed APF would be fully automated, the proposal would require a Zone Text Amendment as APFs cannot be fully automated based on the existing definition. The location of the proposed APF parking bays is depicted in Figure 2 and Figure 3 depicts the two subterranean parking levels.

The requested ZTA is discussed on page 8 of this report.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

Figure 2. Proposed Ground Floor Plan – Location of APF Entrance Source: SOM
Figure 3. Building Section – APF Subterranean Parking Levels Source: SOM
Planning Commission Report
8633 Wilshire Boulevard
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The anticipated operating hours for the APF are expected to align with those of a typical office building, from 8:00 AM to 6:00 PM. However, the actual hours would be determined by the future tenant(s) of the office building. The facility would always have one attendant available during system operation and a parking management contract would be established, requiring a temporary parking attendant with knowledge of the system to cover for the full-time attendant during breaks. Attachment K includes the operational details on the proposed APF.

The proposed APF would support the requirements of the Americans with Disabilities Act (ADA), including the ability to park ADA vans as Bay #2 (shown on Fig. 2) would be designed to meet the accessibility clearance requirements and has been reviewed by the Development Services Program. The proposed APF does not include any expansive floor openings that pose fall risks or improvements on the floor that would otherwise cause trip hazards to vehicle owners. The proposed parking bays would be used for both inbound and outbound traffic and would have a storage kiosk located near the entrance. Automobiles up to 7,000 pounds in weight that fit within the dimensions of 19’ in length and 7’-3” in width would be supported. The proposed AGVs would be designed to navigate throughout the concrete-floored garage structure and would follow installed guidance markings on the floor as directed by the system software to move vehicles between parking bays, vehicle storage areas, and throughout the system, as required. The proposed trays would be approximately 7’-0” wide and 14’-0” long and are made of wear and corrosion-resistant metal. AGVs, along with the trays and vehicles they transport, are moved between levels within the system using lifts. The proposed system also supports electric vehicle charging.

Zone Text Amendment (ZTA)
Although APFs are currently permitted as part of a pilot program through the issuance of a Conditional Use Permit, the applicant is requesting to modify the definitions section (BHMC §10- 3-100) of Title 10, Chapter 3 of the BHMC to redefine an alternative parking facility and allow for fully automated parking systems. The Planning Commission is not the final decision making body on the proposed ZTA, but can recommend approval or denial of the ZTA to the City Council Currently, the BHMC prohibits an APF from being fully automated and is defined as follows:
• ALTERNATIVE PARKING FACILITY: An off street parking facility in which vehicular storage is accomplished with mechanical parking lifts and/or automobile elevators that are operated by a valet or other driver. An alternative parking facility shall not be a fully automated parking facility that uses mechanical systems to hoist individual vehicles from receiving areas to separate automobile storage areas without a driver.

The applicant has proposed to remove the limitation prohibiting an APF to be fully automated and the new definition would read as follows:
• ALTERNATIVE PARKING FACILITY: An off street parking facility in which vehicular storage is accomplished with mechanical parking lifts, and/or automobile elevators, or a combination thereof, that are operated by a valet or other driver. An alternative parking facility may also be a fully automated parking facility that uses mechanical systems, robotic systems, or a combination thereof, to hoist transport individual vehicles from vehicle receiving areas to separate automobile storage areas without a driver.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

2023 Project Modifications
The proposed revisions to the 2020 Project consist of minor modifications to the architectural design of the building, minor modifications to the rooftop uses, and the removal of retail uses from the ground floor. Additionally, the revisions consist of new improvements within the required setback. Table 1, found below provides a comparison between the 2020 Project and 2023 Project.

TABLE 1 – PROJECT SUMMARY (PREVIOUSLY APPROVED & PROPOSED) Development
Standard Allowed/Required Previously Approved Currently Proposed Floor Area 25,566 SF
25,565 SF 25,566 SF
1 st floor: 7,624 SF 1st floor: 6,104 SF
2 ND floor: 9,477 SF 2nd floor: 10,171 SF
3 rd floor: 8,464 SF 3rd floor: 9,291 SF
Rooftop
Penthouse1
Enclosed Rooftop
Structure: 2,556 SF
Enclosed Rooftop
Structure: 2,555 SF
Enclosed Rooftop
Structure: 2,531 SF
Unenclosed Rooftop
Area: 5,739 SF
Unenclosed Rooftop Area:
4,707 SF
Unenclosed Rooftop
Area: 5,649 SF
Floor Area Ratio 2:1 2:1 2:1
Building Height
(measured to roof
deck)
45’-0” 45’-0” 43’-0”
Total Height2 60’-0”
60’-0”
(top of rooftop mechanical
screening)
60’-0”
(top of elevator overrun)
Stories 3 3 3
Front Setback 0” 0” 0”
Rear Setback3
6’-0” (less than 8’
below grade) 6’-0” 6’-0”
10’-0” (30’ in height or
less) 10’-0” 10’-0”
20’-0” (greater than
30’ in height) 20’-0” 20’-0”
Side Setback (E) 0’-0” 0’-0” 0’-0”
Side Setback (W) 0’-0” 0’-0” 0’-0”
Planning Commission Report
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August 10, 2023

Building Design
The building's amended architectural design is consistent with other commercial buildings in the area. The design’s defining features include large, floor-to-ceiling glass windows on the ground floor and penthouse level, and large glass windows on the second and third floors with corner balconies overlooking Wilshire Boulevard and North Carson Road. The building's color scheme would be black and dark grey. Additionally, proposed landscaping includes Pacific Wax myrtle (Myrica Californica) along the northern project boundary, which would provide privacy for the adjacent single-family residential neighborhood. A perforated steel canopy initially planned for the 2020 Project's rooftop is no longer included in the 2023 Project design. The amended project design was reviewed and approved by the Architectural Commission on December 21, 2022 and a rendering of the 2023 Project is provided below as Figure 4.

TABLE 1 – PROJECT SUMMARY (PREVIOUSLY APPROVED & PROPOSED) Development
Standard Allowed/Required Previously Approved Currently Proposed Loading4
1 truck space for
office/retail greater
than 7,500 SF
1 truck space 1 van space
Parking 74 spaces 76 spaces 76 spaces
1 Rooftop structures and unenclosed rooftop areas (terraces) are considered exempt from floor area pursuant to §10-3-3107.A.1. 2 For rooftop uses, the additional height above the maximum height limit otherwise applicable to the development (i.e., 45’-0”) shall not exceed 15’- 0”.
3 Planning Commission Resolution No. 1922 granted approval of a Minor Accommodation to allow certain improvements required by the building code to encroach within the required setbacks.
4 Pursuant to §10-3-2741.D., the Planning Commission, may modify the size of any loading space required by Article 27 of Chapter 3 of the BHMC and can also impose additional loading space requirements as a condition of approval of any discretionary permit.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

Figure 4. 2023 Project Rendering
Source: SOM
Balconies and Rooftop Uses
The 2023 Project would remove the second and third floor balconies along the eastern property line, which is adjacent to a commercial property. However, a larger third floor terrace that runs the width of the building along the northern elevation, adjacent to the single-family residential neighborhood, would remain. A 2’-2” wide planter, with a linear length of approximately 64’-0”, would be located on the third floor terrace and would include a variety of shrubs including 15- gallon Coast Rosemary and 15-gallon Dwarf Coast Rosemary. In the previously approved project, corner balconies were incorporated on the second and third floors, overlooking the intersection of Wilshire Boulevard and North Carson Road. The 2023 Project aims to retain balconies in approximately the same location but with a smaller footprint. The entrance to the proposed building has been relocated further east along Wilshire Boulevard, closer to the adjacent commercial property.

The proposed rooftop would continue to maintain an enclosed lunchroom and outdoor terraces exclusively designated for employee use. However, there would be a modification in the rooftop layout, involving the relocation of the employee lunchroom to the eastern side of the rooftop. A 5’- 9” wide planter is proposed adjacent to the rooftop terrace, facing the residential neighborhood The rooftop layout of the 2023 Project now incorporates a foosball table and pool table, both of which were not part of the original rooftop layout in the 2020 Project. The proposed rooftop layout for the 2023 Project is provided in Figure 5.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

Figure 5. Proposed Rooftop Plan
Source: SOM
The conditions adopted by the Commission under Resolution No. 1922 incorporated several conditions to address potential impacts to neighboring residents and are summarized below. All the conditions imposed in the 2020 Project approval would be applicable to the 2023 Project and are outlined in the draft resolution attached as Attachment A to this report. Draft Condition No. 8 has been revised to clarify that the residential-adjacent balconies are limited to employees. • Draft Condition No.6: To prevent potential noise impacts to neighboring residents, use of the rooftop lunchroom, rooftop outdoor terrace, and 3
rd floor single-family residential
adjacent balcony shall be limited to the hours of 9:00 AM to 8:00 PM daily, and signage indicating such restrictions shall be installed and visible in each of the three identified areas.
• Draft Condition No.7: The use of amplified music or other amplified sound shall be prohibited on both the rooftop terrace and all balconies. • Draft Condition No.8: The use of the enclosed rooftop lunchroom and associated outdoor terrace shall be restricted to employees working at 8633 Wilshire Boulevard, for lunchroom and employee break usage only. No fees may be charged for use or access to the rooftop uses. Use of rooftop facilities by any person or entity not otherwise a tenant of the building is prohibited. The use of the single-family residential adjacent balcony located on the third floor shall also be restricted to employees working at 8633 Wilshire Boulevard. • Draft Condition No.9: Food service in the rooftop lunchroom is limited to self-preparation and vending machine service only.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

Setbacks and Encroachments
The project site is located in a commercial-residential transition zone and, accordingly, the BHMC requires additional setback between the commercial property and residential property. As there is no alley between the commercial and residential properties, the following setbacks are required:
• A minimum of 6’-0” for buildings, structures, or improvements located less than 8’-0” below grade level
• A minimum of 10’-0” for buildings, structures, or improvements up to 30’-0” (or two stories) in height.
• A minimum of 20’-0” for any part of a building, structure, or improvement more than 30’-0” (or two stories) in height.

The 2020 Project was granted a Minor Accommodation (see Table 1) to allow improvements within the required setback area because they were necessary to accommodate building code requirements, pursuant to BHMC §10-3-1952.C. The 2023 Project is proposing amendments to the previously approved Minor Accommodation to accommodate new improvements within the required setback area. These improvements are similar in scope to the prior approval and include a driveway-adjacent curb and a low impact development biofiltration planter. One guardrail, which was previously approved as part of the Minor Accommodation under Resolution No. 1922, is still part of the proposal for the third floor balcony as an allowed improvement within the required setback area.

The new elements are proposed in accordance with the BHMC Title 9 Chapter 4 Article 5, Stormwater and Urban Runoff Pollution Control. Specifically, Section 9-4-508, Planning and Land Development Program Requirements for New Development and Redevelopment; Low Impact Development (LID), requires redevelopment projects, such as the 2023 Project, to control pollutants and runoff volume from the project site by minimizing impervious surface areas and/or controlling runoff through infiltration, bioretention, and/or rainfall harvest and use, in accordance with the standards set forth in the Los Angeles County Department of Public Works Manual.

Compliance with the City’s Low Impact Development Ordinance would be required as a condition of approval and would ensure water quality standards are met during project construction and operations. The applicant has provided a Low Impact Development Report and is included in this report as Attachment L, which demonstrates how the project will meet the City’s LID requirements.

The project site abuts a residential side property line, and the BHMC requires a solid masonry wall be constructed and maintained along the nonresidential property line. Within the area abutting the front yard of the residential property, the wall shall be constructed in accordance with BHMC §10-3-2420 which allows for a maximum allowable height of a wall, fence, or hedge located within the first twenty percent (20%) of the front yard, measured from the front lot line, at three feet (3'). Walls and fences over eighteen inches (18") in height shall be set back a minimum of three feet (3') from the front lot line and landscaping shall be provided in the area between the wall or fence and the front lot line. The 2023 Project includes a new request for a Minor Accommodation pursuant to BHMC §10-3-1953.C, to allow a solid wall up to 6’-0” in height along a property line abutting a residential side property line. The proposed wall would be 3’-0” in height for the first three feet and increase to a maximum height of 6’-0”.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

REQUIRED ENTITLEMENTS
As proposed, the amended project requires the following entitlements to be constructed:
• Development Plan Review Amendment: Pursuant to Beverly Hills Municipal Code (BHMC) §10-3-3100 and -3107, a Development Plan Review is required to allow the construction of a new three-story commercial building with rooftop uses. The project would reduce the approved building height from 45’ to 43’, while maintaining the previously approved overall building height of 60' to the elevator overrun. The rooftop uses would continue to maintain an enclosed lunchroom and outdoor terraces exclusively designated for employee use.
• Minor Accommodation Amendment. Pursuant to BHMC §10-3-1952.C, improvements may be permitted within the setback area required between nonresidential and residential sites as is necessary to accommodate building code requirements. A driveway-adjacent curb and a low impact development biofiltration planter are proposed to be located within the required setback.
• Minor Accommodation. The 2023 Project is requesting a new Minor Accommodation Permit pursuant to BHMC §10-3-1953.C, to allow a solid wall up to 6’-0” in height along a property line abutting a residential side property line. The proposed wall would be 3’-0” in height for the first three feet and increase to a maximum height of 6’-0”. • Conditional Use Permit. Pursuant to BHMC §10-3-2730.4, a Conditional Use Permit is required to allow an alternative parking facility to meet the parking requirements set forth in the BHMC. The proposed alternative parking facility would utilize a robotic system to facilitate the parking of vehicles, which would reduce the number of subterranean parking levels from four to two. The total number of parking spaces would remain as previously approved.
• Zone Text Amendment. Pursuant to BHMC §10-3-3901, a ZTA is required to modify the definitions section (BHMC §10-3-100) of Title 10, Chapter 3 of the BHMC to redefine an alternative parking facility and allow for fully automated parking systems. The Planning Commission is not the final decision making body on the proposed ZTA, but can recommend approval or denial of the ZTA to the City Council.

GENERAL PLAN POLICIES1
The General Plan includes numerous goals and policies intended to help guide development in the City. Some of the policies relevant to the Planning Commission’s review of the 2023 Project include the following:

Land Use Element – Goals and Policies
• Policy LU 15.3 – Revitalization of Vacant and Underutilized Land 1 Available online at beverlyhills.org/departments/communitydevelopment/longrangeplanning/generalplan/ Planning Commission Report
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Promote the revitalization of distressed, underutilized, and vacant buildings to sustain economic viability, activity, and provide income for City services. • Policy LU 2.1 City Places: Neighborhoods, Districts, and Corridors. Maintain and enhance the character, distribution, built form, scale, and aesthetic qualities of the City’s distinctive residential neighborhoods, business districts, corridors, and open spaces. • Policy 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.
• Policy LU 2.8 Pedestrian-Active Streets. Require that buildings in business districts be oriented to, and actively engage the street through design features such as build-to lines, articulated and modulated facades, ground floor transparency such as large windows, and the limitation of parking entries directly on the street. Parking ingress and egress should be accessed from alleys where feasible.
• Policy 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. • Policy LU 5.7 Neighborhood Transitions. Regulate the setback, rear elevation design of buildings, and landscaping of backyards where neighborhoods of differing housing type and density abut to assure smooth transitions in scale, form, and character. • Policy LU 5.8 Encroachment of Incompatible Land Uses. Protect residential neighborhoods from the encroachment of incompatible nonresidential uses and disruptive traffic, to the extent possible. Zoning and design review should assure that compatibility issues are fully addressed when nonresidential development is proposed near or within residential areas.
• Policy LU 11.2 Site Planning and Architectural Design. Require that commercial and office properties and buildings are planned and designed to exhibit a high level of site and architectural design quality and excellence.
• Policy LU 12.1 Functional and Operational Compatibility. Require that retail, office, entertainment, and other businesses abutting residential neighborhoods be managed to assure that businesses do not create an unreasonable and detrimental impact on neighborhoods with respect to safety, privacy, noise, and quality of life by regulating hours of operation, truck deliveries, internal noise, staff parking and on-site loitering, trash storage and pick-up and other similar business activities. • Policy LU 12.2 Building, Parking Structure, and Site Design. Require that buildings, parking structures, and properties in commercial and office districts be designed to assure compatibility with abutting residential neighborhoods, incorporating such elements as setbacks, transitional building heights and bulk, architectural treatment of all elevations, Planning Commission Report
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landscape buffers, enclosure of storage facilities, air conditioning, and other utilities, walls and fences, and non-glare external lighting.
• Policy LU 15.1 Economic Vitality and Business Revenue. Sustain a vigorous economy by supporting businesses that contribute revenue, quality services, and high-paying jobs.

Circulation Element – Goals and Policies
• Policy CIR 4.1 Parking Provisions. Ensure that adequate parking is provided for existing and future uses while considering shared parking opportunities, Travel Demand Management (TDM) plans, and availability of alternate modes of travel, based on the site’s proximity to transit.
• Policy CIR 4.9 Parking Area. Support measures that help reduce parking demand and the space required for parking.
• Policy CIR 4.10 Parking Strategies. Examine a variety of parking strategies to maximize City resources, promote economic development, and encourage alternative modes of travel within the City, including congestion pricing programs, Parking Assessment Districts, extension of the In-Lieu Fee Program to commercial districts throughout the City, demand management studies, parking registration and reporting programs, and programs for public education regarding parking programs.

ENVIRONMENTAL ASSESSMENT
On July 23, 2020, the Planning Commission approved a Development Plan Review to allow the construction of a new three-story commercial building with rooftop uses and a Minor Accommodation to allow improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements (2020 Project). As a part of the 2020 Project review, a categorical exemption report was prepared by Michael Baker International to assess whether the project qualified for an exemption from the California Environmental Quality Act under a Class 32 Categorical Exemption pursuant to CEQA Guidelines Section 15332. The Planning Commission found the 2020 Project to be exempt from further review under the provisions of CEQA.

Since that time, the 2020 Project has undergone modifications, as discussed in the Project Description section of this report. The amended 2023 Project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA, Public Resources Code Sections 21000 et seq.), the State CEQA Guidelines2(California Code of Regulations, Title 14, Section 15000 et seq.), and the environmental regulations of the City. As part of this review, Michael Baker International updated their categorical exemption report to assess whether the amended project qualifies for an exemption from CEQA as an in-fill development project (Attachment M – Class 32 Report). Based on this assessment, the project does appear to qualify for a Class 32 Categorical Exemption (In-Fill Development Projects) pursuant to Section 15332 of the State CEQA Guidelines, which states that this exemption is applicable when:
2 The CEQA Guidelines and Statute are available online at http://resources.ca.gov/ceqa/guidelines/ Planning Commission Report
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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, State CEQA Guidelines Section 15300.2 states that a categorical exemption “shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.”
In addition, the 2023 Project appears to qualify for a Class 5 Categorical Exemption pursuant to Section 15305 of the State CEQA Guidelines for minor changes in land use regulations, which states that a Class 5 Categorical Exemption may be applied to minor alterations in land use limitations in areas with an average slope of less than 20%, which do not result in any changes in land use or density. The proposed Zone Text Amendment would amend the definition of an alternative parking facility, and does not result in any changes in land use or density. Both the city as a whole and the commercially-zoned areas of the city have an average slope of less than 20%.

Therefore the Zone Text Amendment appears to qualify for a Class 5 Categorical Exemption.

PUBLIC OUTREACH AND NOTIFICATION
TABLE 2 – PUBLIC NOTIFICATION TABLE
Type of Notice Required
Period Actual Period Required Date Actual Date
Notice of Pending Application
(Owners and Occupants – 500’ radius +
block face)
45 days from
submittal 30 Days 8/12/2022 7/28/2022
Adjacent Neighbor Mailed Notice
(100’ radius sent via private courier
service)

N/A N/A N/A N/A
Notice of Public Hearing
(Owners and Occupants – 500’ radius +
block face)
20 Days 20 Days 7/21/2023 7/21/2023
Newspaper Notice 20 Days 20 Days 7/21/23 7/21/23
Property Posting 20 Days 20 Days 7/21/2023 7/21/2023
Agenda Posting 72 Hours 7 Days 8/8/2023 8/3/2023
Website 72 Hours 7 Days 8/8/2023 8/3/2023
Planning Commission Report
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Public Comment
Staff has received numerous inquiries expressing concerns regarding the proposed automated parking facility and the rooftop use. Generally, concerns about the proposed automated parking facility focused on parking time and potential traffic congestion in the neighborhood. There were also concerns about noise and vibrations from the proposed alternative parking facility.

Furthermore, concerns were expressed about the potential noise impacts from the rooftop use.

Staff has also received numerous letters expressing their support for the 2023 Project. All public correspondence is included as Attachment G.

Applicant Outreach Efforts
An informational letter regarding the proposed changes to the previously approved project was sent to neighbors within the immediate vicinity of the project site on August 10, 2022 and on December 12, 2022 and is included in this report as Attachment H. Additionally, community outreach efforts were conducted on June 7, June 9, and June 19, 2023, involving the distribution of informational flyers (Attachment H) to individuals within the neighborhood. These flyers contain a QR code directing people to more details about the 2023 Project and a video explaining how the proposed automated parking system operates; the video can be accessed by clicking here3.

The applicant team also created a website for the 2023 Project and can be viewed by clicking here4.

ANALYSIS5
Project approval, conditional approval, or denial are based upon specific findings for the discretionary applications requested by the applicant. This section is intended to provide a detailed analysis of the project to assist the Planning Commission in assessing whether a project is able to meet the required findings for approval of the requested entitlements. The specific findings that
must be made in order to approve the project are provided as Attachment B to this report.

Development Plan Review Amendment. Pursuant to BHMC §10-3-3100 and -3107, the Planning Commission’s review of a Development Plan Review application is based on the following findings:
• The proposed plan is consistent with the general plan and any specific plans adopted for the area.

As discussed in Section IV (page 18) of the attached Class 32 Report (Attachment M), the 2023 Project is consistent with various goals and policies of the City’s General Plan. Specifically, it is consistent with the land use element policies to enhance the character of the City’s business corridors, to require a high level of architectural design 3 The video demonstrating the proposed automated parking systems can be viewed here: https://vimeo.com/766503848 4 The 2023 Project webpage can be viewed here: https://www.8633wilshire.com/ 5 The analysis provided in this section is based on draft findings prepared by the report author prior to the public hearing. The Planning Commission in its review of the administrative record and based on public testimony may reach a different conclusion from that presented in this report and may choose to modify the findings. A change to the findings may result in a final action that is different from the staff recommended action in this report.

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and the use of landscaping to contribute to the City’s distinctive image, to provide appropriate transitions between commercial and residential properties by addressing property and height setbacks and landscape buffers, and require functional and operational compatibility with the surrounding neighborhood. • The proposed plan will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.

The surrounding commercial development along the Wilshire Boulevard corridor varies in height. On the northwest corner of the intersection, there is a three-story office building, while adjacent to the project site, there is a ten-story mixed-use building known as the Blu Apartments. Commercial buildings on the south side of Wilshire mainly consist of one- and two-story structures, with a five-story mixed-use building located at the southwest corner of Wilshire Boulevard and South Stanley Drive. To the north of the project site exists a single-family residential neighborhood and the 2023 Project is required to comply with the City’s commercial-residential area requirements.

The commercial properties along the Wilshire Boulevard corridor in this area are located within the Mixed Use Overlay zone. The 2023 Project would remain compatible with the scale and height of future mixed-use development in the area, as current regulations limit mixed-use development to three stories, similar to the 2023 Project.

There are currently no pending requests for discretionary planning approval of new commercial, multi-family, or single-family residences within a 500-foot radius of the project site. Furthermore, the 2023 Project would be required to submit a construction management plan during building plan check which delineates the projects timeline and establishes an agreement to comply with the listed dates during construction. • 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 2023 Project is required to comply with the City’s commercial-residential area requirements, including building setbacks, landscaping along the north property line adjacent to the nearest residential property, and the general development and operational requirements for a property located in the transition area. The additional setbacks are required to ensure that the commercial properties are appropriately scaled in those building areas closest to a residential property. As there is no alley between the two properties, a series of setbacks are required along the northern elevation based on building height. No setbacks are required on the south, east, or west elevations as these elevations are either adjacent to street frontage (south and west elevations) or an adjacent commercial property (east elevation) (See Table 1 for setbacks).

As discussed on page 26 of the Class 32 Report, noise generated from construction activities would only occur during the hours of 8:00 AM – 6:00 PM on weekdays and would not occur on weekends, or public holiday, in accordance with BHMC §5-1-205, Restrictions on Construction Activity and would be exempt from the City’s noise Planning Commission Report
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standards. These permitted hours of construction are required in recognition that construction activities undertaken during daytime hours are a typical part of living in an urban environment and do not cause a significant disruption.

The 2023 Project includes a fully automated parking facility. The proposed automated system would require vehicles to be parked in designated parking bays on the ground level. The proposed APF system would include two parking bays and utilize a system of trays and automated guided vehicles (AGV) to move vehicles from the bays to the parking spaces on the two below-grade parking levels. The parking bay would be located as close as 18 feet to the nearest single-family home to the north of the project site on North Carson Road. However, the parking bay would be located within the proposed building and a concrete masonry wall is proposed along the northern property line, adjacent to the single-family residence. The wall of the proposed building and proposed concrete wall would block the line-of-sight between the single-family residence and the noise source.

The 2023 Project includes a balcony on the third floor adjacent to the abutting singlefamily residence, rooftop lunchroom, and rooftop terrace. To prevent noise impacts to neighboring residents, the use of the rooftop lunchroom, rooftop outdoor terrace, and residential-adjacent balconies shall be limited to the hours of 9:00 AM to 8:00 PM daily, and signage indicating such restrictions shall be installed and visible in each of the three identified areas. The enclosed rooftop lunchroom, outdoor terrace, and balconies are exclusively for employees working at 8633 Wilshire Boulevard. Additionally, amplified music or sound is prohibited in these areas as per draft Condition No. 7. • The proposed plan will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.

As discussed on page 22 in the Class 32 Report, the 2023 Project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) thresholds because the project would add less than 110 vehicle trips to the surrounding street system, is located in a Transit Priority Area; has a floor area ratio of more than 0.75; provides the required amount of parking (74 spaces required; 76 spaces proposed for design feasibility of completing the floor of the fully automated subterranean parking structure); and is consistent with the applicable Sustainable Communities Strategy. Further, the 2023 Project is conditioned to prohibit left turns onto North Caron Road and provide free parking.

Pursuant to §10-3-2741. D., the Planning Commission, may modify the size of any loading space required by Article 27 of Chapter 3 of the BHMC and can also impose additional loading space requirements as a condition of approval of any discretionary permit. Generally, the minimum loading requirement for an office or a retail store that is less than 7,500 SF would require, at a minimum, a van loading space. An office or retail store greater than 7,500 SF would require, at minimum, a truck loading space.

The 2023 Project includes one van loading space that would be located within the proposed building envelope and would be accessed via a curb cut on North Carson Road. Per the loading memo provided by the applicant (Attachment I), it was estimated that the 2023 Project would generate fewer than 15 box van/step van weekly Planning Commission Report
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deliveries, which would average to 2.5 deliveries per day. Accordingly, due to the number of expected weekly deliveries, it is anticipated that one van space would be sufficient to meet the building’s loading needs.
• The proposed plan will not be detrimental to the public health, safety or general welfare.

The project site is located within a commercial-residential transition area, and it is both required and conditioned to comply with such requirements including building setbacks, landscaping, and the general development and operational requirements for a property located in the transition area. The proposed rooftop area would include a landscape buffer along the northern edge, offering visual screening and added privacy to the adjacent residential properties. The draft resolution includes conditions to address noise and operational impacts associated with commercial activities near residential areas. Furthermore, the 2023 Project would be consistent with the goals and policies set forth in the General Plan, would not adversely affect existing and anticipated development along the Wilshire Boulevard commercial corridor or the single-family residential neighborhood, and would not create significant adverse impacts or pedestrian-vehicle conflicts.

Rooftop Uses. In addition to the findings above for a Development Plan Review to allow for rooftop uses, the rooftop use is also regulated by the standards set forth in BHMC §10-3- 3107.A for rooftop uses located in the City’s commercial zones that exceed height, story, and/or density limitations applicable to the development. The full text of the applicable standards applicable to this type of rooftop use is provided as Attachment B; however, the paragraphs below provide a general summary of the operational and physical development standards required and notes how the proposed amended project complies. • The additional height above the maximum height limit otherwise applicable to the development will not exceed fifteen feet (15'). Furthermore, in no event shall the distance between the floor and ceiling of the gymnasium or lunchroom and structures or uses ancillary to such lunchroom exceed fifteen feet (15').

The rooftop structure is proposed at a height of 14’-6” as measured from the roof deck and complies with the height regulations for such structures. • The total floor area of the rooftop use shall not exceed the maximum allowable floor area otherwise applicable to the development by more than: 1) three thousand five hundred (3,500) square feet; 2) fifty percent (50%) of the total area of the story immediately below the rooftop use; or 3) ten percent (10%) of the total floor area of the development, whichever is less.

Based on the 2023 Project, the floor area of the enclosed rooftop structure is restricted to 2,566 SF, as it is calculated using the lesser of the three calculations derived from 10% of the total floor area of the development. The proposed floor area of the enclosed rooftop structure for the 2023 Project is 2,531 SF and complies with the maximum allowable area.

Planning Commission Report
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• The total area of any unenclosed terraces that are ancillary to a rooftop use, or unenclosed architectural features shall not exceed fifty percent (50%) of the total area of the story immediately below the rooftop use.

The total area of the third floor for the 2023 Project is approximately 11,478 SF, which limits the unenclosed rooftop terrace to a maximum area of 5,739 SF. The 2023 Project proposes an unenclosed rooftop terrace of 5,649 SF and complies with the maximum allowable area.
• Unless otherwise authorized by the Planning Commission as part of the development plan review, no food service, other than vending machines, shall be provided in connection with the rooftop use.

As noted in the rooftop use narrative (Attachment I), no food service other than vending machines is proposed for the rooftop area. In addition, Condition No. 9 of the draft resolution limits food service in the rooftop lunchroom to self-preparation and vending machine service only.
• The subject structure provides not less than the minimum number of parking spaces required […] as of the date when building permits for the structure were issued. In addition, two (2) parking spaces shall be provided for any rooftop gymnasium and additional parking as may be required […] shall be provided.

The 2023 Project requires a total of 74 parking spaces and 76 parking spaces are proposed within an alternative parking facility. Accordingly, the 2023 Project does not provide less than the minimum number of parking spaces required for the previously approved project that is proposed to be amended. Additionally, no rooftop gymnasium is proposed and, therefore, no additional parking is required beyond that provided for the proposed building.
• Unless otherwise authorized by the Planning Commission as part of the development plan review, only persons who work in the building or are registered hotel guests shall be permitted to use the rooftop facilities.

As noted in the rooftop use narrative and conditioned in the draft resolution, the use of the rooftop area would be limited to employees who work in the building. • No admittance or use fees shall be charged for the use of the rooftop facilities.

As noted in the rooftop use narrative, no admittance or use fees will be charged for use of the rooftop.
• The rooftop uses […] shall be set back from the front property line or from the required front setback line immediately adjacent thereto, whichever is the more restrictive, so that a forty five degree (45°) angle to such line is not intersected. In addition, all Planning Commission Report
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enclosed rooftop structures shall be set back a minimum of five feet (5') from the streetfacing facade of the story immediately below.

The proposed enclosed rooftop structure complies with the 45-degree height envelope measured from the front property line (Wilshire Boulevard) and would provide a setback of approximately 21’-0” from the front property line. Additionally, the proposed enclosed rooftop structure is set back approximately 32’ from the side property line adjacent to North Carson Road.
• Unenclosed architectural features approved […] may intersect a forty five degree (45°) angle to the vertical plane of the nearest outside wall if the Planning Commission finds that such features are architecturally compatible with the building and will not adversely impact the building's scale and massing.

The amended project does not include unenclosed architectural features that intersect the 45-degree height envelope.
• […] only those elements required by law to project above the roof deck shall be permitted to exceed the fifteen foot (15') height limit of the structure enclosing the rooftop use […].

The 2023 Project includes a photovoltaic system on the rooftop structure. The Solar Rights Act (Government Code Section 65850.5) supersedes any restrictions imposed by cities on solar rooftop installations, even if they exceed the maximum allowable height limitations outlined in the zoning code.
• A landscape plan is required to be submitted as part of the development plan review application for a rooftop use.

A landscape plan has been prepared for the 2023 Project and is included in the architectural plans, provided as Attachment N.

Minor Accommodations. Pursuant to BHMC §10-3-1952.C., the Planning Commission’s review of a Minor Accommodation application to allow improvements within the setback area required between nonresidential and residential sites as is necessary to accommodate building code requirements is based on the following finding:
• The proposal will be compatible with the adjacent residential area.

The encroachments that are located within the setbacks otherwise required for commercial properties that are located adjacent to a residential property include a 42” guard rail along the third floor balcony, Pursuant to the California Building Code (CBC), specifically Sections 1015.2 and 1015.3, guardrails shall be located along open-side walking surfaces that are located more than 30” measured vertically to the floor or grade below at any point within 36” horizontally to the edge of the open side. Such guardrails shall not be less than 42” in height, as measured vertically from the adjacent Planning Commission Report
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walking surfaces, on stairways, or on ramps/ramped aisles. Accordingly, a 42” guardrail is located along the third floor balcony and is designed to be architecturally compatible with the building.

Further, the encroachments that are proposed within the setbacks are required in accordance with the BHMC Title 9, Chapter 4, Article 5, Stormwater and Urban Runoff Pollution Control. Specifically, Section 9-4-508 (Planning and Land Development Program Requirements for New Development and Redevelopment; Low Impact Development) requires redevelopment projects, such as the 2023 Project, to control pollutants and runoff volume from the project site by minimizing impervious surface areas and/or controlling runoff through infiltration, bioretention, and/or rainfall harvest and use, in accordance with the standards set forth in the Los Angeles County Department of Public Works Manual. Compliance with the City’s Low Impact Development Ordinance would be required as a condition of approval and would ensure water quality standards are met during project construction and operations.

The proposed system would function as a planter and would be integrated into the ground floor along the northern property line.

Minor Accommodations. Pursuant to BHMC §10-3-1953.C., the Planning Commission’s review of a Minor Accommodation to allow a solid wall up to 6’-0” in height along a property line abutting a residential side property line is based on the following findings:
• The wall will not have a substantial adverse impact on traffic safety, the scale and massing of the streetscape, or garden quality of the city.

The proposed wall would be 3’-0” in height for the first three feet and increase to a maximum height of 6’-0”. The gradual transition of the wall height would ensure greater visibility among drivers and pedestrian sightlines at the proposed driveway. The proposed wall would be constructed of concrete masonry units (CMU) and similar to the CMU wall west of North Carson Road, at 8641 Wilshire Boulevard. Landscape is proposed along the northern property line consisting of Pacific Wax Myrtle which would help soften the appearance of the proposed wall.

Conditional Use Permit. Pursuant to BHMC §10-3-2730.4, the Planning Commission’s Review of a Conditional Use Permit application to allow an alternative parking facility is based on the following findings:
• The proposed location of any such use will not be detrimental to adjacent property or to the public welfare.

The alternative parking facility is proposed to be located on a commercial site that is surrounded by other commercial properties to the west and east and would be fully enclosed. Access to and egress from the alternative parking facility will be provided by a standard driveway from North Carson Road. The proposed project would be conditioned to prohibit left turns onto North Carson Road. • The proposed location of the alternative parking facility will not be detrimental to adjacent property or to the public welfare.

Planning Commission Report
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The trip generation analysis and environmental assessment provided in the Class 32 Report demonstrate that traffic impacts to surrounding streets due to the parking operations would not be significant. Additionally, the Class 32 Report determined that noise from operation of the proposed APF, when compared to the existing noise environment characterized by motor vehicle traffic, would not contribute to a significant increase in noise at the nearest noise-sensitive receiver (single-family residence to the north).
• Due to circumstances such as lot size, lot shape, lot location, or other existing conditions of the site, the applicant has demonstrated that an alternative parking facility is a reasonable method of providing code required parking.

The proposed APF would provide a more efficient manner of parking that would result in a reduction in the number of subterranean parking levels and preserves sufficient loading space and provides an accessible parking space. Additionally, the project will replace an existing surface parking lot to the rear of the building resulting in a more efficient and better utilization of space. Furthermore, the applicant has indicated that the site poses high-water table challenges and that 50’ deep tie-downs underneath the foundation mat were required to resist hydrostatic uplift with four subterranean parking levels. Due to the reduced hydrostatic pressures, the proposed two story basement solution with automated parking made it feasible to eliminate tie-downs and employ a more straightforward foundation.
• The use of an alternative parking facility enhances the design of the proposed project and does not result in a substantial adverse impact to the character of the surrounding area.

The proposed APF would be completely subterranean and would not be visible from Wilshire Boulevard or North Carson Road.
• The proposed alternative parking facility and operation thereof will not create any material adverse traffic or parking impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.

The proposed APF would exclusively serve the commercial building for office use and would be restricted to its employees only. As discussed on page 22 in the Class 32 Report, the 2023 Project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) thresholds because the project would add less than 110 vehicle trips to the surrounding street system, is located in a Transit Priority Area; has a floor area ratio of more than 0.75; and provides the required amount of parking (74 spaces required; 76 spaces proposed for design feasibility of completing the floor of the fully automated subterranean parking structure). In addition, the 2023 Project is conditioned to prohibit left turns onto North Caron Road and provide free parking. Further, the Trip Generation/Parking Analysis prepared for the 2023 Project and included in the Class 32 concluded that the proposed project would not have a significant impact upon North Carson Road, and consequently upon the surrounding residential street system.

Planning Commission Report
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Zone Text Amendment. In 2016, the City Council approved a pilot program for alternative parking facilities that would allow the Planning Commission to approve up to two applications for such facilities through a Conditional Use Permit. In 2021, the BHMC was amended to expand the pilot program and include a total of five applications. The current Pilot Programs, along with the type of APF utilized, are listed below:

Table 3 – Alternative Parking Facility Pilot Program
Spot Address Tenant Status Type
1 400-408 N. Rodeo Drive Chanel Approved
(under construction)
Mechanical Lift
(semi-automated)
2 317 N. Beverly Drive --
Approved
(under construction)
3 313-323 N. Rodeo Drive Dior Approved
(in plan check)
Mechanical Lift
(semi-automated)
4 8633 Wilshire Boulevard -- In Review Robotic System
(fully automated)
5 Vacant -- -- --
The 2023 Project is requesting to modify the definitions section (BHMC §10-3-100) of Title 10, Chapter 3 of the BHMC to redefine an alternative parking facility and allow for fully automated parking systems. The Planning Commission is not the final decision making body on the proposed ZTA, but can recommend approval or denial of the ZTA to the City Council.

Given that the Pilot Program encompasses a maximum of five applications, the proposed amendment to redefine an alternative parking facility would presently apply solely to those applications or until a subsequent amendment permits the expansion of the Pilot Program.

However, it is likely that only one additional fully automated system would be proposed, as the three previously approved projects were approved for semi-automated systems, two of which are currently under construction. A change to a fully automated system for these projects would require amendments to their entitlements, which would be subject to future review by the Planning Commission.

The proposed amendment would enable the use of fully automated parking systems to meet the parking requirements of the BHMC. Allowing for fully automated parking systems could increase flexibility, safety, and efficiency in managing parking operations. Implementing the use of robotic systems such as trays and automated guided vehicles (AGVs) would allow for more flexibility as such systems operate independently and would not be limited to fixed infrastructure. Fully automated parking systems eliminate the need for human drivers within the parking areas, and could reduce the risk of accidents. Furthermore, because of the limited human interaction, fully automated parking systems could retrieve vehicles more quickly, resulting in shorter wait times and improved overall parking efficiency and can also lead to minimized congestion. The approval of the proposed amendment would help encourage mobility solutions and reduce the demand for excessive parking infrastructure but would be limited to the Pilot Program participants.

Planning Commission Report
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Analysis Summary
Based on the above analysis, it appears that the necessary findings can be made in support of the 2023 Project. Accordingly, the recommendation in this report is to conditionally approve the project, subject to the conditions in the attached draft resolution.

NEXT STEPS
It is recommended that the Planning Commission conduct the public hearing and adopt the attached resolution conditionally approving the Development Plan Review Amendment, Minor Accommodation Amendments, and Conditional Use Permit; adopt a resolution recommending the City Council adopt the proposed Zone Text Amendment to redefine an alternative parking facility; and finding the project exempt from CEQA.

Alternatively, the Planning Commission may consider the following actions:

1. Approve the project with modified findings 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
Planning Commission Report
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ATTACHMENT A
Draft Resolution
1 RESOLUTION NO.

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF BEVERLY HILLS CONDITIONALLY APPROVING

DEVELOPMENT PLAN REVIEW AMENDMENT TO ALLOW

FOR THE CONSTRUCTION OF A NEW THREE-STORY

COMMERCIAL BUILDING WITH ROOFTOP USES, MINOR

ACCOMMODATION AMENDMENT TO ALLOW

IMPROVEMENTS IN THE SETBACK AREA REQUIRED

BETWEEN NONRESIDENTIAL AND RESIDENTIAL SITES AS

NECESSARY TO ACCOMMODATE BUILDING CODE

REQUIREMENTS, A MINOR ACCOMMODATION TO
ALLOW A SOLID WALL UP TO 6’ IN HEIGHT ALONG A

PROPERTY LINE ABUTTING A RESIDENTIAL SIDE

PROPERTY LINE, AND A CONDITIONAL USE PERMIT TO

ALLOW AN ALTERNATIVE PARKING FACILITY TO MEET

THE PARKING REQUIREMENTS SET FORTH IN THE

BEVERLY HILLS MUNICPAL CODE ON THE PROPERTY
LOCATED 8633 WILSHIRE BOULEVARD (PL2200265)
The Planning Commission of the City of Beverly Hills hereby finds, resolves, and determines as follows:

Section 1. Mari Zamora, on behalf of the property owner, SCD 8633 Wilshire LLC (collectively, the “Applicant”), has submitted an application for a Development Plan Review Amendment to allow the construction of a new three-story commercial building with rooftop uses and Minor Accommodation Amendment to allow improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements. Additionally, the Applicant has submitted a new request for a Conditional Use Permit to establish an alternative parking facility (APF) within a subterranean garage and another Minor Accommodation for a wall located in the required setback adjacent to a single-family residential property (the “Project"). Lastly, the Project also includes a Zone Text Amendment to redefine “alternative parking facility”. The Planning Commission is not the final decision making 2 body on the requested Zone Text Amendment, and will be reviewed by the City Council at a future public hearing.

Section 2. On July 23, 2020, the Planning Commission adopted Resolution No. 1922, which granted the approval of a Development Plan Review to allow the construction of a new three-story commercial building with rooftop uses and a Minor Accommodation to allow improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements. In December 2020, the Applicant purchased the Project site and subsequently submitted a request to amend the previously approved entitlements on June 28, 2022.

The Project consist of minor modifications to the architectural design of the building, minor modifications to the rooftop uses, and the removal of retail uses from the ground floor.

Additionally, the revisions consist of new improvements within the required setback area and a fully automated alternative parking facility located in a subterranean garage. Specifically, the Project entails the following:
• Three-story commercial building with rooftop uses.
• Floor Area: 25,565 square feet (SF).
• Enclosed Rooftop Structure: 2,531 SF.
• Unenclosed Rooftop Area: 5,649 SF
• Building Height: 43’-0”; total building height: 60’-0” (to top of elevator overrun) • Loading: One (1) van loading space
• Required parking: 74 spaces; provided parking: 76 spaces within a fully automated parking facility.
3 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.

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 July 21, 2022 to all property owners and residential occupants within a 500-foot radius of the property plus block-face, and posted on the property. A notice was published in two newspapers of local circulation, the Beverly Hills Courier on Friday, July 21, 2023 and the Beverly Hills Weekly on July 27, 2023. On August 10, 2023, the Planning Commission considered the application at a duly noticed public hearing. Evidence, both written and oral, was presented at the meeting.

Section 5. In reviewing the request for a Development Plan Review Amendment for a new building and rooftop use, 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; 4 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; and

5. The proposed plan will not be detrimental to the public health, safety or general welfare.

Section 6. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the request for a Development Plan Review Amendment:

1. The Project has been determined to be consistent with the goals and policies set forth in the General Plan for commercial uses throughout the city. Specifically, it is consistent with the General Plan’s goals and policies to maintain the City’s business corridors, to provide appropriate transitions between commercial and residential properties, and to require a high level of architectural design. The Project is also designed to be consistent with the applicable development standards set forth in the Beverly Hills Municipal Code.

Additionally, the Project is not located within any specific plan areas. Accordingly, the Project is consistent with the general plan and any specific plans adopted for the area.

2. The surrounding commercial development along the Wilshire Boulevard corridor varies in height. On the northwest corner of the intersection, there is a three-story office building, while adjacent to the project site, there is a ten-story mixed-use building known as the Blu Apartments. Commercial buildings on the south side of Wilshire mainly consist of one- and two-story structures, with a five-story mixed-use building located at the 5 southwest corner of Wilshire Boulevard and South Stanley Drive. To the north of the project site exists a single-family residential neighborhood and the Project is required to comply with the City’s commercial-residential area requirements. The commercial properties along the Wilshire Boulevard corridor in this area are located within the Mixed Use Overlay zone. The Project will remain compatible with the scale and height of future mixed-use development in the area, as current regulations limit mixed-use development to three stories, similar to the Project.

Furthermore, there are currently no pending requests for discretionary planning approval of new commercial, multi-family, or single-family residences within a 500-foot radius of the Project site. The Project is required to submit a construction management plan during building plan check which delineates the projects timeline and establishes an agreement to comply with the listed dates during construction.

3. The Project is required to comply with the City’s commercial-residential area requirements, including building setbacks, landscaping along the north property line adjacent to the nearest residential property, and the general development and operational requirements for a property located in the transition area. The additional setbacks are required to ensure that the commercial properties are appropriately scaled in those building areas closest to a residential property. As there is no alley between the two properties, a series of setbacks are required along the northern elevation based on building height. No setbacks are required on the south, east, or west elevations as these elevations are either adjacent to street frontage (south and west elevations) or an adjacent commercial property (east elevation). The Project includes a balcony on the third floor adjacent to the abutting single-family residence, rooftop lunchroom, and rooftop terrace. To prevent noise impacts 6 to neighboring residents, the use of the rooftop lunchroom, rooftop outdoor terrace, and the 3 rd level single-family residential adjacent balcony shall be limited to the hours of 9:00 AM to 8:00 PM daily, and signage indicating such restrictions shall be installed and visible in each of the three identified areas. The enclosed rooftop lunchroom, outdoor terrace, and balconies are exclusively for employees working at 8633 Wilshire Boulevard. Additionally, amplified music or sound is prohibited in these areas as per Condition No. 7.

4. The Project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) thresholds because the Project will add less than 110 vehicle trips to the surrounding street system, is located in a Transit Priority Area; has a floor area ratio of more than 0.75; provides the required amount of parking (74 spaces required and 76 spaces proposed for design feasibility of completing the floor of the fully automated subterranean parking structure); and is consistent with the applicable Sustainable Communities Strategy. Further, the Project is conditioned to prohibit left turns onto North Caron Road and provide free parking.

5. The Project site is located within a commercial-residential transition area, and it is required to comply with such requirements including building setbacks, landscaping, and the general development and operational requirements for a property located in the transition area. The rooftop area will include a landscape buffer along the northern edge, offering visual screening and added privacy to the adjacent residential properties.

Conditions to address noise and operational impacts associated with commercial activities near residential areas have been incorporated into the Resolution. Furthermore, as discussed above, the Project is consistent with the goals and policies set forth in the General Plan, will not adversely affect existing and anticipated development along the Wilshire 7 Boulevard commercial corridor or the single-family residential neighborhood, and will not create significant adverse impacts or pedestrian-vehicle conflicts.

Section 7. In reviewing the request for a Minor Accommodation Amendment to allow building code-required encroachments into a required setback, the Planning Commission considered whether it could make the following findings in support of the Project:

1. The proposal will be compatible with the adjacent residential area.

Section 8. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the Minor Accommodation:

1. The encroachments that are located within the setbacks otherwise required for commercial properties that are located adjacent to a residential property include a 42” guard rail along the third floor balcony, Pursuant to the California Building Code (CBC), specifically Sections 1015.2 and 1015.3, guardrails shall be located along open-side walking surfaces that are located more than 30” measured vertically to the floor or grade below at any point within 36” horizontally to the edge of the open side. Such guardrails shall not be less than 42” in height, as measured vertically from the adjacent walking surfaces, on stairways, or on ramps/ramped aisles. Accordingly, a 42” guardrail is located along the third floor balcony and is designed to be architecturally compatible with the building. Further, the encroachments that are proposed within the setbacks are required in accordance with the BHMC Title 9, Chapter 4, Article 5, Stormwater and Urban Runoff Pollution Control. Specifically, Section 9-4-508 (Planning and Land Development Program Requirements for New Development and Redevelopment; Low Impact Development) requires redevelopment projects, such as the Project, to control pollutants and runoff volume from the project site by minimizing impervious surface areas and/or controlling runoff through 8 infiltration, bioretention, and/or rainfall harvest and use, in accordance with the standards set forth in the Los Angeles County Department of Public Works Manual. Compliance with the City’s Low Impact Development Ordinance will be required as a condition of approval and will ensure water quality standards are met during project construction and operations. The proposed system will function as a planter and will be integrated into the ground floor along the northern property line.

Section 9. In reviewing the request for a Minor Accommodation to allow solid wall up to 6’-0” in height along a property line abutting a residential side property line, the Planning Commission considered whether it could make the following findings in support of the Project:

1. The wall will not have a substantial adverse impact on traffic safety, the scale and massing of the streetscape, or garden quality of the city.

Section 10. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the Minor Accommodation:

1. The proposed wall will be 3’-0” in height for the first three feet and increase to a maximum height of 6’-0”. The gradual transition of the wall height will ensure greater visibility among drivers and pedestrian sightlines at the proposed driveway. The proposed wall will be constructed of concrete masonry units (CMU) and similar to the CMU wall west of North Carson Road, at 8641 Wilshire Boulevard. Landscape is proposed along the northern property line consisting of Pacific Wax Myrtle to help soften the appearance of the wall.
9 Section 11. In reviewing the request for a Conditional Use Permit to allow an alternative parking facility, the Planning Commission considered whether it could make the following findings in support of the Project:

1. The proposed location of any such use will not be detrimental to adjacent property or to the public welfare.

2. The proposed location of the alternative parking facility will not be detrimental to adjacent property or to the public welfare.

3. Due to circumstances such as lot size, lot shape, lot location, or other existing conditions of the site, the applicant has demonstrated that an alternative parking facility is a reasonable method of providing code required parking.

4. The use of an alternative parking facility enhances the design of the Project and does not result in a substantial adverse impact to the character of the surrounding area.

5. The proposed alternative parking facility and operation thereof will not create any material adverse traffic or parking impacts, traffic safety hazards, pedestrianvehicle conflicts, or pedestrian safety hazards.

Section 12. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the Minor Accommodation:

1. The alternative parking facility will be located on a commercial site that is surrounded by other commercially zoned properties to the west and east and will be fully enclosed. Access to and egress from the alternative parking facility will be provided by a standard driveway from North Carson Road. The Project is conditioned to prohibit left turns onto North Carson Road.
10 2. The trip generation analysis and environmental assessment provided in the Class 32 Report demonstrate that traffic impacts to surrounding streets due to the parking operations will not be significant. Additionally, the Class 32 Report determined that noise from operation of the proposed APF, when compared to the existing noise environment characterized by motor vehicle traffic, will not contribute to a significant increase in noise at the nearest noise-sensitive receiver (single-family residence to the north).

3. The proposed APF would provide a more efficient manner of parking that would result in a reduction in the number of subterranean parking levels and preserves sufficient loading space and provides an accessible parking space. Additionally, the project will replace an existing surface parking lot to the rear of the building resulting in a more efficient and better utilization of space. Furthermore, the applicant has indicated that the site poses high-water table challenges and that 50’ deep tie-downs underneath the foundation mat were required to resist hydrostatic uplift with four subterranean parking levels.

Due to the reduced hydrostatic pressures, the proposed two story basement solution with automated parking made it feasible to eliminate tie-downs and employ a more straightforward foundation.

4. The proposed APF will be completely subterranean and will not be visible from Wilshire Boulevard or North Carson Road.

5. The proposed APF will exclusively serve the commercial building for office use and will be restricted to its employees only. As discussed on page 22 in the Class 32 Report, the Project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) thresholds because the project will add less than 110 vehicle trips to the surrounding street system, is located in a Transit Priority Area; has a floor 11 area ratio of more than 0.75; and provides the required amount of parking (74 spaces required; 76 spaces proposed for design feasibility of completing the floor of the fully automated subterranean parking structure). In addition, the 2023 Project is conditioned to prohibit left turns onto North Caron Road and provide free parking. Further, the Trip Generation/Parking Analysis prepared for the 2023 Project and included in the Class 32 concluded that the proposed project would not have a significant impact upon North Carson Road, and consequently upon the surrounding residential street system.

Section 13. Based on the foregoing, the Planning Commission hereby approves the requested Development Plan Review Amendment, Minor Accommodation Amendment, Minor Accommodation, and Conditional Use Permit. The following conditions set forth in this resolution incorporate all applicable conditions previously imposed on the Project pursuant to Planning Commission Resolution No. 1922. Therefore, this Resolution and the conditions set forth herein shall supersede Planning Commission Resolution No. 1922. The Project is subject to the following conditions:

Project Specific Conditions

1. This approval is for those plans submitted to the Planning Commission on August 10, 2023, a copy of which shall be maintained in the files of the Community Development Department. Project construction shall be consistent with such plans, except as otherwise specified in these conditions of approval.

2. Minor amendments to the approved Project shall be subject to approval by the Director of Community Development. A significant change to the approved Project, as determined by the Director, shall be subject to Planning Commission Review. 12 3. Project Plans are subject to compliance with all applicable zoning regulations, except as may be expressly modified herein. Project plans shall be subject to a complete Code Compliance review when building plans are submitted for plan check.

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

4. The Planning Commission reserves jurisdiction relative to traffic, parking, loading, and noise issues and the right to impose additional conditions as necessary to mitigate any other unanticipated impacts caused by the Project as they arise. In the event that the Project is found to result in any unanticipated impacts and a hearing is scheduled to review the Project, the full cost of the review hearing and implementation of any additional conditions or mitigation measures shall be paid for by the Property Owner.

5. The Project shall be subject to review and approval by the Architectural Commission.

6. To prevent potential noise impacts to neighboring residents, use of the rooftop lunchroom, rooftop outdoor terrace, and the 3rd floor single-family residential adjacent balcony shall be limited to the hours of 9:00 AM to 8:00 PM daily, and signage indicating such restrictions shall be installed and visible in each of the three identified areas.

7. The use of amplified music or other amplified sound shall be prohibited on both the rooftop terrace and all balconies.

8. The use of the enclosed rooftop lunchroom and associated outdoor terrace shall be restricted to employees working at 8633 Wilshire Boulevard, for lunchroom and employee break 13 usage only. No fees may be charged for use or access to the rooftop uses. Use of rooftop facilities by any person or entity not otherwise a tenant of the building is prohibited. The use of the singlefamily residential adjacent balcony located on the third floor shall also be restricted to employees working at 8633 Wilshire Boulevard.

9. Food service in the rooftop lunchroom is limited to self-preparation and vending machine service only.

10. The Project shall operate at all times in a manner not detrimental to surrounding properties or residents by reason of lights, noise, activities, parking, or other actions.

11. Medical uses may be established in the building consistent with the requirements of Beverly Hills Municipal §10-3-1620.1.

12. A “no right turn” sign shall be installed at the exit from the loading area and underground parking structure to deter vehicles exiting the project site from travelling north through the adjacent single-family residential neighborhood.

13. If a gate is installed to the subterranean parking area, it shall be set back from North Carson Drive the greatest distance feasible to maximize off-street stacking of vehicles seeking to enter the parking area.

14. Free of charge parking shall be provided to all employees in the building, and this provision shall be incorporated into all leases of space within the building.

15. One hour of free, validated on-site parking shall be provided for patrons of all tenants that may occupy all or part of the building. The applicant shall provide appropriate signage at entrances to the parking area informing patrons of the validated parking requirements. The informational signage shall be subject to approval by the 14 Director of Community Development and shall be installed prior to issuance of a certificate of occupancy.

16. This resolution shall not become effective unless and until the associated Zone Text Amendment has been duly adopted by the City Council and has taken effect.

17. Usage of the alternative parking facility shall be limited solely to the employees and patrons of the building of 8633 Wilshire Boulevard.

18. Staging and queuing of vehicles shall occur on private property.

19. At least one attendant shall be onsite to monitor the alternative parking facility.

20. INSPECTION REPORT. A maintenance inspection report and usage report for any alternative parking facility, prepared at the sole expense of the property owner, shall be submitted at any time upon request from the Community Development Department.

21. SERVICE CONTRACT. The owner of the alternative parking facility shall at all times maintain one or more contracts with an entity or entities that provides maintenance and twenty-four (24) hour emergency service for all aspects of the alternative parking facility, including, but not limited to mechanical parking lifts installed in the alternative parking facility. The property owner shall provide a copy of the maintenance contract or contracts upon request by the Director of Community Development or designee.

22. All deliveries, with the exception of parcel delivery services which the applicant or tenant is unable to control or schedule, shall be made to the property between 10:00 AM and 4:00 PM to avoid peak traffic periods. This limitation shall be included in all leases of space within the building.
15 23. The loading zone shall maintain a minimum of a 25’ (L) by 10’ (W) van loading space accessible from the west property line wall as identified on the plans approved by the Planning Commission on August 10, 2023. Vans shall be instructed to access the loading area by travelling north on North Carson Road from Wilshire Boulevard and exit the Project site turning left onto North Carson Road after completing loading activities in the designated loading area.

24. The loading zone shall have clear signage prohibiting parking by any vehicle other than a delivery vehicle at the time it is making a delivery.

25. A clear and identifiable street address shall be placed in a visible location on the building.

26. The Project shall comply with all applicable conditions required from the Public Works Department, the Transportation Division of the Community Development Department, and Community Services Department identified in Exhibit 1 to this resolution, entitled “Standard Conditions list for the Planning Commission - Engineering, Utilities and Recreation and Parks”.

27. The Applicant shall submit to the Los Angeles County Metropolitan Transportation Authority (Metro) architectural plans, engineering drawings and calculations, and construction work plans and methods to evaluate any impacts to the Westside Purple Line Extension infrastructure in relationship to the Project. Prior to issuance of any building permit for the Project, the Applicant shall either provide the City with a copy of Metro’s approval of final construction plans, or sufficient documentation to demonstrate compliance, to the maximum extent feasible, with any comments provided by Metro.
16 The construction and operation of the Project shall, to the maximum extent feasible, not disrupt the construction, operation, and maintenance activities of the Westside Purple Line Extension or the structural and systems integrity of Metro’s subway tunnels. To ensure that all such impacts are properly mitigated, the Applicant shall:
a. Not later than one month before Project construction, contact Metro to schedule a pre-construction meeting with all Project construction personnel and Metro Real Estate, Construction Management, and Construction Safety staff. b. Work in close coordination with Metro to ensure that structural integrity of subway tunnels and related infrastructure are not compromised by construction activities or permanent build conditions;
c. Permit Metro staff to monitor these activities with respect to such potential impacts; and
d. Notify Metro of any changes to construction activities that may cause a change to such potential impacts.

28. The Applicant shall submit a Construction Management Plan to the Departments of Community Development and Public Works for review and approval before issuance of a demolition, grading or building permit, whichever comes first. The Construction Management Plan shall include, at a minimum the following:
a. A traffic plan for every stage of construction to be reviewed and approved by the Public Works Engineering Division and the Community Development Building & Safety Division. This plan shall minimize the obstruction of through-traffic lanes on Wilshire Boulevard.
17 b. Information regarding the anticipated number of workers, the location of parking with respect to schedules of the 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. A plan to maintain existing access to land uses on other sites in the proximity of the Project site during Project construction. This includes the maintenance of adequate emergency access.
d. Information on 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. e. Scheduling of the deliveries and pick-ups of construction materials during nonpeak hour travel periods, to the maximum extent feasible. f. A plan for loading/unloading and the storage of materials at the Project site, including where parking spaces will be encumbered, length of time traffic travel lanes can be encumbered, and sidewalk closings.
g. A coordination plan to coordinate haul trucks, deliveries and pick-ups to reduce the potential for trucks waiting to load or unload for protracted periods of time.

This shall include limiting the number of truck trips per hour. h. A requirement to clean truck tires before trucks leave the Project site during the grading and earth excavation phase of the Project.
i. Provide heavy haul routes for heavy trucks and haul trucks used over the duration of the Project. These routes must use streets identified on the City’s 18 approved Heavy Haul Route map. Any use of residential streets south of the Project site for heavy trucks or haul trucks is prohibited. j. Staging of trucks in the City of Beverly Hills right-of-way is prohibited. k. A sign shall be posted on the temporary construction fence with the name and contact information of the general contractor and construction supervisor during construction of the Project.
l. No construction worker parking shall be allowed on streets and alleys adjacent to the Project site.

29. The Applicant shall submit a Construction Workers Parking Plan to the Departments of Community Development and Public Works for review and approval before issuance of a demolition, grading or building permit, whichever comes first. The Construction Workers Parking Plan shall include, at a minimum the following:
a. A plan to accommodate all construction worker parking on the Project site, to the maximum extent feasible.
b. A plan for alternative parking locations during phases of construction when all worker parking cannot be accommodated on the Project site. This plan shall identify the location of alternative parking and specify the method and route of worker transportation to and from the Project site.
c. All construction contractors shall be provided with written information on where their workers and their subcontractors are permitted to park and provide clear consequences to violators for failure to follow these regulations. This information will clearly state that no parking is permitted on residential streets including, but not limited to, North Carson Road and Clifton Way. 19 30. City staff shall have the authority to immediately stop construction upon verification of any violation of the Construction Management Plan or Construction Workers Parking Plan. Work shall not be allowed to restart until the problem is abated and/or corrective actions are taken to mitigate the violation.

Standard Conditions

31. APPEAL. The decision of the Planning Commission regarding the Development Plan Review Amendment, Minor Accommodation Amendment, Minor Accommodation, and Conditional Use Permit request 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 and an appeal fee is required.

32. RECORDATION. This resolution shall not become effective until the owner of the project site records a covenant, satisfactory in form and content to the City Attorney, accepting the conditions of approval set forth in this resolution. The covenant shall include a copy of this resolution as an exhibit. The Applicant shall deliver the executed covenant to the Department of Community Development within 180 days of the Planning Commission decision. At the time that the Applicant delivers the covenant to the City, the Applicant shall also provide the City with all fees necessary to record the document with the County Recorder. If the Applicant fails to deliver the executed covenant within the required 180 days, this resolution approving the Project 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 extension of the 180-day time limit for a 20 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 will 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.

33. EXPIRATION. The exercise of rights granted in this resolution shall be commenced within three (3) years of adoption of such resolution unless otherwise extended in accordance with the provisions of Section 10-3-207 of the Beverly Hills Municipal Code.

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

35. 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. //
//
//
21 Section 14. 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: August 10, 2023
Gary B. Ross
Chair of the Planning Commission of the
City of Beverly Hills
Attest:

Masa Alkire, AICP
Secretary of the Planning Commission
Approved as to form: Approved as to content:

David M. Snow Masa Alkire, AICP
Assistant City Attorney City Planner
Community Development Department
22 EXHIBIT 1

CITY OF BEVERLY HILLS

STANDARD CONDITIONS LIST

FOR THE PLANNING COMMISSION
ENGINEERING, UTILITIES AND RECREATION & PARKS:

1. The applicant shall remove and replace all defective sidewalk surrounding the existing and proposed buildings.

2. The applicant shall remove and replace all defective curb and gutter surrounding the existing and proposed buildings.

3. The applicant shall remove all unused landings and driveway approaches. These parkway areas, if any, shall be landscaped and maintained by the adjacent property owner.

This landscape material cannot exceed six to eight inches in height and cannot be planted against the street trees. Care shall be taken to not damage or remove the tree existing tree roots within the parkway area. Remove and replace all defective alley and driveway approaches surrounding the existing and proposed buildings.

4. 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 City Arborist and the City Engineer is obtained.

Removal and/or replacement of any street trees shall not commence 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 Recreation and Parks, and shall be in a form approved by the City Engineer and the City Attorney. 23 5. The applicant shall provide that all roof and/or surface drains discharge to the street.

All curb drains installed shall be angled at 45 degrees to the curb face in the direction of the normal street drainage flow. 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.

No concentrated discharges onto the alley surfaces will be permitted.

6. 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.

7. The applicant shall underground, if necessary, the utilities in adjacent streets and alleys per requirements of the Utility Company and the City.

8. 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.

9. 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.

10. The applicant shall provide to the Engineering Office 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. 24 11. The applicant shall obtain the appropriate permits from the Civil Engineering Department for the placement of construction canopies, fences, etc., and construction of any improvements in the public right-or-way, and for use of the public right-or-way for staging and/or hauling certain equipment and materials related to the project.

12. 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.

13. During construction all items in the Erosion, Sediment, Chemical and Waste Control section of the general construction notes shall be followed.

14. Condensate from HVAC and refrigeration equipment shall drain to the sanitary sewer, not curb drains.

15. Water discharged from a loading dock area must go through an interceptor/clarifier prior to discharging to the storm drain system. A loading dock is not to be confused with a loading zone or designated parking space for loading and unloading.

16. Organic residuals from daily operations and water used to wash trash rooms cannot be discharged to the alley. Examples are grocery stores, mini markets and food services.

17. All ground water discharges must have a permit (NPDES) from the Regional Water Quality Control Board. Examples of ground water discharges are; rising ground water and garage sumps.

18. Storm water runoff from automobiles going into a parking garage shall be discharged through a clarifier before discharging into the storm drain system. In-lieu of 25 discharging runoff through a clarifier, parking lots can be cleaned every two weeks with emphasis on removing grease and oil residuals which drip from vehicles. Maintain records of cleaning activities for verification by a City inspector.

19. After completion of architectural review of a new or modified commercial structure, and prior to issuance of the certificate of occupancy, the applicant is required to comply with the Public Art Ordinance. An application is required to be submitted to the Fine Art Commission for review and approval of any proposed art piece or, as an alternative, the applicant may choose to pay an in-lieu art fee.

20. All survey monuments, street lights, parking meters, and underground utilities, and any off-site improvements affected by the demolition shall be re-established according to the City standards, and shall be paid for by the applicant.

21. No structures or improvements including proposed pavers are permitted within the public right-of-way without an encroachment permit approved by City Council.

22. Future off-site improvements will be required to be constructed to current ADA and City standards.

23. A Sewer Area Study maybe be required based on final approved use and occupancy in order to analyze the existing sewer lines within the City of Beverly Hills which will convey the flow from the subject project. The applicant shall pay for the sewer system upgrades (if needed) due to the additional proposed sewage generated from this project.

24. In accordance with the requirements set forth in City Council Resolution 71-R4269, the applicant shall file a formal written request with the Engineering Division for approval of any type of temporary construction encroachment (steel tieback rods, etc.) within the public right-of-way. Shoring plans and elevations prepared by a registered civil engineer must 26 be submitted for review. Shoring elements shall not project in to the alleys. An indemnity bond must be submitted and approved by the City Attorney prior to excavation. A copy of a document titled SUMMARY OF REQUIREMENTS FOR THE INSTALLATION/REMOVAL OF TIE-BACKS AND SUPPORTING STRUCTURES which summarizes these requirements is attached as “Exhibit 2”.

25. Applicant shall provide a soil report prepared by a California registered geotechnical engineer that identify the shoring recommendations and design parameters.

26. A minimum clearance of eight feet is required between the top of the basement slab and the finish grade of the sidewalk/alley if there is basement encroachment to the public rightof-way.

27. A site improvement plan designed by a licensed Civil Engineer in the State of California shall be prepared and submitted to the Civil Engineering Division for plan check and approval. All work in the public right of way shall be constructed in accordance to the approved plans and required permits issued for this specific work. Plans should show the property line and the exact dimension of public right -of- way encroachments on all views and cross sections.

28. Applicant shall provide a construction management plan which clearly shows usage of cranes and other heavy equipment. This plan should also demonstrate how safe vehicular and pedestrian access will be maintained during construction.

29. Applicant shall provide traffic control plans to be reviewed and approved by the City’s traffic engineer before construction. Traffic control plans shall be prepared in coordination with Metro to avoid conflicts with their construction activities along Wilshire Boulevard. 27 30. Landscape plans within the public right-of-way have to be reviewed and approved by the City’s Arborist. Removal of any tree within the public right -of-way shall be coordinated and authorized by the City.
28 Tieback 08-16-22
City of Beverly Hills

SUMMARY OF REQUIREMENTS FOR THE

INSTALLATION / REMOVAL

OF TIE-BACKS AND SUPPORTING STRUCTURES
The Council of the City of Beverly Hills, per Resolution Number 71-R-4269, has directed that standard procedures be established in connection with uses on public rights of way adjacent to private property where a private structure will be constructed with specific reference to the following uses:
1) Removal of a portion of the public right of way adjacent to private property during a portion of the construction period; or
2) Constructing steel, concrete, or steel and concrete structures in public rights of way for the purpose of providing lateral support for the public right of way during the construction period and permitting these structures to remain in the public right of way after completion of the building.

Three Types of Lateral Support
(i) Steel tieback rods and supporting structures.
(ii) Over-excavation on public right-of-way.
(iii) Caisson/Soldier piles, Raker/Brace system.

Whenever a permit is required by the provisions of Chapters 2 and 3 of Title 8, entitled “Parks, streets, and other Public Property” of the Beverly Hills Municipal Code, to excavate, occupy, or use any space below any public sidewalk, public street, or other public right of way adjacent to private property for the purpose of facilitating the construction of a structure to be erected on such private property, such permit shall be issued subject to each and all of the following conditions:
(a) The applicant shall comply with any and all of the applicable provisions of Title 8 of the Beverly Hills Municipal code.
(b) The applicant shall retain a professional engineer legally qualified to locate property lines and reference structures to such property line to prepare a plan and profile drawing on 24” x 36” sheet showing all installations, substructures, utilities, water works, drainage facilities and appurtenances between the property line and the centerline of the street or to such further line as may be identified by the City Engineer.

The profile elevations shall be shown to the official city datum plane referred to in Section 8-2.15 of the Municipal Code. The location of any substructure or underground utility between the curb and the property line shall be verified by spot excavation prior to completion of plans. Any other substructure, which may be affected by the proposed EXHIBIT 2
29 Tieback 08-16-22
excavation or construction, shall also be verified by spot excavation if required to do so by the City Engineer or the owner of the substructure.
(c) The contractor shall obtain a statement from each of the following:

Beverly Hills Public Works Services Department, Southern California Gas Company, American Telephone and Telegraph Company, Southern California Edison Company, and any other owner of an affected utility or substructure that it has no objection to the proposed excavation and approving designated means of support of the public right of way and protection of the utility or other substructure. Each statement shall specify what inspection will be made by the utility company and replacement value of the facility for bonding purpose to ensure protection of its facility. The applicant shall bear all costs imposed by the utility company. A responsible official from the affected utility shall sign each statement.
(d) Any type of construction in public rights of way shall comply fully with the provisions of the Uniform Building Code as adopted by reference in Chapter 1, of Title 9 of the Beverly Hills Municipal Code.
(e) Excavated sections on the public right of way and surfacing shall be backfilled as soon as the structure is self-supporting at grade.
(f) In the event of removal of soil on public rights of way for the purpose of facilitating construction, no excavation shall be made closer than seven (7) feet to the face of the curb. (g) The applicant shall submit plans and specification of the support proposed for the public right-of-way. These plans and specifications shall show in detail the extent of excavation of the public right of way and method of support and procedure to be followed and shall be prepared by a structural engineer in accordance with the results of soil tests and recommendations by a recognized soil engineer. The City Engineer shall not recommend or approve, as the case may be, the issuance of a permit pursuant to the provisions of the Municipal Code and this resolution until he has been provided with a statement from the Community Development Department to the Civil Engineering Department indication his/her review and approval of the shoring plans.
(h) No part of the structure in public rights of way for which a permit is issued under provisions of this resolution shall be considered to be part of the adjacent building. (i) Any caisson type supporting structure (maximum encroachment three (3) feet) may be constructed immediately adjacent to the property line on street public right of way. Such structure shall be removed to a minimum depth of eight (8) feet below sidewalk grade. No support construction (caisson type) will be permitted in alley public rights of way. (j) Any part of an earth anchor and tieback system in a public right of way shall be below a plane which at the property line is at a minimum depth of eight (8) feet and extends downward at an angle of thirty (30) degrees (20 degrees may be permitted by the City Engineer), said angle measured downward from a horizontal plane (tie backs may encroach 30 Tieback 08-16-22
into the alley). Additional depths will be required if necessary to position any part of the earth anchor and tieback system a minimum clearance distance of two (2) feet from any utility or substructure. The City Engineer may require additional depths. All steel tieback rods shall be removed.
(k) No permit shall be issued for supporting structures to be left in place on Wilshire Boulevard unless the Southern California Rapid Transit District advises in writing that it has no objection to the proposed structure being left in place. (l) The Council may cancel any permit granted per the referred resolution for reasonable cause and the contractor may be required to provide supporting structure on private properties. (m) Prior to issuance of a permit pursuant to the Municipal Code and per the referred resolution, the applicant shall pay to the Public Works Department a fee of $20.00 per linear foot measured along the public rights of way of adjacent to private property occupied by the building site where the use of public rights of way is permitted. (n) Prior to issuance of a permit pursuant to the Municipal Code and per the reference resolution, the applicant shall pay to the Public Works Department $11,730.00 to guarantee the removal of the steel tieback rods and the removal of supporting structures to a minimum depth of eight (8) feet below sidewalk grade. The $11,730.00 will be refunded upon application by the applicant and approval from the Community Development Department that all steel tieback rods and supporting structures have been removed in accordance with paragraphs (i) and (j) above. The applicant shall forfeit $1,203.00 for each steel tieback rod left in place and shall forfeit $3,545.00 for each supporting structure not removed to a minimum depth of eight (8) feet below sidewalk grade. The applicant will be required to pay to the office of the Finance Director any additional sum in the event the $11,730.00 was insufficient. Fees are subject to change.

The application for refund of deposit is required in writing, accompanied by drawing and satisfactory certification indicating tiebacks were removed and location of any left in place.

Letter must be sent to the City by the resident deputy inspector verifying that all the tiebacks have been removed. The applicant shall show on a 24” x 36” sheet the location of all steel tieback rods and supporting structures left in place.

NOTE:

ALL FEES ARE SUBJECT TO ANNUAL REVISION AND DEPOSITS MAY VARY, DEPENDING UPON THE PARTICULAR PROJECT.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT B
Applicable Beverly Hills Municipal Code Sections
and Findings
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 1/39 5-1-205: RESTRICTIONS ON CONSTRUCTION ACTIVITY:

A. No person shall engage in construction, maintenance or repair work which requires a city permit between the hours of six o'clock (6:00) P.M. and eight o'clock (8:00) A.M. of any day, or at any time on a Sunday or a holiday set forth below unless such person has been issued an after hours construction permit issued pursuant to subsection C of this section. In addition, no person shall engage in such work within a residential zone, or within five hundred feet (500') of a residential zone, at any time on a Saturday unless such person has been issued an after hours construction permit issued pursuant to subsection C of this section. For the purpose of this section, "holiday" shall mean:

1. New Year's Day.

2. Martin Luther King Jr. Day.

3. Presidents Day.

4. Memorial Day.

5. Independence Day.

6. Labor Day.

7. Yom Kippur.

8. Veterans Day.

9. Thanksgiving Day.

10. The Friday following Thanksgiving Day.

11. Christmas Day.

Nothing in this section shall restrict the performance of "emergency work" as that term is defined in section 5-1- 102 of this chapter.

B. No person employed for the purposes of construction, maintenance, or repair work which requires a City permit shall enter a site on which such work will be done prior to eight o'clock (8:00) A.M. Any violation of this subsection shall be deemed to be an infraction.

C. The City building official, after consultation with appropriate City officials, may issue an after hours construction permit authorizing work and/or entrance to a work site otherwise prohibited by this section if the City building official determines that the public interest will be served by such a permit. Situations in which the public interest may be served by the issuance of such an after hours construction permit includes, but are not limited to, construction near school grounds, and construction that may interfere with vehicular or pedestrian traffic in heavily traveled public rights-of-way.

D. Applications for an after hours construction permit issued pursuant to subsection C of this section shall be in writing and shall set forth how the public interest will be served by issuing the permit. An after hours construction permit may be revoked or suspended by the City building official if the City building official determines that activity conducted pursuant to the permit detrimentally affects the public health, safety or welfare. (Ord. 11-O-2613, eff. 10-31-2011; amd. Ord. 20-O-2816, eff. 8-21-2020) 9-4-508: PLANNING AND LAND DEVELOPMENT PROGRAM REQUIREMENTS FOR NEW DEVELOPMENT AND REDEVELOPMENT; LOW IMPACT DEVELOPMENT:

A. Objective: The provisions of this section establish requirements for construction activities and facility operations of development and redevelopment projects to comply with the current municipal NPDES permit (order no. R4-2012-0175), to lessen the water quality impacts of development by using smart growth practices, and integrate LID practices and standards for stormwater pollution mitigation through means of infiltration, evapotranspiration, biofiltration, and rainfall harvest and use.

B. Scope: This section contains requirements for stormwater pollution control measures in development and redevelopment projects and authorizes the city to further define and adopt stormwater pollution control measures, and to develop LID principles and requirements, including, but not limited to, the objectives and specifications for integration of LID strategies, alternative compliance measures from the LID requirements for projects that demonstrate technical infeasibility to retain the stormwater quality design volume (SWQDv) on site 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 2/39 or where an opportunity exists for regional groundwater replenishment as defined in the municipal NPDES permit, and collect funds for projects that are granted alternative compliance measures. Except as otherwise provided herein, the city shall administer, implement and enforce the provisions of this section.

C. Applicability: This section applies to the following new development and redevelopment projects which are subject to city conditioning and approval:

1. New Development Projects:
a. All development projects equal to one acre or greater of disturbed area and adding more than ten thousand (10,000) square feet of impervious area;
b. Industrial parks with ten thousand (10,000) square feet or more of surface area; c. Commercial malls with ten thousand (10,000) square feet or more of surface area; d. Retail gasoline outlets with five thousand (5,000) square feet or more of surface area; e. Restaurants (SIC 5812) with five thousand (5,000) square feet or more of surface area; f. Parking lots with five thousand (5,000) square feet or more of impervious area or with twenty five (25) or more parking spaces;
g. Single-family hillside residential developments or redevelopments; h. Street and road construction of ten thousand (10,000) square feet or more of impervious surface area shall follow USEPA guidance regarding managing wet weather with green infrastructure: green streets (December 2008 EPA-833-F-08-009) to the maximum extent practicable. Street and road construction applies to stand alone streets, roads, highways, and freeway projects, and also applies to streets within larger projects; i. Automotive service facilities (SIC 5013, 5014, 5511, 5541, 7532-7534 and 7536-7539) with five thousand (5,000) square feet or more of surface area;
j. Projects located in or directly adjacent to, or discharging directly to a significant ecological area (SEA), where the development will:
(1) Discharge stormwater runoff that is likely to impact a sensitive biological species or habitat; and (2) Create two thousand five hundred (2,500) square feet or more of impervious surface area.

2. Redevelopment Projects: Redevelopment projects in the foregoing subject categories that meet redevelopment thresholds (pursuant to the municipal NPDES permit), which include:
a. Land disturbing activities which create, add, or replace five thousand (5,000) square feet or more of impervious surface area on an already developed site excluding single-family dwellings and accessory structures.
b. Land disturbing activities which create, add, or replace ten thousand (10,000) square feet or more of impervious surface area on existing single-family dwellings and accessory structures. c. Where redevelopment results in an alteration to more than fifty percent (50%) of the impervious surface of a previously existing development, and the existing development was not subject to postdevelopment stormwater quality control requirements, the entire project must be mitigated. d. Where redevelopment results in an alteration to less than fifty percent (50%) of the impervious surface of a previously existing development, and the existing development was not subject to postdevelopment stormwater quality control requirements, only the alteration must be mitigated, and not the entire development. e. Existing single-family dwelling and accessory structures are exempt from the redevelopment requirements unless such projects create, add, or replace ten thousand (10,000) square feet of impervious surface.

D. LID Standards Manual: The director shall prepare, maintain, and update, as deemed necessary and appropriate, a manual ("LID Standards Manual"), which shall include urban and stormwater runoff quantity and quality control development principles and technologies for achieving compliance with the provisions of this section. The "LID Standards Manual" shall also include technical feasibility and implementation parameters, as 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 3/39 well as other rules, requirements, and procedures as the director deems necessary, for implementing the provisions of this chapter.

E. Specific Requirements:

1. New Single-Family Hillside Homes: To the extent that the city may lawfully impose conditions, mitigation measures, or other requirements on the development or construction of a single- family home in a Hillside Area, a single-family Hillside home development or redevelopment project shall implement mitigation measures to:
a. Conserve natural areas;
b. Protect slopes and channels;
c. Provide storm drain system stenciling and signage;
d. Divert roof runoff to vegetated areas before discharge unless the diversion would result in slope instability; and
e. Direct surface flow to vegetated areas before discharge unless the diversion would result in slope instability.

2. New Development And Redevelopment Projects: New development and redevelopment projects are required to control pollutants and runoff volume from the project site by minimizing the impervious surface area and controlling runoff through infiltration, bioretention, and/or rainfall harvest and use in that preferred order, in accordance with the standards set forth in the municipal NPDES permit and the "LID Standards Manual". High removal efficiency BMPs shall comply with the standards and requirements of the "LID Standards Manual".

3. Project Plans: An applicant for a new development or a redevelopment project identified in this article shall incorporate into the applicant's project plans a stormwater mitigation plan which includes those BMPs necessary to control stormwater pollution from the completed project. Structural or treatment control BMPs (including, as applicable, postconstruction treatment control BMPs) set forth in project plans shall meet the design standards set forth in the municipal NPDES permit and the "LID Standards Manual".

4. New Development/Redevelopment Project Performance Criteria:
a. All new development and redevelopment projects, unless otherwise exempted herein or in the municipal NPDES permit, shall comply with part VI.D.7.c of the municipal NPDES permit. b. Postconstruction BMPs to mitigate stormwater pollution are required for all new development and redevelopment projects identified in this article unless alternative measures are allowed as provided in part VI.D.7.c of the municipal NPDES permit.
c. BMPs must be implemented to retain on site the stormwater quality design volume (SWQDv), defined as runoff from either: 1) the 0.75 inch, 24-hour rain event; or 2) the 85th percentile, 24-hour event, as determined from the Los Angeles County 85th percentile precipitation isohyetal map, whichever is greater. d. BMPs shall meet the design specifications and on site retention potential outlined in the part VI.D.7.c of the municipal NPDES permit and the "LID Standards Manual". e. Single-family Hillside home development projects are exempt from the new development/redevelopment project performance criteria of part VI.D.7.c of the municipal NPDES permit unless they create, add, or replace ten thousand (10,000) square feet or more of impervious surface area. f. Street and road construction projects of ten thousand (10,000) square feet or more of impervious surface area are exempt from the new development/redevelopment project performance criteria of part VI.D.7.c of the municipal NPDES permit but shall adhere to the city's green streets policy. g. Projects unable to retain one hundred percent (100%) of the SWQDv on site due to technical infeasibility as defined in the municipal NPDES permit must implement alternative compliance measures in accordance with part VI.D.7.c of the municipal NPDES permit. When, as determined by the city, one hundred percent (100%) on site retention of the SWQDv is technically infeasible, partially or fully. The infeasibility shall be demonstrated in the submitted stormwater mitigation plan. The technical infeasibility may result from conditions that may include, but are not limited to:
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 4/39 (1) The infiltration rate of saturated in-situ soils is less than 0.3 inches per hour and it is not technically feasible to amend the in-situ soils to attain an infiltration rate necessary to achieve reliable performance of infiltration or bioretention BMPs in retaining SWQDv on site; (2) Locations where seasonal high groundwater is within five (5) to ten feet (10') of surface grade; (3) Locations within one hundred feet (100') of a groundwater well used for drinking water; (4) Locations with potential geotechnical hazards;
(5) Smart growth and infill or redevelopment locations where the density and/or nature of the project would create significant difficulty for compliance with the on site volume retention requirement. h. If partial or complete retention is technically infeasible, the project site may biofiltrate 1.5 times the portion of the remaining SWQDv that is not reliably retained on site, biofiltration BMPs must adhere to the design specifications provided in the municipal NPDES permit of part VI.D.7.c. i. Additional alternative compliance options such as off site infiltration may be available to the project site.

The project site should contact the city to determine eligibility. j. The remaining SWQDv that cannot be retained or biofiltered on site must be treated on site to reduce pollutant loading. BMPs must be selected and designed to meet pollutant specific benchmarks as required per the municipal NPDES permit. Flow through BMPs may be used to treat the remaining SWQDv and must be sized based on a rainfall intensity of:
(1) 0.2 inch per hour, or
(2) The 1-year, 1-hour rainfall intensity as determined from the most recent Los Angeles County isohyetal map, whichever is greater.

F. Issuance Of Discretionary Permits: No discretionary permit may be issued for any new development or redevelopment project identified in this section until the authorized enforcement officer confirms the project plans comply with the applicable requirements of this section.

G. Issuance Of Certificates Of Occupancy: As a condition for issuing a certificate of occupancy for new development or redevelopment projects identified in this article, the authorized enforcement officer shall require property owners or their representative(s) to build all the stormwater pollution control BMPs and structural or treatment control BMPs that are shown on the approved project plans and consistent with the stormwater mitigation plan and to submit a signed certification statement stating that the site and all structural or treatment control BMPs will be maintained in compliance with the municipal NPDES permit, the stormwater mitigation plan, and other applicable regulatory requirements.

H. Information Provided By Owners: With the exception of simple LID BMPs (as defined in this article) implemented on single- family residences, consistent with part VI.D.7.d(iii) of the municipal NPDES permit, project owners shall provide an operation and maintenance plan, monitoring plan where required, and verification of ongoing maintenance provisions for LID practices and treatment control BMPs including, but not limited to: final map conditions, legal agreements, covenants, conditions or restrictions, CEQA mitigation requirements, conditional use permits, and/or other legally binding maintenance agreements. These maintenance records must be kept on site for treatment BMPs implemented on single-family residences.

I. Transfer Of Properties Subject To Requirement For Maintenance Of Structural And Treatment Control BMPs:

1. The transfer or lease of a property subject to a requirement for maintenance of structural and treatment control BMPs shall include conditions requiring the transferee and its successors and assigns to either: a) assume responsibility for maintenance of any existing structural or treatment control BMP or b) to replace an existing structural or treatment control BMP with new control measures or BMPs meeting the current standards of the city and the municipal NPDES permit. Such requirement shall be included in any sale or lease agreement or deed for such property. The condition of transfer shall include a provision that the successor property owner or lessee conduct maintenance inspections of all structural or treatment control BMPs at least once a year and retain proof of inspection.

2. For residential properties where the structural or treatment control BMPs are located within a common area which will be maintained by the community association, appropriate arrangements shall be made with the association regarding the responsibility for maintenance. 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 5/39

3. If structural or treatment control BMPs are located within an area proposed for dedication to a public agency, they will be the responsibility of the developer until the dedication is accepted. (Ord. 15-O-2678, eff. 6- 18-2015)
ARTICLE 19.5. TRANSITION BETWEEN COMMERCIAL AND

RESIDENTIAL USES
10-3-1951: DEFINITIONS:

For the purposes of this article, certain words and phrases used in this article are defined as follows:

ADJACENT TO A RESIDENTIAL ZONE: A site that shares a property line with a residentially zoned property or is separated from a residentially zoned property by a public alley. Any portion of public right of way which abuts a residentially zoned property shall be deemed to be adjacent to a residential zone.

COMMERCIAL REFUSE BIN: A trash container which is designed for front loading refuse collection trucks and is utilized by a commercial establishment.

COMMERCIAL-RESIDENTIAL TRANSITION AREA: That portion of a commercial zone or the RMCP zone that is located within one hundred seventy feet (170') of either a residential zone or the RMCP zone. "Commercialresidential transition area" shall also include sites located within a residential zone which are used primarily by commercial uses which were legally authorized prior to the change to a residential zone classification.

Notwithstanding the foregoing, "commercial-residential transition area" shall not include either those properties located on the northerly side of the street on Santa Monica Boulevard, south roadway, or those properties located on the southerly side of the street on Wilshire Boulevard west of Santa Monica Boulevard, north roadway.

DELIVERY, LOADING, OR UNLOADING: The transfer of a shipment of goods, wares, merchandise, mail, or similar items, to or from a vehicle, or the loading of persons into a vehicle, or the unloading of persons from a vehicle.

EXTENDED HOURS: The time between the hours of ten o'clock (10:00) P.M. and seven o'clock (7:00) A.M. on the following weekday, and the time between the hours of ten o'clock (10:00) P.M. and nine o'clock (9:00) A.M. on the following weekend day or holiday.

EXTENDED HOURS OPERATION: A commercial use that receives patrons during extended hours. (Ord. 81-O1797, eff. 6-11-1981; amd. Ord. 96-O-2270, eff. 11-27-1996; Ord. 99-O-2324, eff. 3-19-1999) 10-3-1952: COMMERCIAL USE SETBACKS:

It shall be unlawful for any person to erect or construct any building, structure, or improvement, or any part thereof, on a site located in a nonresidential zone and located adjacent to a residential zone unless the following setbacks are maintained:

A. If the nonresidential site abuts an alley which separates the nonresidential zone from the residential zone, no building, structure, or improvement, either above or less than eight feet (8') below the grade level, except a wall or other improvement otherwise permitted by this article shall be located within six feet (6') of the edge of the alley adjacent to such site; or
B. If there is no alley between the nonresidential site and the residential zone, the following setbacks shall be maintained, except as otherwise permitted by this article:

1. No building, structure, or improvement located less than eight feet (8') below the grade level shall be located within six feet (6') of the property line abutting the residential zone.

2. No building, structure, or improvement, or any part thereof, up to thirty feet (30') or two (2) stories in height, whichever is less, shall be located within ten feet (10') of the property line abutting the residential zone.

3. No part of any building, structure, or improvement more than thirty feet (30') or two (2) stories in height, whichever is less, shall be located within twenty feet (20') of the property line abutting the residential zone.

C. The director of planning and community development, pursuant to article 36 of this chapter, may permit improvements in the setback required by subsection B of this section as is necessary to accommodate building 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 6/39 code requirements if the director of planning and community development finds that the proposal will be compatible with the adjacent residential area.

D. If a retail department store is developed in accordance with the commercial retail planned development overlay zone (C-R-PD) standards set forth in article 18.2 of this chapter, subsections A and B of this section shall not apply, and such retail department store shall be developed in accordance with the setback requirements of said article 18.2 of this chapter. (Ord. 81-O-1797, eff. 6-11-1981; amd. Ord. 89-O-2081, eff. 12- 7-1989; Ord. 96-O-2270, eff. 11-27-1996)
10-3-1953: WALLS REQUIRED FOR RESIDENTIAL-NONRESIDENTIAL TRANSITION:

Notwithstanding the setback requirements of section 10-3-1952 of this article, no person shall erect, construct, or enlarge any building, structure or improvement on a nonresidential site adjacent to a residential zone unless that person constructs a wall along the property line separating the residential and nonresidential uses.

A. Nonresidential Site That Abuts An Alley: If the nonresidential site is separated from the residential zone by an alley, then a three foot (3') high solid masonry wall shall be constructed and maintained along the property line that abuts the alley. There shall be no opening in such wall; provided, however, there may be an opening a maximum of twenty five feet (25') wide in such wall as is necessary to accommodate a driveway providing access to the parking area or loading dock of the structure from the alley when such access is otherwise permitted by the city engineer or the director of building and safety. The director of planning and community development, pursuant to article 36 of this chapter, may permit openings not exceeding a width of five feet (5') in such wall as is necessary to accommodate building code requirements if the director of planning and community development finds that the proposal will be compatible with the adjacent residential area.

1. Materials Allowed: A reviewing authority may allow the use of any wall material other than masonry, and may further allow a wall constructed of material other than masonry to be a maximum height of three feet six inches (3'6"), provided the reviewing authority finds that the alternative wall material or design and the additional height will not have a substantial adverse impact on the adjacent residential property.

2. Minor Accommodation: Notwithstanding the provisions of this subsection A, a reviewing authority may issue a minor accommodation pursuant to article 36 of this chapter to allow an opening of up to thirty feet (30') in width in a wall along the property line that abuts the alley, provided the reviewing authority finds that the increased size of the opening will not have a substantial adverse impact on traffic safety, noise, the scale and massing of the streetscape, or garden quality of the city.

B. Nonresidential Site That Abuts A Residential Rear Property Line: If the nonresidential site abuts the rear property line of a residential site, then a solid masonry wall shall be constructed and maintained along the nonresidential property line. The height of the wall shall be at least six feet (6'), but shall not exceed the maximum height permitted along the abutting residential property line.

1. Minor Accommodation: Notwithstanding the provisions of this subsection B, a reviewing authority may issue a minor accommodation pursuant to article 36 of this chapter to allow a wall of up to ten feet (10') in height along a property line abutting a residential rear property line, provided the reviewing authority finds that the wall will not have a substantial adverse impact on traffic safety, the scale and massing of the streetscape, or garden quality of the city.

A reviewing authority may also issue a minor accommodation to allow for any wall material other than masonry, provided the reviewing authority finds that the choice of alternate wall material will not have a substantial adverse impact on the privacy, security or residential quality of the adjacent residential property.

C. Nonresidential Site That Abuts A Residential Side Property Line: If the nonresidential site abuts the side property line of a residential site, then a solid masonry wall shall be constructed and maintained along the nonresidential property line. Within the area abutting the front yard of the residential property, the wall shall be constructed at the maximum height permitted along the abutting residential property line. Within all other areas, the height of the wall shall be at least six feet (6'), but shall not exceed the maximum height permitted along the abutting residential property line.

1. Minor Accommodation: Notwithstanding the provisions of this subsection C, a reviewing authority may issue a minor accommodation pursuant to article 36 of this chapter to allow a wall of up to ten feet (10') in height along a property line abutting a residential side property line, provided the reviewing authority finds that the wall will not have a substantial adverse impact on traffic safety, the scale and massing of the streetscape, or garden quality of the city.
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 7/39 A reviewing authority may also issue a minor accommodation to allow for any wall material other than masonry, provided the reviewing authority finds that the choice of alternate wall material will not have a substantial adverse impact on the privacy, security or residential quality of the adjacent residential property.

D. Finish: All walls constructed pursuant to this section shall be finished on each side of the wall. (Ord. 81-O1797, eff. 6-11-1981; amd. Ord. 96-O-2270, eff. 11-27-1996; Ord. 98-O-2293, eff. 4-17-1998; Ord. 01-O-2389, eff. 1-10-2002; Ord. 02-O-2395, eff. 4-5-2002)
10-3-1954: LANDSCAPING OF SETBACKS FOR COMMERCIAL USES:

A. Landscaping Plans: The setback area required pursuant to the provisions of section 10-3-1952 of this article shall be improved with landscaping in conformance with a plan which meets all of the following criteria and which has been reviewed and approved by the architectural commission in accordance with section 10-3- 3007 of this chapter:

1. Landscaping shall be of a type and density to provide a texture, buffer, or screen between nonresidential and residential zones as deemed appropriate for the location by the architectural commission.

2. Landscaping shall be of a type and size which will provide such texture, buffer, or screen to a reasonable extent when initially planted and which will grow to a size and configuration to achieve the full intent of such buffer within a reasonable amount of time.

3. Plants shall be of an appropriate type so as to minimize the dropping of leaves or needles onto adjacent properties or alleys or shall be capable of being readily maintained so as to minimize such dropping.

4. Plants shall have a root structure which will not displace or damage paved areas and which will not interfere with nearby utility systems.

B. Landscaping Maintenance: Such landscaping shall be maintained in accordance with the provisions of a landscape maintenance plan approved by the architectural commission which shall provide for the irrigation, fertilization, trimming and replacement of plants on a schedule appropriate to the types and quantities of plants utilized in such landscaping. (Ord. 81-O-1797, eff. 6-11-1981; amd. Ord. 96-O-2270, eff. 11-27-1996) 10-3-1955: COMMERCIAL-RESIDENTIAL TRANSITION; GENERAL DEVELOPMENT REQUIREMENTS:

Notwithstanding any other provision of this chapter, it shall be unlawful for any person to erect or construct any building, structure, or improvement, or any part thereof, on a site located in a nonresidential zone and located adjacent to a residential zone unless all of the following conditions are met:

A. No mechanical venting faces any residential use;
B. No mirrored or reflective glass or material is used on the facade of the building, structure, or improvement which faces any residential use;
C. No loading dock faces any residential use; provided, however, this subsection shall not apply to any site which is not a corner site and which abuts an alley which separates the nonresidential zone from the residential zone; and
D. The building, structure, or improvement is designed to allow for adequate sight lines for vehicular ingress to and egress from each adjacent residential use or alley. (Ord. 96-O-2270, eff. 11-27-1996) 10-3-1956: COMMERCIAL-RESIDENTIAL TRANSITION; GENERAL OPERATIONAL REQUIREMENTS:

A. Except as provided in subsection B of this section, it shall be unlawful for any person to commence or conduct, either directly or indirectly, any commercial use on a site located in a commercial-residential transition area except in conformance with the following requirements:

1. No deliveries shall be received, and no loading, or unloading shall be permitted during extended hours unless:
a. The deliveries, loading, or unloading operation is conducted entirely within an enclosed structure, or b. The deliveries, loading, or unloading operation is conducted exclusively from a public right of way that is not adjacent to a residential zone or RMCP zone.
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 8/39

2. Refuse shall not be deposited into a commercial refuse bin located outside of an enclosed structure on private property or on a public right of way that is adjacent to a residential zone or RMCP zone during extended hours unless such refuse is in sealed bags.

3. Commercial refuse bins shall not be moved in a public right of way adjacent to a residential zone or RMCP zone, or within the area between a commercial structure and a residential zone or RMCP zone during extended hours, except by waste haulers operating pursuant to a franchise with the city that permits such activity during extended hours.

4. All commercial refuse bins shall be equipped with nonmetallic lids which shall remain closed at all times.

5. For those businesses operating pursuant to an extended hours permit issued pursuant to section 10-3- 1958 of this article, the name and telephone number of a person who will be available during the operational hours of the business to address a problem with the subject establishment shall be posted in a conspicuous place on the exterior of the building housing the establishment. The sign shall not exceed four (4) square feet in size and the letters on the sign shall be not less than one-half inch ( 1/2") nor more than one inch (1") in height.

The contact person shall be the business owner, business manager, or other similar person who has sufficient authority over the business to address problems that may disturb neighbors.

6. All doors facing a residential zone shall remain closed at all times during extended hours except for the immediate purpose of ingress or egress. All windows to food preparation areas that face a residential zone shall remain closed at all times during extended hours.

7. Employees, agents, associates, or contractors of a nonresidential use shall not congregate behind the nonresidential structure or in any open area or public right of way separating a nonresidential structure and a residential zone or RMCP zone during extended hours.

8. All businesses in the commercial-residential transition area shall comply with all provisions of title 5, chapter 1, article 1 of this code, regarding general noise regulations. In order to promote compliance with said provisions, and in addition to said provisions, all businesses in the commercial-residential transition area shall comply with the following requirements:
a. The employees, agents, associates, or contractors of a business shall not engage in conduct or activity which substantially or unreasonably disturbs the peace and quiet of any neighborhood or which causes discomfort or annoyance to any reasonable person of normal sensitivity residing in the area during extended hours.
b. No activity shall be conducted on the premises in a manner which substantially or unreasonably disturbs the peace and quiet of the surrounding neighborhood or which causes discomfort or annoyance to any reasonable person of normal sensitivity residing in the area during extended hours. c. The factors which shall be considered in determining whether activity described in subsections A8a and A8b of this section violates this section shall be the criteria specified under section 5-1-104 of this code, including, but not limited to, the following:
(1) The volume of the noise;
(2) Whether the nature of the noise is usual or unusual; (3) Whether the origin of the noise is natural or unnatural; (4) The volume of the background noise;
(5) The proximity of the noise to residential sleeping facilities; (6) The time of day or night the noise occurs;
(7) The duration of the noise;
(8) Whether the noise is recurrent, intermittent, or constant.

B. The operational requirements set forth in subsection A of this section shall not apply to:

1. The following business classifications:
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 9/39 a. Professions and semiprofessions (classification C), as defined under subsection 3-1-219C of this code, excluding medical offices and medical laboratories as defined under section 10-3-100 of this chapter; b. Residential or commercial property rental and leasing (classifications E and F), as defined under subsections 3-1-219E and F of this code;
c. Agencies, lenders, brokerages, and other similar services (classification G), as defined under subsection 3-1-219G of this code;
d. Depository financial institutions, branch and sales office locations (classification H), as defined under subsection 3-1-219H of this code;
e. Corporate offices; or

2. Hotels and hotel appurtenant service uses as defined in article 28.6 of this chapter; or

3. Projects approved by the planning commission or the city council on an appeal through any of the following procedures when the resolution of approval specifically and explicitly addressed extended hours activities associated with the project:
a. Development plan review;
b. Conditional use permit;
c. Planned development review; or

4. Vehicle fuel stations.

C. A minor accommodation may be granted pursuant to the procedures and requirements of article 36 of this chapter, to relieve an applicant of one or more of the operational requirements prescribed by subsections A1 through A7 of this section if the director of planning and community development finds:

1. The applicant cannot comply with the subject requirements, and

2. The applicant will comply with subsection A8 of this section. (Ord. 96-O-2270, eff. 11-27-1996; amd.

Ord. 99-O-2324, eff. 3-19-1999; Ord. 05-O-2489, eff. 12-16-2005) 10-3-1957: TRANSITIONAL USE LICENSES:

A. Except as provided in subsection C of this section, no commercial activity shall be commenced or conducted in a commercial-residential transitional area without a valid transitional use license and, if applicable, an extended hours permit. The department of finance administration shall issue a transitional use license upon compliance with the following requirements:

1. The applicant agrees in writing that:
a. The applicant has read and understands the requirements of this article; and b. The subject business will, at all times, comply with all requirements of this article, including any conditions imposed pursuant to this article by the director of building and safety to ensure compliance with all requirements of this article; and
c. In the event that the Director of Planning and Community Development has a reasonable basis to believe that the subject business may be in violation of the requirements of this article or any other provision of this Code, and that substantial progress is not being made toward the correction of such violation, the Director of Planning and Community Development shall have the authority to refer the subject business to the Planning Commission for revocation of the transitional use license.

2. The applicant submits a name and telephone number of a person who is available during operational hours of the business to address all problems with the subject establishment; and

3. The subject business does not have an uncured violation of this article, any other provision of this Code, or any condition imposed on a transitional use license or extended hours permit pursuant to section 10-3-1959 of this article, except where substantial progress is being made toward the correction of such violation to the satisfaction of the Director of Building and Safety or the Director of Planning and Community Development; and 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 10/39

4. A transitional use license has not been revoked for the subject business by the Planning Commission pursuant to section 10-3-1959 of this article.

B. Transitional Use License: The Planning Commission may issue a transitional use license for a business whose transitional use license was previously revoked, if, after conducting a public hearing in accordance to the requirements specified in section 10-3-1959 of this article, the Planning Commission finds that the requirements specified under subsections A1 through A3 of this section have been met. In connection therewith, the Planning Commission may impose conditions on the approval of a transitional use license to ensure conformance to the requirements specified under subsections A1 through A3 of this section and to ensure that the permitted activity will not violate any provision of this Code. The decision of the Planning Commission shall be appealable to the City Council as provided by title 1, chapter 4, article 1 of this Code.

C. No Transitional Use License Required: Notwithstanding subsection A of this section, no transitional use license shall be required for the uses exempted under subsection 10-3-1956B of this article.

D. Filing Fees: No fee or charge shall be required for any application or form filed for a transitional use license. (Ord. 96-O-2270, eff. 11-27-1996)
10-3-1958: EXTENDED HOURS PERMITS:

A. Extended Hours: Except as provided in subsection H of this section, it shall be unlawful for any person to commence or conduct, either directly or indirectly, an extended hours operation on a site located in a commercial-residential transition area in the City of Beverly Hills without having procured an extended hours permit pursuant to the provisions of this article. Every person commencing or conducting any extended hours operation shall file an application for an extended hours permit with the Department of Planning and Community Development in a form prescribed by that department. The City Council may, by resolution, establish fees for the review of such applications.

B. Public Hearing: A public hearing shall be held by the Planning Commission on all applications for an extended hours permit. Upon receipt of a complete application, the Director shall refer the project to the Planning Commission at the next feasible regular meeting, unless an extension of time is consented to by the applicant. Noticing shall be completed in accordance with article 2.5 of this chapter and the City's public notice guidelines.

C. Conditions: The Planning Commission shall grant an extended hours permit if it finds that the extended hours operation will not substantially disrupt the peace and quiet of the adjacent neighborhood as a result of any of the following:

1. The accumulation of garbage, litter, or other waste, both on and off of the subject site;

2. Noise created by the extended hours operation or by employees or visitors entering or exiting the extended hours operation;

3. Light and glare;

4. Odors and noxious fumes;

5. Pedestrian queuing;

6. Crime or peril to personal safety and security;

7. Use of residential streets for parking which is likely to cause activity associated with the subject extended hours operation to intrude substantially into a residential area;

8. Effects on traffic volumes and congestion on local residential streets; and

9. Cumulative impacts relating to the existing concentration of extended hours operations in the vicinity of the proposed extended hours operation.

D. Conditions Of Approval: To make the findings set forth under subsection C of this section, the planning commission may impose conditions of approval on a project to ensure that the factors set forth under subsection C of this section will not substantially disrupt the peace and quiet of adjacent residential and commercial uses or create significant environmental impacts on the community within the meaning of the California environmental quality act. Such conditions may include, without limitation, restrictions or modifications to the hours of operation requested by an applicant. The planning commission shall only impose conditions related to the impacts of an operation during extended hours. 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 11/39 E. Decision: The decision of the planning commission shall be by resolution. The applicant or any person aggrieved by the decision may appeal the decision to the city council as provided in title 1, chapter 4, article 1 of this code. The city council shall conduct a hearing on the appeal in a timely manner.

F. Operative Date: The operative date of the extended hours permit shall be the fifteenth day after the date upon which the applicant receives approval of the permit, provided no appeal has been filed on a timely basis pursuant to subsection E of this section.

G. Approval Upon Expiration Of Time Limit: In the event that the planning commission has not acted on an application for an extended hours permit in accordance with the time limits specified under subsection B of this section, the application shall be deemed approved upon the expiration of the time limit. An appeal period during which such approval may be appealed to the city council as prescribed in subsection E of this section shall commence upon the expiration and deemed approval date.

H. Businesses Not Applicable: The provisions of this section shall not apply to any business that was legally operating during extended hours on December 27, 1996, as part of its customary weekly schedule of business operations. The provisions of this section shall also not apply to any business that was legally operating during extended hours on January 8, 1999, without the requirement of an extended hours permit, as part of its customary weekly schedule of business operations. These exemptions shall not be transferable by the existing business to a different business. For purposes of this section, a business shall be considered different from the existing business if:

1. The business has a different name, and

2. The business offers a product or type or style of service which, in the opinion of the director of planning, may result in additional patrons visiting the site during extended hours or additional vehicle trips to the site during extended hours.

Changes to product or service references in the name of a business shall not be considered a change to the name of the business.

Notwithstanding the foregoing, any business operating during extended hours pursuant to the exemptions set forth herein shall not expand its hours of extended hours operation in effect on January 8, 1999, except as permitted by an extended hours permit issued pursuant to this section, subject to the following exceptions:
a. Such business may expand its hours of extended hours operation up until and including twelve o'clock (12:00) midnight, notwithstanding a shorter period of extended hours operation in effect on January 8, 1999; b. For any such business that was subject to and qualified for the exemption specified in this subsection H, as set forth in ordinance 96-O-2270, such business may expand its hours of extended hours operation up until and including twelve o'clock (12:00) midnight, notwithstanding there being no hours of extended hours operation in effect on January 8, 1999.

I. Exercise Of Rights Granted: Unless otherwise provided in the resolution granting an extended hours permit, the exercise of rights granted in such extended hours permit shall be exercised within one hundred eighty (180) days after the adoption of the final resolution granting such extended hours permit. The planning commission may grant a six (6) month extension of the time limit contained in this subsection, or in any resolution granting a discretionary approval, if an application therefore is made at least thirty (30) days prior to the expiration of the time limit, or any extension thereof. Such extension may be granted after a duly noticed public hearing held pursuant to the same procedures applicable to the approval of the original application, if the Planning Commission determines that conditions and regulations affecting development in the City have not changed in a manner that would warrant reconsideration of the findings and decision made at the time of the original approval. The time limit imposed pursuant to this subsection may not be extended beyond two (2) years after the adoption of the initial final resolution granting the extended hours permit. Any decision regarding an extension pursuant to this subsection may be appealed to the appropriate review authority in the manner provided by the same procedures applicable to the approval of the original application or, if no appeal procedures are specified, to the City Council in the manner provided by title 1, chapter 4, article 1 of this Code. (Ord. 96-O-2270, eff. 11-27-1996; amd. Ord. 99-O-2324, eff. 3-19-1999; Ord. 02-O-2411, eff. 11-22-2002; Ord. 14-O-2661, eff. 6-20-2014; Ord. 19-O-2785, 8-16-2019)
10-3-1959: REFERRAL AND REVOCATION OF PERMITS AND LICENSES:

A. The Director of Planning and Community Development and the Director of Building and Safety shall develop administrative guidelines for addressing complaints and possible violations in connection with transitional use licenses and extended hours permits, and evaluating whether a business is in compliance with 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 12/39 the provisions of this article and all other provisions of this Code. The guidelines shall include examples of remedies that may be pursued by the City in response to violations of this article or other provisions of this Code. The remedies will be available as alternatives to referral of transitional use licenses or extended hours permits to the Planning Commission for consideration of revocation of the license or permit. Such guidelines may be amended by the Directors at the Directors' discretion. Without regard to whether the City has pursued alternative remedies, if the Director of Planning and Community Development or the Director of Building and Safety believes that a business may not be in compliance with the provisions of this article or any other provision of this Code, the Director of Planning and Community Development may refer the transitional use license or extended hours permit to the Planning Commission to consider revocation or conditioning the license or permit to ensure that the permitted activity operates in compliance with the provisions of this article and all other City laws.

B. In the event that a transitional use license or extended hours permit is referred to the Planning Commission, the Planning Commission shall hold a public hearing regarding the possible revocation of the license or permit or the possible imposition of conditions to ensure compliance by the licensee or permittee with the provisions of this article and all other applicable City laws for which the licensee or permittee is found in violation. Notice of such hearing shall be provided as set forth in subsection C of this section. The Planning Commission, after such hearing, may revoke the transitional use license or extended hours permit if the commission determines that:

1. The permittee has violated a condition of the license or permit previously imposed pursuant to this section, or violated any provision of this Code that governs the permitted activity; or

2. Misstatements or omissions of material facts were used in the acquisition of a transitional use license or extended hours permit.

In addition, should the Planning Commission find that the permittee is in violation of any provision of this article or other City law governing the permitted activity, the commission may allow the transitional use license or extended hours permit to remain in force, subject to conditions to correct and prevent a recurrence of said violation and to protect the peace and quiet of the adjacent neighborhood. In doing so, the Planning Commission may require all future license and permit approvals for the subject business to be subject to the same conditions.

C. At least ten (10) days prior to any hearing by the Planning Commission, notice of the time, place, and purpose of the public hearing shall be sent by first class mail in accordance with article 2.5 of this chapter and the City's public notice guidelines.

D. The applicant or any person aggrieved by a decision of the Planning Commission pursuant to this article may appeal the decision to the City Council as provided in title 1, chapter 4, article 1 of this Code. (Ord. 96-O2270, eff. 11-27-1996; amd. Ord. 14-O-2661, eff. 6-20-2014) 10-3-1960: VIOLATIONS AND REMEDIES:

A. The operation of a business in violation of this article is a nuisance. Each person violating this article is subject to all remedies allowed by law. (Ord. 11-O-2615, eff. 12-16-2011) ARTICLE 27. OTHER USE AND BUILDING RESTRICTIONS
10-3-2701: BUSINESSES RESTRICTED TO CERTAIN ZONES:

No person shall establish or conduct any business outside of Zones C-3 and M-2, except as provided in this chapter, and it shall be unlawful for any person to establish or conduct any business in Zones R-1, R-1.5, and R-4 which business is not in compliance with all the provisions of this chapter and any other law in effect regulating the establishing and conducting of any such business. (1962 Code § 10-702) 10-3-2702: BUSINESSES ON VACANT LOTS:

It shall be unlawful for any person to establish or conduct any business activity upon a vacant lot within the city of Beverly Hills except in compliance with the provisions of title 4, chapter 2, article 16 of this code and in compliance with any other law regulating the establishing and conducting of any such businesses. (1962 Code § 10-703; amd. Ord. 94-O-2193, eff. 3-4-1994; Ord. 94-O-2220, eff. 12-23-1994) 10-3-2702.1: BUSINESSES OUTSIDE OF PERMANENT BUILDINGS:
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 13/39 All businesses and business activity shall be conducted within a permanent building and shall be fully enclosed by walls and a roof unless such business or activity is specifically permitted in compliance with the provisions of title 4, chapter 2, article 16 or 19 of this code, or any other law pursuant to which such business or activity is specifically permitted to be conducted outdoors. (Ord. 94-O-2220, eff. 12-23-1994) 10-3-2703: ENTERTAINMENT OUTSIDE THE BUSINESS TRIANGLE:

A. Definitions: For purposes of this section, the terms listed below shall have the following meanings:

BUSINESS TRIANGLE: That area of the city of Beverly Hills bounded by the centerline of Wilshire Boulevard to the south, the centerline of Santa Monica Boulevard (south roadway) to the north and west, and the centerline of the alley between Cañon Drive and Crescent Drive to the east.

LIVE ENTERTAINMENT: Any entertainment, other than live musical accompaniment to dining, provided by live performers, including patrons, at any establishment.

LIVE MUSICAL ACCOMPANIMENT TO DINING: A musical performance in a restaurant by no more than two (2) performers, including patrons, that does not include any dancing, singing, or spoken words. For purposes of these regulations a disc jockey is considered a performer, as is any other person whose performance is comprised of selecting or manipulating prerecorded selections of music.

NIGHTCLUB TYPE ACTIVITY: Any bar, nightclub, discotheque, cocktail lounge, restaurant or other establishment which includes beverage service, whether alcoholic or nonalcoholic, and dancing by patrons or others and/or other live entertainment, whether such activities are the principal business use or incidental to a principal use, as the term "use" is defined in section 10-3-100 of this chapter.

RESTAURANT: Any establishment, including an establishment located inside a hotel or other use, that has as its primary activity the preparation and provision or service of food and beverages to its customers and that charges its customers, either directly or indirectly, for such commodities and service.

B. Live Musical Accompaniment To Dining; Regulations And Restrictions: Except as expressly provided for in subsections D and E of this section, live musical accompaniment to dining is the only form of live entertainment permitted in any area of the city outside the business triangle, subject to the following standards and restrictions:

1. Food Service Available: The live musical accompaniment to dining is permissible only during those times when food and beverage service is available to restaurant patrons;

2. Day And Time:
a. On Mondays through Thursdays, no live musical accompaniment to dining is permitted before seven o'clock (7:00) A.M. or after ten o'clock (10:00) P.M.;
b. On Sundays and holidays, no live musical accompaniment to dining is permitted before nine o'clock (9:00) A.M. or after ten o'clock (10:00) P.M.;
c. On Friday mornings no live musical accompaniment to dining is permitted before seven o'clock (7:00) A.M.;
d. On Saturday mornings, no live musical accompaniment to dining is permitted before nine o'clock (9:00) A.M.;
e. On Friday and Saturday evenings, live musical accompaniment to dining is permitted until one hour after the last patron is permitted to be received by the restaurant, but in no case later than twelve o'clock (12:00) midnight.

3. Separation From Dining Area: Live musical accompaniment to dining may not be offered in a bar area, lounge or other area of the restaurant if that area is separated entirely from any other area of the restaurant by any floor to ceiling wall or is separated from any other area of the restaurant by any floor to ceiling wall and a door or divide that is capable of being closed;

4. Staging: Areas where musicians perform may not be located on any raised platform, stage or other mechanism designed to enhance the visibility of the musicians to restaurant patrons and may not have any special lighting other than ambient restaurant lighting and lighting specifically focused upon and designed to illuminate any sheet music the musicians might use;
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5. Number Of Performers: Any live musical accompaniment to dining permitted by this section is limited to a maximum of two (2) persons performing on the premises of the restaurant at any given time;

6. Types Of Performance: Any live musical accompaniment to dining shall not include any dancing, singing or spoken word performances, by the performers, the patrons or any other persons;

7. Noise Level: All live musical accompaniment to dining shall take place inside the structure where the restaurant business is located and shall not occur in any outdoor area, including, without limitation, any outdoor area where outdoor dining is permitted. No speakers or other sound transmission equipment are permitted in any area outside the restaurant that permits live musical accompaniment to dining. The premises within which any restaurant that permits live musical accompaniment to dining is located shall contain sufficient sound absorbing insulation so that noise generated inside the premises shall not be audible anywhere on adjacent property, public rights of way or within any separate units within the same building where the restaurant is located. There shall be no open doors or windows permitted at any restaurant that permits live musical accompaniment to dining. All live musical accompaniment to dining shall be performed at sound levels within the restaurant that permit persons within the restaurant to converse without straining to speak or be heard;

8. Charges Or Fees: No cover charge, admission fee, surcharge, or any other fee exacted as a condition of entering or exiting the restaurant, or in connection with the provision of any permissible form of entertainment, may be imposed in restaurants where there is live musical accompaniment to dining.

C. Prerecorded Music; Regulations And Restrictions: Notwithstanding any other provision of this code, prerecorded music may be played inside an establishment outside the business triangle during any hours the establishment is lawfully operating, provided the volume levels conform to the noise level standards set forth in subsection B7 of this section.

D. Live Entertainment; Regulations And Restrictions: Excluding nonconforming nightclub type activities regulated pursuant to subsection E of this section, any form of live entertainment, including, without limitation, nightclub type activities, other than live musical accompaniment to dining regulated pursuant to subsections A and B of this section, is expressly prohibited outside the business triangle, except inside hotels operating pursuant to a conditional use permit issued pursuant to article 38 of this chapter that expressly authorizes and regulates such activity, or inside any fixed seat theater that does not permit food or drink consumption in the seating area and that has no tables in the seating area. "Nonconforming nightclub type activities", as defined in subsection E of this section, may continue to operate outside the business triangle subject to the provisions set forth in that subsection.

Notwithstanding the provisions of this subsection, hotels located in any R-4 zone shall not contain any live entertainment, including, without limitation, any nightclub type activities. Restaurants and private dining rooms located in hotels in the R-4 zone and operating in conformity with section 10-3-1207 of this chapter may provide live musical accompaniment to dining, subject to all of the regulations and restrictions set forth in subsection B of this section.

Notwithstanding the provisions of this subsection, nightclub type activities may be conditionally permitted in the C-5 zone pursuant to a conditional use permit issued pursuant to article 38 of this chapter.

E. Nonconforming Nightclub Type Activities; Regulations And Restrictions: Notwithstanding any other provision of this section, nightclub type activities outside the business triangle lawfully in existence on July 1, 1979, that also were lawfully in existence on November 1, 1998, shall be permitted to operate or continue as a nonconforming nightclub type activity subject to the following provisions:

1. A nonconforming nightclub type activity which constitutes the principal use of the premises or which is a use or activity incidental to a restaurant as the principal use is hereby declared to be a nonconforming use, subject to all the privileges, rights restrictions, and obligations associated therewith.

2. A nonconforming nightclub type activity, other than one described in subsection E1 of this section, may be expanded, modified, or relocated within a building containing the existing conforming principal use to which the nightclub type use has been incidental provided there is first obtained the approval, or conditional approval, of the council.

F. Violations And Administrative Remedies: In addition to any and all other remedies permitted by law, any establishment outside the business triangle otherwise authorized to have live musical accompaniment to dining under this section shall be prohibited from allowing any live musical accompaniment to dining or playing any prerecorded music if three (3) or more violations of subsection B or C of this section occur at such establishment within any twelve (12) month period. If three (3) or more such violations occur, the city shall 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 15/39 provide notice to the owner or operator of the establishment, as shown on the business license of the establishment, that live and prerecorded music shall thereafter be prohibited at the establishment. Within ten (10) days of such notice, the owner or operator may file a written request with the city clerk for a noticed hearing before a hearing officer designated by the city manager. The sole purpose of such hearing shall be to determine whether three (3) or more violations of subsection B or C of this section have occurred at the establishment within a twelve (12) month period. If the hearing officer determines that three (3) or more such violations have occurred at the establishment, then the hearing officer shall provide a written notice of the decision to the owner or operator. The notice shall also inform the owner or operator that no further live or prerecorded music shall be permitted at the establishment. The prohibition against playing music shall continue as long as the establishment operates under the same name or is owned or operated by any of the same persons or entities, either directly or indirectly. Any decision of a hearing officer under this subsection shall be appealable to the city council pursuant to title 1, chapter 4, article 1 of this code. However, notwithstanding section 1-4-104 of this code, the decision of the hearing officer shall not be stayed pending a final decision by the city council. (1962 Code § 10-704; amd. Ord. 73-O-1464, eff. 4-5-1973; Ord. 79-O-1744, eff. 9-27-1979; Ord. 94-O-2193, eff. 3-4-1994; Ord. 98-O-2295, eff. 5-1-1998; Ord. 98-O-2318, eff. 1-1-1999) 10-3-2704: MOTION PICTURE PLANT DEFINED:

For the purposes of this chapter, "motion picture plant" is hereby defined as a place where motion pictures are regularly made or where succession of photographs upon motion picture film are regularly taken, whether or not such film is there developed, printed, or reproduced, or a place equipped for making or taking such motion pictures or photographs, or which is equipped with the appliances and machinery necessary and proper for the development, printing, or manufacture of motion picture film. (1962 Code § 10-705) 10-3-2705: MOTION PICTURE PLANTS RESTRICTED:

No building, structure, or improvement shall be erected, constructed, established, altered, or enlarged in the city which is designed, arranged, or intended to be used or occupied for the purpose of a motion picture plant or which is designed, arranged, or intended to be used for any trade, industry, or use which is noxious or offensive to the sense of human beings by reason of the omission of odors, dust, smoke, gas, or noise, or by reason of attracting vermin or flies, and no such trade, industry, or use shall be permitted in the city. (1962 Code § 10- 706)
10-3-2706: MOTION PICTURE PLANTS; ANIMATED CARTOONS PERMITTED:

A motion picture plant designed and used exclusively for the taking of animated cartoons shall be permitted in zone C-3 if the provisions of this chapter regulating manufacturing plants in such zone and the provisions of any other law or resolution providing police or building regulations are complied with. (1962 Code § 10-707) 10-3-2707: BILLBOARDS AND SIGNBOARDS TO CONFORM WITH SPECIFIC REGULATIONS:

Nothing in this chapter shall be construed to prohibit billboards or signboards within the city provided the billboards or signboards are constructed, erected, and used as otherwise provided by the laws and resolutions of the city. (1962 Code § 10-709)
10-3-2708: MUNICIPAL WATER SYSTEM:

Nothing is this chapter shall be construed to prohibit the construction, erection, repair, alteration, enlargement, and/or removal of water wells, reservoirs, tanks, pipelines, and all other structures necessary therefor which are used, designed, arranged, or intended to be used by the city for or in connection with the discovery, pumping, storing, and/or distribution of water in the city or in surrounding territory. (1962 Code § 10-710) 10-3-2709 through 10-3-2713.5: (Rep. by Ord. 96-O-2272, eff. 1-9-1997) 10-3-2714: OIL, GAS, WATER, AND MINERALS:

The development, mining, or extraction of oil, gas, or other hydrocarbon substances, or water, or minerals of any character shall be permitted only in accordance with the provisions of chapter 5 of this title. (1962 Code §§ 10-716, 10-717; amd. Ord. 1253, eff. 12-1-1966; Ord. 1258, eff. 1-5-1967) 10-3-2715: SECURITY GRILLES:

Security grilles in any commercial structure shall be prohibited on the exterior of such structure. Security grilles shall include, but not be limited to, any type of stationary, fold up, pivoting, rotating, or roll up metal lattice work or mesh or crossed bar grates used to prevent passage through a door or window opening. (1962 Code § 10- 718; amd. Ord. 1253, eff. 12-1-1966; Ord. 86-O-1983, eff. 12-4-1986) 10-3-2716: SECURITY GRILLES; ARCHITECTURAL APPROVAL AND PERMITS REQUIRED:
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 16/39 Prior to the installation of any security grille in the interior of a commercial structure, where such security grille is visible from a public street or alley, such security grille shall require approval by the architectural commission, pursuant to article 30 of this chapter, and a permit issued by the building and safety division. (1962 Code § 10- 719; amd. Ord. 1258, eff. 1-5-1967; Ord. 86-O-1983, eff. 12-4-1986) 10-3-2717: REMOVAL OF NONCONFORMING SECURITY GRILLES:

Any existing security grille which is nonconforming with section 10-3-2715 of this article shall be removed or brought into conformance not later than December 4, 1989. (1962 Code § 10-720; amd. Ord. 1258, eff. 1-5- 1967; Ord. 86-O-1983, eff. 12-4-1986)
10-3-2718: WATER DEVELOPMENT; CONNECTING WITH CITY WATER SYSTEM; PERMIT REQUIRED:
(Rep. by Ord. 1258, eff. 1-5-1967)
10-3-2719: BUILDING PERMITS TO COMPLY WITH ZONE RESTRICTIONS:

The director of building and planning shall not issue any building permit for the erection, construction, alteration, or enlargement of any building, structure, or improvement in any of the zones hereby established contrary to the provisions of this chapter. (1962 Code § 10-722)
10-3-2720: OUTBUILDINGS; ISSUANCE OF PERMIT:

No permit for the construction of a private garage, stable, or other similar structure or for any outbuilding upon any lot or subdivision of land in zones R-1, R-1.5, and R-4 shall be issued unless and until there is a residential building on such lot or a permit is simultaneously issued for the residence to be erected upon such lot or subdivision of land to which such garage, stable or similar structure or outbuilding is appurtenant. (1962 Code § 10-723)
10-3-2721: OUTBUILDINGS; CONSTRUCTION WITH PRINCIPAL BUILDING:

It shall be unlawful to construct or maintain any outbuilding on any lot except simultaneously with or after the construction of the principal building thereon except as otherwise set forth in this chapter. (1962 Code § 10-724) 10-3-2722: OUTBUILDINGS; EXCEPTION:
(Rep. by Ord. 95-O-2239, eff. 7-7-1995)
10-3-2723: OUTBUILDINGS; EFFECT OF FAILURE TO CONSTRUCT PRINCIPAL BUILDING:

In the case of the issuance of a building permit for an outbuilding simultaneously with a permit for a principal building, the permit shall be held to be invalid unless the principal building to which the outbuilding is, or intended to be, appurtenant is erected and constructed. Failure to erect or construct the principal building shall be sufficient cause to revoke the permit for construction of the outbuilding. The outbuilding shall thereafter be removed upon receipt of an order from the building inspector calling for such removal. (1962 Code § 10-726) 10-3-2724: CERTIFICATES OF OCCUPANCY REQUIRED:

No land shall be used or occupied, and no building structurally altered or erected shall be used or changed in use until a certificate of occupancy shall have been issued by the city building official stating the use of the building. (1962 Code § 10-727)
10-3-2725: HEIGHT LIMITS OF BUILDINGS IN MULTIPLE-FAMILY RESIDENTIAL ZONES:
(Rep. by Ord. 96-O-2266, eff. 10-18-1996)
10-3-2726: HEIGHT LIMITS OF BUILDINGS IN COMMERCIAL ZONES:

A. Commercial Zones: No building, structure, or improvement, or any part thereof, erected, constructed, or maintained in a commercial zone shall exceed forty five feet (45') in height, measured as set forth in this chapter, or three (3) stories, whichever is less.

B. Application Of Provisions To Existing Buildings: Nothing contained in this section shall apply to existing buildings in their present size and height to make them unlawful, but the provisions and limitations of this section shall apply to any alteration or addition to existing and future buildings.

C. Application Of Provisions To Existing Variances: Nothing contained in this section shall be deemed to waive any condition, covenant, or restriction in variances heretofore granted. (1962 Code § 10-735; amd. Ord. 1179, eff. 1-2-1964; Ord. 1202, eff. 5-20-1965; Ord. 1260, eff. 1-19-1967; Ord. 67-O-1279, eff. 8-10-1967; Ord. 69-O-1339, eff. 3-20-1969; Ord. 69-O-1341, eff. 5-15-1969; Ord. 75-O-1566, eff. 4-17-1975; Ord. 94-O-2193, eff. 3-4-1994)
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For the purposes of this chapter, accessible automobile parking spaces shall be computed in accordance with the minimum parking standards, prepared by the planning division and approved by the council, which may be changed from time to time by the council and which shall be kept available for inspection by the public in the planning division. In the event several provisions relative to parking requirements may be applicable to a proposed use of property, the requirement designating the greater number of spaces shall be applicable. (1962 Code § 10-740; amd. Ord. 73-O-1493, eff. 11-1-1973; Ord. 82-O-1865, eff. 11-4-1982) 10-3-2728: PARKING; MAINTENANCE OF REQUIRED SPACES:

No person shall fail to maintain the parking facilities required to be provided by this chapter, or by any applicable provision of prior laws, or by any variance or use permit heretofore or hereafter granted by the council or the planning commission.

For the purposes of this section, "maintain" shall mean and include open, accessible, and available to the occupants, clients, or visitors of the building or use during the hours such building or use is normally occupied.

This meaning shall not be construed to prohibit security devices as may be required by this code. (1962 Code § 10-741; amd. Ord. 78-O-1710, eff. 11-3-1978)
10-3-2729: PARKING; BUILDING PERMITS:

No building permit shall be issued until the applicant has presented satisfactory evidence to the planning official that the parking and loading facilities required by the provisions of this chapter will be provided and maintained.

Such evidence shall include, but not be limited to, detailed plans and specifications of the proposed off street parking and loading facilities. Such plans and specifications shall show conformance to the requirements of this code and to the minimum parking standards. (1962 Code § 10-742; amd. Ord. 73-O-1493, eff. 11-1-1973) 10-3-2730: PARKING; REQUIREMENTS:

A. At the time of the erection of a structure or the establishment of a use, there shall be provided and thereafter maintained off-street parking facilities to accommodate the motor vehicles used by the occupants, customers, clientele, and employees of such structure or use as provided in this article. Such off-street parking spaces shall be used exclusively for off-street parking purposes. For any structure or use enlarged or increased in capacity, additional parking facilities shall be required only for such enlargement or increase. However, any interior alteration or interior enlargement of an existing structure or use, other than a dwelling, shall not require additional parking to be provided if the alteration or enlargement does not increase the total parking requirement for all uses in the structure by more than two (2) spaces above the amount of parking required for the entire structure on May 22, 1970.

B. The aggregate amount of required parking space for each type of use shall be not less than the following:

Type Of Use Required Spaces
Type Of Use Required Spaces

1. Hotels 1 space per rentable room or unit

2. Theaters, auditoriums, and public
assembly areas with fixed seats, including, but
not limited to, churches and schools above the
elementary level
1 space per 4 seats

3. Elementary schools and childcare uses
other than family daycare homes 1 space per classroom

4. Public assembly areas without fixed seats 1 space per 28 square feet of such area

5. Eating and bar facilities located in the
Business Triangle 1 space per 350 square feet of floor area

6. Eating and bar facilities located outside the
Business Triangle that are less than 3,000
square feet
1 space per 350 square feet of floor area

7. Open air dining on public property and on
privately owned portions of the Robertson
Boulevard sidewalk
No additional parking required
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8. Open air dining on private property
Parking shall be provided as required for
indoor dining pursuant to this section except
that the planning commission may establish
parking requirements for open air dining areas
that are different than those set forth in this
section if the planning commission determines
that the open air dining area will generate a
need for parking different than the amount of
parking required by this section or the planning
commission determines that parking demand
will be met by means other than those means
specified in this section

9. Eating and bar facilities not governed by
subsections B5 through B7 of this section
1 space per 350 square feet of floor area for
the first 3,000 square feet of such area and 1
space per 100 square feet of floor area in
excess of 3,000 square feet. However, 25
percent of the spaces required to be provided
for a building or structure by subsections B1
and B10 of this section may also be applied
toward the requirements of this subsection

10. Commercial uses not otherwise specified
in this section 1 space per 350 square feet of floor area

11. Medical offices as defined in section 10-3-
100 of this chapter, including all areas devoted
to administrative or reception purposes
1 space per 350 square feet of floor area;
provided buildings constructed before
December 6, 1989, that received building
permits before December 16, 2005, to restripe
parking areas to increase the number of
parking spaces and permit additional medical
floor area in the building, shall maintain on site
free validated valet parking for all medical
patrons and maintain posted signage in the
parking garage and in or adjacent to all
medical offices indicating the availability of free
validated valet parking for medical office
patrons as required by the zoning code at the
time such projects were permitted. Any
building area converted to medical use on or
after December 16, 2005, which relies on a
valid restripe permit shall also comply with the
above requirements.

12. Manufacturing uses 1 space per 500 square feet of floor area

13. Warehouse uses 1 space per 1,500 square feet of floor area

14. Exercise club 1 space per 100 square feet of floor area

15. Private training centers
For private training centers located in the
Business Triangle: 1 space per 350 square
feet of floor area for private training centers
with up to 3,000 square feet of floor area. 1
space per 200 square feet of floor area beyond
3,000 square feet.

For private training centers located outside the
Business Triangle: 1 space per 200 square
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For all private training centers: Provided,
however, that if a private training center of
more than 3,000 square feet of floor area is
located in a building which has at least 1
parking space per 350 square feet of floor
area, then the planning commission, as part of
the issuance of a conditional use permit, may
reduce the amount of required parking for a
private training center to an amount no less
than 1 parking space per 350 square feet of
floor area. The planning commission shall not,
however, approve any reduction in the required
parking unless the planning commission
determines that such reduction will not
unreasonably burden the parking supply of the
building.

16. Medical laboratories as defined under
section 10-3-100 of this chapter
1 space per 350 square feet of floor area.

Buildings constructed on or after July 1, 1999,
may provide parking for medical laboratory
uses at a ratio that is less than 1 space per
200 square feet of floor area upon the granting
of a minor accommodation pursuant to the
minor accommodation requirements set forth
in this subsection and provided the parking
ratio for the building is at least 1 space per 350
square feet of floor area. Buildings constructed
before July 1, 1999, which have an existing
parking ratio that satisfies the city's parking
requirements in effect on February 21, 1961,
may satisfy the 1 space per 200 square feet of
floor area requirement for any new medical
laboratory use by any combination of tandem
and compact spaces and restriping provided
an on-site parking attendant is present at all
times during which access to the site is
permitted. Any building constructed before July
1, 1999, which has an existing parking ratio
that satisfies the city's parking requirements in
effect on February 21, 1961, but cannot satisfy
the 1 space per 200 square feet of floor area
requirement as provided by this subsection
may convert commercial space to medical
laboratory space upon the granting of a minor
accommodation pursuant to the minor
accommodation requirements set forth in this
subsection.
a. Minor Accommodation: Where specified reduced parking for medical laboratory uses may be authorized under this
subsection through the granting of a minor
accommodation, the director of planning and
community development may, pursuant to the
provisions of article 36 of this chapter, permit
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planning and community development finds
that the number of parking spaces in the
building has been maximized to the extent
feasible and that the proposed reduction in
parking will not have a significant adverse
effect on traffic and parking in the area due to
any of the following:
(1) The size or configuration of the building or
portion thereof housing the proposed medical
laboratory;
(2) The number and size of the loading areas
on the site;
(3) The nature and number of deliveries for
the proposed medical laboratory;
(4) The proximity of the proposed medical
laboratory to schools and parks;
(5) The proximity of the proposed medical
laboratory to neighboring residential areas;
(6) The existing concentration of other
commercial operations in the vicinity of the
proposed medical laboratory;
(7) The hours of the operation for the
proposed medical laboratory.
b. General Prohibition:

Notwithstanding any of the provisions of this
subsection B16, under no circumstances shall
a building located within 100 feet of a public
school or active park be permitted to provide
parking at a ratio of less than 1 regular stall
size space per 200 square feet of floor area.

The Business Triangle area is defined for
purposes of this code section as: the area
bounded by the centerline of Santa Monica
Boulevard North Roadway, the centerline of
Crescent Drive, the centerline of Wilshire
Boulevard west of Beverly Drive, and the first
lot line north of Wilshire Boulevard for that area
east of Beverly Drive.

C. For uses not mentioned, except a use requiring a special use permit, the requirement for off street parking for a use which is so mentioned and to which such use is similar shall apply but shall be not less than one parking space per five hundred (500) square feet of floor area. For uses requiring a special use permit, the requirements for off street parking shall be specified in connection with any special use permit which may be granted.

D. For mixed uses, that is a combination of the uses specified by this section, the total requirements for off street parking shall be the sum of the requirements for the various uses.

E. The determination of the type of use and the requirements for each use, or combination thereof, shall be an administrative function of the planning official, subject to the provisions of this section.

F. The planning commission may authorize the joint use of parking facilities under the following conditions:

1. Up to fifty percent (50%) of the parking facilities of a use considered to be primarily a daytime use may be used to satisfy the parking facilities required by this article for a use considered to be primarily a nighttime use.
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2. A covenant as described in section 10-3-2734 of this chapter shall be recorded in the office of the county recorder, which covenant may include such reasonable conditions as the planning commission may impose.

G. Notwithstanding any other provisions regarding parking location and assignment of spaces set forth in this chapter, if an eating and bar facility requires more parking spaces than are provided on-site, the additional parking requirement may be satisfied through the use of off-site parking within seven hundred fifty feet (750') of the use site, provided that at a minimum the required parking spaces are secured through a lease that makes such parking spaces available from six o'clock (6:00 ) P.M. to ten o'clock (10:00) P.M. on weekdays and during operating hours of the eating and bar facility on the weekends. Additionally, on-site parking that is otherwise encumbered may be used to satisfy the required parking for a restaurant use as long as the required parking spaces are secured through a lease that makes such parking spaces available from six o'clock (6:00) P.M. to ten o'clock (10:00) P.M. on weekdays and during operating hours of the eating and bar facility on the weekends. (1962 Code § 10-743; amd. Ord. 1195, eff. 3-4-1965; Ord. 1256, eff. 11-1-1966; Ord. 1261, eff. 2-16-1967; Ord. 69-O-1371, eff. 1-15-1970; Ord. 70-O-1385, eff. 5-22-1970; Ord. 73-O-1473, eff. 7-19-1973; Ord. 73-O-1483, eff. 9-6-1973; Ord. 76-O-1601, eff. 4-15-1976; Ord. 84-O-1935, eff. 10-11-1984; Ord. 84-O-1937, eff. 11-1-1984; Ord. 89-O-2072, eff. 10-19-1989; Ord. 89-O-2082, eff. 12-7-1989; Ord. 92-O-2146, eff. 8-14-1992; Ord. 92-O2149, eff. 9-11-1992; Ord. 93-O-2184, eff. 12-3-1993; Ord. 94-O-2205, eff. 8-5-1994; Ord. 95-O-2239, eff. 7-7- 1995; Ord. 95-O-2247, eff. 11-10-1995; Ord. 96-O-2264, eff. 8-16-1996; Ord. 96-O-2266, eff. 10-18-1996; Ord. 99-O-2333, eff. 10-15-1999; Ord. 05-O-2489, eff. 12-16-2005; Ord. 11-O-2602, eff. 2-11-2011; Ord. 11-O-2615, eff. 12-16-2011; Ord. 14-O-2661, eff. 6-20-2014; Ord. 19-O-2789, 10-22-2019; Ord. 19-O-2796, 12-10-2019; Ord. 20-O-2798, 1-9-2020; Ord. 20-O-2824, eff. 11-10-2020; Ord. 20-O-2826, eff. 11-17-2020; Ord. 20-O-2831, eff. 12-8-2020; Ord. 21-O-2846, eff. 11-12-2021; Ord. 21-O-2852, eff. 10-26-2021; Ord. 22-O-2864, eff. 10-21- 2022)
10-3-2730.1: PARKING; REQUIREMENTS FOR STORAGE OF NEW AUTOMOBILES:

A. Permits Required: As a condition precedent to the temporary storage of new automobiles in an off street parking facility required by the provisions of section 10-3-2730 of this chapter, a permit shall be obtained from the building and safety division by the owner of such facility, or his authorized agent, in accordance with the provisions of this section.

B. Term Of Permits: Any permit issued pursuant to the provisions of this section shall not exceed a period of three (3) months after the date of its issuance.

C. Renewal: If the renewal of any permit issued under this section is desired, the permittee shall, at least ten (10) days prior to the expiration date of the existing permit, submit an application for renewal and furnish therewith all the information required under this section for a new permit.

D. Transfer Of Permit: Permits issued under this section shall not be transferable.

E. Issuing Authority: The issuing authority shall be the city building official.

F. Applications; Form: The application form shall contain the following information:

1. The name and business address of the applicant;

2. The address of the off street parking facility within which it is desired to temporarily store new automobiles;

3. The number of off street parking spaces desired to be utilized for the temporary storage of new automobiles; and

4. Information showing that the requested spaces will not be required for normal use during the period of the permit applied for.

G. Investigation Fee: The filing of any original or renewal application referred to in this section shall be accompanied by a payment to the city of the sum of twenty five dollars ($25.00) as an investigation fee.

H. Requirements And Conditions: The permits issued pursuant to the provisions of this section shall be subject to the following requirements and conditions:

1. The new vehicles for which temporary storage is requested shall belong to a firm doing business in the city;
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2. Any permit issued may be cancelled on seven (7) days' notice upon a finding by the city building official that the spaces are required for normal use;

3. Off street parking spaces used for temporary storage of new automobiles shall comply with all occupancy requirements of this code; and

4. Reasonable conditions may be imposed by the city building official in issuing the permit in order to protect the city and ensure that the intent of the off street parking requirements is carried out. (Ord. 1247, eff. 8- 18-1966)
10-3-2730.2: PARKING LOTS AND OTHER MOTOR VEHICLE USE AREAS; SPECIFICATIONS:

Areas in which motor vehicles or trailers are stored, parked, displayed, or worked upon, other than in one-family residential zones, shall in all respects be improved and maintained in accordance with the following minimum specifications:

A. Setbacks And Landscaping: Each such area shall maintain a setback of ten feet (10') from Wilshire Boulevard or five feet (5') from any other street. The area between the setback line and the public sidewalk or curb and a minimum of two percent (2%) of the internal area shall be developed in landscaping, including a water sprinkling system, as approved by the architectural commission.

B. Protective Devices: Each such area shall have erected and maintained between the setback and use areas an opaque wall or opaque hedge not less than four feet (4') nor more than six feet (6') in height, except that for areas where motor vehicles are displayed for sales purposes only, such wall or hedge need not exceed three feet (3') in height. Notwithstanding the above requirement, where such area is located on or adjacent to a residential zone, the wall height and material requirements of section 10-3-1953 of this chapter shall apply, however, such wall shall be three feet (3') high where located within the required front setback in any residential zone. When no hedge or wall is required along a property line of an area, an approved device shall be installed and maintained as a safeguard to abutting property and public rights of way. No wall or hedge required to be erected and maintained by the provisions of this subsection shall be constructed on either side of a driveway entrance opening onto a street or alley, which wall or hedge would impair a clear and unobstructed cross view of pedestrians on the sidewalk, alley, or lot by motorists about to leave or enter the lot.

C. Surfacing: Each such area shall be paved with asphaltic concrete not less than two inches (2") in thickness or Portland cement concrete not less than four inches (4") in thickness. Each such area shall be graded so as to provide adequate drainage.

D. Lighting: When such area is lighted, the lighting shall be so arranged as to be directed onto the parking area and to reflect away from the residential property.

E. Permits: Before any work is performed on such areas, all necessary permits shall be obtained from the city. Such permits shall include building, electrical, plumbing, sign, and curb cut permits and any applications for any other inspections or approvals which may be necessary in the development of the area.

F. Maintenance: Each such area, including landscaping and setbacks, shall be maintained in a good, clean condition, with grass and shrubbery properly trimmed and signs, walls, and structures properly painted. Periodic inspections to secure compliance shall be made by the building official.

G. Parking Spaces: The number of automobile parking spaces being maintained in connection with an existing building or structure on September 19, 1968, may be reduced, notwithstanding the requirements of section 10-3-2735 of this article, if such reduction results from the required compliance with the provisions of this section.

H. Existing Areas: Each such area lawfully existing and being maintained on November 3, 1967, containing space for more than five (5) automobiles, shall be regarded as nonconforming and shall be removed or rearranged so as to eliminate any conflict with the provisions of this section and to fully comply with all of the requirements of this section on or before October 1, 1970.

I. Approved Alternatives: Subject to the provisions of subsection A of this section, the provisions of this section are not intended to prevent the use of any material, planting, or method of construction not specifically prescribed by this section provided any such alternate has been approved by the building official.

The building official may approve any such alternate provided he finds the material, planting, method, or work offered is for the purpose intended and at least the equivalent of that prescribed in this section in quality, strength, effectiveness, and durability.
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J. Setback Exceptions: Notwithstanding the provisions of subsection A of this section, the setback for each parking area lawfully existing on November 3, 1967, may be modified by the architectural commission upon a finding that the imposition of any such setback, or a portion thereof, would result in a substantial diminution of parking space.

Any applicant or any interested party aggrieved by a decision of the architectural commission made pursuant to the provisions of this subsection may appeal to the council in accordance with the provisions of section 10-3- 3011 of this chapter.

K. Minor Accommodation: Notwithstanding the provisions of subsection B of this section, a reviewing authority may issue a minor accommodation pursuant to article 36 of this chapter to allow a wall of up to ten feet (10') in height where parking lots and other motor vehicle use areas are adjacent to residentially zoned property, provided that the reviewing authority finds that the wall will not have a substantial adverse impact upon traffic safety, the scale and massing of the streetscape or garden quality of the city.

A reviewing authority may also issue a minor accommodation to allow for any wall material other than masonry, provided the reviewing authority finds that the choice of alternate wall material will not have a substantial adverse impact on the privacy, security or residential quality of the adjacent residential property. (Ord. 67-O1285, eff. 11-2-1967; amd. Ord. 68-O-1320, eff. 9-19-1968; Ord. 69-O-1349, eff. 7-1-1969; Ord. 69-O-1357, eff. 10-16-1969, retroactive to 10-1-1969; Ord. 69-O-1367, eff. 1-1-1970; Ord. 71-O-1418, eff. 8-5-1971; Ord. 76-O1615, eff. 8-19-1976; Ord. 88-O-2037, eff. 9-8-1988; Ord. 98-O-2293, eff. 4-17-1998) 10-3-2730.3: PARKING FOR AUCTION HOUSES AND ART GALLERIES:

After an art gallery or auction house has lawfully occupied a retail location in the city of Beverly Hills for at least thirty (30) days, then the gallery or auction house owner may hold auctions at that location without providing the parking required for a public assembly use if the following requirements are satisfied:

A. No more than fifteen (15) auctions shall be conducted within a one year period. For the purposes of this section, if an auction is conducted on more than two (2) calendar days, then, after the second day, each day on which the auction is conducted shall be considered a separate auction; B. In lieu of the restrictions set forth in subsection A of this section, auction houses and art galleries located within the business triangle shall not conduct more than fifteen (15) auctions within a one year period at which fifty (50) or more attendees are present at any one time. For the purposes of this section, if an auction is conducted on more than two (2) calendar days, then, after the second day, each day on which the auction is conducted shall be considered a separate auction.

C. Free parking shall be provided to all persons who attend the auction; D. If parking is provided at an off site location, the gallery or auction house owner shall post signage satisfactory to the director of transportation that directs vehicle drivers to the appropriate parking facility.

Additionally, all invitations to the auction and all announcements or advertisements for the auction shall include the location of the off site parking and directions to the parking; and E. At the discretion of the director of transportation, valet parking or shuttle service shall be provided free of charge to persons attending the auction if the director of transportation determines that valet parking or shuttle service is advisable to discourage auction patrons from parking on surrounding streets or circulating through such streets.

F. The auction shall be conducted by a state licensed auctioneer.

G. A parking and circulation plan satisfactory to the director of transportation shall be implemented if either the auction or the parking for the auction will be provided within one hundred seventy feet (170') of a residential zone. The plan may include, among other elements, provision of a parking attendant. (Ord. 96-O-2264, eff. 8- 16-1996; amd. Ord. 01-O-2387, eff. 12-21-2001)
10-3-2730.4: ALTERNATIVE PARKING FACILITY:

An "alternative parking facility", as defined in section 10-3-100 of this chapter, may be used to meet the parking requirements of section 10-3-2730 of this chapter provided the alternative parking facility and the use(s) for which it provides required parking do not include medical uses and are located in a commercial zone on property with a site area not exceeding sixteen thousand (16,000) square feet, and subject to the following:
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 24/39 A. Conditional Use Permit Required: A conditional use permit, issued pursuant to the provisions of article 38 of this chapter, shall be obtained prior to any alternative parking facility commencing provision of required parking spaces for any use.

B. Standards: All alternative parking facilities authorized by a conditional use permit shall comply with the following standards:

1. Except for required ingress and egress, all alternative parking facilities shall be fully enclosed.

Alternative parking facilities located above grade shall be set back at least forty feet (40') from the front property line and portions of buildings that contain alternative parking facilities shall be subject to architectural review;

2. Staging and queuing of vehicles shall occur on private property within a reasonable distance from the alternative parking facility and shall not impede travel and access within the public right of way;

3. The alternative parking facility shall be operated by one or more parking attendants, as determined through the conditional use permit process, at all times during the hours of operation, so that it is valet operated to service the use needs of the commercial facility for which it provides required parking;

4. The design of the alternative parking facility shall meet all applicable California building codes, as approved by the community development department;

5. An alternative parking facility shall comply with all applicable development standards, including those set forth in article 16.5 of this chapter, and excluding the city's minimum parking standards if modifications to those standards are approved as part of the conditional use permit; a. The reviewing authority may condition an alternative parking facility to modify standards relating to minimum parking stall size, minimum drive aisle width, and drive aisle parking spaces, provided the applicant demonstrates that the facility will accommodate a range of vehicle types and will not have an adverse impact on the efficiency of the parking operation or the safety of people or property.

C. Information Required For Application: Application submittals for an alternative parking facility conditional use permit shall include information that the director of community development deems to be necessary to determine whether the alternative parking facility can adequately meet the parking needs of the proposed development and determine that no substantial negative impacts will result from the facility. At a minimum, the following shall be provided as part of the conditional use permit application:

1. Site Plan: Submittal of a site plan prepared by a design professional indicating all structures; the alternative parking facility location; number of required parking stalls; site ingress and egress; proposed queuing location; and the identification of adjacent land uses;

2. Operations Plan: Submittal of an alternative parking facility operations plan describing the broadest range of operating hours allowed for the commercial use(s) to be served by the alternative parking facility; the number of parking attendants and working hours; methods for automobile storage and retrieval during and outside of regular business hours; vehicle drop off and pick up location(s) for customers; vehicle circulation path; location of staging area for vehicles waiting to enter the alternative parking facility. The operations plan shall also describe, with regard to the mechanical parking lifts and automobile elevators: maintenance schedules and additional parts inventory requirements to maintain optimal operations;

3. Technical Studies: Submittal of technical studies demonstrating that the proposed design and operation of the alternative parking facility will not be detrimental to surrounding uses and properties with regard to noise, visual impacts, area parking and circulation, and existing on site improvements;

4. Disabled Access Parking: Submittal of evidence that the parking provided will comply with all applicable disabled access requirements;

5. Backup Power: Prior to issuance of building permits, the applicant shall provide documentation that the alternative parking facility will be equipped with backup generators with sufficient capacity to allow operation of the parking system in the case of electrical failure. In an alternative parking facility with multiple automobile elevators, mechanical lifts, or both, each elevator and lift shall be individually operable such that mechanical failure of one would not prevent use of the others.

D. Findings: In addition to the findings outlined in article 38 of this chapter, a conditional use permit shall only be issued if the planning commission finds that:
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1. The proposed location of the alternative parking facility will not be detrimental to adjacent property or to the public welfare;

2. Due to circumstances such as lot size, lot shape, lot location, or other existing conditions of the site, the applicant has demonstrated that an alternative parking facility is a reasonable method of providing code required parking;

3. The use of an alternative parking facility enhances the design of the proposed project and does not result in a substantial adverse impact to the character of the surrounding area;

4. The proposed alternative parking facility and operation thereof will not create any material adverse traffic or parking impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.

E. Conditions Of Approval: The reviewing authority may impose any conditions that are necessary to address any potential adverse impacts resulting from the construction and use of an alternative parking facility to provide required parking, including, but not limited to:

1. Inspection Report: A maintenance inspection report and usage report for any alternative parking facility, prepared at the sole expense of the applicant, shall be submitted at any time upon request from the community development department and no less than every six (6) months for review by the city.

2. Service Contract: The owner of the alternative parking facility shall at all times maintain one of more contracts with an entity or entities that provides maintenance and twenty four (24) hour emergency service for all the aspects of the alternative parking facility, including, but not limited to, any automobile elevators and, mechanical parking lifts installed in the alternative parking facility.

3. Valet Drop Off: If valet drop off locations associated with a property utilizing an alternative parking facility are proposed on city streets, excluding alleys, there shall be valet drop off space to accommodate a minimum of three (3) vehicles.

4. Provision Of Luxury Service Or Product: Unless otherwise authorized by the reviewing authority, a conditional use permit for an alternative parking facility must be for a use providing a luxury service or product, such as, but not limited to, a restaurant whose chef or operator has operated or is operating a Michelin star rated restaurant, or a luxury brand retail establishment, as determined by the city council in its discretion.

5. Review: If granted a parking reduction pursuant to subsection B5 of this section, the project's parking shall be reviewed by either the city council or planning commission after six (6) months and one year of commencement of the use. If the reviewing body determines the reduced parking is insufficient, the applicant shall be required to make arrangements to provide sufficient parking either through the in lieu parking program, if available, providing additional covenanted parking spaces, or other means, as directed by the reviewing body.

F. Pilot Program: The conditional use permit for an alternative parking facility authorized by this section is a pilot program. The city council or planning commission may take action pursuant to this section on up to five (5) applications. Unless the city council extends this section, this section shall be repealed after one year of operational experience with each of the five (5) projects. (Ord. 16-O-2712, eff. 12-22-2016; Ord. 22-O-2858, eff. 3-18-2022)
10-3-2731: PARKING; RECONSTRUCTION AND CHANGES OF USE:
(Rep. by Ord. 96-O-2272, eff. 1-9-1997)
10-3-2732: PARKING; EXISTING STRUCTURES:

Off street parking facilities which are being maintained on January 1, 1967, on the same regularly subdivided lot with, and in connection with the use of, any existing structure shall be maintained so long as such structure remains, unless equivalent facilities are provided on the same lot or covenanted in accordance with the provisions of sections 10-3-2733 and 10-3-2734 of this chapter. Nothing contained in this section shall require the maintenance of more parking facilities than would be required on January 1, 1967, for a new structure identical to such existing structure. Nothing contained in this section shall affect or limit the requirements of section 10-3-2728 or 10-3-2735 of this chapter. (1962 Code § 10-745; amd. Ord. 1261, eff. 2-16-1967) 10-3-2733: PARKING IN NONRESIDENTIAL ZONES; LOCATION AND SHIELDING OF FACILITIES:

Except as provided in this section, in all nonresidential zones, required parking shall be provided on site.

However, the director of community development may, pursuant to the provisions of article 36 of this chapter, approve a minor accommodation permit for up to ten (10) spaces to be located off site within seven hundred 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 26/39 fifty feet (750') of the use site if the director finds that the proposal would not have a significant, adverse effect on traffic and parking in the area. The planning commission may grant a conditional use permit authorizing off site parking in excess of ten (10) spaces within seven hundred fifty feet (750') of the use site.

Additionally, except for required entrances and exits, all parking structures in nonresidential zones shall be constructed so as to shield the automobiles from horizontal view in all directions and so as to comply with the noise abatement provisions of this code and shall be enclosed with solid walls when such parking structures are adjacent to a residentially zoned property or separated from such a property solely by a street or alley. (Ord. 11-O-2615, eff. 12-16-2011)
10-3-2734: PARKING; COVENANTS:

When parking is to be provided off the regularly subdivided lot on which the structure, or some portion thereof, is located, the owner or lessee of record of the development site shall furnish satisfactory evidence to the planning official that he owns or has available sufficient property to provide the minimum off street parking required by the provisions of section 10-3-2730 of this chapter. Whether parking is to be provided on property owned by the applicant or is in another ownership, there shall have been recorded in the office of the county recorder, prior to the issuance of any building permit, a covenant executed by the owners of such property for the benefit of the city, in a form approved by the city attorney, to the effect that the owners will continue to maintain such parking space so long as such structure or improvement exists. Such covenant shall also recite that the title to and right to use the lots upon which the parking space is to be provided will be subservient to the title to the premises upon which the structure is to be erected and shall warrant that such lots are not and will not be made subject to any other covenant or contract for such use without the prior written consent of the city.

In the event the owners of such structure should thereafter provide parking space equal in area within the same distance and under the same conditions as to ownership upon another lot than the premises made subservient in a prior such covenant, the city will, upon a written application therefor, accompanied by the filing of a similar covenant, release such original subservient premises from such prior covenant, and the owners shall furnish at their own expense such title reports or other evidence as the city may require to ensure compliance with the provisions of this section. (1962 Code § 10-747)
10-3-2735: PARKING; MAINTENANCE OF FACILITIES:

Off street automobile parking spaces required by this article shall be maintained so long as the structure or use for which they are provided exists unless an equivalent substitute number of such spaces is provided and thereafter maintained conforming to the requirements of section 10-3-203 or 10-3-2730 of this chapter. In no event shall parking facilities which are provided or maintained for a structure or use be considered as providing any of the required space for any other structure or use. (1962 Code § 10-748; amd. Ord. 01-O-2367, eff. 3-8- 2001)
10-3-2736: PARKING; FAILURE TO MAINTAIN:

In the event off street parking facilities required to be provided under this code, or any prior provision thereof, in connection with any structure or use are at any time not maintained for automobile parking purposes to the extent required, the city building official shall revoke and cancel the certificate of occupancy theretofore issued for such structure after holding a hearing upon at least ten (10) days' written notice of the time, place, and purpose of the hearing having been mailed to the owner or other person occupying the same as shown on the records of the city clerk or the division of building and planning; provided, however, if it appears that the failure to maintain such required parking was reasonably beyond the control of the person required to maintain the same, no certificate of occupancy shall be revoked until such person shall have had at least ninety (90) days to reestablish the minimum required parking. In the event any certificate of occupancy is revoked, the premises covered thereby shall not be occupied or used for any purpose until a new certificate of occupancy has been issued. (1962 Code § 10-749)
10-3-2736.5: PARKING; USE FOR CIVIL DEFENSE STORAGE:

Off street parking facilities required to be provided and maintained under this code may be used for the storage of civil defense supplies to the extent and in the manner approved in writing by each of the following: the director of civil defense, or his designee, the chief of the fire department, or his designee, the city attorney, or his designee, the city building official, or his designee, and the public works administrator, or his designee.

Upon the cessation of such storage use, such facilities shall immediately revert to parking uses as otherwise required by this code, and any such written approval shall so provide. Such written approval, setting forth a description of the property and the name of the record owner, shall be recorded in the office of the county recorder. (Ord. 1174, eff. 6-20-1963)
10-3-2737: PARKING; RESIDENTIAL ZONES:
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 27/39 Nothing contained in sections 10-3-2727 through 10-3-2739 of this article shall be deemed or construed to allow the use of property situated in a residential zone for any commercial or parking purpose, and it shall be unlawful for any person to use property in a residential zone for parking purposes except in connection with, or as an accessory use to, the use of such property for residential purposes or other permitted uses. (1962 Code § 10-750)
10-3-2738: PARKING; FRONT YARD SETBACKS:

Required off street parking spaces may not be located between the front property line and the setback line established by this chapter. (1962 Code § 10-751)
10-3-2739: GUEST PARKING; MULTIPLE-FAMILY RESIDENTIAL ZONES:

Every multiple-family residential development, other than housing for the elderly and handicapped as defined under article 12.5 of this chapter and congregate housing for the elderly and disabled as defined under article

12.8 of this chapter, shall have one permanent guest parking space for each four (4) dwelling units, or any fraction thereof. Guest parking spaces shall not be reserved for exclusive use by residents of the development.

Twenty five percent (25%) of such spaces may be compact. Additionally, tandem parking or a maximum of fifty percent (50%) compact spaces may be approved pursuant to discretionary review of the project. All such parking shall comply with the applicable regulations set forth in the minimum parking standards adopted pursuant to section 10-3-2727 of this article. All such parking shall also be readily accessible by visitors to the development and designated in a manner that gives notice to visitors of the availability of such parking. The manner of access, designation, and location of guest parking spaces shall be subject to the approval of the director of transportation and engineering. (Ord. 89-O-2082, eff. 12-7-1989; amd. Ord. 05-O-2479, eff. 9-2- 2005)
10-3-2740: LOADING SPACE; DEFINITIONS:

The following definitions and technical specifications shall govern the interpretation of sections 10-3-2740 through 10-3-2744 of this article:

LOADING SPACE: An accessible off street space or berth on the same site as the building it serves, or within that building, for the exclusive use of the commercial loading or unloading of goods or materials from vehicles. "Accessible", for the purposes of this definition, shall mean clear vehicular access to the loading space unobstructed at all times except when the loading space is in use for loading or unloading.

MINIMUM LOADING SPACE STANDARDS: Any loading space required by sections 10-3-2740 through 10-3- 2744 of this article shall be of sufficient size and shall provide adequate maneuvering area to accommodate, depending on the type of loading space required, a van, truck or semitractor trailer and shall, at a minimum, have the dimensions and provide the maneuvering distances set forth in the following table:

MINIMUM STANDARDS FOR LOADING SPACES
Van Truck Semi
Size Length 25' 35' 50'
Width 10' 12' 12'
Overhead 8' 10' 16'
Maneuverability Turning radius 25' 40' 50'
Back up/3- point
turns 30' 45' 70'
Pull through length 50' 70' 100'
(1962 Code § 10-760; amd. Ord. 74-O-1501, eff. 2-1-1974; Ord. 96-O-2263, eff. 7-19-1996; Ord. 05-O-2488, eff. 12-8-2005)
10-3-2741: LOADING SPACE; REQUIREMENTS:

A. Minimum Loading Space Requirement For Principally Permitted Land Uses: Each land use shall have a minimum associated "loading space" as defined in this article. When different uses are combined on a shared site, the largest loading space among the various uses on the site shall prevail as the minimum loading space 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 28/39 for the site. Loading facilities shall be provided for all commercial buildings in accordance with the following requirements:

TABLE 10-3-2741.1

LOADING SPACE REQUIREMENTS BY LAND USE
Land Use Category Minimum Loading
Space Required
Any use - otherwise, as noted Van
Entertainment/public assembly
Cinema or theater
Conservatory
Dancing academy
Exercise club
Library
Parking garage
Van
Food service
Cabaret within the business triangle
Cafe
Lunchroom/full service restaurant
Truck
Personal service/office
Office, including medical
Photography gallery
Private training center <2,000 square feet
Studio
Van
Retail shop
Dressmaking or millinery store
Shop - retail <2,000 square feet
Tailor
Van
Wholesale/retail store
Carpenter shop
Dry cleaning plant, hand laundry
Paint, paperhanger, or decorating store
Plumbing shop
Roofing or plastering store or office
Shop - wholesale
Store - retail or wholesale
Upholsterer
Warehouse
Truck
B. Minimum Loading Space Requirement For Conditionally Permitted Land Uses: For any use that requires a conditional use permit, the minimum loading space requirement shall be established by the reviewing authority as a condition of approval of the use. As part of the conditional use permit application, each applicant shall submit a traffic circulation and loading study that fully analyzes the performance of the loading facilities for any proposed use.

C. Minimum Loading Facilities: Each commercial building in the city shall provide minimum loading facilities based on broad comparative land use types (table 10-3-2741.2) and building size ranges, that include one or more uses.

TABLE 10-3-2741.2

MINIMUM LOADING FACILITIES
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 29/39 Building Size (Square Feet)
Building Size (Square Feet)
Land Use Under 7,500 7,501 To
15,000
15,001 To
30,000
30,001 To
50,000
More Than
50,000
Any unspecified
use
Van Truck 2 Truck 3 Truck 3 Truck +
Entertainment/
public assembly Van Van For all buildings that contain a mix of uses, loading requirements will be established by
the reviewing authority as part of the
discretionary review process. As a general
rule, loading needs will reflect the minimum
standards noted in sections 10-3-2740 and 10-
3-2741 of this article, as adjusted to meet one
or more of the individual land uses as deemed
appropriate by the reviewing authority.

Food service Truck Truck + van
Personal
service/office Van Truck
Retail shop Van Truck
Wholesale/ retail
store Truck Truck + van
D. Planning Commission Discretion: Nothing in this section shall limit the planning commission from modifying the size of any loading space required by this article or imposing additional loading space requirements as a condition of approval of any discretionary permit. (1962 Code § 10-761; amd. Ord. 74-O1501, eff. 2-1-1974; Ord. 76-O-1596, eff. 2-19-1976; Ord. 96-O-2263, eff. 7-19-1996; Ord. 05-O-2488, eff. 12-8- 2005)
10-3-2742: LOADING SPACE; FUNCTIONALITY; LOCATION:

A. Functional Aspects Of Required Loading Spaces: Notwithstanding the minimum standards set forth in sections 10-3-2740 and 10-3-2741 of this article, a project applicant shall establish by evidence satisfactory to the reviewing authority that any loading space proposed to satisfy the requirements of this article will function in a manner adequate to accommodate the loading vehicles expected to serve the project.

B. Location Of Loading Spaces: Where the site or structure abuts an alley, access to loading spaces shall be from the alley. Alley accessed loading spaces shall be parallel to the alley unless the project applicant establishes one of the following:

1. Site constraints preclude construction of a parallel loading space or spaces; or

2. The alternative loading space configuration proposed by the project applicant meets the functional requirements of this article.

Loading spaces shall be directly accessible for the distribution of goods within the structure or use. For multistory structures such access shall be direct to an elevator or stairway serving all stories. In order to meet the functional requirements of this article, loading spaces shall have a minimum maneuvering area as specified in section 10-3-2740 of this article. Said maneuvering area shall be contiguous to the end of the loading space and may include the width of the alley or street. (1962 Code § 10-762; amd. Ord. 74-O-1501, eff. 2-1-1974; Ord. 05-O-2488, eff. 12-8-2005)
10-3-2743: LOADING SPACE; MAINTENANCE:

Loading spaces required or being maintained in connection with any existing structure on March 22, 1961, shall thereafter be maintained so long as such structure remains unless an equivalent number of such spaces is provided conforming to the requirements of section 10-3-203 of this chapter or section 10-3-2741 of this article.

Nothing contained in this section shall require the maintenance of more loading spaces than would be required for a new structure. (1962 Code § 10-763; amd. Ord. 01-O-2367, eff. 3-8-2001) 10-3-2744: MECHANICAL LOADING FACILITIES:

Notwithstanding any other provision of this chapter, loading facilities for those two (2) lots east of Peck Drive which front on Wilshire Boulevard and those three (3) lots west of Peck Drive which front on Wilshire Boulevard may be located aboveground or belowground and may be accessed through the use of mechanical lifts if such loading facilities meet the following requirements:
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 30/39 A. All loading facilities shall be located on the above referenced lots and/or on adjacent lots located in an R-4 or R-4-P zone and being used for parking purposes. However, if such facilities are located in an R-4 or R-4-P zone, then the facilities shall be located at least fifty feet (50') away from any residential use.

B. All loading operations within an R-4 or R-4-P zone shall be permitted only within fully enclosed facilities.

C. All structures housing loading operations or access to loading facilities shall be designed to be compatible with nearby uses to the satisfaction of the planning commission, if planning commission review is otherwise required, and shall be designed to be architecturally compatible with the surrounding development to the satisfaction of the architectural commission.

D. All mechanical equipment and operations shall be designed and screened to minimize noise impacts on nearby properties to the satisfaction of the director of planning and community development.

E. If underground loading operations accessed by a mechanical lift are proposed as part of a planned development application or a development plan review application, then a loading operations plan shall be submitted in conjunction with that application. The loading operations plan shall, at a minimum, address the following issues:

1. Small deliveries and couriers;

2. Operation of doors, lifts and contingencies for mechanical failures of same;

3. Operational issues including frequency of deliveries, hours of deliveries, mode of deliveries, including the size of vehicles, types of goods delivered, access to all stories of the building, and trash collection; and

4. Noise levels from the mechanical equipment measured at the property line adjacent to a residential use in the R-4 zone.

F. Lift platforms shall have the following minimum dimensions:

1. Twenty five foot (25') length;

2. Twelve foot (12') width;

3. Fourteen foot (14') height clearance; and

4. Twenty five foot (25') contiguous maneuvering area. (Ord. 92-O-2145, eff. 8-7-1992) 10-3-2745: DENSITY:

Except as may be expressly provided in this chapter, the maximum floor area ratio on any site area shall not exceed 2.0. For the purposes of this section, "site area" shall include only those portions of the site which are in a nonresidential zone, including the C-5 zone. (Ord. 1179, eff. 1-2-1964; amd. Ord. 1197, eff. 3-18-1965; Ord. 1260, eff. 1-19-1967; Ord. 67-O-1279, eff. 8-10-1967; Ord. 69-O-1339, eff. 3-20-1969; Ord. 69-O-1341, eff. 5- 15-1969; Ord. 73-O-1463, eff. 3-22-1973; Ord. 75-O-1566, eff. 4-17-1975; Ord. 94-O-2193, eff. 3-4-1994) 10-3-2746: GAME COURTS; PROHIBITED LOCATIONS:
(Rep. by Ord. 96-O-2266, eff. 10-18-1996)
10-3-2747: HEIGHT LIMITS OF BUILDINGS SINGLE-FAMILY (ONE-FAMILY) RESIDENTIAL ZONES:
(Rep. by Ord. 85-O-1953, eff. 7-4-1985)
10-3-2748: LIMITED INTENSITY COMMERCIAL USES ON OLYMPIC BOULEVARD:

If the maximum floor area ratio on any site area located in any commercial zone having frontage on Olympic Boulevard is eight- tenths (0.8) or less, the following criteria shall apply:

A. Notwithstanding section 10-3-2741 of this article, one "loading space", as defined in section 10-3-2740 of this article, shall be required for the first twenty thousand (20,000) square feet of gross floor area. Two (2) such loading spaces shall be required for structures having up to forty thousand (40,000) square feet of gross floor area. One additional such loading space shall be required for each 100,000 square feet, or portion thereof, in excess of forty thousand (40,000) square feet.

B. All other provisions of this code shall be met. (Ord. 82-O-1849, eff. 4-15-1982; amd. Ord. 86-O-1985, eff. 1-1-1987; Ord. 98-O-2300, eff. 6-19-1998)
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 31/39 10-3-2749: DEVELOPMENT STANDARDS FOR SINGLE-FAMILY (ONE-FAMILY) RESIDENCES:
(Rep. by Ord. 85-O-1953, eff. 7-4-1985)
10-3-2750: MOBILE HOMES:

A. Use Criteria: A mobile home may be used as a residence in any single-family (one-family) residential zone if it meets all of the following requirements:

1. The mobile home complies with all development standards applicable to single-family (one-family) residences, including, but not limited to, setbacks, paving, height, materials, width, parking, and accessory structures:

2. The mobile home is manufactured and certified under the national mobile home construction and safety standards act of 1974;

3. The mobile home is installed and structurally fixed to an approved permanent foundation and in accordance with installation instructions provided by the manufacturer. The exterior wall covering shall extend to the ground or to the top of the foundation; provided, however, any exposed portion of the foundation shall be treated so as to provide a finished appearance with material such as stucco, veneered brick, decorative block, or other finish approved by the building official;

4. Plans, including plot, elevations, exterior materials, photographs, and other documents and specifications needed to assure compliance with city and state codes, shall be submitted at the time of the application for the permits required by this code;

5. In addition to any other permits required by this code, the following permits shall be obtained:
a. A building permit for the foundation system and any attached accessory structure not included in the mobile home at the factory, such as a porch or steps;
b. A plumbing permit for the connection of gas, water, and sewer to the mobile home; and c. An electrical permit for the connection of electrical power to the mobile home; and

6. Vehicle license plates, certificates of ownership, and certificates of registration shall be surrendered to the building and safety division for forwarding to the appropriate state agencies.

B. Prohibition: Nothing in this section shall be construed to allow a mobile home to be used as a residence in any multiple- family (one-family) residential zone such that there is more than one structure used as a residence on such lot.

C. Mobile Home Defined: For the purposes of this section, "mobile home" shall mean a "mobile home" as defined in section 18211 of the Health and Safety Code of the state. (Ord. 82-O-1852, eff. 6-17-1982) 10-3-2751: RUBBISH STORAGE AND HANDLING FACILITIES:
(Rep. by Ord. 92-O-2141, eff. 6-5-1992)
10-3-2752: REGULATIONS APPLICABLE TO SATELLITE DISH ANTENNAS:

A. Requirements: Satellite dish antennas shall be permitted only upon compliance with this subsection or upon approval pursuant to subsection D or E of this section. The director of building and safety shall issue a building permit for any satellite dish antenna that conforms to the following standards and criteria:

1. In residential zones, the antenna may not exceed a diameter of ten feet (10');

2. In single-family residential zones, no more than one antenna may be located on a site area;

3. In multiple-family residential zones, no more than one antenna may be located on any site area with less than ten (10) units, and no more than two (2) antennas may be located on any site area with ten (10) or more units;

4. In residential zones, the antenna shall not be installed in the front yard of the site area. Furthermore, in single-family residential zones, no antenna with a diameter that exceeds eighteen inches (18") shall be installed within thirty feet (30') of the front setback line;

5. In residential zones, the antenna shall not be installed in the site area's required side yard setbacks; 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 32/39

6. In residential zones, the maximum height of a roof mounted antenna and any antenna that overhangs a roof shall be twelve feet (12') above the adjacent roof surface. The maximum height for all other antennas shall be twelve feet (12'). In multi- family residential zones, if an antenna is mounted on a roof or overhangs a roof, then the antenna shall not intersect or otherwise project above a plane extending from the perimeter of the roof upward and toward the interior of the building at an angle of forty five degrees (45°) from the horizontal;

7. The antenna shall be a neutral color. For the purposes of this subsection A7, black and gray shall be considered to be neutral colors. Furthermore, the director of building and safety may determine that any color is neutral within the meaning of this subsection if such color blends with the surrounding dominant color, such color helps camouflage the satellite dish antenna, and such color is neither bright, reflective nor metallic;

8. The antenna shall be screened from view from the public streets or located on the site area in a manner to eliminate visibility from the public streets. Screening materials may consist of items such as walls, fences, buildings, mature plant materials, or earth berms. Notwithstanding the requirements of this subsection A8, screening shall not be required if such screening would block the incoming reception signals from the dish antenna;

9. No advertising in any form shall be permitted on any part of an antenna, except for a six inch (6") square displaying the manufacturer's or distributor's company name. The six inch (6") square area may not be on the concave side, nor on the upper fifty percent (50%) of the convex side;

10. In nonresidential zones, the antenna may not exceed a diameter of sixteen and one-half feet (16 1/2');

11. In nonresidential zones, the maximum height of the antenna as measured from grade, or if the antenna is not ground mounted, as measured from that portion of the antenna closest to grade, shall be fifteen feet (15').

If an antenna is mounted on a building and exceeds the height of the roof, then the antenna height shall not intersect or otherwise project above a plane projecting from the perimeter of the roof upward and toward the interior of the building at an angle of forty five degrees (45°) from the horizontal.

B. Application Requirements: The application for a building permit or satellite dish approval pursuant to this section shall include a dimensioned site plan depicting the proposed location, and the manufacturer's installation requirements and product specifications. The city building official may require any additional information that would assist in determining visual intrusion and structural safety.

C. Architectural Review: In all zones except single-family residential (R-1) zones, the architectural commission shall review any proposed satellite dish antenna to determine: whether the proposed color of the dish will blend with the dominant surrounding color or would otherwise be unobtrusive; whether the dish can be installed in a location which would minimize visual intrusion while maintaining practical operation; and whether the dish can be screened so that it is concealed from view from public streets.

If the proposed satellite dish antenna requires review under subsection D2 of this section, then such review shall be completed before architectural review is conducted pursuant to this subsection.

D. Proposed Antennas That Do Not Meet Requirements:

1. If a person desires to install in a single-family residential zone a satellite dish antenna that does not meet the applicable requirements contained in subsection A of this section, then that person may apply to the city for permission to install such antenna. The application shall be made and considered pursuant to the procedures set forth in article 24.5 of this chapter. The reviewing authority shall consider the following factors for the purpose of determining whether to approve the satellite dish antenna: a) whether the antenna will have a substantial adverse impact on the scale and massing of the streetscape, b) whether the antenna will have a substantial adverse impact on the neighbors' access to light and air or the neighbors' privacy, c) whether the antenna will have a substantial adverse impact on the garden quality of the city, and d) whether the variation from the requirements of subsection A of this section is necessary to provide the applicant with reasonable satellite signal reception. Application fees shall be established by resolution of the city council.

2. If a person desires to install in a multi-family or nonresidential zone a satellite dish antenna that does not meet the applicable requirements contained in subsection A of this section, or if a person desires to install more than one antenna in such a zone, then that person may apply to the city for permission to install such antenna. The application shall be made and considered pursuant to article 36 of this chapter. The reviewing authority shall consider the following factors for the purpose of determining whether to approve the satellite dish antenna: a) whether the antenna will have a substantial adverse impact on the scale and massing of the streetscape, b) whether the antenna will have a substantial adverse impact on the neighbors' access to light 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 33/39 and air or the neighbors' privacy, c) whether the antenna will have a substantial adverse impact on the garden quality of the city, and d) whether the variation from the requirements of subsection A of this section is necessary to provide the applicant with reasonable satellite signal reception. Application fees shall be established by resolution of the city council.

E. Existing Satellite Dish Antenna: Any satellite dish antenna for which a building permit has been issued prior to the effective date of this section but which does not conform to this section shall, within three (3) years of the effective date of this section, be removed or brought into conformance with this section. During the interim period, said nonconforming satellite dish antenna shall be maintained in good repair and in a neat and clean condition. No structural alteration shall be made thereto, unless to preserve the safety of said antenna, or to bring the antenna into compliance with this section. Any owner of a nonconforming antenna located in any single-family residential zone may apply for review and approval by the single-family development review committee. Any owner of a nonconforming antenna located in any zone other than a single-family residential zone may apply for review and approval by the city planning official. (Ord. 90-O-2090, eff. 3-8-1990; amd. Ord. 91-O-2114, eff. 4-19-1991; Ord. 95-O-2239, eff. 7-7-1995; Ord. 96-O-2272, eff. 1-9-1997) 10-3-2753: OUTDOOR VENDING:

No person shall engage in the business of selling of goods from an outdoor cart except pursuant to a permit lawfully issued under the provisions of title 4, chapter 2, article 19 of this code. (Ord. 94-O-2220, eff. 12-23- 1994)
10-3-2754: PUBLIC UTILITIES:

Notwithstanding any other provision of this chapter, nothing in this chapter shall restrict the installation of public utility distribution facilities in a public right of way, nor shall a conditional use permit be required for such facilities located in a public right of way. In addition, the following regulations shall apply to the installation of public utilities on private property:

A. Residential And School Properties: Notwithstanding any other provision of this chapter, nothing in this chapter shall restrict the installation of public utility facilities on a residentially zoned site area or on site areas zoned for school uses, nor shall a conditional use permit be required for such facilities, provided that such facilities are used solely for the distribution of the utility and provided that such facilities are no more extensive than necessary to provide the public utility service to that site area. Furthermore, the public utility distribution facility shall serve no more than one site area unless alternate locations in the public right of way are unavailable.

B. Commercial Properties: Except for the provisions of this chapter requiring architectural review, nothing in this chapter shall restrict the installation of public utility facilities on a commercially zoned site area, nor shall a conditional use permit be required for such facilities provided that such facilities are not the primary use of the property and such facilities are used solely for the distribution of the utility. (Ord. 94-O-2212, eff. 9-9-1994; amd.

Ord. 95-O-2239, eff. 7-7-1995)
10-3-2755: ROBERTSON BOULEVARD AND THIRD STREET SETBACKS:

Notwithstanding any other provision of this chapter, it shall be unlawful for any person to erect, construct, establish, alter, or enlarge, or cause to be erected, constructed, established, altered, or enlarged, any building, structure or improvement within ten feet (10') of the property line along either side of that public street known and designated as Robertson Boulevard or within five feet (5') of the property line along either side of Third Street.

Exceptions to this section shall include:

A. The portion of Third Street located in the C-5 or public service zone as otherwise provided in article 20 and article 20.3 of this chapter.

B. Properties that have dedicated at least ten feet (10') of property, measured perpendicular to the public right-of- way, along the public street known as Robertson Boulevard to the City for public sidewalk purposes.

C. Open air dining areas may be established on Robertson Boulevard within the required ten foot (10') setback pursuant to the regulations set forth in 10-3-3502. (1962 Code § 10-504; amd. Ord. 94-O-2193, eff. 3- 4-1994; Ord. 95-O-2239, eff. 7-7-1995; Ord. 19-O-2789, 10-22-2019) 10-3-2756: RESTROOMS:

It shall be unlawful for any person to erect, construct, establish, maintain, alter, or enlarge a building designed or used primarily for the purpose of restrooms within twenty five feet (25') of the property line along any public street or road, or within twenty feet (20') of Zones R-1, R-1.5, and R-4. Any such building shall be screened in 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 34/39 such a manner that it cannot be seen from any adjoining residential zone property or from any street if the property fronting on such street and adjoining the lot upon which is situated the building is within either Zones R-1, R-1.5, or R-4. (1962 Code § 10-508; amd. Ord. 95-O-2239, eff. 7-7-1995) 10-3-2757: ENTRANCES; TRACT 4988, LOTS 411, 412, AND 413:

In addition to any and all other provisions of this chapter, in Tract 4988 no outbuilding shall be placed in front of any principal building on the Hamilton Drive front of Lots 411, 412, and 413.

The main and principal entrance of principal buildings on Lots 411, 412, and 413 of Tract 4988 shall be from Hamilton Drive, and such principal entrance shall front on Hamilton Drive. (1962 Code § 10-528; amd. Ord. 95- O-2239, eff. 7-7-1995)
10-3-2758: ENTRANCES; CERTAIN LOTS IN TRACT 7710:

The main and principal entrance of principal buildings on Lots 106, 107, 108, 109, 174, 175, 176, 177, 242, 243, 244, 310, 311, 312, 395, 396, 397, 398, 471, 472, 473, 474, 539, 540, 541, 542, 607, 608, 609, and 610 of Tract 7710 shall front on Olympic Boulevard. (1962 Code § 10-529; amd. Ord. 95-O-2239, eff. 7-7-1995) 10-3-2759: NONCONFORMING WALLS, FENCES, AND HEDGES:

Any wall or fence constructed or any hedge planted or maintained in violation of this chapter is hereby declared to be a public nuisance and subject to abatement in accordance with law. (Ord. 95-O-2239, eff. 7-7-1995) 10-3-2760: MEDICAL OFFICES; OVERNIGHT ACCOMMODATIONS PROHIBITED:

Except as otherwise provided in section 10-3-1604.5 of this chapter, medical offices shall not provide overnight accommodations. (Ord. 87-O-2013, eff. 1-14-1988; amd. Ord. 95-O-2239, eff. 7-7-1995; Ord. 02-O-2390, eff. 2- 8-2002)
10-3-3107: ROOFTOP USES:

A. Notwithstanding any provisions to the contrary contained in this title, and subject to architectural review pursuant to article 30 of this chapter, the following rooftop uses may be permitted in accordance with the standards outlined in this section:

1. Rooftop uses in the C-3, C-R, C-3A, and C-3B Zones that exceed the height, story, and/or density limitations otherwise applicable to the development. For the purposes of this subsection A1, rooftop uses shall include gymnasiums, lunchrooms and structures or uses ancillary to such lunchrooms, unenclosed terraces that are ancillary to a gymnasium or lunchroom, and unenclosed architectural features that are not otherwise excluded from the definition of "height of building" in section 10-3-100 of this chapter. Such rooftop uses may be permitted by the Planning Commission provided that as to any such rooftop uses:
a. The Planning Commission grants a development plan review in accordance with the procedures and findings set forth in this article.
b. The additional height above the maximum height limit otherwise applicable to the development will not exceed fifteen feet (15'). Furthermore, in no event shall the distance between the floor and ceiling of the gymnasium or lunchroom and structures or uses ancillary to such lunchroom exceed fifteen feet (15'). c. The total floor area of the rooftop use shall not exceed the maximum allowable floor area otherwise applicable to the development by more than: 1) three thousand five hundred (3,500) square feet; 2) fifty percent (50%) of the total area of the story immediately below the rooftop use; or 3) ten percent (10%) of the total floor area of the development, whichever is less.
d. The total area of any unenclosed terraces that are ancillary to a rooftop use, or unenclosed architectural features shall not exceed fifty percent (50%) of the total area of the story immediately below the rooftop use.
e. Unless otherwise authorized by the Planning Commission as part of the development plan review, no food service, other than vending machines, shall be provided in connection with the rooftop use. f. The subject structure provides not less than the minimum number of parking spaces required by this section as of the date when building permits for the structure were issued. In addition, two (2) parking spaces shall be provided for any rooftop gymnasium and additional parking as may be required pursuant to subsection A1l of this section shall be provided.
g. Unless otherwise authorized by the Planning Commission as part of the development plan review, only persons who work in the building or are registered hotel guests shall be permitted to use the rooftop 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 35/39 facilities.
h. No admittance or use fees shall be charged for the use of the rooftop facilities. i. The rooftop uses permitted pursuant to this subsection A1 shall be set back from the front property line or from the required front setback line immediately adjacent thereto, whichever is the more restrictive, so that a forty five degree (45°) angle to such line is not intersected. In addition, all enclosed rooftop structures shall be set back a minimum of five feet (5') from the street-facing facade of the story immediately below. j. Notwithstanding the provisions of subsection A1i of this section, unenclosed architectural features approved pursuant to this section may intersect a forty five degree (45°) angle to the vertical plane of the nearest outside wall if the Planning Commission finds that such features are architecturally compatible with the building and will not adversely impact the building's scale and massing. k. Notwithstanding the provisions in the definition of "height of building" in section 10-3-100 of this chapter permitting certain elements to be located above maximum height limits, only those elements required by law to project above the roof deck shall be permitted to exceed the fifteen foot (15') height limit of the structure enclosing the rooftop use permitted herein.
l. The Planning Commission may modify the area limitations set forth in subsections A1c, item 2, A1c, item 3, and A1d of this section, provided that additional parking is provided for such rooftop uses. The amount of additional parking required shall be established by the Planning Commission as part of the development plan review.
m. A landscape plan is required to be submitted as part of the development plan review application for a rooftop use.

2. Rooftop uses in the City's commercial zones that do not exceed the height, story, and density limitations otherwise applicable to the development. For the purposes of this subsection A2, rooftop uses shall include gymnasiums, lunchrooms and structures or uses ancillary to such lunchrooms, and unenclosed terraces that are ancillary to a gymnasium or lunchroom located above the top story of the building. Such rooftop uses may be permitted by the Planning Commission provided that as to any such rooftop uses:
a. The Planning Commission grants a development plan review in accordance with the procedures and findings set forth in this article.
b. The total floor area of the rooftop use shall not exceed: 1) three thousand five hundred (3,500) square feet; 2) fifty percent (50%) of the total area of the story immediately below the rooftop use; or 3) ten percent (10%) of the total floor area of the development, whichever is less. c. The total area of any unenclosed terraces that are ancillary to a rooftop use, or unenclosed architectural features shall not exceed fifty percent (50%) of the total area of the story immediately below the rooftop use.
d. Unless otherwise authorized as part of the development plan review, no food service, other than vending machines, shall be provided in connection with the rooftop use. e. The subject structure provides not less than the minimum number of parking spaces required by this Code as of the date when building permits for the structure were issued. In addition, two (2) parking spaces shall be provided for any rooftop gymnasium and additional parking as may be required pursuant to subsection A2i of this section.
f. Unless otherwise authorized as part of the development plan review, only persons who work in the building or are registered hotel guests shall be permitted to use the rooftop facilities. g. No admittance or use fees shall be charged for the use of the rooftop facilities. h. Unless otherwise authorized as part of the development plan review, the rooftop uses permitted pursuant to this subsection A2 shall be set back from the front property line or from the required front setback line immediately adjacent thereto, whichever is the more restrictive, so that a forty five degree (45°) angle to such line is not intersected.
i. The Planning Commission may modify the area limitations set forth in subsections A2b, item 2, A2b, item 3, and A2c of this section, provided that additional parking is provided for such rooftop uses. The amount 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 36/39 of additional parking required shall be established by the Planning Commission as part of the development plan review.
j. A landscape plan is required to be submitted as part of the development plan review application for a rooftop use.

3. Rooftop uses in that portion of the C-3 Zone, known as the business triangle, bounded to the northeast by the alley parallel to and northwest of Crescent Drive, to the southwest by the north side of Wilshire Boulevard and to the northwest by Santa Monica Boulevard north roadway, that exceed height, story and/or density regulations otherwise applicable to the development. Such rooftop uses may be permitted by the Planning Commission provided that as to any such rooftop uses:
a. The rooftop use is not an office, storage use, or a restaurant use unless such use is a rooftop dining or rooftop open air dining use in the business triangle approved and permitted pursuant to section 10-3-3107.5 of this chapter.
b. The Planning Commission grants a development plan review in accordance with the procedures and findings set forth in this article.
c. In addition to the findings set forth in section 10-3-3104 of this chapter, the Planning Commission finds that the proposed rooftop use will be of such limited intensity, frequency and/or duration so as not to significantly and adversely impact traffic and circulation in the surrounding area. d. The additional height above the maximum height limit otherwise applicable to the development shall not exceed fifteen feet (15').
e. The floor area ratio of the building shall not exceed two to one (2:1). However, if the floor area ratio of the building exceeds two to one (2:1) prior to the establishment of a rooftop use, then the rooftop use may be established if a portion of the existing building is removed or converted to a use which is not calculated as "floor area" as defined in section 10-3-100 of this chapter so that there is no net increase in the existing floor area of the building.
f. The combined area of the rooftop use and the area designated for mechanical equipment does not exceed fifty percent (50%) of the total area of the story immediately below. g. The additional structure shall be set back from the intersection of the roof deck and the face of any exterior wall of the floor immediately below that faces a public right-of-way so that a forty five degree (45°) angle to the vertical plane of such exterior wall is not intersected.

4. Rooftop unenclosed terraces and unenclosed architectural features located in the C-3, C-R, C-3A and C-3B Zones that are: a) not ancillary to a gymnasium or lunchroom; and b) that are not otherwise excluded from the definition of "height of building"; may be permitted by the Director of Community Development, or may be forwarded by the Director to the Planning Commission for consideration, provided that as to any such unenclosed rooftop uses:
a. The Director of Community Development or Planning Commission grants a development plan review in accordance with the procedures and findings set forth in this article. b. Unless otherwise authorized by the Planning Commission, the total area of the unenclosed terraces and unenclosed architectural features shall not exceed fifty percent (50%) of the total area of the story immediately below the unenclosed rooftop use.
c. Unless otherwise authorized as part of the development plan review, no food service shall be provided in connection with the unenclosed terraces and unenclosed architectural features. d. Unless otherwise authorized as part of the development plan review, only persons who work in the building or are registered hotel guests shall be permitted to use the unenclosed terraces and unenclosed architectural features.
e. No admittance or use fees shall be charged for the use of the unenclosed terraces and unenclosed architectural features.
f. Unless otherwise authorized as part of the development plan review, the unenclosed rooftop uses permitted pursuant to this subsection A4 shall have a seventy two inch (72") tall barrier, with the use of 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 37/39 transparent material required above forty five inches (45") in height, for any building side located within five feet (5') of a public street or facing any residentially zoned property. g. Unenclosed architectural features permitted pursuant to this subsection A4 shall be set back from the front property line or from the required front setback line immediately adjacent thereto, whichever is the more restrictive, so that a forty five degree (45°) angle to such line is not intersected. h. A landscape plan is required to be submitted as part of the development plan review application for a rooftop use.

B. In approving an application for a rooftop use, the Planning Commission may impose such conditions as it deems appropriate, including, without limitation, a condition that requires the subject property owner to record a covenant that a rooftop facility shall only be used for the specific use proposed, and requiring the applicant annually to attest at the time of application for or renewal of its City business license that the rooftop facility is only used for the specific use permitted. (Ord. 17-O-2733, eff. 6-16-2017; amd. Ord. 21-O-2843, eff. 10-15- 2021)
ARTICLE 39. AMENDMENTS
10-3-3900: PROPERTY USES DEFINED:
"Property uses", as used in this article, shall mean and include the use of buildings, structures, and land, the regulation of location, height, bulk, number of stories, and size of buildings and structures, the size of yards, courts, and open spaces, the percentage of a lot which may be occupied by a building or structure, the establishment of building setback lines, and the creation of civic districts. (1962 Code § 10-852; amd. Ord. 95- O-2239, eff. 7-7-1995)
10-3-3901: INITIATION:

Boundaries of the zones established by this chapter, or the classification of property uses therein, may be amended, reclassified, and altered whenever the public necessity, convenience, and general welfare require.

Such changes may be initiated by:

A. The verified petition of the owners of property proposed to be so changed or reclassified; B. Motion of the council; or
C. Motion of the planning commission.

Whenever the owner of any land or building desires a reclassification of his property, he shall file with the zoning administrator a petition duly verified by him requesting an amendment, supplement, or change of the regulations prescribed for such property. (1962 Code § 10-851; amd. Ord. 95-O-2239, eff. 7-7-1995) 10-3-3902: NOTICE AND HEARING BY THE PLANNING COMMISSION:

Upon the filing of such verified petition, or adoption of such motion, the planning commission shall hold a hearing thereon as provided in sections 10-3-3704 and 10-3-3705 of this chapter. Noticing shall be completed in accordance with article 2.5 of this chapter and the city's public notice guidelines. (Ord. 14-O-2661, eff. 6-20- 2014)
10-3-3903: PETITIONS:

The zoning administrator shall prescribe the form of application for changes of zone boundaries or classifications. He shall prepare and provide blanks for such purposes and shall prescribe the type of information to be provided in the application by the petitioner. No petition shall be received unless it complies with such requirements. If signatures of persons other than the owners of property making the application are required or offered in support of or in opposition to the application, they may be received as evidence of notice having been served upon them of the pending application, or as evidence of their opinion on the pending issue, but they shall in no case infringe upon the free exercise of the powers vested in the city.

Petitions or applications filed pursuant to the provisions of this article shall be numbered consecutively in the order of their filing and shall become a part of the permanent official records of the planning commission, and there shall be attached thereto and permanently filed therewith copies of all notices and actions with affidavits of posting, mailing, or publication pertaining thereto. (1962 Code § 10-853; amd. Ord. 95-O-2239, eff. 7-7-1995) 7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 38/39 10-3-3904: FILING FEES:

A fee in the amount of one hundred dollars ($100.00) shall be paid upon the filing of each application or petition for change or amendment for the purpose of defraying the expenses of postage, posting, advertising, and other costs incidental to the proceedings prescribed in this article. (1962 Code § 10-854; amd. Ord. 95-O-2239, eff. 7- 7-1995)
10-3-3905: SETTING OF HEARINGS:

All proposals for amending zone boundaries or classifications or property uses shall be set for public hearing by the zoning administrator not less than ten (10) days nor more than forty (40) days from the time of the filing of such verified petition or the making of such motion. (1962 Code § 10-855; amd. Ord. 95-O-2239, eff. 7-7-1995) 10-3-3906: INVESTIGATIONS:

The planning commission may cause to be made by its own members or by the zoning administrator such investigations of facts bearing upon any application set for hearing, including an analysis of precedent cases, as will serve to provide all necessary information to assure action on each case consistent with the purposes of this chapter and with previous amendments or variances. (1962 Code § 10-856; amd. Ord. 95-O-2239, eff. 7-7- 1995)
10-3-3907: CONDUCT OF PUBLIC HEARINGS:

Public hearings by the planning commission shall be conducted before a quorum of the planning commission.

The planning commission may establish its own rules for the conduct of public hearings, and the member of the planning commission presiding at such hearing is hereby empowered to administer oaths to any person testifying before it.

A summary of all pertinent testimony offered at a public hearing and the names of persons testifying shall be recorded and made a part of the permanent files of the case.

If, for any reason, testimony of any case set for public hearing cannot be completed on the day set for such hearing, the planning commissioner presiding at such public hearing may, before the adjournment or recess thereof, publicly announce the time and place to and at which such hearing will be continued, and such announcement shall serve as sufficient notice of such continuance and without recourse to the form of public notice as provided for in the first instance. (1962 Code § 10-857; amd. Ord. 95-O-2239, eff. 7-7-1995) 10-3-3908: DECISION OF THE PLANNING COMMISSION:

If, from the facts presented at the public hearing, or by investigation by or at the instance of the planning commission, the planning commission finds that the public interest, health, safety, morals, peace, comfort, convenience, or general welfare requires the reclassification of the property involved or the reclassification of any portion of the property, the planning commission shall so recommend to the council.

The recommendation of the planning commission to the council shall be in writing and shall set forth fully the findings and determinations of the planning commission on the matter involved. A decision shall be rendered within a reasonable time, and a recommendation shall be filed with the council within seven (7) days after the decision is rendered by the planning commission. (1962 Code § 10-858; amd. Ord. 95-O-2239, eff. 7-7-1995) 10-3-3909: NOTICE OF ACTION:

Notice of an action taken on an amendment application shall be completed in accordance with article 2.5 of this chapter and the city's public notice guidelines. (Ord. 14-O-2661, eff. 6-20-2014) 10-3-3910: COUNCIL HEARINGS:

The action of the planning commission in the legislative matter of amending zone boundaries or use classifications or other matters established by this chapter shall be advisory only. The council, after receipt of the report and recommendation from the planning commission, shall hold a final hearing thereon. The manner of setting the hearing, giving the notice, and conducting the hearing shall be the same as prescribed for hearings by the planning commission. The determination by the council shall be final and conclusive, and the council shall, by ordinance, effect any such reclassification, amendment, or addition. (1962 Code § 10-860; amd. Ord. 95-O-2239, eff. 7-7-1995)
10-3-3911: DENIAL BY THE PLANNING COMMISSION; APPEALS:

If an application for an amendment is denied by the planning commission, an appeal may be taken to and conducted by the council in the same manner as an appeal from the denial of a variance, and, if no such appeal is taken, such denial shall be final. The decision of the council on appeals shall be final. (1962 Code § 10-861; amd. Ord. 95-O-2239, eff. 7-7-1995)
7/31/23, 9:52 AM export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ https://export.amlegal.com/api/export-requests/7a2fa9ed-ae31-4570-882f-3c5ac3e78510/download/ 39/39 10-3-3912: INITIATIVE ACTION BY COUNCIL AND PLANNING COMMISSION FOR REZONING:

The council may, by minute order, request the planning commission to consider the rezoning of any property, or the planning commission may, of its own initiative, consider such a change. In either case the planning commission shall proceed as though an application for a change had been filed with the zoning administrator as provided in section 10-3-3901 of this chapter; provided, however, written notices need not be mailed if such notice is deemed impracticable by the planning commission. (1962 Code § 10-862; amd. Ord. 95-O-2239, eff. 7-7-1995)
1015.2 Where Required
Guards shall be located along open-sided walking surfaces, including mezzanines, equipment platforms, aisles, stairs, ramps and landings that are located more than 30 inches (762 mm) measured vertically to the floor or grade below at any point within 36 inches (914 mm) horizontally to the edge of the open side. Guards shall be adequate in strength and attachment in accordance withSection 1607.8.

Exception: Guards are not required for the following locations:

1. On the loading side of loading docks or piers.

2. On the audience side of stages and raised platforms, including stairs leading up to the stage and raised platforms.

3. On raised stage and platform floor areas, such as runways, ramps and side stages used for entertainment or presentations.

4. At vertical openings in the performance area ofstages and platforms.

5. At elevated walking surfaces appurtenant tostages and platforms for access to and utilization of special lighting or equipment.

6. Along vehicle service pits not accessible to the public.

7. In assembly seating areas at cross aisles in accordance with Section 1029.16.2.

8. Elevated facility observation station access hatches at detentionfacilities. 1015.2.1 Glazing
Where glass is used to provide a guard or as a portion of the guard system, the guard shall comply with Section 2407. Where the glazing provided does not meet the strength and attachment requirements ofSection 1607.8, complying guards shall be located along glazed sides of open-sided walking surfaces.
1 of 1 Exported from
1015.3 Height
Required guards shall be not less than 42 inches (1067 mm) high, measured vertically as follows:

1. From the adjacent walking surfaces.

2. On stairways and stepped aisles, from the line connecting the leading edges of thetread nosings.

3. On ramps and ramped aisles, from the ramp surface at the guard.

Exceptions:

1. For occupancies in Group R-3, and within individual dwelling units in occupancies in Group R-2, guards on the open sides of stairs shall have a height not less than 34 inches (864 mm) measured vertically from a line connecting the leading edges of the treads.

2. For occupancies in Group R-3, and within individual dwelling units in occupancies in Group R-2, where the top of the guard also serves as a handrail on the open sides of stairs, the top of the guard shall be not less than 34 inches (864 mm) and not more than 38 inches (965 mm) measured vertically from a line connecting the leading edges of the treads.

3. The guard height in assembly seating areas shall comply with Section 1029.16 as applicable.

4. Along alternating tread devices and ships ladders, guards where the top rail also serves as a handrail shall have height not less than 30 inches (762 mm) and not more than 34 inches (864 mm), measured vertically from the leading edge of the device tread nosing. 1 of 1 Exported from
Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT C
Draft Zone Text Amendment Resolution
RESOLUTION NO.

AN ORDINANCE OF THE CITY OF BEVERLY HILLS
AMENDING BEVERLY HILLS MUNICIPAL CODE §10-3-100

TO REDEFINE AN ALTERNATIVE PARKING FACILITY AND

FINDING THE AMENDMENT EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.

WHEREAS, the Planning Commission has considered a proposed Amendment to the City of Beverly Hills Municipal Code regarding the definition of alternative parking facilities, as set forth and attached hereto as Exhibit A (the “Amendment”); and WHEREAS, the Planning Commission conducted a duly noticed public hearing on August 10, 2023, at which times it received oral and documentary evidence relative to the proposed Amendment; and
WHEREAS, the Planning Commission finds that the proposed Amendment is required because of the benefit to the public interest, health, safety, morals, peace, comfort, convenience, or general welfare, and that the Amendment is consistent with the general objectives, principles, and standards of the General Plan.

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

Section 1. The Amendment was assessed pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq.(“CEQA”), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.), 2 and the City’s Local CEQA Guidelines (hereafter the “Guidelines”). The Planning Commission finds that adoption of the Amendment is exempt from CEQA pursuant to Section 15305 (Class 5, Minor Alterations in Land Use Limitations) of Title 14 of the California Code of Regulations. The Amendment redefines an alternative parking facility and constitutes a minor change to land use regulations in areas with an average slope of less than 20%, which do not result in any changes in land use or density. Therefore, the Planning Commission hereby finds that the Amendment is exempt from CEQA pursuant to CEQA Guidelines Section 15305. Further, the overall project, consisting the zoning Amendment, and amendment of previously Development Plan Review and Minor Accommodation approvals, and a proposed Minor Accommodation permit for a solid wall along a property line abutting a residential side property line, and Conditional Use Permit for the proposed automated parking system, was reviewed in a Class 32 exemption report, further demonstrating that the project as a whole is exempt from CEQA.

Section 2. The Planning Commission does hereby find that the proposed Amendment further the goals and policies set forth in the General Plan for commercial uses located throughout the city. The proposed Amendment enables the use of fully automated parking systems to meet the parking requirements of the Beverly Hills Municipal Code. Allowing the use of fully automated parking systems could maximize parking area utilization and enable higher capacity within a reduced footprint, addressing the growing parking demands in congested areas while minimizing construction impacts on adjacent properties. The advantage of adopting fully automated parking systems instead of traditional automated parking systems is the increased flexibility, safety, and efficiency they offer in managing parking operations. Implementing the use of robotic systems such as trays and automated guided vehicles (AGVs) would allow for more 3 flexibility as such systems operate independently and would not be limited to fixed infrastructure like traditional automated parking systems. Fully automated parking systems eliminate the need for human drivers within the parking areas, and could reduce the risk of accidents. Furthermore, because of the limited human interaction, fully automated parking systems could retrieve vehicles more quickly, resulting in shorter wait times and improved overall parking efficiency and can also lead to minimized congestion. The approval of the proposed amendment will help encourage mobility solutions and reducing the demand for excessive parking infrastructure. Overall, fully automated parking systems enhance the city's overall quality of life by streamlining parking processes, promoting sustainability, improving safety, and creating a more efficient and userfriendly urban environment for residents and visitors of the City of Beverly Hills. For these reasons, the public interest, health, safety, morals, peace, comfort, convenience, and general welfare of the community requires adoption of the Amendments.

Section 3. The Planning Commission does hereby recommend to the City Council the adoption of an ordinance approving and enacting the proposed Amendments substantially as set forth in Exhibit A, which is attached hereto and incorporated herein by reference.
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4 Section 4. The Secretary of the Planning Commission shall certify to the passage, approval, and adoption of this resolution, and shall cause this resolution and his Certification to be entered in the Book of Resolutions of the Planning Commission of the City.

Adopted: August 10, 2023
Gary B. Ross
Chair of the Planning Commission of the
City of Beverly Hills
Attest:

Masa Alkire, AICP
Secretary of the Planning Commission
Approved as to form: Approved as to content:

David M. Snow Masa Alkire, AICP
Assistant City Attorney City Planner
5 EXHIBIT A
“ALTERNATIVE PARKING FACILITY: An off street parking facility in which vehicular storage is accomplished with mechanical parking lifts, automobile elevators, or a combination thereof, that are operated by a valet or other driver. An alternative parking facility may also be a fully automated parking facility that uses mechanical systems, robotic systems, or a combination thereof, to transport individual vehicles from vehicle receiving areas to separate automobile storage areas without a driver.”
Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT D
Draft Ordinance
[DRAFT] ORDINANCE NO. 23-O-_______

AN ORDINANCE OF THE CITY OF BEVERLY HILLS
AMENDING BEVERLY HILLS MUNICIPAL CODE §10-3-100

TO REDEFINE AN ALTERNATIVE PARKING FACILITY AND

FINDING THE AMENDMENT EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT.

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

Section 1. On August 10, 2023, the Planning Commission held a duly noticed public hearing after which it adopted Resolution No._____, recommending that the City Council amend a section of Title 10 (Planning and Zoning) of the Beverly Hills Municipal Code to amend the definition of an “alternative parking facility” to allow fully automated parking systems and specifically allow for the use of robotic parking systems, such as an Automated Guided Vehicle (AGV) system. On _________, the City Council held a duly noticed public hearing, received public testimony, and thereafter introduced this Ordinance.

Section 2. This Ordinance and the Amendment, in conjunction with the proposed project located at 8633 Wilshire Boulevard (collectively the “Project”), were assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. The City Council hereby finds that the Project is exempt from CEQA pursuant to Section 15305 (Minor Alterations in Land Use Limitations) of Title 14 of the California Code of Regulations. This exemption is applicable because the Project involves an amendment that constitutes a minor change to land use regulations in areas with an average slope of less than 20%, which do not result in any changes in land use or density. Further, the overall project, consisting the zoning amendment of amendment of previously Development Plan Review and Minor Accommodation approvals, and a proposed Minor Accommodation permit for a solid wall along a property line abutting a residential side property line, and Conditional Use Permit for the proposed automated parking system, was reviewed in a Class 32 exemption report, further demonstrating that the project as a whole is exempt from CEQA. The Amendment is consistent with the objectives, principles, and standards of the General Plan. General Plan Land Use Policy 2.1 “City Places:

Neighborhoods, Districts, and Corridors,” General Plan Land Use Policy 2.4 “Architectural and Site Design,” General Plan Land Use Policy 11.2 “Site Planning and Architectural Design,” and General Plan Land Use Policy 12.2 “Building, Parking Structure, and Site Design” strive for a distinctive, high-quality aesthetic that complements the surrounding built environment and enhances the City's business district. General Plan Land Use Policy 15.1 “Economic Vitality and Business Revenue” calls for the City to sustain a vigorous economy by supporting businesses that contribute revenue, and high-quality services. General Plan Circulation Policy 4.1 “Parking Provisions,” General Plan Circulation Policy 4.9 “Parking Area,” and General Plan Circulation Policy 4.10 “Parking Strategies,” aim to provide adequate parking for all uses, while encouraging measures to reduce parking space and explore alternative modes of travel and parking strategies.

Section 3. The City Council hereby amends §10-3-100 of Article 1 of Chapter 3 of Title 10 of the Beverly Hills Municipal Code by amending the definition of the term “Alternative Parking Facility,” to read as set forth below, with all other definitions in the section remaining unchanged:
“ALTERNATIVE PARKING FACILITY: An off street parking facility in which vehicular storage is accomplished with mechanical parking lifts, automobile elevators, or a combination thereof, that are operated by a valet or other driver. An alternative parking facility may also be a fully automated parking facility that uses mechanical systems, robotic systems, or a combination thereof, to transport individual vehicles from vehicle receiving areas to separate automobile storage areas without a driver.” Section 4. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance or the application thereof to any person or place, is for any reason held to be invalid or unconstitutional by the final decision of any court of competent jurisdiction, the remainder of this Ordinance shall be and remain in full force and effect.

Section 5. Publication. The City Clerk shall cause this Ordinance to be published at least once in a newspaper of general circulation published and circulated in the City within fifteen (15) days after its passage in accordance with Section 36933 of the Government Code, shall certify to the adoption of this Ordinance, and shall cause this Ordinance and her certification, together with proof of publication, to be entered in the Book of Ordinances of the Council of this City. //
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Section 6. Effective Date. This Ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage.

Adopted:

Effective:

JULIAN A. GOLD, M.D.

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

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

LAURENCE S. WIENER
City Attorney

NANCY HUNT-COFFEY
City Manager

JEFFERY LAMBERT
Interim Director of Community
Development
Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT E
Planning Commission Resolution No. 1922
RESOLUTION NO. 1922

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF BEVERLY HILLS CONDITIONALLY APPROVING A

DEVELOPMENT PLAN REVIEW TO ALLOW THE

CONSTRUCTION OF A NEW THREE-STORY COMMERCIAL

BUILDING WITH ROOFTOP USES AND A MINOR

ACCOMMODATION TO ALLOW IMPROVEMENTS IN THE

SETBACK AREA REQUIRED BETWEEN NONRESIDENTIAL

AND RESIDENTIAL SITES AS NECESSARY TO

ACCOMMODATE BUILDING CODE REQUIREMENTS FOR
THE PROPERTY LOCATED AT 8633 WILSHIRE
BOULEVARD (PL1900379)
The Planning Commission of the City of Beverly Hills hereby finds, resolves, and determines as follows:

Section 1. Goggles 8633, LLC, the property owner and applicant, (collectively, the “Applicant”), has submitted an application for a Development Plan Review to allow the construction of a new three-story commercial building with rooftop uses and a Minor Accommodation to allow improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements for the property located at 8633 Wilshire Boulevard. Pursuant to BHMC §§10-3-3100 and -3107, a Development Plan Review is required to allow the construction of a new three-story commercial building with rooftop uses. Pursuant to Beverly Hills Municipal Code §10-3-1952.C, a Minor Accommodation is required to permit improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements. The following improvements are proposed:
x One guardrail (42” in height) located adjacent to a proposed third floor balcony; 
















2 x One wall (6’-0” in height) and one guardrail (42” in height) located adjacent to the proposed driveway ramp; and
x One curb (6” in height) located within the proposed the proposed driveway ramp

Section 2. The Project site is located in the southeast area of the city at the northeast corner of the intersection of Wilshire Boulevard and North Carson Road. The Project site is approximately 12,783 SF in area and is currently developed with a single-story commercial building and surface parking lot. There is no alley that separates the commercial uses from the residential uses in this area.

The Project involves the demolition of the existing single-story commercial building and surface parking lot and the construction of a new three-story commercial building with rooftop uses and subterranean parking. The proposed building will be 45’-0” in height with an outdoor terrace on the roof and a rooftop structure that extends to 60’-0” in height to its highest point, inclusive of all mechanical equipment and related screening. The rooftop uses, which will be available for use only by employees of the building, will include an enclosed employee lunchroom and an unenclosed terrace area intended to be used as an area for employees to take breaks and/or eat meals. A dog run will be located in the southwest corner of the unenclosed terrace. The building will also contain an outdoor patio on the first floor and balconies on the second and third floors.

The gross floor area of the building, inclusive of subterranean parking areas and rooftop structures, is 79,846 square feet. The net floor area, which exempts areas dedicated to subterranean parking, stair/elevator shafts, mechanical rooms, and the rooftop structure, is 
















3 25,565.14 square feet. The floor area of the enclosed rooftop structure will be 2,555 square feet and the unenclosed rooftop terrace will be 4,708 square feet. A total of 74 parking spaces are required and 76 parking spaces will be provided within four levels of subterranean parking. The subterranean parking garage will be accessed via a new curb cut on North Carson Road. One truck loading space will be located within the building envelope and accessed via a curb cub on North Carson Road. One street tree will be removed and replaced in order to accommodate the new curb cut.

No setbacks on the first, second, and third floors are required or proposed along the south, east, and west elevations. However, the rooftop structure will be set back approximately 29’ to 38’ from the front property line along Wilshire Boulevard, as required to comply with the 45-degree height envelope, and will be set back 5’ from the west side property line along North Carson Road. Two unenclosed rooftop features, which include a perforated steel canopy that covers approximately 48% of the unenclosed rooftop terrace and a steel framed metal clad monument located near the southwest corner of the building, will intersect the 45-degree height envelope. On the north elevation, the building will comply with the setbacks required for a commercial property located in the City’s commercial-residential transition area. As permitted with the Minor Accommodation, a guardrail along the third floor balcony, a guardrail and wall along the driveway ramp, and a drainage curb will be located within the setbacks otherwise required.

Section 3. The Project has been environmentally reviewed pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq.(“CEQA”), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 
















4 15000, et seq.), and the City’s environmental guidelines. The Project qualifies for a Class 32 Categorical Exemption pursuant to Section 15332 (In-Fill Development Projects) of the Guidelines as it has been shown to meet all five requirements for in-fill development projects:
(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.

The Planning Commission hereby finds the Project exempt from further review under the provisions of CEQA.

Section 4. Notice of the Project and public hearing was mailed on July 2, 2020 to all property owners and residential occupants within a 1,000-foot radius (plus block face) of the property and on-site notices were posted on the subject property on the same day. On July 23, 2020, the Planning Commission considered the application at a duly noticed public hearing.

Evidence, both written and oral, was presented at the meeting. 
















5 Section 5. In reviewing the request for a Development Plan Review for a new building and rooftop use, 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.

Additionally, the Planning Commission considered whether it could make the following findings in support of the unenclosed architectural features that intersect the 45-degree height envelope:

6. The features are architecturally compatible with the building and will not adversely impact the building’s scale and massing. 
















6 Section 6. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the Development Plan Review:

1. The Project has been determined to be consistent with the goals and policies set forth in the General Plan for commercial uses throughout the city. Specifically, it is consistent with the General Plan’s goals and policies to maintain the City’s business corridors, to provide appropriate transitions between commercial and residential properties, and to require a high level of architectural design. The Project is also designed to be consistent with the applicable development standards set forth in the Beverly Hills Municipal Code. Additionally, the Project is not located within any specific plan areas.

Accordingly, the Project is consistent with the general plan and any specific plans adopted for the area

2. As conditioned, the Project, which is a three-story commercial building with rooftop uses and a subterranean parking garage, will not adversely affect existing and anticipated development along the Wilshire Boulevard commercial corridor or the singlefamily residential neighborhood located to the north of the Project site. Existing development in the area consists of commercial buildings that range from one to ten stories in height with a majority of the commercial buildings being three stories in height or less.

As proposed, the Project exhibits a high level of architectural design that will enhance the surrounding area. The Project is also subject to review and approval by the City’s Architectural Commission, which will further evaluate the building’s architectural design and building materials. Furthermore, the Project complies with the City’s commercialresidential area requirements, including building setbacks, landscaping along the north property line adjacent to the nearest residential property, and the general development and 
















7 operation requirements for a property located in the transition area. Accordingly, it will be a harmonious addition that will help to maintain the commercial corridor along Wilshire Boulevard. Furthermore, the traffic and parking studies prepared in conjunction with the Project have not identified any significant traffic or parking impacts that would result from the construction and operation of the three-story commercial building.

3. The Project includes a shade and shadow study that forecasts the 9:00 AM, 10:00 AM, 12:00 PM, 1:00 PM, 3:00 PM, and 6:00 PM shadows that would be cast by the building at the summer and winter solstices. The summer solstice would cast minimal, if any, shadows on the nearest single-family property to the north as a majority of the summer shadows would fall on the adjacent commercial properties to the east and west. The winter solstice would cast shadows on the single-family residential property in the afternoon hours. Based on the provided study, the ten-story Blu Apartments building currently casts a shadow on this property in the morning hours on the winter solstice. However, the winter solstice would represent the “worst case scenario” as it relates to shadow as it is the day when the sun is lowest in the sky throughout the entire year and it can reasonably be assumed that the shadows cast on the single-family property throughout the rest of the year would be less than those on the winter solstice. Additionally, the use of the balconies and unenclosed rooftop terrace are conditioned to prohibit the use of such areas during extended hours to ensure that the single-family residential neighborhood to the north is not subject to noise disruptions resulting from the use of those areas in the evening and early morning hours. Accordingly, the nature, configuration, location, density, height and manner of operation of any commercial development proposed by the plan will not significantly and 
















8 adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property

4. Based on the scope of the Project, neither a vehicle miles traveled (VMT) analysis nor a local traffic assessment was required. Specifically, the Project met the screening criteria for the VMT analysis because it is located in a Transit Priority Area (i.e., within 0.5-mile of a Metro Rapid bus stop) and does not have the characteristics that would otherwise disqualify it from such screening. Additionally, projects are required to complete a local traffic assessment if the peak hour trips in the AM or PM peak hours exceed 50 trips. The trip generation for the Project is based on net trips, which allows a credit to be applied based on trip generation of the existing/prior use. Based on the traffic memorandum prepared for the Project, the AM peak hour would generate 46 net trips (40 net trips in and 6 net trips out) and the PM peak hour would generate a net decrease in trips from the previous use. The anticipated construction-related trips would be less than the operational trips. Additionally, the Project is conditioned to require users of the building to turn left when exiting the Project site, which will direct the vehicles south toward Wilshire Boulevard as opposed to north into the single-family residential neighborhood.

Furthermore, the property line wall along the northern property line is designed to be consistent with the front yard wall height requirements for the adjacent single-family residential property. The guardrail that is located immediately adjacent to the driveway ramp is an open railing design. This open design, along with the low height of the property line wall in the area nearest North Carson Road, will ensure that pedestrians are clearly visible to drivers existing the subterranean garage. Accordingly, the Project will not create 
















9 any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards

5. As designed, the Project is consistent with the goals and policies outlined in the City’s General Plan and complies with applicable development standards set forth in the Beverly Hills Municipal Code for commercial properties. Additionally, the Project will be constructed in accordance with the City’s Building Code standards. Prior to the issuance of building permits, a construction management plan and construction worker parking plan are required for review and approval by the Public Works and Community Development Departments. Public safety issues such as construction staging, truck trip coordination, hauling, and allowed on-site and off-site construction worker parking are addressed in the required plans. Furthermore, the use of the rooftop penthouse structure and outdoor terrace would be limited to employees of the building and, as conditioned, would be prohibited from operating during extended hours, as defined by the Beverly Hills Municipal Code.

Therefore, the Project will not be detrimental to the public health, safety or general welfare.

6. The Project is designed in a contemporary architectural style comprised of non-mirrored/reflective glazing system and steel framed metal cladding. The two unenclosed rooftop features that will intersect the 45-degree height envelope otherwise required on the rooftop include a perforated steel canopy and a steel framed monument.

The perforated steel canopy is set back from the front elevation by 3’-0” and is approximately 53’ wide. The steel framed monument, which encroaches into the public right-of-way above 8’ from grade, is proposed at a total height of approximately 57’. While these features would add to the overall mass of the building as seen from the street and adjacent commercial properties, both elements are cohesive with the overall styling and 
















10 material palette of the contemporary building. Additionally, both features would be minimally visible from the adjacent single-family residential neighborhood to the north.

The scale and massing of the features are concentrated along Wilshire Boulevard and away from the northern portion of the building. Accordingly, the features are architecturally compatible with the building and will not adversely impact the building’s scale and massing.

Section 7. In reviewing the request for a Minor Accommodation to allow building code-required encroachments into a required setback, the Planning Commission considered whether it could make the following findings in support of the Project:

1. The proposal will be compatible with the adjacent residential area.

Section 8. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the Minor Accommodation:

1. The encroachments that are located within the setbacks otherwise required for commercial properties that are located adjacent to a residential property include a 42” guard rail along the third floor balcony, a 42” guardrail and 6’-0” wall along the driveway ramp, and a 6” drainage curb located at the entrance to the driveway ramp. Pursuant to the California Building Code (CBC), specifically Sections 1015.2 and 1015.3, guardrails shall be located along open-side walking surfaces that are located more than 30” measured vertically to the floor or grade below at any point within 36” horizontally to the edge of the open side. Such guardrails shall not be less than 42” in height, as measured vertically from the adjacent walking surfaces, on stairways, or on ramps/ramped aisles. Accordingly, a 
















11 42” guardrail is located along the third floor balcony and is designed to be architecturally compatible with the building. Additionally, a 42” guardrail and a 6’ wall are located adjacent to the driveway ramp that leads to the subterranean garage. While the 6’ wall portion adjacent to the driveway aisle is greater than the minimum height required by 2.5’, it also serves to provide as a visual and acoustical noise barrier from the proposed driveway ramp. The 6” curb is located at the driveway entrance to the subterranean garage. At its highest point, it is set back approximately 2’-6” from the west side property line along North Carson Road. The curb feature will provide a drainage point to prevent water from potentially flooding the proposed subterranean basement and is incorporated into the overall configuration of the driveway. Accordingly, the encroachments will be compatible with the adjacent residential area
Section 9. Based on the foregoing, the Planning Commission hereby grants the requested Development Plan Review and Minor Accommodation, subject to the following conditions:

1. This approval is for those plans submitted to the Planning Commission on July 23, 2020, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval.

2. Minor amendments to the plans shall be subject to approval by the Director of Community Development or his/her designee. A significant change to the approved Project, as determined by the Director or his/her designee, shall be subject to Planning Commission Review. Construction shall be in conformance with 
















12 the plans approved herein or as modified by the Planning Commission or Director of Community Development or his/her designee.

3. Project Plans are subject to compliance with all low impact development regulations, and 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 Code provisions is required prior to the issuance of a building permit.

4. The Planning Commission reserves jurisdiction relative to traffic, parking, loading, and noise issues and the right to impose additional conditions as necessary to mitigate any other unanticipated impacts caused by the proposed Project as they arise. In the event that the Project is found to result in any unanticipated impacts and a hearing is scheduled to review the Project, the full cost of the review hearing and implementation of any additional conditions or mitigation measures shall be paid for by the Property Owner.

5. The Project shall be subject to review and approval by the Architectural Commission.

6. To prevent potential noise impacts to neighboring residents, use of the rooftop lunchroom, rooftop outdoor terrace, and residential-adjacent balconies shall be limited to the hours of 9:00 AM to 8:00 PM daily, and signage indicating such restrictions shall be installed and visible in each of the three identified areas.

7. The use of amplified music or other amplified sound shall be prohibited on both the rooftop terrace and balconies.

















13 8. The use of the enclosed rooftop lunchroom and associated outdoor terrace shall be restricted to employees working at 8633 Wilshire Boulevard, for lunchroom and employee break usage only. No fees may be charged for use or access to the rooftop uses. Use of rooftop facilities by any person or entity not otherwise a tenant of the building is prohibited.

9. Food service in the rooftop lunchroom is limited to self-preparation and vending machine service only.

10. The Project shall operate at all times in a manner not detrimental to surrounding properties or residents by reason of lights, noise, activities, parking, or other actions.

11. No medical office uses shall be permitted in the building.

12. A “no right turn” sign shall be installed at the exit from the loading area and underground parking structure to deter vehicles exiting the project site from travelling north through the adjacent single-family residential neighborhood

13. If a gate is installed to the subterranean parking area, it shall be set back from North Carson Drive the greatest distance feasible to maximize off-street stacking of vehicles seeking to enter the parking area.

14. Free of charge parking shall be provided to all employees in the building, and this provision shall be incorporated into all leases of space within the building.

15. One hour of free, validated on-site parking shall be provided for patrons of all tenants that may occupy all or part of the building. The applicant shall provide appropriate signage at entrances to the parking area informing patrons of the 
















14 validated parking requirements. The informational signage shall be subject to approval by the Director of Community Development and shall be installed prior to issuance of a certificate of occupancy.

16. All deliveries, with the exception of parcel delivery services which the applicant or tenant is unable to control or schedule, shall be made to the property between 10:00 AM and 4:00 PM to avoid peak traffic periods. This limitation shall be included in all leases of space within the building.

17. The loading zone shall maintain a minimum of a 35’ (L) by 12’ (W) truck loading space accessible from the in the west property line wall as identified on the plans approved by the Planning Commission on July 23, 2020. Trucks shall be instructed to access the loading area by travelling north on North Carson Road from Wilshire Boulevard and exit the Project site turning left onto North Carson Road after completing loading activities in the designated loading area.

18. The loading zone shall have clear signage prohibiting parking by any vehicle other than a delivery vehicle at the time it is making a delivery.

19. A clear and identifiable street address shall be placed in a visible location on the building.

20. The Project shall comply with all applicable conditions required from the Public Works Department, the Transportation Division of the Community Development Department, and Community Services Department identified in Exhibit 1 to this resolution, entitled “Standard Conditions list for the Planning Commission - Engineering, Utilities and Recreation and Parks” 
















15 21. In accordance with the requirements set forth in City Council Resolution 71-R-4269, the applicant shall file a formal written request with the Civil Engineering Division for approval of any type of temporary construction encroachment (steel tieback rods, etc.) within the public right-of-way. Shoring plans and elevations prepared by a registered civil engineer must be submitted for review by the Civil Engineering Division. An indemnity bond must be submitted and approved by the City Attorney prior to excavation.

22. The Applicant shall submit to the Los Angeles County Metropolitan Transportation Authority (Metro) architectural plans, engineering drawings and calculations, and construction work plans and methods to evaluate any impacts to the Westside Purple Line Extension infrastructure in relationship to the Project. Prior to issuance of any building permit for the Project, the Applicant shall either provide the City with a copy of Metro’s approval of final construction plans, or sufficient documentation to demonstrate compliance, to the maximum extent feasible, with any comments provided by Metro.

The construction and operation of the Project shall, to the maximum extent feasible, not disrupt the construction, operation, and maintenance activities of the Westside Purple Line Extension or the structural and systems integrity of Metro’s subway tunnels. To ensure that all such impacts are properly mitigated, the Applicant shall:
a. Not later than one month before Project construction, contact Metro to schedule a pre-construction meeting with all Project construction 
















16 personnel and Metro Real Estate, Construction Management, and Construction Safety staff.
b. Work in close coordination with Metro to ensure that structural integrity of subway tunnels and related infrastructure are not compromised by construction activities or permanent build conditions;
c. Permit Metro staff to monitor these activities with respect to such potential impacts; and
d. Notify Metro of any changes to construction activities that may cause a change to such potential impacts.

23. The Applicant shall submit a Construction Management Plan to the Departments of Community Development and Public Works for review and approval before issuance of a demolition, grading or building permit, whichever comes first. The Construction Management Plan shall include, at a minimum the following:
a. A traffic plan for every stage of construction to be reviewed and approved by the Public Works Engineering Division and the Community Development Building & Safety Division. This plan shall minimize the obstruction of through-traffic lanes on Wilshire Boulevard.
b. Information regarding the anticipated number of workers, the location of parking with respect to schedules of the construction period, the arrangements of deliveries, hauling activities, the length 
















17 of time of operation, designation of construction staging area and other pertaining information regarding construction related traffic. c. A plan to maintain existing access to land uses on other sites in the proximity of the Project site during Project construction. This includes the maintenance of adequate emergency access.
d. Information on 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.
e. Scheduling of the deliveries and pick-ups of construction materials during non-peak hour travel periods, to the maximum extent feasible.
f. A plan for loading/unloading and the storage of materials at the Project site, including where parking spaces would be encumbered, length of time traffic travel lanes can be encumbered, and sidewalk closings.
g. A coordination plan to coordinate haul trucks, deliveries and pickups to reduce the potential for trucks waiting to load or unload for protracted periods of time. This shall include limiting the number of truck trips per hour.
h. A requirement to clean truck tires before trucks leave the Project site during the grading and earth excavation phase of the Project. 
















18 i. Provide heavy haul routes for heavy trucks and haul trucks used over the duration of the Project. These routes must use streets identified on the City’s approved Heavy Haul Route map. Any use of residential streets south of the Project site for heavy trucks or haul trucks is prohibited.
j. Staging of trucks in the City of Beverly Hills right-of-way is prohibited.
k. A sign shall be posted on the temporary construction fence with the name and contact information of the general contractor and construction supervisor during construction of the Project. l. No construction worker parking shall be allowed on streets and alleys adjacent to the Project site.

24. The Applicant shall submit a Construction Workers Parking Plan to the Departments of Community Development and Public Works for review and approval before issuance of a demolition, grading or building permit, whichever comes first. The Construction Workers Parking Plan shall include, at a minimum the following:
a. A plan to accommodate all construction worker parking on the Project site, to the maximum extent feasible.
b. A plan for alternative parking locations during phases of construction when all worker parking cannot be accommodated on the Project site. This plan shall identify the location of alternative 
















19 parking and specify the method and route of worker transportation to and from the Project site.
c. All construction contractors shall be provided with written information on where their workers and their subcontractors are permitted to park and provide clear consequences to violators for failure to follow these regulations. This information will clearly state that no parking is permitted on residential streets including, but not limited to, North Carson Road and Clifton Way.

25. City staff shall have the authority to immediately stop construction upon verification of any violation of the Construction Management Plan or Construction Workers Parking Plan. Work shall not be allowed to restart until the problem is abated and/or corrective actions are taken to mitigate the violation.

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

27. RECORDATION. The resolution approving the Development Plan Review and Minor Accommodation 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 the resolution as an exhibit. The Applicant shall deliver the executed covenant to the Department of Community Development 
















20 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 the Project 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 extension of 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.

28. EXPIRATION. Development Plan Review and Minor
Accommodation: The exercise of rights granted in such approval shall be commenced within three (3) years after the adoption of such resolution unless otherwise extended.

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

30. 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. ///
///

















21 Section 10. 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: July 23, 2020

Peter I. Ostroff
Chair of the Planning Commission of the
City of Beverly Hills

Attest:

Ryan Gohlich, AICP
Secretary of the Planning Commission
Approved as to form: Approved as to content:

David M. Snow Ryan Gohlich, AICP
Assistant City Attorney Assistant Director / City Planner Community Development Department
Exhibits:

A. City of Beverly Hills - Standard Conditions List

















22 EXHIBIT A

CITY OF BEVERLY HILLS

STANDARD CONDITIONS LIST

FOR THE PLANNING COMMISSION
ENGINEERING, UTILITIES AND RECREATION & PARKS:

1. The applicant shall remove and replace all defective sidewalk surrounding the existing and proposed buildings.

2. The applicant shall remove and replace all defective curb and gutter surrounding the existing and proposed buildings.

3. The applicant shall remove all unused landings and driveway approaches. These parkway areas, if any, shall be landscaped and maintained by the adjacent property owner.

This landscape material cannot exceed six to eight inches in height and cannot be planted against the street trees. Care shall be taken to not damage or remove the tree existing tree roots within the parkway area. Remove and replace all defective alley and driveway approaches surrounding the existing and proposed buildings.

4. The applicant shall protect all existing street trees adjacent to the subject site during construction of the proposed 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 City Arborist and the City Engineer is obtained. Removal and/or replacement of any street trees shall not commence 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 Recreation and Parks, and shall be in a form approved by the City Engineer and the City Attorney.

















23 5. The applicant shall provide that all roof and/or surface drains discharge to the street.

All curb drains installed shall be angled at 45 degrees to the curb face in the direction of the normal street drainage flow. 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. No concentrated discharges onto the alley surfaces will be permitted.

6. 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.

7. The applicant shall underground, if necessary, the utilities in adjacent streets and alleys per requirements of the Utility Company and the City.

8. 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.

9. 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.

10. The applicant shall provide to the Engineering Office 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.

















24 11. The applicant shall obtain the appropriate permits from the Civil Engineering Department for the placement of construction canopies, fences, etc., and construction of any improvements in the public right-or-way, and for use of the public right-or-way for staging and/or hauling certain equipment and materials related to the project.

12. 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.

13. During construction all items in the Erosion, Sediment, Chemical and Waste Control section of the general construction notes shall be followed.

14. Condensate from HVAC and refrigeration equipment shall drain to the sanitary sewer, not curb drains.

15. Water discharged from a loading dock area must go through an interceptor/clarifier prior to discharging to the storm drain system. A loading dock is not to be confused with a loading zone or designated parking space for loading and unloading.

16. Organic residuals from daily operations and water used to wash trash rooms cannot be discharged to the alley. Examples are grocery stores, mini markets and food services.

17. All ground water discharges must have a permit (NPDES) from the Regional Water Quality Control Board. Examples of ground water discharges are; rising ground water and garage sumps.

18. Storm water runoff from automobiles going into a parking garage shall be discharged through a clarifier before discharging into the storm drain system. In-lieu of discharging runoff through a clarifier, parking lots can be cleaned every two weeks with 
















25 emphasis on removing grease and oil residuals which drip from vehicles. Maintain records of cleaning activities for verification by a City inspector.

19. After completion of architectural review of a new or modified commercial structure, and prior to issuance of the certificate of occupancy, the applicant is required to comply with the Public Art Ordinance. An application is required to be submitted to the Fine Art Commission for review and approval of any proposed art piece or, as an alternative, the applicant may choose to pay an in-lieu art fee.
///
///
///


















STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

CITY OF BEVERLY HILLS )
I, KAREN MYRON, Recording Secretary of the Planning Commission of the City of Beverly Hills, California, do hereby certify that the foregoing is a true and correct copy of Resolution No. 1922 duly passed, approved and adopted by the Planning Commission of said City at a meeting of said Commission on July 23, 2020, and thereafter duly signed by the Secretary of the Planning Commission, as indicated; and that the Planning Commission of the City consists of five (5) members and said Resolution was passed by the following vote of said Commission, to wit:

AYES: Commissioners Demeter, Hudnut, Licht, Vice Chair Gordon, Chair Ostroff
NOES: None
ABSTAIN: None
ABSENT: None
________________________________

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

















Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT F
Public Notices
City of Beverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 p (310) 285-1141 f (310) 858-5966 BeverlyHills.org

NOTICE OF PUBLIC HEARING
DATE: Thursday, August 10, 2023
TIME: 1:30 PM, or as soon thereafter as the
matter may be heard
LOCATION: Meeting will be held in person at:

Commission Meeting Room 280A
Beverly Hills City Hall
455 North Rexford Drive
Beverly Hills, CA 90210
Members of the public may also
participate via teleconference; details
provided below

PROJECT
ADDRESS: 8633 Wilshire Boulevard (Cross Street: North Carson Road) The Planning Commission of the City of Beverly Hills, at its REGULAR meeting on Thursday, August 10, 2023, will hold a public hearing beginning at 1:30 PM, or as soon thereafter as the matter may be heard to consider the following:

On July 23, 2020, the Planning Commission approved a Development Plan Review and Minor Accommodation to allow the construction of a new three-story commercial building with rooftop uses and a total of 76 parking spaces provided within four levels of subterranean parking located at 8633 Wilshire Boulevard. The applicant has proposed amendments to the previously approved entitlements, along with a new Zone Text Amendment and Conditional Use Permit, as follows:

Development Plan Review Amendment. Pursuant to BHMC §10-3-3100 and -3107, a Development Plan Review is required to allow the construction of a new three-story commercial building with rooftop uses. The project would reduce the approved building height from 45’ to 43’, while maintaining the previously approved overall building height of 60' to the highest element of the rooftop structure. The rooftop uses would continue to maintain an enclosed lunchroom and outdoor terraces exclusively designated for employee use. However, the employee lunchroom would be relocated to the eastern side of the rooftop.
- 2 -
Minor Accommodation Amendment. Pursuant to BHMC §10-3-1952.C, improvements may be permitted within the setback area required between nonresidential and residential sites as is necessary to accommodate building code requirements. A driveway-adjacent curb and a low impact development biofiltration planter are proposed to be located within the required setback.

Minor Accommodation Permit. The proposed project is requesting a Minor Accommodation pursuant to BHMC §10-3-1953.C, to allow a solid wall up to 6’-0” in height along a property line abutting a residential side property line. The proposed wall would be 3’-0” in height for the first three feet and increase to a maximum height of 6’-0”.

Zone Text Amendment. The proposed project includes a request to amend sections of the BHMC related to alternative parking facilities. The proposed amendments relate to revising the definition of “alternative parking facility” to include fully automated parking systems.

Conditional Use Permit. Pursuant to BHMC §10-3-2730.4, a Conditional Use Permit is required to allow an alternative parking facility to meet the parking requirements set forth in the BHMC. The proposed alternative parking facility would utilize a robotic system to facilitate the parking of vehicles, which would reduce the number of subterranean parking levels from four to two. The total number of parking spaces would remain as previously approved.

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.

Upon review, the project appears to qualify for a Class 5 Categorical Exemption (Minor Alternations to Land Use Limitations) and a Class 32 Categorical Exemption (Infill Development Projects) in accordance with the requirements of Sections 15305 and 15332 of the State CEQA Guidelines. Accordingly, the Planning Commission will consider a recommendation to find the project exempt from the environmental review requirements of CEQA.

How to Participate
In the interest of maintaining appropriate social distancing, members of the public can participate in, watch or listen to the commission meetings through the following methods:
• In Person: Submit a speaker card to the Recording Secretary at the meeting. • Oral Comment: Call (310) 288-2288, select Option 1 when prompted. You will be placed on a brief hold, and called upon to make a comment at the appropriate time. • Video Comment: https://beverlyhills-org.zoom.us/my/bevpublic, enter passcode: 90210 when prompted. • Written Comment: Email [email protected]
• Audio Only: Call (310) 288-2288, select Option 2 when prompted. • Watch LIVE: BHTV Channel 10 on Spectrum Cable or www.beverlyhills.org/watchlive It is recommended that written public comments be submitted to the Planning Commission Recording Secretary by 11:30 AM on the meeting date. Public comments will also be taken during the meeting when the topic is being - 3 -
reviewed by the Planning Commission. Written comments should identify the Agenda Item number or topic in the subject line of the email. In order to be read at the meeting, written comments will be allowed with a maximum of 350 words, which corresponds to approximately three (3) minutes of speaking time.

If a comment is received after the agenda item is heard, it will not be a part of the record. Any written comments received by end of the day on Tuesday, August 1, 2023, will be attached to the agenda report regarding this item.

Any comments received after Tuesday, August 1, 2023, but prior the public hearing, will be distributed to the Commission under separate cover. According to Government Code Section 65009, if you challenge the City’s action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City, either at or prior to the public hearing.

Please note that any comments received prior to or during the public hearing will be considered as part of the public record.

If there are any questions regarding this notice, please contact Judy Gutierrez, Senior Planner in the Planning Division at (310) 285-1192, or by email at [email protected]. Copies of the associated application materials are on file in the Community Development Department, and can be reviewed by contacting the project planner listed above.

Sincerely:
________________________________________
Judy Gutierrez, Senior Planner Mailed: July 21, 2023
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 Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT G
Public Correspondence
From: Cindy Gordon
To: Judy Gutierrez
Subject: Fw: Planning Commission Hearing – 8633 Wilshire – Agenda Item 2 Date: Tuesday, August 8, 2023 9:07:21 AM
From: Marty Borko >
Sent: Tuesday, August 8, 2023 9:04 AM
To: CommentPC <[email protected]>
Subject: Planning Commission Hearing – 8633 Wilshire – Agenda Item 2 CAUTION: External Sender
Use caution when clicking links or opening attachments
Dear commissioners,
My name is Marty Borko and I’m Executive Director of the Urban Land Institute Los Angeles. I wish to voice support this project.

The Urban Land Institute is a national nonprofit education and research institute with a focus on shaping the future of the built environment in our cities and addressing some of our most critical land-use challenges. We encourage all our members to employ best practices for equitable and sustainable land use as well as responsible development that fosters more thriving communities.

This project embodies all that my organization tries to promote. Firstly, putting jobs near future transit hubs like the Wilshire/La Cienega Purple Line Station is enormously beneficial. People who will work in this office will be able to get to work without setting foot in a car. This both helps address the City’s climate goals while easing the traffic congestion on Wilshire.

Secondly, this automated parking system is exactly the kind of innovative solution to our climate challenges that this city needs. We are in the midst of a climate crisis, which means that we cannot continue developing cities under the status quo. Digging 4 levels deep for parking is partially how we found ourselves in the position we are in today. Eliminating over 1,000 tons of embodied carbon while retaining the same number of parking spaces should absolutely be a no brainer.

Thank you and please approve the project.

Best,
Marty Borko
Urban Land Institute
“There is no technology that beats having lunch”
Marty Borko
Executive Director
Urban Land Institute
LA District Council
ULI Los Angeles
South Flower Street
Los Angeles, CA 90071
www.la.uli.org
Join us for these upcoming events:

ULI Fall Meeting | Los Angeles | October 30 - November 2, 2023 From: Fiona Karlin
To: Judy Gutierrez
Subject: Re: 8633 Wilshire Boulevard - Courtesy Notice - Entitlement Amendments Date: Saturday, August 5, 2023 11:08:31 AM
CAUTION: External Sender
Use caution when clicking links or opening attachments
Thank you for your email regarding the Planning Commission's review of this development.

My concern is for the rooftop use proposal. We have all heard the noise and music from rooftop parties at the SLS Hotel, and if this is permitted in 8633 Wilshire, we will be adversely impacted by it. Even though we live close to Wilshire Boulevard, we are still a residential area of Beverly Hills.

I am unable to come to the meeting on August 10, 2023 but appreciate your adding this comment to the records.

Fiona Karlin
N Willaman Drive, 90211

1 Judy Gutierrez
From: Cindy Gordon
Sent: Wednesday, August 9, 2023 2:46 PM
To: Judy Gutierrez
Subject: Fw: 8633 WILSHIRE
From: morad matian >
Sent: Wednesday, August 9, 2023 2:44 PM
To: CommentPC <[email protected]>
Subject: 8633 WILSHIRE

CAUTION: External Sender
Use caution when clicking links or opening attachments
My name is Morad Matian, and I live at Almont Dr. My house is directly adjacent to Skanska’s 9000 Wilshire project, and I wish to voice my full support for their latest office venture at 8633 Wilshire.

My home is no more than a stone’s throw from the 9000 Wilshire project; only an alley separates us. To others, this might be cause for concern. However, my experience with Skanska throughout the development process has been so resoundingly positive that I could not have asked for a better neighbor. If I ever had an issue throughout construction, I knew I could always pick up the phone and talk to someone on their team. It was incredibly reassuring and me feel more like partners throughout this process, which is how things should be. I did not see any marked difference in my quality of life.

With 9000 Wilshire recently completed, I feel like my neighborhood is better for it. I have a beautifully designed, world-class office building next door to my property. The high level of quality really elevates the neighborhood, and it reflects the richness of Beverly Hills. It is exciting to hear that Skanska continues to invest in this great city with their new project.

Sincerely,
Morad Matian
S. Almont Dr.

From: Isabel <[email protected]>
Sent: Thursday, August 10, 2023 12:54 PM
To: CommentPC <[email protected]>
Subject: 8633 Wilshire Proposed Project
CAUTION: External Sender
Use caution when clicking links or opening attachments
Please use tgis email/comment. Thank you.

Members of the Planning Commission,
I am writing to express my objection to the following elements for the proposed project located on 8633 Wilshire Blvd.
- Automated Parking System:

The details of the structure are concerning as the system being considered, can easily cause a traffic back up . The impact of this automated parking system will inadvertently affect Carson Road and Wilshire. What contols has the commission considered in the event of a system glitch?
- Deliveries:

The delivery of goods through Carson will also have an additional negative impact not only for automobile traffic, but for pedestrians walking in that area. Both traffic and pedestrians are impacted by the medical building across the street of 8633 Wilshire Blvd as there is an existing parking structure with an entry in that same side. Often, when a car is making a left from Wilshire onto Carson, a blind spot is created when there is more than one car leaving the medical building or just with one car leaving and another driving along Carson at tge same time. Please consider what an additional entry for.tge proposed building will cause?
TrafficThere has been an increase in Traffic in Carson Road. Car speeding at times is a problem with Carson and neighborhoodstreets. How will an automated parking system and the parking entry make this situation better and safer?
Noise and Privacy:

Please alter the height of a sound/parameter wall between the proposed project and resident homes on Carson. It must be higher and there cannot be any waiver of the set back. To do any less , is to ignore the privacy and peace residents of Carson deserve. K Finally, while there might be no chance that the commission will change the approval for the top-outside area for eating, for future projects along Wilshire...please consider having these spaces face Wilshire and not residential homes. The Carson neighborhood is already negarively impacted with noise from the building across the street where a balcony for occasional entertainment was approved. Many of us are concerned that in a short distant future, this new area will be allowed for weekend events.

Thank you for your service and for your consideration.

Sincerely,
Isabel Hacker
Resident / Carson Road
Sent from AT&T Yahoo Mail on Android
Ryan Gohlich
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1st Floor
Beverly Hills, CA [email protected]
Re: 8633 Wilshire Support Letter
Dear Mr. Gohlich,Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. Wewholeheartedly support Skanska’s vision for the site, especially benefits of their automated parking proposal, including the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, less impacts, cleaner air, and an overall better product.

Palisades Capital Partners’ core mission is to strengthen communities through design-driven real estate development and investment. We strongly believe that good design can elevate urban living and build vibrant communities. Gardenhouse, our mixed-use development at 8600 Wilshire, demonstrates our commitment to sustainable modern placemaking.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. We are proud contributors to the vibrancy along the Wilshire corridor and cherish our position as members of the Beverly Hills community. We are thoroughly impressed by the work that Skanska has done at 9000 Wilshire and cannot wait to see that same level of quality replicated across the Street from our Gardenhouse property.

As strong believers in sustainable design, we understand the power of transit-oriented development.

Our residents are eager to see the nearby Wilshire/La Cienega Metro Purple Line Station come online. The high-quality jobs created at 8633 Wilshire wifi be near transit and key to making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.
1 7/7 f2-e,z.2_
Michael DiSilva
Vice President
Wilshire Boulevard LLC
Palisades Capital Partners
From:

To: Judy Gutierrez
Subject: 8633 Wilshire Blvd
Date: Monday, August 1, 2022 4:37:19 PM
CAUTION: External Sender
Use caution when clicking links or opening attachments
The building is acceptable although I don't think there should be rooftop uses. These privileges are always abused. This buildng is next door to residential homes and having constant noise and parties on a rooftop will adversely affect the whole neighborhood.

Elizabeth Axelrod
From:

To: Judy Gutierrez
Subject: 8633 Wilshire Blvd
Date: Thursday, August 4, 2022 9:56:20 AM
CAUTION: External Sender
Use caution when clicking links or opening attachments
Thank you for sending the information on the proposed building project at 8633 Wilshire Blvd.

I am concerned that the rooftop use may include events which will cause a lot of noise. This occured to me because of the very loud parties with much amplified music which take place on the rooftop at the SLS Hotel on La Cienega. I understand that the SLS is not in Beverly Hills, but am so sorry for those who are living within the blocks, in both LA and Beverly HIlls, where this noise has an impact. And very much hope we will not be subjected to the same disrespect the SLS shows to its neighbors.

Thank you for your consideration,
Fiona Karlin
--
Fiona Karlin
, Beverly Hills, CA 90211
From:

To: Judy Gutierrez
Subject: Proposed Development Project
Date: Thursday, September 1, 2022 1:24:16 AM
CAUTION: External Sender
Use caution when clicking links or opening attachments
________________________________
Hi Judy,
This email is in regards to the notice of pending application I received in the mail for the proposed development project at 8633 Wilshire Blvd at corner of N. Carson Rd. Please place me on the interested parties list for future notices and emails in reference to this project development since I reside very close to the proposed site at Carson Rd. I would like to voice my opposition to the proposed amendments requested by the applicant for the previously approved entitlements. I am totally against the idea of having City of Beverly Hills permit and approve such amendments which will have negative impact on the surrounding residents specifically North of Carson Rd.

The amendments to provide an alternative parking facility and modify the building/rooftop uses will create major traffic and noise issues within the area. Traffic and noise studies need to be made prior to even considering such amendments. Not sure if such studies would even be feasible and attainable for an automated parking facility such as this one since this idea a new concept that we are not familiar with and I don’t think there’s any nearby which we can study or analyze to obtain data on. Furthermore, to have an automated parking facility entrance/exit access on Carson Road across from another building parking access will create major traffic congestion and pose serious risk of major accidents since there are no traffic lights at that corner. As far as entrance to the parking facility, the amount of time needed for cars to be parked by the automated system can cause traffic to backup on Carson Rd all the way around to Wilshire Blvd. Also since there are no traffic lights at that corner, cars exiting Carson Rd to go left on Wilshire Blvd would create extra traffic to what already exists because of the parking facility from the building across the street. Two high traffic commercial buildings across one another with also parking entrances and exits facing each other is a recipe for disaster. I would think if one of these two buildings happen to be residential, the impact would not be so serious. The existing residential buildings at the corner of Wiltshire Blvd and Stanley do not have significant impact on traffic as we’ve noticed because of the low number of cars flowing through. In regards to noise, we don’t know how much noise or vibration an automated parking facility creates to nearby residents. Besides potential noise from the automated parking system, additional noise from the proposed rooftop will be created specially if music and events take place. Time restrictions need to be put in place for rooftop business hours.

Please carefully review and consider all the above factors for future hearing dates on this project. Thank you for your time.

Regards,
Robert Pouldar
Carson Rd.

Beverly Hills, CA 90211
Sent from my iPhone
From: Ilana Dahan
To: Judy Gutierrez
Subject: 8633 Wilsher
Date: Friday, November 18, 2022 9:40:19 AM
CAUTION: External Sender
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________________________________
Hi my name is Ilana Dahan I live here at north Carson Rd my family since 1983 and me and husband and my 2 kids since 1996 I love my street and I want to keep it safe for my kids and grandkids !!!so having a 2 story automatic parking it’s not going to work here and please we want to stay here and have a safe streetso we against that !!!!!!!!I know a place that have that and it’s nightmare!!!!!thx Ilana Dahan north Carson Rd Beverly Hills 90211 Sent from my iPhone
From: Edna Elisha
To: Judy Gutierrez
Subject: 8633 Wilshire
Date: Friday, November 18, 2022 8:38:02 AM
CAUTION: External Sender
Use caution when clicking links or opening attachments
________________________________
Dear Judy ,
I am writing to you regarding the future parking at 8633 Wilshire Blvd . We live on Carson Rd and we are opposing this because it will cause a lot of traffic on our street which already is tough because of the other building right across from it and not to mention the subway that is added soon . Also it will be totally unsafe for us .

Please take this into consideration and protect the residents.

Thank you for your understanding and cooperation in this matter.

Edna Elisha
N .Carson Rd
Sent from my iPhone
From: Shervin Gholian
To: Judy Gutierrez
Subject: Carson Rd. 8633 Wilshire Blvd
Date: Friday, November 18, 2022 9:02:40 AM
CAUTION: External Sender
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________________________________
Dear Ms. Judy Gutierrez,
I am a resident at Carson Rd. Beverly Hills CA. I have lived in this house with my family for over 30 years.

Over time we have seen traffic jams and lack of parking on our residential street due to the commercial building that is already existing. Currently, we are worried about the new commercial project that is set to be built at 8633 Wilshire Blvd.

We already have no street parking due to so many handicap placard cars parking in front of our house. We can not imagine what it will be like when the new building is built. Especially with this “automated parking”. This type of parking is going to cause traffic jams and also encourage more handicapped placard cars to park on our street. Please do not approve this automated parking. The new building should be forced to provide fast and numerous parking spots. Also, the employees and staff working at the building should be provided mandatory free parking inside so they do not park on our congestion street.

Thank you,
Shervin Gholian
From: nava lavian
To: Judy Gutierrez
Cc: Nava Nava
Subject: 8633 Wilshire Blvd
Date: Friday, November 18, 2022 9:20:27 AM
CAUTION: External Sender
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Hi Judy,
I live on N Carson Rd and I dread the thought of another four story building on our street.

North Carson is already clogged with traffic because of the building on 8641 Wilshire Blvd.

With this plan, there will be two parking lots facing each other and traffic streaming into our peaceful beautiful street.

When the project was initially presented, the plan was for I think a seven level parking structure. Now I understand they’re planning to build fewer levels and have an automated parking structure and that sounds like a horrible idea.

An automated system is still an experimental endeavor and isn’t used in any other structure in Beverly Hills.

It is bound to break/malfunction and if it ends up non operational, it will result in a parking structure that will not be sufficient in the long run.

I strongly oppose an automated parking system that in my opinion will cause chaos and creat even more traffic on our street.

Hope you can help us prevent our neighborhood from becoming an industrial zone.

Thank you,
Nava Lavian
From: partow
To: Judy Gutierrez
Subject: OPPOSING THE AUTOMATED PARKING FOR 8633 WILSHIRE Date: Friday, November 18, 2022 8:02:47 AM
CAUTION: External Sender
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________________________________
Good morning Judy Gutierrez,
This is Partow Boudaie at Carson Road and I am opposing the automated parking for 8633 Wilshire Blvd.

Thank you
Sent from my iPhone
From: Ilana Zahabian
To: Judy Gutierrez
Subject: 8633 wilshire
Date: Friday, November 18, 2022 10:06:10 AM
CAUTION: External Sender
Use caution when clicking links or opening attachments
________________________________
Hi,
I am a resident at N Carson rd. And I am completely opposed to the automated parking in 8633 Wilshire Blvd. it would be awful for our street.

Best,
Anita Yossian
From: helen abe
To: Judy Gutierrez
Cc: Cindy Brynan; Jimmy Abe; George Abe
Subject: 8633 Wilshire Blvd development.

Date: Monday, November 21, 2022 6:21:36 PM
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My husband George Abe and I own N. Carson Road, where my son Jimmy Abe is the tenant.

The Notice of Pending application for a proposed development project indicated we would receive notice of the appropriate planning commission meeting, but we did not receive this notice.

We object to another 3 story office building on North Carson Road and Wilshire. The area is already becoming too congested with development polluting the 90211 area which heretofore has been largely residential. It has been deeply disappointing to see the overdevelopment of the eastern sectio f our wonderful city since we bought our former residence at N. Carson Road in 1985.

Helen Oda Abe
From: Cindy Brynan
To: Judy Gutierrez
Subject: 8633 Wilshire Blvd
Date: Monday, November 21, 2022 6:04:08 PM
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________________________________
Hello Judy.

I understand that this will be our last opportunity to get our input in regarding the building at 8633 Wilshire Blvd.

Once this bldg is done it will add negative factors to our neighborhood in the following ways:
•Additional traffic all day long; as well as a danger to our children; recommend barricades to limit traffic to exit making a left turn at office location heading southbound to Wilshire to protect our children and racing cars up and down Carson Road;
•Noise factors of the automated garages & of the rooftop cafe and dining; any research been done on that; •How many Ada parking spaces as overflow will park on our street •Added Traffic congestion & logjam due to building opposite is also flowing in and out on Carson Road •Will there be any security in the bldg
•Rooftop should be limited to ONLY tenants and hours limited 8 am - 6 pm due to noise and no music should be allowed!
•Sound barriers must be built in to eliminate noise
The majority of our neighbors are second generation homeowners on Carson Road. The street landscape with the tall palm trees invites numerous visitors in cars taking the photos on our streets.

We are also concerned with Metro coming to La Cienega our neighborhood will also experienced additional traffic.

Also as the city has decided to label Clifton Dr as an alternate to Wilshire and Burton Way only adds additional to our current traffic.

We vehemently oppose this new building being built without these issues being addressed.

Thank you!
Cindy Brynan
Sent from my iPhone
Sent from my iPhone
From: ROBERT POULDAR
To: Judy Gutierrez
Subject: Re: 8633 Wilshire Blvd - Courtesy Notice
Date: Monday, November 21, 2022 2:08:47 PM
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Hi Judy,
As you know from my previous email, I’m against the proposed automated parking facility as the rest of the surrounding residents near the project site. Please let me know if there are any hearing dates coming up for this project or if there‘ll be any meetings with the community members and the applicant on this subject. I would be very interested to attend and voice my opposition. Below is my contact information if needed for any reason regarding this proposal.

Regards,
Robert Pouldar
Sent from my iPhone
From: ROYA SOUFERZADEH
To: Judy Gutierrez
Subject: 8633 Wilshire Blvd
Date: Monday, November 21, 2022 9:12:42 PM
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Hi Judy ,
I am living at N Carson Rd and this is regarding the project on 8633 Wilshire Blvd that will effect us on N Carson Rd .

I understand that this will be our last opportunity to get our input in regarding the building at 8633 Wilshire Blvd. Once this bldg is done it will add negative factors to our neighborhood in the following ways:
•Additional traffic all day long; as well as a danger to our children; recommend barricades to limit traffic to exit making a left turn at office location heading southbound to Wilshire to protect our children and racing cars up and down Carson Road;
•Noise factors of the automated garages & of the rooftop cafe and dining; any research been done on that;
•How many Ada parking spaces as overflow will park on our street. The building should have free parking for all the occupants to avoid parking on N Carson Rd .
•Added Traffic congestion & logjam due to building opposite is also flowing in and out on Carson Road
•Will there be any security in the building.
•Rooftop should be limited to ONLY tenants and hours limited 8 am - 5 pm due to noise and no music should be allowed!
•Sound barriers must be built in to eliminate noise
The majority of our neighbors are second generation homeowners on Carson Road. The street landscape with the tall palm trees invites numerous visitors in cars taking the photos on our streets.

We are also concerned with Metro coming to La Cienega our neighborhood will also experienced additional traffic.

Also as the city has decided to label Clifton Dr as an alternate to Wilshire and Burton Way only adds additional to our current traffic.

We vehemently oppose this new building being built without these issues being addressed.

Thank you!
Roya Zahab
1 Judy Gutierrez
From: shirley chaim <c >
Sent: Tuesday, December 13, 2022 1:39 PM
To: Judy Gutierrez
Subject: OPPOSING PROJECT 8633 WILSHIRE PROJECT
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Hello Judy,
After a few lengthy conversations with you expressing deep concerns regarding the project on 8633 Wilshire Blvd, I found the time to put it in writing.

As you know, I have been in constant communication with Mari Zamora and am very familiar with the project proposals and details! She has been made fully aware that we are against their automated parking proposal!
Being a life long resident on N Carson Rd, I along with the rest of the 100 N Carson Rd block residents as VERY much against their "Innovative" PARKING proposal!!!! Right now, we have the medical building on the North West corner of Carson and Wilshire in which its parking garage entry and exit is on N Carson Rd. We already feel the congestion traffic on the corner as is with one building. Now, we will have two garages!! Let alone, 8633 is proposing a automated parking operation. Has the city considered the residents, the tax payers, the children that ride their bikes and scooters up and down these streets daily OR the many handicap residents? We live here. We are the residents. We need to be heard!
Mari has explained to me that there are "two elevator parking" in which only two cars at a time can be operated. In fact, she also sent me a video of the operation in which I shared with all the neighbors given I run WhatsApp chat groups throughout the neighborhood. So what happens if 10 cars are arriving to the building at the same time? Will Carson Rd have a line up back up on our street or will the line wrap around Wilshire and cause accidents? The developer has a reason for proposing this so called "Innovative" parking. Its not because its sufficient, its because they were UNABLE to successfully make an agreement with Mr Arie Sabah and or his family members which is the resident/home owner of 128 N Carson Rd. The resident did not agree to allow them to shore underneath his property. Therefore, the developer is convincing the city that building 2 levels underground is more beneficial than building 4 levels in which was originally proposed in the previous building plans that got approved. When I speak with Mari, she try's to convince me this is a better plan as it will be less construction time.
2 Like I said, I/WE stand strong!!! I will start a neighborhood petition to show you this is unacceptable to the residents especially the children and elderly living on this street! This will be robbing us of our intimacy, safety and residential like feeling that we currently have! Most brought up questions:
-How loud will these elevators be?
-What if it breaks down?
-Are two levels of parking sufficient enough?
I am open to any questions or comments!
Please forward this email to any other person or department in the city that this may be applicable to.

Shirley Reitman
444 South Flower Suite 630 (213) 221-7827
Los Angeles, CA 90017 www.la.uli.org
Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1 st Floor
Beverly Hills, CA 90210
[email protected]
December 15, 2022
Re: 8633 Wilshire Boulevard Support Letter
Dear Timothea,
Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd.

My name is Marty Borko and I am the Executive Director of the Los Angeles District Council of the Urban Land Institute or ULI.

ULI is an international nonprofit organization whose mission is to:

Shape the future of the built environment for transformative impact in communities worldwide.

Here in the Los Angeles region, we have over 2,000 members representing a diverse range of public and private sector professionals and groups related to land use and city building. My personal background is in Architecture and Urban Planning having worked in the Los Angeles region for the past 30 years.

Our region is in the middle of one of the largest investments in public infrastructure in the nation with the expansion of our metro system. Communities in our region, yourselves included, are working hard to take advantage of this investment by creating developments that are environmentally sound and understand the benefits of technology to enhance the customer experience and reduce the impacts of parking on the development. Skanska’s updated proposal for the site and their proposed automated parking solution reduces both environmental impacts and the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

I am encouraged to see the additional community benefits that were not part of the previously approved and entitled building on this site. This proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community.
444 South Flower Suite 630 (213) 221-7827
Los Angeles, CA 90017 www.la.uli.org
Beverly Hills continues to prove itself to be a great community to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633 Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

SIGNATURE
Marty Borko 444 South Flower
Suite 600
Los Angeles, CA 90017

PRINT NAME ADDRESS
Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1St Floor
Beverly Hills, CA [email protected]
Re: 8633 Wilshire Boulevard Support Letter
Dear Timothea,
Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. Iwholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearbyWilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,
v/t,1p 2’•o o ./ I-I PRINT NAME ADDRESS
Timothea Tway
City of Beverly Hills, Department of Community Development455 N. Rexford Dr. 1St Floor
Beverly Hills, CA [email protected]
Re: 8633 Wilshire Boulevard Support LetterDear Timothea, Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. I wholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,
1L-’

SIG ATU /-----

PRINT NAME
/J)f7//’

ADDRESS
Timothea Tway
City of Beverly Hills, Department of Comniunity Development 455 N. Rexford Dr.
1St Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support LetterDear Timothea, Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. Iwholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduc don of enviroiunental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,
SI9(ATURE r

PRINT NAME
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ADDRESS
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Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1St Floor
Beverly Hills, CA 90210
[email protected]: 8633 Wilshire Boulevard Support Letter Dear Timothea,
Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. Iwholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, desigTied by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,

SIGNATURE
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PRINT NAME
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ADDRESS
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Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1 Floor
Beverly Hills, CA 90210
[email protected]: 8633 Wilshire Boulevard Support LetterDear Timothea, Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. Iwholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction time]ine. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,
SIGPRINT NAME ADDRESS s)
Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1St Floor
Beverly Hills, CA [email protected]
Re: 8633 Wilshire Boulevard Support LetterDear Timothea, Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. Iwholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633 Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,
SIGNATURE - PRINT NAME i aL1 2jy ADDRESS (J
Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1St Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support LetterDear Timothea, Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. I wholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable comtnunity, fewer impacts, cleaner air, and an overall better product for the neighborhood.As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

PRINT NAME ADDRESS
Timothea Tway
City of Beverly Hills, Department of Community Development455 N. Rexford Dr. 1St Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support LetterDear Timothea, Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. Iwholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearbyWilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you
LJ S JLi

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PRINT NAME I 00fk( . ADDRESS
Timothea Tway
City of Beverly Hills, Department of Community Development455 N. Rexford Dr.

Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support LetterDear Timothea, Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. Iwholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633 Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,
?Mp/ cj PRINT NAME ADDRESS
Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1St Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support Letter
Dear Timothea,
Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. I wholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,
SIGNA

PRINT NAME ADDRESS
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Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1St Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support Letter
Dear Timothea,
Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. Iwholeheartedly support Skanska’s updated proposal for the site and their proposed automated parkmg solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,

SIGNFTUR/
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PRINT NAME
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ADDRESS
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Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1St Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support Letter
Dear Timothea,
Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. I wholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633 Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments — we strongly believe in this proposal, and it has our full support.

Thank you,
URE9
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RINT NAME ADDRESS
February 9, 2023
Honorable Planning Commission Chair Myra Demeter, Ph.D.

Beverly Hills Planning Commission
City of Beverly Hills
455 North Rexford Drive
Beverly Hills, CA 90210
Dear Honorable Chair Demeter and Members of the Beverly Hills Planning Commission:

Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. The Beverly Hills Chamber of Commerce unanimously supports Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community organization, we are glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. We are impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633 Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment, but also draw new businesses to our community.

Thank you for considering our comments – we strongly believe in this proposal, and it has our full support.

Sincerely,
\

City of Beverly Hills
Attn: Department of Community Development
455 N. Rexford Dr.
1 st Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support Letter
To Whom It May Concern:

Thank you for the opportunity to comment on Skanska's proposal for 8633 Wilshire Blvd. I wholeheartedly support Skanska's updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633 Wilshire will provide a place for high quality jobs near transit. It's exciting to see a proposal that will sen,e in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments - we strongly believe in this proposal, and it has our full support.

Thank you,
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8582 WILSHIRE BLVD
BEVERLY HILLS, CA 90211
TEL:

City of Beverly Hills
Attn: Department of Community Development
455 N. Rexford Dr.
1 st Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support Letter
To Whom It May Concern:

Thank you for the opportunity to comment on Skanska's proposal for 8633 Wilshire Blvd. I wholeheartedly support Skanska's updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior envirorunental project rneans a rnore durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills community member, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633 Wilshire will provide a place for high quality jobs near transit. It's exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments - we strongly believe in this proposal, and it has our full support.

Thank you,
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Timothea Tway
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr.
1st Floor
Beverly Hills, CA 90210
[email protected]
Re: 8633 Wilshire Boulevard Support Letter
Dear Timothea,
Thank you for the opportunity to comment on Skanska’s proposal for 8633 Wilshire Blvd. I wholeheartedly support Skanska’s updated proposal for the site and their proposed automated parking solution, given the reduction of environmental impacts and the reduction of the construction timeline. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

As a proud Beverly Hills resident, I am glad to see the additional community benefits that were not part of the previously approved and entitled building on this site. The proposed building, designed by the award-winning architectural firm SOM, better reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. I am impressed by the work that Skanska has done down the street at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to prove itself a wonderful place to live, work, and play. With the nearby Wilshire/La Cienega Metro Purple Line station (also built by Skanska) coming online soon, 8633 Wilshire will provide a place for high quality jobs near transit. It’s exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

Thank you for considering our comments – I strongly believe in this project, and it has my full support.

Thank you,

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February 7, 2023
Judy Gutierrez
City Planner
City of Beverly Hills, Department of Community Development 455 N. Rexford Dr., 1 st Floor
Beverly Hills, CA 90210
Re: 8633 Wilshire Boulevard - Letter of Support
Dear Judy:

I am writing on behalf of the U.S. Green Building Council-Los Angeles (USGBC-LA) in support of Skanska’s approach to the 8633 Wilshire Boulevard project. Skanska’s updated proposal for the site and their proposed automated parking solution employs a thoughtful and intentional design that reduces both the project’s environmental impacts and construction timeline. The company’s commitment to building a LEED and Fitwel certified building in addition to significantly mitigating the embodied carbon of the building speaks to its mission to create healthy spaces for their customers and the communities they build in. A superior environmental project means a more durable community, fewer impacts, cleaner air, and an overall better product for the neighborhood.

USGBC-LA was founded in 2002, and with our team and more than 3,000 members, has extensive experience in providing environmental sustainability education and training with related technical and project management support services. Our mission is to accelerate all aspects of sustainability in the built environment to create a more sustainable region for all.

The proposed building, designed by the award-winning architectural firm SOM, reflects the beauty, culture, and significance of Wilshire Boulevard and the Beverly Hills community. We are impressed by the work that Skanska has done at street level at 9000 Wilshire and expect to see that same level of quality replicated at 8633 Wilshire.

Beverly Hills continues to work towards creating a wonderful place to live, work, and play.

With the nearby Wilshire/La Cienega Metro Purple Line station coming online soon, 8633 Wilshire will provide a place for high quality jobs near transit. It is exciting to see a proposal that will serve in making the Wilshire corridor a truly walkable and pedestrian-friendly street environment.

USGBC-LA applauds the City of Beverly Hill’s leadership in considering this project for review. Thank you for considering our comments – we believe in this proposal, and it has our full support.

Sincerely yours,
Ben Stapleton
Executive Director, USGBC-LA
Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT H
Applicant Outreach Efforts
Skanska USA
633 W 5th St Floor 68
Los Angeles, CA 90071 U.S.
usa.skanska.com
August 10, 2022
Hello!
We are Skanska, a local developer based in Los Angeles and we are the new owners of 8633 Wilshire, on the northeast corner of Wilshire Boulevard and Carson Road. We love this neighborhood, this corner and this thoughtfully designed office building that we’re excited to start building. When complete, 8633 Wilshire will be a beacon of sustainability and innovation, green space, and sophisticated design. We can’t wait to begin.

Skanska, is both the developer and the contractor for the property. We are a 130-year-old company and have been building in California for over 100 years. As a world leader in project development and construction, health and safety permeates all that we do. We truly care for each person connected with our projects. This is evident in our Care for Life value – a reinforcement of our commitment to work safely or not at all and support the health and wellbeing of our employees and contractors.

Nationally, Skanska invests in and develops highly sustainable office and multi-family properties in Boston, Houston, Seattle, Washington, D.C. and now Los Angeles. Locally, you may be familiar with our first local development located at 9000 Wilshire, just a few blocks West of 8633 Wilshire. If you haven’t already, we invite you to take a tour of 9000 Wilshire. You can reach out to me directly, Mari Zamora, for a tour. We would love to meet you in person and show you what we’ve been working on.

In December of 2020 we purchased 8633 Wilshire, which was fully entitled as a three (3) story office building with a rooftop penthouse on the fourth floor and four (4) floors of subterranean parking. We’ll be making a few changes to the entitled project. We’re not changing the size, height, or number of parking spaces of the project- but we are reconfiguring what was approved. You’ll be receiving two (2) notices about these changes. The first is tied to the parking system, the second is tied to the exterior design of the building. For now, let us share the details. 8633 Wilshire is located on Wilshire Boulevard along the Metro Purple Line extension in the City of Beverly Hills. In order to make the building more sustainable, we are proposing a fully automated parking system which not only significantly reduces the embodied carbon of the building, but also the duration of construction and the number of earth moving trucks by over 700 trips. Additionally, we have made some revisions to the exterior design of the building that we feel better reflect the aesthetic of the neighborhood. The attached sheet provides details on the new design and the automated parking system, including a QR Code you can scan to watch a video that illustrates how the parking system operates.

Over the next few months, you will start to receive notices about these changes. Like a good neighbor, we wanted to let you know who we are and how to reach us if you need to. As we continue with our development, we will reach out to you as milestones are achieved and new phases begin.

In the meantime, if you have any questions, or concerns please do not hesitate to reach out to me either via email at [email protected], or via text or phone call at (323) 401-7500. If you would like to stay up to date on project milestones, please provide me with your email address. I am happy to start a group chat with our neighbors and continue to share our progress.

Sincerely,
Mari Zamora
Development Associate
Skanska USA Commercial Development
Skanska USA Commercial Development Inc.
633 West Fifth Street
Floor 68
Los Angeles, CA 90071
Phone 213.314.7560
Web www.usa.skanska.com/cdus
8633 Wilshire
Beverly Hills, CA
8633 Wilshire is located on Wilshire Boulevard along the Metro Purple Line extension in the City of Beverly Hills. The original design, approved and entitled by the previous owner, consisted of a three-story office building with a landscaped penthouse on the fourth floor and four levels of subterranean parking.

Our proposed design includes outdoor balconies facing Wilshire Boulevard and a landscaped penthouse. Additionally, the project will feature enriching public art for those entering the building as well as those passing along Wilshire Boulevard.

As the new owners of the building, we’re proposing a few changes to the design of the project. We’re not changing the size, height, or number of parking spaces but we are reconfiguring what was approved. Doing so will provide at least three significant benefits to the community. It will:
• Shorten the construction schedule by two months;
• Reduce traffic by decreasing the number of earth moving trucks by 700 trips; and,
• Reduce the embodied carbon in the building
by over 40%.

Shortly, you’ll also receive a Notice from the Architectural Review Board letting you know about the new design of the building – again, not the size, but the way it looks.

Quick Facts
• The site is entitled for 3-stories of office with a 4th level rooftop penthouse and 4-levels of subterranean parking. • We have submitted a request to employ an Automated
Guided Vehicle (AGV) parking system in two levels of
subterranean parking, the same number of parking stalls as originally approved, 76 spaces
• A new exterior design will maximize natural light
througout the building and will provide operable panels for ventilation
• Located along Metro subway line extension
• Public art installation
• Certifications targeted: LEED Platinum; Fitwel; and,
Wiredscore Platinum
1 Automated Guided Vehicle (AGV) Parking System –
8633 Wilshire is proposing the use of an automated parking system. This system, called Automated Guided Vehicle (AGV) system, uses electric powered robots to maneuver, virtually silent, and park vehicles in the garage.

The AGV System uses self-charging, battery operated omni directional robots that use traffic management software for self-guidance to manage the automated storage and retrieval of vehicles.

The Process –
Drivers operate the system via a touch-screen kiosk in the lobby where they can watch and experience the process on live video display screens.

The private vehicle booth, located adjacent to the lobby, is kitted with an array of lasers, scanners, cameras, and display monitors to assist drivers coming in.

After shutting the vehicle off and getting out, the system is activated at the touch-screen kiosk and the car is transferred to the parking garage using a vehicle lift.

Drivers can use the lobby kiosk or an app on their phones to retrieve vehicles from the secure garage into a private booth facing out for a convenient exit.

AGV @ 8633 Wilshire Quick Facts
• Construction schedule would be reduced by an
estimated two months and eliminate excavation truck
trips by over 700 trips
• 1,150-ton CO2e will be saved, an equivalent to the
carbon emission of 885 round trip flights from Los
Angeles to New York per person
• AGV offers a 40% reduction in the embodied carbon vs. conventional parking substructure
• Reduction of carbon emissions of 8633 Wilshire will
help the City in reaching the long term climate goal of becoming carbon neutral by 2045.
• The absence of parking ramps would limit the potential for accidents in the parking structure
• Equipped with 76 parking stalls
Scan for a closer look at the AGV system in action.
2 3
Frequently Asked Questions (FAQ)
Wait, wasn’t a development project already approved here recently? Yes, this project was already approved in late 2020. The design has been updated since the original project approvals, which is why the project is going back through a public process. But the project programming including building use, size, location of the garage entrance and number of parking space have not changed. And the garage will still support the same number of cars as the design that was approved in 2020.

There have been two major changes from the originally approved design. First, the exterior façade has been updated to be cleaner, simpler, and more in line with the context of the neighborhood. The second change is the proposed automated parking system.

I’m concerned about the automated parking and potentially causing congestion on Carson Road and Wilshire Boulevard, what are you doing to minimize traffic?
We understand neighbors’ concerns about vehicular congestion that could come with a new development, which is why we went through a thorough vetting process to select a parking system that is safer and highly efficient. The Automated Guided Vehicle (AGV) system provides 76 parking stalls, the same number as the originally approved design. We hired a third-party traffic engineer to analyze the speed of the parking system and they have confirmed that it will be fast enough to make sure cars don’t back up into the street. Here’s a short video of how the system works: video. (bit.ly/AGV-video)
The traffic consultant also studied traffic patterns and the anticipated number of cars going to and from the new building; it was determined that there will be no significant traffic impacts to the neighborhood. There will also be a “no right turn” sign at the exit of the garage directing drivers towards Wilshire Boulevard and not north onto Carson Road through the neighborhood.

How will noise and rooftop activities be controlled so the residences are not impacted? Skanska’s highest priority is building highly sustainable buildings and maintaining the integrity of the neighborhoods in which we develop.

We understand our neighbors’ concerns about potential rooftop activities that could cause disruption to our surrounding neighbors. Below are ways we’ve strategically designed and programmed 8633 Wilshire Boulevard to mitigate potential noise issues:
• 8633 Wilshire is a private office building that is only accessible to the office tenants of the building. The rooftop will not be rentable or accessible to the general public for leisure, parties or events • Rooftop hours are limited to 9 AM to 8 PM daily
• Amplified sound or music is not permissible at any time • All of these rooftop rules have been documented by the Planning Commission “conditions of approval” and recorded with the land.

We are not requesting any changes to these conditions, and because they are recorded, they will be very difficult to change by any future owners.

Won’t the automated parking system cause issues with noise and vibrations in the neighborhood? No, we do not anticipate additional noise and vibrations caused by the parking system. The automated parking system is contained underground and within one-foot-thick reinforced concrete basement walls. The robots are all electric and therefore virtually silent.

I’m concerned about visitors to the new building parking on our streets in the neighborhood. We have had issues with that in the past with other commercial neighbors. What are you doing to address that? The design contains 76 parking spaces, which is two more than what is required by building code. This will be sufficient for the tenants working in the building and it will be provided at no charge to the employees. One hour of free, validated on-site parking will be provided for all guests of the building tenants, and appropriate signage messaging this will be posted at the entrances of the parking area. The project approvals have also been conditioned so that no medical office uses will be permitted in the building, which has historically been a heavier user of street parking.

Why don’t you just build a typical parking garage?
Skanska’s goal is to develop sustainable, environmentally conscience, safe, world-class buildings. AGV systems contribute to all these goals in making the project better for the environment, better for neighbors, and better for tenants. The reduced excavation means less hauling and removal of dirt from the site, lessening construction and traffic impacts on surrounding neighbors. The system is safer, both for those using it and those traveling on surrounding streets. And, the system significantly reduced the carbon emissions of the building by about 1,150 tons, which is equavlent to 885 round-trip flights from LA to NYC.

Hi Neighbor!
We are Skanska, owners of 8633 Wilshire and lovers of the hidden gems and cool characters in East Beverly Hills. We believe creativity is everywhere you look in this neighborhood which is why we decided to build 8633 Wilshire - a 3-story office building with a 4th level rooftop penthouse.

As the new owners of the building, we’re proposing a few changes to the approved design of the project. We’re not changing the size, height, or number of parking spaces but we are making parking a whole lot easier.

We’ve reconfigured the parking structure to have two levels of parking (without losing any parking spaces!) by incorporating a fully automated parking system known as Automated Guided Vehicle (AGV).

As the first AGV System to be proposed in the City of Beverly Hills, we are seeking approval from the Planning Commission to implement it at 8633 Wilshire.

This is where we could use a little help from our neighbors.

Scan the QR code to learn about the AGV system and
how you can support a new standard of sustainable.
www.8633wilshire.com
Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT I
Load Memo – Submitted by Applicant
June 17, 2022
Ms. Cindy Gordon, Sr. Planner
Community Development Department
455 North Rexford Drive
Beverly Hills, California 90210
Subject: 8633 Wilshire Boulevard Office Building Development Project Traffic Impact Study - Loading Area Addendum
Dear Ms. Gordon,
On January 27, 2020 our firm prepared a Traffic Impact Study for the subject commercial development, located on the north east corner of the intersection of Carson Road and Wilshire Boulevard. The project would be developed on a lot with a total of 12,783 square feet (sf) of land, zoned C-3, and an allowable total floor area of 25,566 sf. That development was planned with a three story 25,566 square feet (sf) office building, replacing an existing one-story commercial building, which includes a restaurant.

At the present time a project has been proposed with some minor modifications from the design considered in the above mentioned January 27, 2020 Traffic Impact Study however, the land use, and the size have not been materially changed, consequently, the conclusions reached in the above mentioned Traffic Impact Study are still valid with the current layout. Specifically, traffic operations in the area street system are very good, and the intersections analyzed will continue to operate with excellent traffic conditions, at levels of service (LOS) A or B. In addition the proposed project’s traffic will only have a negligible impact at the intersections analyzed, and area traffic will not be adversely effected by the proposed project’s moderate increase in traffic volumes. Consequently, no mitigation measures will be required.

The site currently is served by one driveway on Carson Road. A loading dock will be provided along the project’s Carson Road side, adjacent and to the south of the parking garage driveway. Consequently, the loading dock will run parallel to Wilshire Boulevard, which borders the south side of the lot. The City of Beverly Hills requires that two truck stalls be provided for “any unspecified use” between 15,001 sf and 30,000 sf. The City of Beverly Hills requires van accessible, or truck loading docks with a minimum size of 10 ft by 25 ft, or 12 ft by 35 ft respectively. Table A shows the dimensions of the City of Beverly Hills required loading stalls, along with the proposed supply. As indicated in Table A, and shown on Exhibit 2 (Site Plan), the proposed office building project will provide a 13 feet wide, 33 feet deep, and 14 feet high truck/van loading dock.

As shown in the following, provided that all major deliveries (move in and move out) are coordinated as to eliminate the occurrence of simultaneous deliveries, the proposed loading COCO TRAFFIC PLANNERS, INC.

TRAFFIC • DESIGN • PARKING • MODELING • URBAN PLANNING
10835 Santa Monica Blvd., Suite 202 • Los Angeles, California 90025 • Ph/Fax: (310) 470-4870 • E-mail: [email protected] .

COCO TRAFFIC PLANNERS, INC.

Project Name / No: 8633 Wilshire Blvd Office Building Development Automated Parking Analysis / 2K20010LD 2

SITE PLAN
UP

PARKING

LOADING
DOCK

OFFICE SPACE
TRASH
STAIR 1

ELECTRICAL ROOM

EXHAUST SHAFT
SUPPLY
SHAFT
STAIR 2

ELEVATOR
LOBBY

ELEVATOR

ELECTRICAL ROOM
LOBBY

OVERHEAD CANOPY

MEP SHAFT

CAR ELEVATOR
BAY 2 - ADA CAR ELEVATORBAY 1 24' 13'
13' 24'
SCE

TRANSFORMER
25' 17'-4.0" 19'-6.0" 11'-6.0" 33'-5.0" 13'-0.1"

EXHAUST SHAFT
SUPPLY
SHAFT
STAIR 1

PROPOSED FIRE DEPARTMENT ACCESS
STAIR 2

MAINTENANCE BAY
13 12 11
20 19 18 17 16 15
07 06 05 04 03
Ø21'
36 15'-2"
37 15'-2" 7'-9"
29 30
31 20'-0" 7'-9" 7'-9" 7'-9"
02 01
7'-9" 7'-9" 15'-10" 17'-4" 7'-9" 17'-9"7'-9" 7'-6" 7'-6" 7'-6" 17'-9" 19'-0" 14 19'-0"
33 34
35 20'-0" 7'-9" 7'-9" 7'-9"
32 20'-0" 7'-9"
7'-6" 16'-9"
08 17'-9"
24 23 22 21 17'-7"
7'-6"
09 17'-9" 7'-6"
10 17'-7" 17'-0" 7'-9" 7'-6" 7'-6"
28 27 26 17'-0"25
7'-9"

CAR ELEVATOR
BAY 2 - ADA CAR ELEVATORBAY 1 24'
13' 13' 24'

STORAGE ROOM

FUEL TANK ROOM
Wilshire Boulevard
Carson Road
Wilshire Boulevard
Ground Floor
First Level
Basement
Carson Road
dock will address all the proposed project’s needs. Based upon the expected site operations it was estimated that a project the size of the proposed one will generate less than 15 Box Van/Step Van weekly deliveries, an average of about 2.5 deliveries per day. This assumes a worst case scenario with deliveries between 8:00 AM and 3:30 PM, Mondays through Saturdays. With an average of one delivery every three hours, the probability of two weekly deliveries occurring simultaneously is extremely low. This virtually guarantees that the loading dock provided will satisfy the project’s demand under all conditions.

Very truly yours,
COCO TRAFFIC PLANNERS, INC.

Dr. Antonio S. Coco, P.E.

President
ASC/gt #2K22010LD
8633 Wilshire Boulevard Office Building Development Project Traffic Impact Study - Loading Area Addendum, Beverly Hills
- 2 -

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT J
Rooftop Use Narrative
8633 Wilshire – Roof Opera�ons Plan
The opera�ons of the roof and terrace spaces will be in compliance with the condi�ons outlined in Planning Commission Resolu�on No. 1922 including the following:

1. Code allows Building opera�ons from 7:00 AM to 10:00 PM weekdays and 9:00 AM to 10:00 PM weekends without reques�ng an extended hours permit. To prevent poten�al noise impacts to neighboring residents, use of the roo�op lunchroom, roo�op outdoor terrace, and residen�al adjacent balconies shall be limited to the hours of 9:00 AM to 8:00 PM daily.

2. The use of amplified music or other amplified sounds shall be prohibited on both the roo�op terrace and (north facing) balconies.

3. The use of the enclosed roo�op lunchroom and associated outdoor terrace shall be restricted to employees working at 8633 Wilshire Boulevard, for lunchroom and employee break usage only.

No fees may be charged for use or access to the roo�op uses. Use of roo�op facili�es by any person or en�ty not otherwise a tenant of the building is prohibited.

4. Food service in the roo�op lunchroom is limited to self-prepara�on and vending machine service only.

5. The project shall operate at all �mes in a manner not detrimental to the surrounding proper�es or residents by reasons of light, noise, ac�vi�es, parking, or other ac�ons.

Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT K
Alternative Parking Facility Operations Plan
8633 Wilshire – Alternative Parking Facility Operations Plan 8633 Wilshire Alternative Parking Facility system overview:

The Alternative Parking Facility will utilize two Parking Bays, each with its own car Lift, in order to transport vehicles from the ground level to the two below-grade levels of the parking garage. The facility will utilize a system of Trays and AGVs (automated guided vehicles, sometimes also referred to as robots) to move vehicles from the Lifts to the parking spaces on the two below-grade parking levels.

System Operations Hours and Attendant
The Alternative Parking Facility hours are anticipated to be similar to a typical office building, which may be from 8 am to 6 pm, but actual hours will be dictated by the future tenant of the office building. One attendant will be available at all times when the system is in use. A parking management contract will be in place that will require a temporary parking attendant who is familiar with the system to cover the fulltime parking attendant any time a break is required. A copy of the parking management contract may be reviewed by the City upon execution.

Safety and Applicable Code Requirements
Americans with Disabilities Act (ADA) accessibility requirements are fully supported, including the ability to park ADA Vans, and allowing ADA patrons to park their automobiles themselves. System equipment is designed, manufactured, and installed following U.S. safety standards, including Underwriters Laboratories (UL) certification of system control panels and the use of licensed local contractors where appropriate. Similarly, the structure which houses the system can be built using common construction methods, and in full compliance with locally adopted building safety requirements (International Building Code (IBC), National Fire Protection Association (NFPA), etc.). The system does not include any expansive floor openings that pose fall risks. It has no installed trip hazards on the floor. And it includes standard fire suppression systems and routine automated safety features to keep patrons, firefighters, and parking system technicians safe. The proposed system also supports Electric Vehicle (EV) charging.

General System Description
The main automation components of the proposed system include Parking Bays, Trays, and AGVs – and are designed to be reliable, modular, and universal. Unlike other mechanical or automated parking equipment where an error in one component can prevent access to multiple parked vehicles, or even shut down the entire garage, this system is designed to avoid single points of failure. Every Tray is the same and can be carried by any AGV. Every AGV is the same and can do the work of any other. Every Tray and AGV can interact with every Parking Bay, storage location, or Lift.

Individual System Components
Parking Bays
Parking Bays are used for both inbound and
outbound traffic and will have a Storage Kiosk
located near the Patron Entrance Door.

Automobiles up to 7,000 pounds in weight that fit
within the maximum Parking Window for the
system can be accepted for storage. The
maximum Parking Window dimensions of
automobiles that can be accepted by the system
is19’ 0” in length and 7’ 3” in width.

AGVs
Volley Automation’s AGVs (automated guided
vehicles) are specially designed to navigate
throughout a concrete-floored garage structure.

They follow installed guidance markings on the
floor as directed by the system software, to move
vehicles between Parking Bays, storage locations,
and throughout the system as required.

Each AGV has the ability to acquire and lift Trays with an automobile on board, then transport the Tray and associated automobile as needed. AGVs ride aboard Lifts to move vertically between levels of the structure, and perform storage, retrieval, turning, and shifting operations within the system in a highly efficient manner. Powered by onboard batteries that are regularly recharged during normal system operations without human assistance, the AGVs are engineered to lift vehicles up to 7,000 pounds (3,180 kilos) in weight and operate reliably under a wide range of temperatures.

During routine maintenance and inspections AGVs can easily be removed from operations and stationed out of the way within a Maintenance Area. The system will continue to operate uninterrupted using the remaining available AGVs.

Trays
Each automobile entering the parking system will be
parked by the driver atop a Tray prepositioned within
the floor of a Parking Bay. Held securely in place while in the Parking Bay, Trays are supported on four legs when
resting in a storage location. Most Parking Windows are longer and wider than the Tray, but Trays themselves
are always the same size (approximately 7 feet wide and 14 feet long). The Trays are formed from wear and
corrosion-resistant metal for strength and durability.

Lifts
Movement of AGVs, including the Trays and
vehicles they carry, between levels within a
system is accomplished through the use of Lifts
(technically per building code classified as
Vertical Reciprocating Conveyors, or VRCs).

Each Lift is equipped with industrial electric
motors and industrial controls to facilitate
operations. The Lifts are designed with
significant safety factors to provide strength
well beyond the minimum required to quickly
and efficiently move the combined load of the
AGV, heaviest permissible automobile, Tray,
and the Lift mechanism itself. The VRCs
selected for use in the system are
manufactured for high speed, heavy-duty cycle
industrial applications, such as automated
warehousing and manufacturing, to perform
well under a wide range of temperatures and operating conditions.

Inbound Automobile Processing
Drivers will pull into the site’s driveway or inbound traffic lane and approach the Parking Bays. The exterior of each Parking Bay is typically equipped with an availability Indicator light showing whether it is ready to accept an inbound automobile. The area in front of each Parking Bay will be equipped with a sensor to detect an approaching automobile. When a driver approaches a specific Parking Bay, the Patron Entry door will open automatically, and the Direction Display will instruct the patron to enter the Parking Bay.

As drivers pull into a Parking Bay, the top surface of Tray will be visible, sitting flush with the floor and system interface panels on all sides. There will also be a Direction Display that will guide the driver to approximately center their car atop the Tray based upon feedback from sensors which detect the vehicle’s position and dimensions. When the automobile is correctly positioned to allow storage, the Direction Display will instruct the driver to park, turn off and exit their vehicle, gather their possessions, and leave the Parking Bay. Electric Vehicle drivers wishing to charge their car while it is parked in the system, will plug one end of a charging cable into their vehicle’s charging port.

The driver will then interact with the system to initiate the automobile storage process. As part of this process, a patron identifier will be linked to their vehicle within the system software. Identification methods will be used to retrieve the correct automobile later.

This storage initiating process will continue using the mobile app (mobile device users) or a Storage Kiosk mounted outside of the Parking Bay. The patron will be prompted to review and confirm that they have complied with a vehicle storage safety checklist. The simple checklist is designed to ensure that patrons have done everything required for their automobile to be stored safely and provide them with helpful reminders of items they might want to remove from their car before it is stored. It also establishes some accountability on the part of the patrons for safe vehicle storage and smooth system operation. The driver will also be prompted to indicate if they would like to take advantage of other system features such as EV charging, or scheduling a time for their car to be retrieved.

Once the driver has indicated their automobile is ready to store, the lights within the Parking Bay will briefly flash on and off, and the Patron Entrance Door will begin to close. A number of safety protocols will verify that there is nothing blocking the door path, that the automobile can be safely stored, and that there is no detectable movement within the Parking Bay.

Key automobile attributes, including its weight, height, length, width, and how it is positioned relative to the Tray, will be verified. If anything indicates that it may be unsafe to proceed with storing an automobile (for example the automobile as parked appears improperly positioned, or too heavy to safely store within the system), the Patron Entrance Door will return to the fully open position. A message will be provided informing the driver that their vehicle cannot be stored as parked, with a description of the issue detected, and suggestions to correct the problem. The driver will have the opportunity to correct the condition detected, then restart the vehicle storage process.

Once the driver confirms that their car is ready to store, the vehicle has been linked to the driver, and scanning verifies that their automobile as parked can be safely stored, a confirmation screen will appear indicating that the vehicle storage process has begun.

Automobile Storage Process
As an automobile is pulling into a Parking Bay, sensors will notify the system software of its arrival.

Depending upon other operations currently being performed, the software may begin to schedule activities of system components in anticipation of storing the inbound vehicle. This could include prepositioning AGVs, or shuffling Trays to support the storage of the incoming automobile. After the Patron Entrance Door has closed completely, and the driver has confirmed the automobile is ready for storage, equipment in the Parking Bay can begin moving to support the automobile’s storage.

The Lift will be activated, floor panels surrounding the Tray top will shift out of the way, and the Tray and automobile will be lowered to the garage levels. An AGV will pick up the Tray with the automobile on board by roughly 4”, and transport it off of the Lift after it has reached the target storage level.

Regardless of Parking Bay and Lift configuration, the AGV, under the direction of the system software, will follow the guidance through the garage and deliver the automobile to an appropriate storage location. Upon reaching the designated storage location, the AGV will lower the Tray until its legs are resting securely on the floor, then move as directed by the software to perform the next operation.

Individual Trays and the automobiles they are carrying may be moved within the garage as needed until they are requested for retrieval. This will include shuffling movements to allow other automobiles to be retrieved and moving Electric Vehicles on and off of charging stations as appropriate. The system also shuffles vehicles during off-peak times to optimize the configuration for maximum throughput when demanded. At some point between storage and retrieval, the orientation of all automobiles will be adjusted so that all patrons pull forward into the Parking Bay upon arrival and then drive forward out of the Parking Bay after their vehicle is retrieved. The AGVs themselves are capable of rotating automobiles within the parking structure at the software’s direction, without the need for additional equipment such as mechanical turntables.

Automobile Retrieval Requests
A patron ready to retrieve their automobile will typically open the parking app on their mobile device to initiate their retrieval request. Patrons may also use a kiosk. They will follow simple prompts to initiate or schedule their vehicle’s retrieval. Patrons can interact with an attendant or with the system using an identifying device such as an RFID key fob, PIN code, parking pass, or credit card that they used to store their automobile. In a pay per use facility, payment would normally be processed at this time. No matter what site-specific retrieval initiation methods are available, exception messages will be available to notify patrons of errors (such as use of the wrong credit card or PIN code), and prompt them to take corrective action or request assistance if needed.

When the retrieval request is successfully entered, the system will notify the user that it is ready to retrieve their automobile. The patron will be prompted to indicate whether they prefer their vehicle delivered to an ADA accessible Parking Bay. Mobile device users will receive progress updates, including a countdown to their vehicle’s arrival and the identifier for the Parking Bay to which it is being retrieved, through the mobile app.

Patrons not using a mobile device may access similar information at Volley provided kiosks or building provided status displays located in a common area near the Parking Bays. The status display will show patrons their vehicle identifier, indicate to which Parking Bay their car is being delivered, and when to expect its arrival.

In the event that a patron needs assistance retrieving their vehicle for any reason, they can contact building management, an on-site attendant, or a 24-hour help line. With the patron’s assistance they can identify and retrieve the patron’s car by referencing their approximate time of entry and digital images of the patron vehicle that were captured during the inbound storage process.

Automobile Retrieval Process
Upon receipt of a retrieval request, the system will determine the most efficient path to use to retrieve the desired automobile. It will schedule system components as needed to perform the required steps.

Multiple AGVs may need to move multiple Trays in order to provide a travel path for the requested automobile’s retrieval. System software will evaluate system component availability against other operations currently requested and may dispatch one or several AGVs to perform the movements required. As a retrieval path becomes available, one AGV will slide beneath the Tray of the target automobile, lift it, and transport it to an available Parking Bay. It may utilize the system’s Lifts to travel between levels, rotate the automobile if needed so that it can be driven forward out of the Parking Bay, and transit storage locations and transit aisles as required. Once the AGV has delivered the automobile to the Parking Bay, the Parking Bay floor mechanisms will secure the Tray safely in place and notify the patron that their car is available. When the driver indicates they have arrived at the Parking Bay containing their car, the Parking Bay lights will turn on, and the Patron Entrance Door will open affording access to their automobile which is pointing forward and ready to pull out of the system.

System Software
The system uses a sophisticated scheduling and management algorithm running on a highly reliable, redundant processor server installed at the system location, and communicating with a variety of sensors and individual pieces of automated equipment. It coordinates all of the operations of the automated system including the mobile app, user interfaces, Parking Bay operations, the tracking of vehicle-specific dimensional information, dispatching of system components including individual AGV movements, and coordinating the sequencing of tasks to optimize mechanical efficiency and system throughput. The system software also produces a variety of system management reports and tracking routines to assist with predictive system maintenance to maximize individual component performance and system-level reliability. Aspects of the software are configured to meet site-specific operational requirements, and supports continual off-site database backup functionality, 24/7 electronic monitoring, and remote system diagnostics by the parking operator’s Operations Center personnel.

Guidance System
The movements of all AGVs are coordinated by the system software to follow a guidance grid installed throughout the garage. AGVs regularly communicate to confirm their exact locations within the system.

Though based upon industry-standard guidance systems that have been used reliably in manufacturing and warehousing applications for several decades, the guidance methodology employed by Volley utilizes several newly developed patent-pending innovations that increase the capabilities of our guidance systems to support automated parking applications beyond anything previously available.

System Maintenance and Monitoring
The system installation will contain a secure and
accessible Maintenance Area adjacent to the system
footprint. This workspace provides an area where AGVs,
Trays, or other system components can be inspected,
maintained, and repaired without interrupting routine
system operations. It also allows the system manufacturer or operator to store an inventory of the most commonly
used tools, supplies, and spare parts at each system
location. The exact inventory at each installation will vary over time based upon projected long and short-term
needs and planned upcoming maintenance activities.

All periodic component inspections and preventative maintenance procedures are performed by local Technicians, following schedules that are customized for each installation. Each inspection, adjustment, and maintenance or repair procedure performed on any system component is logged using maintenance tracking software. This data is stored and analyzed as part of our continuing commitment to improve system performance and reliability. The same local technicians who perform routine maintenance are available out of hours for on-call response to events such as power outages, fire alarms, and building damage that might impact system. Operations Center personnel can activate remote diagnostics procedures when appropriate, and are available to provide assistance to local technicians if needed.

Inventory of the most common consumable spare parts are stored in the Maintenance Area, ensuring that they can be promptly replaced when indicated during a regularly scheduled maintenance inspection. This proactive approach to preventative maintenance allows prompt resolution of routine component wear cycles, before they can become performance impacting problems. Inspections will be performed quarterly or as recommended by the manufacturer.

The parts not stored on-site are kept at the manufacturer warehouse in each city. At this location, every single component used in the Bay, Trays, or Robots is kept in inventory. With the unpredictability of supply chains, and with inventory size scaling with the number of active systems in each metro area, it is essential that inventory is always maintained.

System Preventative Maintenance Checklist | Monthly Procedures Preventative Maintenance inspections to be performed by trained Volley System Technicians at least monthly, or more frequently if individual inspections are indicated by Technician observations or data from Volley Network Operations Control Center remote monitoring. “OK” column indicates component as inspected was in good condition and working properly. “Action” column indicates a maintenance action was required or may be required in the near future. Actions taken, or future actions that may be required, must be documented in the “Action Taken/Item of Concern” column.

SYSTEM EXTERIOR AREAS
Item OK Action. Action Taken/Item of concern
Parking Lobby Conditions
Status Display Screen(s) if included
Retrieval Kiosk(s) if included
System Interior Display(s) if included
Retrieval QR Code Signage

PARKING BAY EXTERIOR
Item OK Action. Action Taken/Item of concern
Drive Area Conditions
Availability Light Indicator
Storage Kiosk
Storage QR Code Signage
Parking Bay Door Exterior

PARKING BAY INTERIOR
Item OK Action. Action Taken/Item of concern
Parking Bay Door Operation
General Cleanliness/Conditions
Lighting
Driver Direction Displays
Floor Conditions
Tray Surround
Tray Positioning
Parking Bay Camera Lenses
Overdrive Plate Alignment
Control Cabinet Inspection
Observe Patron Parking Cycle
System Preventative Maintenance Checklist | Quarterly or Annual Procedures
Preventative Maintenance activities to be performed by trained Volley System Technicians less than monthly, but at least annually, or more frequently if individual inspections are indicated by Technician observations or data from Volley Network Operations Control Center remote monitoring. “OK” column indicates component as inspected was in good condition and working properly. “Action” column indicates a maintenance action was required or may be required in the near future. Actions taken, or LIFT #
Item OK Action. Action Taken/Item of concern
Observe Lift Cycling
Lift Floor Interface - Ground
Lift Floor Interface – B1
Lift Floor Interface – B2
AGV/Lift Travel Path
Overdrive Plate Operation
AGV Tray Guides
Tray Securing Mechanism
Lift Drive Visual Inspection
Control Cabinet Inspection
Lift Pit Visual Inspection
Lift Chain Visual Inspection
AGV #
Item OK Action. Action Taken/Item of concern
AGV Exterior
Control Covers Secure?
Lift/Lower Cycle
Lift Actuators
Wheel/Tire Inspection
Lift Arms Inspection
Battery Terminal Visual Inspection

SYSTEM INTERIOR
Item OK Action. Action Taken/Item of concern
AGV Guidepath
Garage Interior – MEP/Floor/Walls
Lighting
Access Doors/Paths
AGV Chargers
EV Charging Cell(s)
EV Charging Cell Control Cabinet(s)
Server Cabinet Inspection/Cleaning
future actions that may be required, must be documented in the “Action Taken/Item of Concern” column.

QUARTERLY DOOR PROCEDURES – PARKING BAY #
Item OK Action. Action Taken/Item of concern
Reversing Edge Inspection
Photo Eye Inspection
Lift Chain Adjustment Check
ANNUAL DOOR PROCEDURES – PARKING BAY #
Item OK Action. Action Taken/Item of concern
Electrical Inspection
Head Assembly Inspection
Spreader Bar Inspection
Weather Seal Inspection
Side Column Inspection
Door Panel Inspection
Drive Belt Inspection
Cleaning of Photo Eyes
ANNUAL PROCEDURES -LIFT #
Item OK Action. Action Taken/Item of concern
Gearmotor Oil Level Check
Lift Chain Lubrication
Lift Chain Adjustment Check
ANNUAL PROCEDURES – SYSTEM INTERIOR (see list)
Item OK Action. Action Taken/Item of concern
Spare Parts Inventory
System Supplies Inventory
Tools Inventory
System Preventative Maintenance Checklist | Spare Parts, Supplies, Tool Inventories

ON-SITE SPARE PARTS INVENTORY
Item Part Number Subsystem Target # # In Stock Comments Antenna ANT-2.4-ID-2000-RPS AGV 1
ASSY, Actuator + Pivot 00010093-00 REV01 AGV 2
ASSY, Charger, AGV 00010225-00 REV02 AGV 1
ASSY, Control Box 00011285-00 REV01 AGV 1
ASSY, Satellite Box 00011154-01 REV01 AGV 1
ASSY, Wheel Roller MR-00024 AGV 1
Electrical Fuse CNN200 AGV 2
Electrical Fuse CNN010 AGV 1
Electrical Fuse CNN060 AGV 3
Kit, E-BOX, PWR MGMT 00011431-00 REV02 AGV 1
Kit, E-BOX, GRND MGMT 00012218-00 REV02 AGV 1
Kit, Misc. AGV Fasteners See Site List AGV 1
Truck - Left 00010168-00 REV02 AGV 1
Truck - Right 00010000-00 REV02 AGV 1
Antenna ANT-2.4-ID-2000-RPS AGV 1
ASSY, Load Cell RETIINA-104 LIFT 1
Kit, AGV Guide Strips UHMW-14 LIFT 1
ASSY, Load Cell RETIINA-104 LIFT 1
Kit, Misc. P-BAY Fasteners See Site List P-BAY 1
Sensor, Measurement TBD P-BAY 1
Sensor, Vehicle Approach TBD P-BAY 1
Sign, QR Storage N/A P-BAY 1
Sign, QR Retrieval N/A S-EXT 1
NODE, WIRELESS COMM. N/A S-INT 1
Loctite Threadlocker Blue SUP 1
Loctite Threadlocker Red SUP 1
Lubricant, Chain, Spray N/A SUP 1 can
Lubricant, Gear Lube, Synth. N/A SUP 1 Qt.

Penetrating Oil, Spray N/A SUP 1 can
RFID, NODE/TRAY ID TAGS N/A SUP 5
Tape, Guidance, ~50’ N/A SUP 1
Tape, Cover, ~50’ N/A SUP 1
Tape, Rotation N/A SUP 1
Bench, Wheeled N/A TOOL 1
Driver Set, Various Tips See Site List TOOL 1
Funnel, Gear Lube N/A TOOL 1
RFID Placement Template TBD TOOL 1
Shop Rags, Dozen N/A TOOL 1
Socket/Wrench Set, Metric N/A TOOL 1
Socket/Wrench Set, Metric N/A TOOL 1
Torque Wrench N/A TOOL 1
System Preventative Maintenance Checklist | Periodic Procedures Preventative Maintenance inspections to be performed by trained Volley System Technicians typically less frequently than annually, but as needed due to normal component lifecycle, following a multi-year schedule if indicated, or as needed per Technician observations or as indicated by data from Volley Network Operations Control Center remote monitoring. “OK” column indicates component as inspected was in good condition and working properly. “Action” column indicates a maintenance action was required or may be required in the near future. Actions taken, or future actions that may be required, must be documented in the “Action Taken/Item of Concern” column.

PERIODIC DOOR PROCEDURES AS NEEDED – PARKING BAY #
Item OK Action. Action Taken/Item of concern
Primary Drive Belt Adjustment
Secondary Drive Belt Adjustment
Brake Release Cable Adjustment
Door Panel Adjustment
Photo Eye Alignment
Replacement Procedures
2-5 YEAR OR MORE CYCLE PROCEDURES - LIFT #
Item OK Action. Action Taken/Item of concern
Gearmotor Oil Replacement
Lift Chain Adjustment
Lift Chain Replacement
MULTI-YEAR PROCEDURES – AGV #
Item OK Action. Action Taken/Item of concern
Battery Set Replacement
Wheel Assembly Replacement
Lift Actuator Replacement
Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT L
Low Impact Development Report – Submitted by
Applicant

LOW IMPACT DEVELOPMENT (LID) REPORT
8633 Wilshire
8633 Wilshire Blvd.

Beverly Hills, CA 90211
KPFF Job # 2000707
March 29, 2023
OWNER: PREPARED BY:

John Hanks
Skanska USA Commercial Development
633 W 5th Street, Floor 68
Los Angeles, CA 90071
KPFF Consulting Engineers
700 South Flower Street, Suite 2100
Los Angeles, CA 90017
T (213) 418-0201
8633 Wilshire Blvd. March 2023
LID Report
Table of Contents
I. PROJECT DESCRIPTION ...................................................................................................... 3 A. Project Description ............................................................................................................... 3 B. Purpose and Scope ............................................................................................................... 3 D. Drainage Concept ................................................................................................................. 4 E. Proposed Condition Results ................................................................................................. 4 II. BEST MANAGEMENT PRACTICES (BMP’S) .................................................................... 5 A. Structural BMPs. .................................................................................................................. 5 B. Non-Structural BMPs ........................................................................................................... 5 APPENDIX A – LID Calculations .............................................................................................. 6 APPENDIX B – LID Exhibit ....................................................................................................... 7 APPENDIX C – Geotechnical Report ......................................................................................... 8 APPENDIX D – Master Covenant and Agreement ..................................................................... 9 APPENDIX E – Operations and Maintenance ........................................................................... 10 APPENDIX F - Reference Drawings……………………………………………….………….11 8633 Wilshire Blvd. March 2023
LID Report
I. PROJECT DESCRIPTION
A. Project Description
The proposed project is located at 8633 Wilshire Blvd, Beverly Hills, CA 90211. The project consists of the construction of a new office building below grade parking. The project site is approximately 0.295 acres and mostly developed with an existing building and a surface parking lot, which will all be demolished. The site is bordered by Carson Road to the west, Wilshire Boulevard to the south, and private property in all other directions. The majority of the existing site is impervious.

An overall site plan can be found in Appendix B.

The stormwater management system for the project was designed using the City of Beverly Hills Stormwater and Urban Runoff Pollution Control Ordinance, Low Impact Development Municipal Code, revised in 2017 and the Los Angeles County Department of Public Works Low Impact Development Manual dated February 2014.

B. Purpose and Scope
The project falls under the jurisdiction of the LA County. The purpose of the report is:
• To reduce the proposed development’s impact on existing hydrological conditions; • To provide sufficient detailed information to support detailed hydraulic design of storm drainage facilities; and
• To minimize, to the maximum extent practicable, the introduction of pollutants of concern that may result in significant impacts, generated from site runoff directly connected to the storm water conveyance system.

It is our understanding that the site improvements will need to include post-construction storm water best management practices (BMP’s) in order to comply with City and County regulations. Operations and maintenance are required at each post-construction BMP, as specified in this report.

C. BMP Selection
Infiltration
Per the Geotechnical Report by Geocon West Inc., dated November 22, 2019. Groundwater was encountered at a depth of thirteen and a half feet below the ground surface. The historically highest groundwater level is approximately ten feet below the surface per the geotechnical report. Due to the historically highest groundwater level and seasonal varying groundwater levels, and the depth of the proposed building basement, infiltration is not feasible. See Appendix C for relevant sections of the geotechnical report.

Biofiltration Planter
8633 Wilshire Blvd. March 2023
LID Report
Since infiltration is not feasible for the project, a biofiltration planter system is being proposed. Based on the design volume of 1506 cubic feet, a bioinfiltration planter of minimum 231 square feet is recommended. A 5 inch per hour drawdown time is proposed, along with a 1.2 foot ponding depth, which will allow the water to be drawn down within the 96 hour requirement by LA County. See Appendix A for calculations.

D. Drainage Concept
Existing Drainage
The existing site is currently developed with and existing building and surface parking lot.

The existing site is almost completely impervious. The existing site drainage sheet flows towards the south west. The existing building drainage is collected onsite and directed toward the gutter along Carson Rd via a curb drain. Water then flows to the south towards and existing curb open catch basin.

Proposed Drainage
The overall proposed building drainage pattern will collect sheet flow into roof drains and direct the water into a biofiltration planter on the northerly end of the building through downspouts. The site storm water runoff will be collected via new planter drains on site. The volume generated by the 85th Percentile, 24-hour rain event will be directed to the biofiltration planter. The LID summary table can be found below. Overflow from the biofiltration planter will be collected in planter drains and piped to the west where it will be discharged to the curb face via a curb drain.

E. Proposed Condition Results
Calculation results are based on the Los Angeles County Department of Public Works Low Impact Development Manual dated February 2014. Methods for calculating Standard Urban Stormwater Mitigation Plan flow rates and volumes are based on the 85th Percentile, 24-hour rain event determined from the County of Los Angeles Department of Public Works Hydrology Map. Design calculations for the biofiltration system were completed to allow for the runoff volume (VM) to be filtered within 96 hours, per the County LID requirements.

Site specific hydrological analyses for LID calculations for the developed conditions are shown in Appendix A. A LID exhibit showing the site perviousness and biofiltration planter location are shown in Appendix B.

See the table below for treatment quantities and summary:

LID Summary – Proposed Development Site
AREA (ac) %IMP 85th Percentile (in) QPM (CFS) VM (CF) Treatment Project Site (0.295) 94.7%

1.1 *1.65 for 1.5 time for
biofiltration

0.195 1506 Biofiltration Planter
(231 sqft. min)
8633 Wilshire Blvd. March 2023
LID Report
II. BEST MANAGEMENT PRACTICES (BMP’S)
The following is a list of all BMP’s implemented onsite:

A. Structural BMPs.

Biofiltration Planters
Biofiltration systems use vegetation and soils and other filtration media to treat stormwater.

Bioretention areas remove pollutants by filtering stormwater through plants adapted to the local climate, soil moisture conditions, and an engineered soil mix. In bioretention areas, pore spaces, microbes, and organic material in the engineered soils help retain water in the form of soil moisture and promote the adsorption of pollutants into the soil matrix. Plants use soil moisture, promote the drying of the soil through transpiration, and uptake pollutants in their roots and leaves. Plants with extensive root systems also help to maintain infiltration rates. Vegetation also decreases the velocity of flow and allows for particulates to settle.

B. Non-Structural BMPs
Education and Training
i. Annual training of employees on chemical management and proper methods of handling and disposal of waste shall be provided. Employees should understand the on-site BMPs and their maintenance requirements.

Landscaping
i. Minimize to the maximum extent practicable the use of pesticides and fertilizers.

Monitoring and Maintenance
i. All BMPs shall be operated, monitored, and maintained for the life of the project and at a minimum, all structural BMPs shall be inspected, cleaned-out, and where necessary, repaired, at the following minimum frequencies: 1) prior to October 15th each year; 2) during each month between October 15th and April 15th of each year and, 3) at least twice during the dry season (between April 16 and October 14 of every year). ii. Debris and other water pollutants removed from structural BMPs during cleanout shall be contained and disposed of in a proper manner.
iii. The drainage system and the associated structures and BMPs shall be maintained according to manufacturer’s specifications and to ensure maximum pollutant removal efficiencies.

8633 Wilshire Blvd. March 2023
LID Report
APPENDIX A – LID Calculations
• LA County Hydrology Map
• Hydrologic Calculations (HydroCalc)
• Retention Sizing Calculations

Peak Flow Hydrologic Analysis
File location: P:/2020/2000707 8633 Wilshire Office Building/2 ENGR/STORM/Hydrology/2022-07-25_Wilshire (85TH Percentile_1.5times).pdf Version: HydroCalc 1.0.2
Input Parameters
Project Name Wilshire
Subarea ID LID Calcs
Area (ac) 0.295
Flow Path Length (ft) 200.0
Flow Path Slope (vft/hft) 0.01
85th Percentile Rainfall Depth (in) 1.65
Percent Impervious 0.9468
Soil Type 17
Design Storm Frequency 85th percentile storm
Fire Factor 0
LID True
Output Results
Modeled (85th percentile storm) Rainfall Depth (in) 1.65 Peak Intensity (in/hr) 0.7468
Undeveloped Runoff Coefficient (Cu) 0.6144
Developed Runoff Coefficient (Cd) 0.8848
Time of Concentration (min) 9.0
Clear Peak Flow Rate (cfs) 0.1949
Burned Peak Flow Rate (cfs) 0.1949
24-Hr Clear Runoff Volume (ac-ft) 0.0346
24-Hr Clear Runoff Volume (cu-ft) 1505.7697
Planter Box Sizing
Note: Red values to be changed by user.

Black values are automatically calculated.

Hydrograph: LID Calcs
[1] 85th Percentile Rainfall Depth (in) 1.10
[2] Design Rainfall Depth (in) [1] * 1.5 1.65
[3] Clear Peak Flow Rate (cfs) From Hydrocalc (Qpm) 0.19 [4] 24-Hr Clear Runoff Volume (cu-ft) From Hydrocalc (=1.5 SWQDv) 1,506 [5] Ksat,media (in/hr) 5 (5 in/hr typical)
[6] FS 1
[7] Ksat,design (in/hr) [5] * [6] 5
[8] Proposed Planter Area (sf) 231 (only valid if blue) [9] Proposed Planter Flow Rate (cfs) [7]/12 in*[8]/60min*1/60sec 0.027 [10] Proposed Total Storage Volume Required (cu-ft) Use Hydrocalc CSV file to calculate area under hydrograph and above Planter Flow Rate
216
[11] Proposed Additional Storage Volume Required (cu-ft) 0 [12] dp_max, Max. Ponding Depth (ft) 1.2 (1.5 ft typical) [13] Proposed dp, Calculated Ponding Depth (ft) Use Hydrocalc CSV file to calculate peak depth. Roughly = [10]/[8] 0.93 [14] Drawdown Time (hr) [13]*12 in/ft /[7] 2.24
[15] Amin (sq. ft) (minimum area required) Iterate [8] until [13] = [12] 231 [13] Drawdown Time (hr) 96 max 15.6 OK
8633 Wilshire Blvd. March 2023
LID Report
APPENDIX B – LID Exhibit
(See Full-Size Plan)
01 02 03 04 05 06 DCBA CARSON RD ℄ WILSHIRE BLVD ℄ 01 02 03 04 05 06 DCBA NOT FOR CONSTRUCTION LD
DS
2000707 3/15/2023 12:05:19 PM

TITLE BLOCK
ARCH E
XX.X1
8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022 1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022 2 CUP/ ZTA SET - COMMENT
RESPONSES 3
01/20/2023 3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/2023
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Consultants:

Issued For:

Architect:
8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071

UTILITY PLAN
C1.40
LD
DS
2000707
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

UTILITY PLAN
C1.40
01 02 03 04 05 06
AB
DC

PAINTED STEEL CANOPY,

EXTENT ABOVE
10'-0" 32'-0" 32'-0" 32'-0" 32'-0"
22'-0" 32'-0" 32'-0" PLANTER
10'-0"
20'-0"

REQUIRED &

PROPOSED

REAR SETBACK

REQUIRED & PROPOSED
3RD LEVEL SETBACK

FUEL TANK

GENERATOR
CLEAR
3'-0"
3'-4"
13'-4"
MEP
SHAFT
4001
4003 4002
400440054006
EX - 4002
EX - 4001
EX - 4003
EX - 4004 EX - 4005
EX - 4006
EX - 4007
EX - 4008
4007
4008
4009 4010 4011 4012 4013 4014
4015
4017
4018
4019
4020
4021
4016

ELEVATOR

CONTROL ROOM
STAIR 2

ELEVATOR

W/ SMOKE

CURTAIN
STAIR 1

ELEVATOR LOBBY

INTERIOR LUNCHROOM

EMERGENCY

ELECTRICAL ROOM

ELECTRICAL
ROOM
JC

EXTERIOR TERRACE

LUNCHROOM

RESTROOM RESTROOM
Project No.:Drawn By:Checked By:Scale:

Sheet No.:

Sheet Name:Seal & Signature:Key Plan:Consultants:Issued For:

Architect:
8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071

NOT FOR CONSTRUCTION
IF THIS SHEET IS NOT 36"x48", IT IS A REDUCED PRINT - SCALE ACCORDINGLY 2" 1" 1/2" 1/4" 0
7/20/2022 9:36:11 PM 3/16" = 1'-0" Author Checker 220570

ROOF PLAN -ROOF
A2.04
8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
SCALE: 3/16" = 1'-0"
ROOF PLAN - ROOF 01
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021CUP REVIEW DRAWINGS 03/04/2022CUP/ ZTA SET 06/10/202250% DD 06/24/2022100% DD 07/29/2022 8633 Wilshire Blvd. March 2023
LID Report
APPENDIX C – Geotechnical Report
Project No. W1067-06-01B
November 22, 2019
Mr. Amir Dar
Goggles 8633, LLC
9454 Wilshire Blvd, Suite 525
Beverly Hills, CA 90212
Subject: GEOTECHNICAL INVESTIGATION

PROPOSED COMMERCIAL DEVELOPMENT
8633 WILSHIRE BOULEVARD

BEVERLY HILLS, CALIFORNIA
TRACT:4988; LOTS:196 & 197
APN:4334-014-042
Dear Mr. Dar:

In accordance with your authorization of our proposal dated August 6, 2019, we have performed a geotechnical investigation for the proposed development located at 8633 Wilshire Boulevard in the City of Beverly Hills, California. The accompanying report presents the findings of our study and our conclusions and recommendations pertaining to the geotechnical aspects of proposed design and construction. Based on the results of our investigation, it is our opinion that the site can be developed as proposed, provided the recommendations of this report are followed and implemented during design and construction.

If you have any questions regarding this report, or if we may be of further service, please contact the undersigned.

Very truly yours,
GEOCON WEST, INC.

Joshua Kulas
Staff Engineer
Neal Berliner
GE 2576
Susan F. Kirkgard
CEG 1754
(EMAIL) Addressee
Geocon Project No. W1067-06-01B - 3 - November 22, 2019 Locally, the property is located within the Ballona Gap watershed on a gently sloping low-lying alluvial plain separating the older, uplifted and dissected La Brea Plain and the Beverly Hills (California Department of Water Resources, 1961). The Holocene age young alluvial sediments beneath the site and in the immediate site vicinity were deposited on the eroded surface of the older and dissected alluvial fan sediments of the La Brea Plain that outcrop to the east of the site and the older marine and paralic deposits of the Beverly Hills that outcrop to the west. Based on the results of our concurrent fault investigation, the young alluvial sediments are estimated to be approximately 25 to 27 feet thick in the vicinity of the site.

4. SOIL AND GEOLOGIC CONDITIONS
Based on published geologic maps of the area, the site is underlain by Quaternary age alluvial deposits consisting primarily of sand, silt, and clay (CGS, 2012; Dibblee, 1991). A thin veneer of artificial fill mantles the alluvial sediments. Detailed stratigraphic profiles of the materials encountered at the site are provided on the boring logs in Appendix A.

4.1 Artificial Fill
Artificial fill was encountered in our explorations to a maximum depth of 1 foot below existing ground surface. The artificial fill generally consists of brown clay. The artificial fill is characterized as slightly moist and firm. The artificial fill is likely the result of past grading or construction activities at the site.

Deeper fill may exist between excavations and in other portions of the site that were not directly explored.

4.2 Alluvium
Quaternary age alluvium was encountered beneath the fill. The alluvium generally consists of brown to dark brown, yellowish brown or gray interbedded clay, silt, sandy silt, silty sand, and sand. The alluvial soils are characterized as slightly moist to wet and soft to hard or medium dense to very dense.

Based on the geologic data collected as part of the concurrent fault investigation, the young Holocene age alluvium extends to depths of approximately 25 to 27 feet beneath the existing ground surface.

The underlying Pleistocene age sediments consist predominantly of clay, silt and sandy silt with lesser interbeds of silty sand. The Pleistocene age sediments generally range from firm to hard and become hard below a depth of 64 feet beneath the existing ground surface.

5. GROUDWATER
Based on a review of the Seismic Hazard Evaluation Report for the Beverly Hills Quadrangle (California Division of Mines and Geology [CDMG], 1998), the historically highest groundwater level in the area is approximately 10 feet or less beneath the existing ground surface. Groundwater information presented in this document is generated from data collected in the early 1900’s to the late 1990s. Based on current groundwater basin management practices, it is unlikely that groundwater levels will ever exceed the historic high levels.

Geocon Project No. W1067-06-01B - 4 - November 22, 2019 Groundwater was encountered in the current geotechnical boring at a depth of approximately 13.5 feet below existing ground surface. Groundwater was encountered in the borings drilled as part of our concurrent fault rupture hazard investigation at depths of approximately 18.4 feet and 20.1 feet in borings CC1 and CC2 (Figures A-2 & A-3), respectively. Static water levels in the fault investigation borings were measured at depths ranging from 15.2 and 15.4 feet beneath the existing ground surface.

Considering the historic high groundwater level (CDMG, 1998), the depth to groundwater encountered in the borings, and the depth of the proposed construction, groundwater will be encountered during construction. Also. it is not uncommon for groundwater levels to vary seasonally or for groundwater seepage conditions to develop where none previously existed, especially in impermeable fine-grained soils which are heavily irrigated or after seasonal rainfall. In addition, recent requirements for stormwater infiltration could result in shallower seepage conditions in the immediate site vicinity.

Proper surface drainage of irrigation and precipitation will be critical for future performance of the project. Recommendations for drainage are provided in the Surface Drainage section of this report (see Section 7.24).

6. GEOLOGIC HAZARDS

6.1 Surface Fault Rupture
The numerous faults in Southern California include active, potentially active, and inactive faults.

The criteria for these major groups are based on criteria developed by the California Geological Survey (CGS, formerly known as CDMG) for the Alquist-Priolo Earthquake Fault Zone Program (CGS, 2018a).

By definition, a Holocene-active fault is one that has had surface displacement within Holocene time (about the last 11,700 years). A potentially active fault has demonstrated surface displacement during Quaternary time (approximately the last 1.6 million years), but has had no known Holocene movement.

Faults that have not moved in the last 1.6 million years are considered inactive.

As previously indicated, we are concurrently performing a site-specific fault rupture hazard investigation for the proposed development. The preliminary results of the fault investigation indicate that Holoceneactive faults do not traverse the site. Therefore, the potential for surface rupture due to faulting occurring beneath the site during the design life of the proposed structure is considered low. However, the site is located in the seismically active Southern California region and could be subjected to moderate to strong ground shaking in the event of an earthquake on one of the many active faults in Southern California.

The faults in the vicinity of the site are shown in Figure 3, Regional Fault Map.

The closest surface trace of an active fault to the site is the West Pico Fault located approximately ¾-mile (3,800 feet) to the south-southwest (CGS, 2018b). Other nearby active faults are the Santa Monica Fault and the Hollywood Fault located approximately 1.0 mile northwest and 1.6 miles north of the site, respectively (CGS, 2018b). The active San Andreas Fault Zone is located approximately 37 miles northeast of the site (Ziony and Jones, 1989).

Geocon Project No. W1067-06-01B - 10 - November 22, 2019 Since the site is not located within the boundaries of a known oil field, the potential for the presence of methane or other volatile gases to occur at the site is considered low. However, should it be determined that a methane study is required for the proposed development it is recommended that a qualified methane consultant be retained to perform the study and provide mitigation measures as necessary.

6.9 Subsidence
Subsidence occurs when a large portion of land is displaced vertically, usually due to the withdrawal of groundwater, oil, or natural gas. Soils that are particularly subject to subsidence include those with high silt or clay content. The site is not located within an area of known ground subsidence. No large-scale extraction of groundwater, gas, oil, or geothermal energy is occurring or planned at the site or in the general site vicinity. There appears to be little or no potential for ground subsidence due to withdrawal of fluids or gases at the site.

Geocon Project No. W1067-06-01B - 12 - November 22, 2019

7.1.6 Based on these considerations, it is recommended that the proposed structure be supported on a reinforced concrete mat foundation system deriving support in the undisturbed alluvial soils at the excavation bottom. Itis recommended that the ramp and ramp walls for the subterranean parking garage be structurally supported on the mat foundation. A mat foundation is more accommodating to subgrade stabilization, waterproofing, and hydrostatic design.

All foundation excavations must be observed and approved in writing by the Geotechnical Engineer prior to placement of steel or concrete. Recommendations for the design of a mat foundation system are provided in Section 7.6 of this report.

7.1.7 Foundation uplift may be resisted by the weight of structure, as well as friction along the sides of foundations. If additional uplift resistance is required, the perimeter shoring piles may be utilized, and additional piles may be constructed within the interior of the structure.

Recommendations for uplift resistance are provided in Section 7.8 of this report

7.1.8 Excavations up to 50 feet in vertical height are anticipated for construction of the subterranean parking level, including foundation depths and dewatering systems. Due to the depth of the excavation and the proximity to the property lines, city streets and adjacent offsite structures, excavation of the subterranean parking level will likely require sloping and/or shoring measures in order to provide a stable excavation. Where shoring is required it is recommended that a soldier pile shoring system be utilized. In addition, where the proposed excavation will be deeper than and adjacent to a structure, the proposed shoring should be designed to resist the surcharge imposed by the adjacent structure. Recommendations for Temporary Excavations are provided in Section 7.18 of this report.

7.1.9 Due to the nature of the proposed design and intent for a subterranean parking level, waterproofing of subterranean walls and slabs is required. Particular care should be taken in the design and installation of waterproofing to avoid moisture problems, or actual water seepage into the structure through any normal shrinkage cracks which may develop in the concrete walls, floor slab, foundations and/or construction joints. The design and inspection of the waterproofing is not the responsibility of the geotechnical engineer. A waterproofing consultant should be retained in order to recommend a product or method, which would provide protection to subterranean walls, floor slabs and foundations.

Geocon Project No. W1067-06-01B - 15 - November 22, 2019

7.4 Temporary Dewatering

7.4.1 Groundwater was encountered a depth of approximately 13 to 15 feet below the ground surface during site exploration. Based on the conditions encountered at the time of exploration, groundwater is anticipated to be encountered during construction activities. The depth to groundwater at the time of construction can be further be verified during the installation of the initial dewatering well or shoring pile. If groundwater is present above the depth of the proposed foundation excavation, temporary dewatering will be necessary to maintain a safe working environment during excavation and construction activities.

7.4.2 It is recommended that a qualified dewatering consultant be retained to design the dewatering system and to determine the design flow rates for dewatering. Temporary dewatering may consist of perimeter wells with interior well points as well as gravel filled trenches (French drains) placed adjacent to the shoring system and interior of the site. The number and locations of the wells or French drains can be adjusted during excavation activities as necessary to collect and control any encountered seepage. The French drains will then direct the collected seepage to a sump where it will be pumped out of the excavation.

7.4.3 The embedment of perimeter shoring piles should be deepened as necessary to take into account any required excavations necessary to place an adjacent French drain system, or sub-slab drainage system, should it be deemed necessary. It is not anticipated that a perimeter French drain will be more than 24 inches in depth below the proposed excavation bottom.

If a French drain is to remain on a permanent basis, it must be lined with filter fabric to prevent soil migration into the gravel.

7.5 Grading

7.5.1 Grading is anticipated to include excavation of site soils for the subterranean levels, foundations, and utility trenches, as well as placement of backfill for walls and trenches.

7.5.2 A preconstruction conference should be held at the site prior to the beginning of grading operations with the owner, contractor, civil engineer, geotechnical engineer, and building official in attendance. Special soil handling requirements can be discussed at that time.

7.5.3 Earthwork should be observed, and compacted fill tested by representatives of Geocon West, Inc. The existing fill encountered during exploration is suitable for re-use as an engineered fill, provided any encountered oversize material (greater than 6 inches) and any encountered deleterious debris is removed.

Geocon Project No. W1067-06-01B - 18 - November 22, 2019

7.6 Mat Foundation Design

7.6.1 It is recommended that a reinforced concrete mat foundation be utilized for support of the proposed structure. The reinforced concrete mat foundation may derive support in the undisturbed alluvial soils found at the subterranean level. Foundations should be deepened as necessary to extend into satisfactory soils and must be observed and approved in writing by the Geotechnical Engineer (a representative of Geocon West, Inc.).

7.6.2 The recommended maximum allowable bearing value is 6,000 pounds per square foot (psf).

The allowable bearing pressure may be increased by up to one-third for transient loads due to wind or seismic forces.

7.6.3 It is recommended that a modulus of subgrade reaction of 175 pounds per cubic inch (pci) be utilized for the design of the mat foundation bearing in the undisturbed alluvial soils found at and below a depth of 50 feet. These values are unit values for use with a 1-foot square footing.

The modulus should be reduced in accordance with the following equation when used with larger foundations:

Kୖ =K ቂ
B+1
2B ቃ
ଶ

where: KR = reduced subgrade modulus
K = unit subgrade modulus
B = foundation width (in feet)

7.6.4 The thickness of and reinforcement for the mat foundation should be designed by the project structural engineer.

7.6.5 The proposed structure must be designed for hydrostatic pressure based on the groundwater level. The hydrostatic design will result in uplift forces on the structure that must be resisted by counterweight or structural design measures. The recommended floor slab uplift pressure to be used in design would be 62.4(H) in units of pounds per square foot (psf), where “H” is the height of the water above the bottom of the foundation in feet. For design purposes the groundwater table should be assumed to be at a depth of 10 feet below the ground surface.

Considerations for uplift resistance are provided in Section 7.8 of this report.

Geocon Project No. W1067-06-01B - 21 - November 22, 2019

7.10 Miscellaneous Foundations

7.10.1 Foundations for small outlying structures, such as block walls up to 6 feet in height, planter walls or trash enclosures, which will not be structurally supported by the proposed building, may be supported on conventional foundations deriving support on a minimum of 12 inches of newly placed engineered fill which extends laterally at least 12 inches beyond the foundation area. Where excavation and compaction cannot be performed, such as adjacent to property lines, foundations may bear in the undisturbed alluvial soils at and below a depth of 24 inches, and should be deepened as necessary to maintain a 12-inch embedment in to the recommended bearing materials.

7.10.2 If the soils exposed in the excavation bottom are soft, compaction of the soft soils will be required prior to placing steel or concrete. Compaction of the foundation excavation bottom is typically accomplished with a compaction wheel or mechanical whacker and must be observed and approved by a Geocon representative. Miscellaneous foundations may be designed for a bearing value of 1,000 psf and should be a minimum of 12 inches in width, 18 inches in depth below the lowest adjacent grade and 12 inches into the recommended bearing material. The allowable bearing pressure may be increased by up to one-third for transient loads due to wind or seismic forces.

7.10.3 Foundation excavations should be observed and approved in writing by the Geotechnical Engineer (a representative of Geocon West, Inc.), prior to the placement of reinforcing steel and concrete to verify that the excavations and exposed soil conditions are consistent with those anticipated.

7.11 Exterior Concrete Slabs-on-Grade

7.11.1 Exterior slabs, not subject to traffic loads, should be at least 4 inches thick and reinforced with No. 3 steel reinforcing bars placed 18 inches on center in both horizontal directions, positioned near the slab midpoint. Prior to construction of slabs, the upper 12 inches of subgrade should be moistened to near optimum moisture content and properly compacted to at least 90 percent relative compaction, as determined by ASTM Test Method D 1557 (latest edition). Crack control joints should be spaced at intervals not greater than 10 feet and should be constructed using saw-cuts or other methods as soon as practical following concrete placement. Crack control joints should extend a minimum depth of ¼ the slab thickness. The project structural engineer should design construction joints as necessary.

Geocon Project No. W1067-06-01B - 22 - November 22, 2019

7.11.2 Slabs-on-grade at the ground surface that may receive moisture-sensitive floor coverings or may be used to store moisture-sensitive materials should be underlain by a vapor retarder placed directly beneath the slab. The vapor retarder and acceptable permeance should be specified by the project architect or developer based on the type of floor covering that will be installed. The vapor retarder design should be consistent with the guidelines presented in Section 9.3 of the American Concrete Institute’s (ACI) Guide for Concrete Slabs that Receive Moisture-Sensitive Flooring Materials (ACI 302.2R-06) and should be installed in general conformance with ASTM E 1643 (latest edition) and the manufacturer’s recommendations.

A minimum thickness of 15 mils extruded polyolefin plastic is recommended; vapor retarders which contain recycled content or woven materials are not recommended. The vapor retarder should have a permeance of less than 0.01 perms demonstrated by testing before and after mandatory conditioning. The vapor retarder should be installed in direct contact with the concrete slab with proper perimeter seal. If the California Green Building Code requirements apply to this project, the vapor retarder should be underlain by 4 inches of clean aggregate.

It is important that the vapor retarder be puncture resistant since it will be in direct contact with angular gravel. As an alternative to the clean aggregate suggested in the Green Building Code, it is our opinion that the concrete slab-on-grade may be underlain by a vapor retarder over 4 inches of clean sand (sand equivalent greater than 30), since the sand will serve a capillary break and will minimize the potential for punctures and damage to the vapor barrier.

7.11.3 For seismic design purposes, a coefficient of friction of 0.35 may be utilized between concrete slabs and subgrade soils without a moisture barrier.

7.11.4 The recommendations of this report are intended to reduce the potential for cracking of slabs due to settlement. However, even with the incorporation of the recommendations presented herein, foundations, stucco walls, and slabs-on-grade may exhibit some cracking due to minor soil movement and/or concrete shrinkage. The occurrence of concrete shrinkage cracks is independent of the supporting soil characteristics. Their occurrence may be reduced and/or controlled by limiting the slump of the concrete, proper concrete placement and curing, and by the placement of crack control joints at periodic intervals, in particular, where re-entrant slab corners occur.

Geocon Project No. W1067-06-01B - 23 - November 22, 2019

7.12 Preliminary Pavement Recommendations

7.12.1 Where new paving is to be placed, it is recommended that all existing fill and soft, unsuitable soils be excavated and properly compacted for paving support. The client should be aware that excavation and compaction of all soft, unsuitable soils in the area of new paving is not required, however, paving constructed over existing unsuitable soils may experience increased settlement and/or cracking, and may therefore have a shorter design life and increased maintenance costs. As a minimum, the upper 12 inches of paving subgrade should be scarified, moisture conditioned near optimum moisture content, and properly compacted to at least 90 percent relative compaction, as determined by ASTM Test Method D 1557 (latest edition).

7.12.2 The following pavement sections are based on an assumed R-Value of 20. Once site grading activities are complete, it is recommended that laboratory testing confirm the properties of the soils serving as paving subgrade prior to placing pavement.

7.12.3 The Traffic Indices listed below are estimates. Geocon does not practice in the field of traffic engineering. The actual Traffic Index for each area should be determined by the project civil engineer. If pavement sections for Traffic Indices other than those listed below are required, Geocon should be contacted to provide additional recommendations. Pavement thicknesses were determined following procedures outlined in the California Highway Design Manual (Caltrans). It is anticipated that the majority of traffic will consist of automobile and large truck traffic.

PRELIMINARY PAVEMENT DESIGN SECTIONS
Location Estimated Traffic
Index (TI)
Asphalt Concrete
(inches)
Class 2 Aggregate Base
(inches)
Automobile Parking and
Driveways 4.0 3.0 4.0
Trash Truck &
Fire Lanes 7.0 4.0 12.0

7.12.4 Asphalt concrete should conform to Section 203-6 of the “Standard Specifications for Public Works Construction” (Green Book). Class 2 aggregate base materials should conform to Section 26-1.02A of the “Standard Specifications of the State of California, Department of Transportation” (Caltrans). The use of Crushed Miscellaneous Base in lieu of Class 2 aggregate base is acceptable. Crushed Miscellaneous Base should conform to Section 200-2.4 of the “Standard Specifications for Public Works Construction” (Green Book).

Geocon Project No. W1067-06-01B - 24 - November 22, 2019

7.12.5 Unless specifically designed and evaluated by the project structural engineer, where exterior concrete paving will be utilized for support of vehicles, it is recommended that the concrete be a minimum of 6 inches thick and be reinforced with No. 3 steel reinforcing bars placed 18 inches on center in both horizontal directions. Concrete paving supporting vehicular traffic should be underlain by a minimum of 12 inches properly compacted subgrade soil that is compacted to 95 percent relative compaction, as determined by ASTM Test Method D 1557 (latest edition).

7.12.6 The performance of pavements is highly dependent upon providing positive surface drainage away from the edge of pavements. Ponding of water on or adjacent to the pavement will likely result in saturation of the subgrade materials and subsequent cracking, subsidence and pavement distress. If planters are planned adjacent to paving, it is recommended that the perimeter curb be extended at least 12 inches below the bottom of the aggregate base to minimize the introduction of water beneath the paving.

7.13 Retaining Wall Design

7.13.1 The recommendations presented below are generally applicable to the design of rigid concrete or masonry retaining walls having a maximum height of 48 feet. In the event that walls significantly higher than 48 feet are planned, Geocon should be contacted for additional recommendations.

7.13.2 Retaining walls with a level backfill surface that are not restrained at the top should be designed utilizing a triangular distribution of pressure (active pressure). Restrained walls are those that are not allowed to rotate more than 0.001H (where H equals the height of the retaining portion of the wall in feet) at the top of the wall. Where walls are restrained from movement at the top, walls may be designed utilizing a triangular distribution of pressure (at-rest pressure). The table below presents recommended pressures to be used in retaining wall design, assuming that proper drainage will be maintained.

RETAINING WALL WITH LEVEL BACKFILL SURFACE

HEIGHT OF

RETAINING WALL
(Feet)

ACTIVE PRESSURE

EQUIVALENT FLUID

PRESSURE
(Pounds Per Cubic Foot)

AT-REST PRESSURE

EQUIVALENT FLUID

PRESSURE
(Pounds Per Cubic Foot)
Up to 20 37 52
Up to 35 48 57
Up to 48 57 66
8633 Wilshire Blvd. March 2023
LID Report
APPENDIX D – Master Covenant and Agreement

RECORDING REQUESTED BY
AND MAIL TO:

COUNTY OF LOS ANGELES

DEPARTMENT OF PUBLIC WORKS

BUILDING AND SAFETY DIVISION
900 S. FREMONT AVENUE, 3RD FLOOR
ALHAMBRA, CA 91803-1331
Space a

COVENANT AND AGREEMENT

REGARDING THE MAINTENANCE OF LOW IMPACT DEVELOPMENT (LID) & NATIONAL POLLUTANTS DISCHARGE ELIMINATION SYSTEM (NPDES) BMPs The undersigned, ________________________________________ ("Owner"), hereby certifies that it owns the real property described as follows ("Subject Property"), located in the County of Los Angeles, State of California:

LEGAL DESCRIPTION
________TRACT NO._____ __________LOT NO._____________________________________ ADDRESS: ____________________________________________________________________________________________________________ 1 Section 4.106.4 (LID), and the National Pollutant
Discharge Elimination System (NPDES) permit. The following post-construction BMP features have been installed on the Subject Property:

Porous pavement
Cistern/rain barrel
Infiltration trench/pit
Bioretention or biofiltration
Rain garden/planter box
Disconnect impervious surfaces
Dry Well
Storage containers
Landscape and landscape irrigation
Green roof
Other _____________________________________________________________________________________________________________ ____________________________________________________________________________________________________________ The location, including GPS x-y coordinates, and type of each post-construction BMP feature installed on the Subject Property is identified on the site diagram attached hereto as Exhibit 1.

Owner hereby covenants and agrees to maintain the above-described post-construction BMP features in a good and operable condition at all times, and in accordance with the LID/NPDES Maintenance Guidelines, attached hereto as Exhibit 2.

Owner further covenants and agrees that the above-described post-construction BMP features shall not be removed from the Subject Property unless and until they have been replaced with other post-constru Code, Title 31.

Owner further covenants and agrees to maintain all drainage devices located within his or her property in good condition and operable condition at all times.

Owner further covenants and agrees that if Owner hereafter sells the Subject Property, Owner shall provide printed educational materials to the buyer regarding the post-construction BMP features that are located on the Subject Property, including the type(s) and location(s) of all such features, and instructions for properly maintaining all such features.

Owner makes this Covenant and Agreement on behalf of itself and its successors and assigns. This Covenant and Agreement shall run with the Subject Property and shall be binding upon Owner, future owners, and their heirs, successors and assignees, and shall continue in effect until the release of this Covenant and Agreement by the County of Los Angeles, in its sole discretion.

Owner(s):

By:_________________________________ Date:_________________________________ By:_________________________________ Date:_________________________________ (PLEASE ATTACH NOTARY)
FOR DEPARTMENT USE ONLY:

MUST BE APPROVED BY COUNTY OF LOS ANGELES BUILDING AND SAFETY DIVISION PRIOR TO RECORDING. APPROVED BY: Date (Print Name) (Signature)
A notary public or other officer completing the attached certificate verifies only the identity of the individual who signed the document to which the certificate is attached, and not the truthfulness, accuracy, or validity of that document.

Kevin B Tyson 5827-008-034 3
2214 North Windsor Avenue. Altadena, CA 91001 x
Contech CDS unit, Contech 36" Diameter Perforated Underground Retention System and catch basin insert filters.

John Hanks 4334-014-042

CALIFORNIA ALL-PURPOSE ACKNOWLEDGEMENT
******************************* Space Below This Line For Notary’s Use ******************************* A notary public or other officer completing this
certificate verifies only the identity of the individual who signed the document to which this certificate
is attached, and not the truthfulness, accuracy, or
validity of that document.

State of }
}
County of }
On _______________________ before me, _____________________________________ (Insert Name of Notary Public and Title)
personally appeared ____________________________________________________________________, who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf on which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Signature _________________________ (Seal)
Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document.

Description of attached document
Title or type of document: _______________________________________________________________________ _____________________________________________________________________________________________ _____________________________________________________________________________________________ Document Date: ____________________________________________ Number of Pages:_______________ Signer(s) Other than Named Above: _______________________________________________________________ 8633 Wilshire Blvd. March 2023
LID Report
APPENDIX E – Operations and Maintenance

FILTRATION PLANTER BOXES
WITH A 3” MULCH LAYER
The maintenance program will include the following key components:

Filtration planters remove stormwater pollutants through a combination of overland flow through vegetation, surface detention, and filtration through soil. Frequent inspection and maintenance is required until vegetation becomes established. Thereafter, routine maintenance requirements are considered minimal.

Typical routine maintenance consists of the following:

1. Inspect soil and plantings. Remove weeds prune vegetation and replenish mulch as needed. Clear any obstructions and remove any accumulation of sediment.

2. Inspect side slopes for evidence of instability or erosion and correct as necessary.

3. Observe soil at the bottom of the ponding area for uniform percolation throughout. If portions of the area do not drain within 48 hours after the end of a storm, the soil should be tilled and replanted. Remove any debris or accumulated sediment.

4. Examine the vegetation to insure that it is healthy and dense enough to provide filtering and to protect soils from erosion. Confirm that irrigation is adequate and not excessive. Replace dead plants and remove invasive vegetation.

5. Abate any potential vectors by filling holes in the ground and around the ponding area. If mosquito larvae are present and persistent, contact the County Vector Control District for information and advice. Mosquito larvicides should be applied only when absolutely necessary and then only by a licensed individual or contractor.

MAINTENANCE LOG:

Keep a log of all inspection and maintenance performed on the catch basins, trench drains, filters and planter box filtration system. Keep this log on-site. 8633 Wilshire Blvd. March 2023
LID Report
APPENDIX F – Reference Drawings

NOT FOR CONSTRUCTION
LD
DS
2000707 3/15/2023 12:05:19 PM

TITLE BLOCK
ARCH E
XX.X1
8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022 1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022 2 CUP/ ZTA SET - COMMENT
RESPONSES 3
01/20/2023 3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/2023
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Consultants:

Issued For:

Architect:
8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071

TITLE SHEET
C0.01 C
LD
DS
2000707
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

TITLE SHEET
C0.01
LD
DS
2000707 3/15/2023 12:05:19 PM

TITLE BLOCK
ARCH E
XX.X1
8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022 1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022 2 CUP/ ZTA SET - COMMENT
RESPONSES 3
01/20/2023 3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/2023
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Consultants:

Issued For:

Architect:
8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071

SURVEY (FOR

REFERENCE
ONLY)
C1.00
LD
DS
2000707
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

SURVEY (FOR

REFERENCE
ONLY)
C1.00
CARSON RD ℄ WILSHIRE BLVD ℄ NOT FOR CONSTRUCTION
LD
DS
2000707 3/15/2023 12:05:19 PM

TITLE BLOCK
ARCH E
XX.X1
8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022 1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022 2 CUP/ ZTA SET - COMMENT
RESPONSES 3
01/20/2023 3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/2023
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Consultants:

Issued For:

Architect:
8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071

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XX.X1
8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022 1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022 2 CUP/ ZTA SET - COMMENT
RESPONSES 3
01/20/2023 3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/2023
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8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071
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8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022 1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022 2 CUP/ ZTA SET - COMMENT
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01/20/2023 3 75% CD - PLAN CHECK

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03/31/2023
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8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071

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XX.X1
8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022 1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022 2 CUP/ ZTA SET - COMMENT
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01/20/2023 3 75% CD - PLAN CHECK

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03/31/2023
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Architect:
8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071

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8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
No.: Description: Date:
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CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022 1 CUP/ ZTA SET - COMMENT
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12/09/2022 2 CUP/ ZTA SET - COMMENT
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01/20/2023 3 75% CD - PLAN CHECK

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8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071

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XX.X1
8633 WILSHIRE BLVD

BEVERLY HILLS,
CA 90211
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022 1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022 2 CUP/ ZTA SET - COMMENT
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01/20/2023 3 75% CD - PLAN CHECK

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03/31/2023
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Consultants:

Issued For:

Architect:
8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071

CIVIL DETAILS
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UP
01 02 03 04 05 06
A
B
D
C

OFFICE SPACE

ELECTRICAL ROOM

SCE TRANSFORMER RM

LOADING - VAN ONLY
LOBBY

ELEVATOR ELEVATOR LOBBY
STAIR 1

OFFICE SPACE

MENS RESTROOM WOMENS RESTROOM
JC

ELEC ROOM
STAIR 2
PARKING BAY 1 PARKING BAY 2 - ADA

PARKING DRIVEWAY

EXHAUST SHAFT

SUPPLY SHAFT

TRASH ROOM
FEC
FEC
FE
FE
FE
WV
CW

KEY NOTES
4"W STACK UP & DOWN.
3"V RISER UP & DOWN.
2"CW RISER UP & DOWN.
4"W, 3"V AND 2"CW CAPPED WITH SHUT-OFF VALVE FOR FUTURE TENANT.

VENT STUB-OUT TO BE INSTALLED AT 12'-6" A.F.F. AND WASTE TO BE INSTALLED AT +11'-0" A.F.F.
1 1/2"CW CAPPED WITH SHUT-OFF VALVE FOR FUTURE TENANT.
4"W, 3"V, AND 2" CW UP & DOWN.
1 1/2" HW RISER UP & DOWN. 3/4" HW TO LAVS.
3/4" HWR RISER UP & DOWN.
2" FILL LINE AT REMOTE FILL STATION.
(3) VENTS, (2) FUEL RETURNS, AND (1) FUEL SUPPLY RISERS FROM FUEL TANK, UP & DOWN.
8"SD DROP AND SPILL INTO PLANTER (10,050 SF).

ELECTRIC WATER HEATER ABOVE MOP SINK SUPPORTED ON HOLDRITE PLATFORM. ROUTE T&P VALVE INTO MOP SINK.
8"SD & OD UP.
8"OD DROP AND SPILL ON GRADE AT (+)1'-6" A.F.G. (8,855 SF).

CONVERT 3"SPD TO GRAVITY LINE AND TIE INTO 8"SD.
1 2
3 4
5 6
1 2
8 4
6 7
7 3
8 9
9 10
10 3"SD UP 11
11 EWH
1 ET
1 CP
1 12
12 SD
OD
8"ø
8"ø
13 13
14 14
1 1/2" IRR UP
1 1/2" IRR DN
TD-1
P3.01
1 SPD
15 15
3"SPD DN
engineering
EXP. 06/30/24
NO. 27994

M E C HA N I C A L

REG ISTERED PROFESS IONAL

ENG INEER

STAT E OF CA L I FORN IA
MA
R
K

V I NCENT T SUKA
M
O
T
O
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Consultants:

Issued For:

Architect:
8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071
0 Project#: 21-8633-001
3050 N. Hollywood Way
tel: 818.508.6300 fax: 818.508.7050
www.arceng.net
Burbank, CA 91505
3/29/2023 11:24:48 AM3/16" = 1'-0"
ARC
ARC
220570

PLUMBING PLAN -
LEVEL 01
P2.01
8633 WILSHIRE BLVD

BEVERLY HILLS, CA
90211
SCALE: 3/16" = 1'-0"
PLUMBING PLAN - LEVEL 01
1 No.: Description: Date:
50% DD 06/24/2022
100% DD 08/05/2022
50% CD 10/19/2022
75% CD 12/09/2022
3" RD&OD-1
(750 SF)
3" RD&OD-1
(50 SF)
3" RD&OD-1
(860 SF)
3" RD&OD-1
(540 SF)
4" RD&OD-1
(1,020 SF)
4" RD&OD-1
(1,020 SF)
3" RD&OD-1
(770 SF)
3" RD&OD-1
(765 SF)
3" RD&OD-1
(530 SF)
3" PD-1
(190 SF)
3" PD-1
(185 SF)
4" RD&OD-1
(1,340 SF)
4" RD&OD-1
(1,210 SF)
3" AD-1
(210 SF)
3" AD-1
(300 SF)
3" AD-1
(310 SF)
SD
OD
SD
OD
SD
OD
SD
OD
SD
SD
OD
SD
OD
6"ø
6"ø
6"ø
6"ø
4"ø
4"ø
6"ø
6"ø 6"ø
6"ø
4"ø
4"ø
8"ø
8"ø
8"OD DROP AND SPILL
ON GRADE AT (+)1'-6"
A.F.G. (8,855 SF).
8"SD DROP AND SPILL
INTO PLANTER (11,050 SF)
(2,150 SF)
(1,775 SF) 4"ø
(1,400 SF) 4"ø
(2,525 SF)
(3,595 SF)
(3,220 SF)
4"ø
4"ø
(1,295 SF)
(1,295 SF)
(2,065 SF)
(2,065 SF)
(3,085 SF)
(3,085 SF)
(6,680 SF)
(6,305 SF)
(2,550 SF)
(2,550 SF)
(8,850 SF)
(9,230 SF)
3"ø 3"ø (610 SF)
(820 SF)
8"ø
(11,050 SF)
SPD
3"ø
2"ø
2"ø
4"ø
4"ø
SD
3"ø
(1,000 SF)
8"ø
(10,230 SF)

SHUT OFF AND

CHECK VALVES
TD-1
(1,000 SF)
(1,000 SF)
SLOPE @ 1%
(1,000 SF)
SLOPE @ 1%
4"ø
4"ø
3"ø
3"ø
SLOPE @ 1%

1. STORM DRAIN SYSTEM IS SIZED BASED ON 3"/HR RAINFALL RATE.

GENERAL NOTES
engineering
EXP. 06/30/24
NO. 27994

M E C HA N I C A L

REG ISTERED PROFESS IONAL

ENG INEER

STAT E OF CA L I FORN IA
MA
R
K

V I NCENT T SUKA
M
O
T
O
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Consultants:

Issued For:

Architect:
8633 WILSHIRE

SKIDMORE, OWINGS & MERRILL LLP
333 SOUTH GRAND AVE, SUITE 3600
LOS ANGELES, CA 90071
0 Project#: 21-8633-001
3050 N. Hollywood Way
tel: 818.508.6300 fax: 818.508.7050
www.arceng.net
Burbank, CA 91505
3/29/2023 11:24:43 AM
Author
Checker
220570

PLUMBING RISER

DIAGRAMS
P0.22
8633 WILSHIRE BLVD

BEVERLY HILLS, CA
90211
SCALE:

Storm Drain Riser Diagram
1 SP
1&2
NONE
No.: Description: Date:
50% CD 10/19/2022
75% CD 12/09/2022
Planning Commission Report
8633 Wilshire Boulevard
August 10, 2023

ATTACHMENT M
Class 32 Exemption Report
8633 WILSHIRE BOULEVARD PROJECT UPDATE
CEQA Class 32 and Class 5
Categorical Exemptions Report
Lead Agency:

CITY OF BEVERLY HILLS
455 North Rexford Drive
Beverly Hills, CA 90210
Contact: Judy Gutierrez
[email protected]
310.285.1192
Prepared by:

MICHAEL BAKER INTERNATIONAL
5 Hutton Centre Drive, Suite 500
Santa Ana, CA 92707
Contact: Kristen Bogue
[email protected]
949.855.5747
August 2, 2023
JN 193676
This document is designed for double-sided printing to conserve natural resources. 8633 Wilshire Boulevard Project Update
CEQA Class 32 and Class 5 Categorical Exemptions Report August 2023 i City of Beverly Hills

TABLE OF CONTENTS
I. Introduction ...................................................................................................................1 II. Project Location And Setting.........................................................................................2 Project Location ...................................................................................................................................2 Existing Site Conditions......................................................................................................................2 III. Project Description ........................................................................................................5 IV. Class 32 Exemption Criteria Analysis..........................................................................14 Criterion (a).........................................................................................................................................14 Criterion (b).........................................................................................................................................21 Criterion (c).........................................................................................................................................21 Criterion (d).........................................................................................................................................21 A. Traffic................................................................................................................................21 B. Noise..................................................................................................................................26 C. Air Quality ........................................................................................................................34 D. Greenhouse Gas Emissions..........................................................................................48 E. Water Quality ...................................................................................................................53 Criterion (e).........................................................................................................................................54 V. Class 5 Exemption Criteria Analysis............................................................................54 VI. Exceptions to Categorical Exemptions Analysis.............................................................55 Criterion (a).........................................................................................................................................55 Criterion (b).........................................................................................................................................55 Criterion (c).........................................................................................................................................56 Criterion (d).........................................................................................................................................56 Criterion (e).........................................................................................................................................57 Criterion (f) .........................................................................................................................................57 VII. Conclusion ......................................................................................................................58 VIII References.......................................................................................................................59 List of Exhibits
Exhibit 1 Regional Vicinity...............................................................................................................................3 Exhibit 2 Site Vicinity........................................................................................................................................4 Exhibit 3a Floor Plan – Ground Floor...........................................................................................................6 Exhibit 3b Floor Plan – Second Floor ...........................................................................................................7 Exhibit 3c Floor Plan – Third Floor...............................................................................................................8 8633 Wilshire Boulevard Project Update
CEQA Class 32 and Class 5 Categorical Exemptions Report August 2023 ii City of Beverly Hills
Exhibit 3d Floor Plan – Penthouse.................................................................................................................9 Exhibit 3e Floor Plan – Roof.........................................................................................................................10 Exhibit 3f Floor Plan – First Level Basement.............................................................................................11 Exhibit 3g Floor Plan – Second Level Basement........................................................................................12 List of Tables
Table 1 Existing and Proposed Building Square Footages....................................................................5 Table 2 Beverly Hills General Plan Project Consistency Analysis......................................................14 Table 3 Rooftop Uses Floor Area Consistency Analysis.....................................................................21 Table 4 Project Trip Generation .............................................................................................................23 Table 5 Existing Ambient Noise Level ..................................................................................................28 Table 6 Maximum Noise Levels Generated by Construction Equipment........................................29 Table 7 Maximum Noise Levels Generated by Parking Lots.............................................................31 Table 8 Typical Vibration Levels for Construction Equipment.........................................................33 Table 9 South Coast Air Quality Management District Emissions Thresholds...............................35 Table 10 Short-Term Construction Emissions .......................................................................................39 Table 11 Long-Term Operational Air Emissions...................................................................................41 Table 12 Localized Significance of Construction Emissions................................................................46 Table 13 Estimated Greenhouse Gas Emissions....................................................................................49 Table 14 Project Consistency with the 2022 Scoping Plan: AB 52 Inventory Sectors......................51 Table 15 Project Consistency with Applicable Goals and
Policies of the Beverly Hills General Plan and Sustainable City Plan .................................51 Appendices
Appendix A Trip Generation Analysis/Parking Analysis
Appendix B Noise Memorandum
Appendix C Air Quality Memorandum
Appendix D GHG Memorandum
Appendix E Will Serve Letters
8633 Wilshire Boulevard Project Update
CEQA Class 32 and Class 5 Categorical Exemptions Report August 2023 1 City of Beverly Hills

CATEGORICAL EXEMPTIONS REPORT
This report serves as the technical documentation of an environmental analysis performed by Michael Baker International (Michael Baker) for the 8633 Wilshire Boulevard Project Update (project) in the City of Beverly Hills (City). 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) Guidelines Section 15332 and a Class 5 CE under CEQA Guidelines Section 15305.

On July 23, 2020, the Beverly Hills Planning Commission approved 8633 Wilshire Boulevard Development Plan and Minor Accommodation (PL 1900379) (2020 Project) to allow the construction of a new three-story commercial building with rooftop uses and a Minor Accommodation to allow improvements in the setback area required between nonresidential and residential sites as necessary to accommodate building code requirements. At this time, the City determined that the 2020 Project was exempt from CEQA under a Class 32 CE pursuant to CEQA Guidelines Section 15332. Since this time, the 2020 Project has undergone slight modifications, including removal of retail uses, minor modifications to the overall building and rooftop uses, as well as a proposed alternative parking facility (the subject of this update to the 2020 CE Report). It is acknowledged that as part of these modifications, the project requires a Zone Text Amendment (ZTA) to redefine an “alternative parking facility” per the City’s Municipal Code. As such, this CE Report has been updated to document the revised project’s consistency with a Class 32 CE, as well as a Class 5 CE (applicable to the ZTA).

The following report provides an introduction, project description, and evaluation of the project’s consistency with the requirements for Class 32 and Class 5 CEs.

I. INTRODUCTION
CEQA Guidelines Section 15332 states that:

Class 32 consists of projects characterized as in-fill development meeting the conditions described in this section. (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.

CEQA Guidelines Section 15305 states that:

Class 5 consists of minor alterations in land use limitations in areas with an average slope of less than 20%, which do not result in any changes in land use or density, including but not limited to:
(a) Minor lot line adjustments, side yard, and set back variances not resulting in the creation of any new parcel; 8633 Wilshire Boulevard Project Update
CEQA Class 32 and Class 5 Categorical Exemptions Report August 2023 2 City of Beverly Hills
(b) Issuance of minor encroachment permits;
(c) Reversion to acreage in accordance with the Subdivision Map Act.

II. PROJECT LOCATION AND SETTING

PROJECT LOCATION
The City is roughly 5.7 square miles in the southwestern portion of Los Angeles County (County), approximately 8.5 miles northwest of Downtown Los Angeles; refer to Exhibit 1, Regional Vicinity.

Surrounding jurisdictions include the City of Los Angeles along all sides and the City of West Hollywood to the west.

The project site is located in the southeast area of the City at 8633 Wilshire Boulevard. As shown on Exhibit 2, Site Vicinity, the site encompasses approximately 12,783 square feet of lot area bordered to the south by Wilshire Boulevard and to the west by North Carson Road. Surrounding land uses generally include single-family residential uses to the north and commercial uses to the east, south, and west. Regional access to the site is provided via State Route 2 (SR-2; Santa Monica Boulevard), Interstate 10 (I-10), State Route 187 (SR-187; Venice Boulevard), and Interstate 405 (I-405). Local access to the site is provided via Wilshire Boulevard and North Carson Road.

EXISTING SITE CONDITIONS
The project site is developed with one existing commercial building. The approximately 6,877-gross square foot commercial building was previously the Bru’s Wiffle (restaurant) and is currently vacant.1

The existing building is one story (approximately 25 feet in height to the highest point of the decorative feature). An existing 18-space surface parking lot is situated at the rear of the building with ingress/egress provided via North Carson Road. The project site is currently designated Low Density General Commercial and zoned Commercial (C-3) with a Mixed Use Overlay Zone, allowing a 2.0 floor area ratio (FAR) and 45-foot maximum building height with an additional 15 feet permitted for rooftop uses.2,3

1 “Gross” (square feet) is used to describe the total area of enclosed space measured from the exterior walls of a building, including unusable spaces (e.g., areas between walls, structural columns, or shafts); “net” (square feet) is used to describe the total area of enclosed space measured from the inside finished surface of surrounding walls that is available for furnishing, equipment, and personnel and excludes any areas listed as exempt per BHMC Section 10-3-100. 2 City of Beverly Hills, General Plan Land Use Designations - City of Beverly Hills, January 25, 2022, https://www.beverlyhills.org/cbhfiles/storage/files/1807037749744115284/Landuse_11x17_20220125.pdf, accessed February 2, 2023 3 City of Beverly Hills, Zoning Map – City of Beverly Hills, October 05, 2021, https://www.beverlyhills.org/cbhfiles/storage/files/159992164172431006/Zoning_11_17_Final20211005.pdf, accessed February 2, 2023.
8633 Wilshire Boulevard Project Update
Exhibit 1
Regional Vicinity 05/2023 JN 193676

NOT TO SCALE

P A C I F I C

O C E A N
Pyramid
Lake
Lake
Piru
Castaic
Lake
ORANGE
COUNTY

VENTURA
COUNTY

LOS ANGELES
COUNTY
KERN
COUNTY
101
101
1 1
2 1
5 5
5 126
118 118
241
142
134
261
133
138
138
138
405
405
605
710
110
110
10 10
210
210
210
10 405
23 2
14 14
18 23
23 27
55 91
90 90
57 60
60 30
71 22
Upland
Pomona
Chino
Palmdale
Lancaster
Pasadena
Alhambra
Monterey
Park
Pico
Rivera
Downey
South
Gate
Compton
Carson
Hawthorne
Inglewood
Culver
City
Santa
Monica
Beverly
Hills
Sherman
Oaks
Van
Nuys
Hollywood
Bellflower
Lakewood
Arcadia
Monrovia Azuza
Claremont
San
Dimas
West
Covina
La Habra
Heights
Brea
Walnut
Covina Baldwin
Park
Whittier
La
Mirada
Burbank
Pacoima
Glendale
Los
Angeles
Torrance
San
Pedro
Long
Beach
Huntington
Beach
Newport
Beach
Santa
Ana
Costa
Mesa
Garden
Grove
Anaheim
Tustin
Orange
Fullerton
Yorba
Linda
Irvine
Lake
Forest
Fillmore Piru
Moorpark
Thousand
Oaks
Simi
Valley
Castaic
Gorman
Lebec
Santa
Clarita
Sylmar
Agoura Hills Woodland
Hills
Canoga
Park
Chatsworth
Westlake
Village
Calabasas
Malibu
Palos
Verdes
Estates
Redondo Beach
Manhattan Beach
El Segundo
Playa Del Rey
Project Site
8633 Wilshire Boulevard Project Update
Exhibit 2
Site Vicinity
Source: Google Earth Pro, May 2020

WILSHIRE BLVD CARSON RD

WILLAMAM DR

STANLEY DR
05/2023 JN 193676

NOT TO SCALE

PROJECT SITE
8633 Wilshire Boulevard Project Update
CEQA Class 32 and Class 5 Categorical Exemptions Report August 2023 5 City of Beverly Hills
Surrounding uses adjacent to the project site include commercial and residential uses. The project site is located within walking distance of single-family homes and apartments, as well as offices, retail stores, restaurants, and other commercial businesses along Wilshire Boulevard.

III. PROJECT DESCRIPTION
The proposed project would involve demolishing the existing single-story commercial building and surface parking lot and constructing an approximately 61,542-gross square foot (25,566-net square foot) commercial building with three floors of office space, a rooftop penthouse, and two levels of basement parking; refer to Exhibits 3a through 3g, Floor Plans. The roof top would feature a penthouse lunch room (approximately 2,531 net square feet) and an outdoor terrace (approximately 5,649 net square feet) with canopy covered areas. The basement parking levels would encompass approximately 22,457 gross/net square feet (11,228.29 square feet per level) and accommodate 76 fully automated parking spaces with bicycle racks on the first basement level. Table 1, Existing and Proposed Building Square Footages, details existing and proposed building square footages, both in gross and net square feet.

Table 1
Existing and Proposed Building Square Footages
Floor Area Gross Square Feet Net Square Feet
Existing Condition
Vacant Structure – 8635 Wilshire Boulevard 6,877 n/a
Total Floor Area – Existing Condition 6,877 n/a
Proposed Project
Ground Floor 11,304 6,104
Second Floor 11,478 10,171
Third Floor 11,478 9,291
Two-Level Basement Parking1 (11,228.29 square feet per level) 22,457 0 Enclosed Penthouse Roof 4,825 0
Total Floor Area – Proposed Project2 61,542 25,566
Total Change in Square Footage 54,665 n/a
Note:

1. Basement parking would be fully automated.

2. Basement parking and rooftop penthouse are exempt from netfloor area calculation based on the City’s definition of “floor area”; refer to BHMC Section 10-3-100.

New facilities would include office space as well as ancillary facilities, such as an elevator lobby, elevators, stairs, and restrooms are also proposed. Additionally, the rooftop penthouse would have an employee-only dining area (no food service other than vending machines are proposed in this area).

Outside patios are proposed on the second and third floor, as well as the rooftop penthouse. 8633 Wilshire Boulevard Project Update
Exhibit 3a
Ground Floor
Source: Skidmore, Owings & Merrill LLP, April 2023

NOT TO SCALE
05/2023 JN 193676
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Issued For:

NOT FOR

CONSTRUC
As indicated
Author
Checker
220570

FLOOR PL
LEVEL 01
No.: Description:
100% SCHEMATIC DESIG

CUP REVIEW DRAWINGS

CUP/ ZTA SET
50% DD
100% DD

CUP/ ZTA SET - COMMEN

RESPONSES
50% CD
75% CD DRAFT
75% CD
1 CUP/ ZTA SET - COMMEN
RESPONSES 2
3 75% CD - PLAN CHECK

COMMENT RESPONSES
4 CUP/ ZTA SET - COMMEN
RESPONSES 4
5 ARCHITECTURAL COMM

CONDITIONS OF APPRO

RESPONSES
UP
01 02 03 04 05 06
A
B
D
C
10'-0" 32'-0" 32'-0" 32'-0" 32'-0"
22'-0" 32'-0" 32'-0"
A5.01
01 A5.02
03 A5.01
03 A5.02
01 6' - 0" ARCHITECTURAL CMU FENCE PER 10-3-2420 D

PLANTER WALL
LID

BIOFILTRATION PLANTER
10'-0"
20'-0"

REQUIRED &

PROPOSED

REAR SETBACK

REQUIRED & PROPOSED
3RD LEVEL SETBACK
24'-0"
12'-8" 13'-0"
24'-0"

EXTERIOR
EGRESS
PATH
1010 1011 1012 1013 1014 1015
1016
1017
1020
1021
1022
1023
1024
1025
1018
1019
8'-0" 9'-0" 8'-0"
ST - 101
ST - 102
ST - 103
107 108
109
111
104
106
105
2HR RATED CHAISE

FOR FUEL LINES
2HR RATED CHAISE

FOR FUEL LINES

FUEL CABINET

OFFICE SPACE
EX-1001 EX-1002 EX-1003
110
EX-1007 EX-1006
1001
1002
EX-1008

ELECTRICAL ROOM

SCE TRANSFORMER RM

LOADING - VAN ONLY
LOBBY

ELEVATOR ELEVATOR LOBBY
STAIR 1

OFFICE SPACE MENS RESTROOM WOMENS RESTROOM
JC

ELEC ROOM
STAIR 2
PARKING BAY 1 PARKING BAY 2 - ADA

PARKING DRIVEWAY

EXHAUST SHAFT

SUPPLY SHAFT

TRASH ROOM
112
113
3'-0"
3'-0"
8'-0" 6'-0 1/2"
8'-11 3/4" 10'-0"
EX-1005
EX-1009
1003

ENTRY PEDESTAL, KONX
BOX MODEL #3200 SERIES
FEC
FEC
FE
FE
FE

ENTRY PEDESTAL
A1.03
01 PHYSICAL SEPARATION BETWEEN

CIRCULATION PATH AND VEHICULAR
TRAFFIC PER CBC 11B-250.1.

TOP OF RAMP LANDING IS 4" ABOVE

VIHECLE DRIVE WAY
21'-11 3/4"
17'-0 1/2"
19'-0"
8"

EDGE OF BUILDING STUCTURE

ALIGNS WITH PROPERTY LINE ON

WEST AND SOUTH

EXIT PASSAGEWAY EXIT PASSAGEWAY

1.2% SLOPE
8'-0" 8'-0"

ACCESS AISLE ACCESS AISLE

1.1% SLOPE

EMBEDDED STAINLESS STEEL

CONTRASTING STRIPE
NOTE:

THE ADJACENT SFR PROPERTY
128 S CARSON RD HAS A 25'

FRONT YARD SETBACK
EX-1004
90'-0"
FRONT YARD = 25'-0"
3' - 0" MAX ARCHITECTURAL CMU FENCE
3'-0"
1:12 SLOPE

ARCHITECTURAL CMU FENCE CONSTRUCTED TO
MAX ALLOWED HEIGHT PER 10-3-1953 C

SLOPESLOPE

TRANSITION
2'-0" 26'-0"

TRANSITION
2'-0"
2'-0"

TRANSITION
2'-0"
13'-0"

TRANSITION
2'-0"
IF THIS SHEET IS NOT 36"x48", IT IS A REDUCED PRINT - SCALE ACCORDINGLY 2" 1" 1/2" 1/4" 0
SCALE: 3/16" = 1'-0"
FLOOR PLAN - LEVEL 01 01
3 3
3 3 3
3 3
3 3
3 4
8633 Wilshire Boulevard Project Update
Exhibit 3b
Second Floor
Source: Skidmore, Owings & Merrill LLP, April 2023

NOT TO SCALE
05/2023 JN 193676
UP
01 02 03 04 05 06
A
B
D
C
10'-0" 32'-0" 32'-0" 32'-0" 32'-0"
22'-0" 32'-0" 32'-0"
A5.01
01 A5.02
03 A5.01
03 01
A5.13
01 A5.11
01 A5.14
01 A5.12
A5.02
01 10'-0"
20'-0"

REQUIRED &

PROPOSED

REAR SETBACK

REQUIRED & PROPOSED
3RD LEVEL SETBACK
2001
2002
2003
2004
2005
2006 2007 2008 2009 2010
2011
2012
2013
2014
2015 2016 2017 2018
2019
2020
2021
2022
ST - 202 203
204
205
206 207

SMOKE CONTAINMENT

TO COMPLY WITH
ESR-1136 & ICC-ES AC 77
01 A5.41
16 A5.41
2HR RATED

ENCLOSURE FOR

FUEL LINES

OFFICE SPACE

ELEVATOR LOBBY

ELEVATOR
STAIR 1

MENS RESTROOM WOMENS RESTROOM

JC VESTIBULE

ELECTRICAL ROOM

MEP SHAFT ROOM
STAIR 2

EXTERIOR TERRACE
ST - 201
2023
EX-2001
FEC
FE
FE
8"

EDGE OF BUILDING STUCTURE

ALIGNS WITH PROPERTY LINE ON

WEST AND SOUTH
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Issued For:

NOT FOR

CONSTRUCTION
IF THIS SHEET IS NOT 36"x48", IT IS A REDUCED PRINT - SCALE ACCORDINGLY 2" 1" 1/2" 1/4" 0
As indicated
Author
Checker
220570

FLOOR PLAN -
LEVEL 02
A2.02
SCALE: 3/16" = 1'-0"
FLOOR PLAN - LEVEL 02 01
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022

CUP/ ZTA SET - COMMENT

RESPONSES
09/27/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022
1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022
3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/2023
4 CUP/ ZTA SET - COMMENT
RESPONSES 4
04/14/2023
5 ARCHITECTURAL COMMISSION

CONDITIONS OF APPROVAL

RESPONSES
04/20/2023
8633 Wilshire Boulevard Project Update
Exhibit 3c
Third Floor
Source: Skidmore, Owings & Merrill LLP, April 2023

NOT TO SCALE
05/2023 JN 193676
01 02 03 04 05 06
A
B
D
C
10'-0" 32'-0" 32'-0" 32'-0" 32'-0"
22'-0" 32'-0" 32'-0"
A5.01
01 A5.02
03 A5.01
03 01
A5.13
01 A5.11
01 A5.14
01 A5.12
A5.02
01 10'-0"
20'-0"

REQUIRED &

PROPOSED

REAR SETBACK

REQUIRED & PROPOSED
3RD LEVEL SETBACK
3001
3002
3003
3004
3005
3006
3009
3008
3007
3011 3012 3013 3014 3015
3016
3017
3018
3019
3020
3021 3022 3023 3024
3025
3026
3027
SIM
ST - 302 303
305
304 306 307

SMOKE CONTAINMENT

TO COMPLY WITH
ESR-1136 & ICC-ES AC 77
STAIR 2 MEP SHAFT

ELEC RM

MENS RESTROOM WOMENS RESTROOM

OFFICE SPACE

ELEVATOR
STAIR 1

ELEVATOR LOBBBY

EXTERIOR TERRACE

EXTERIOR TERRACE
2HR RATED

ENCLOSURE FOR

FUEL LINES
JC
ST - 301
EX-3002
EX-3001
3028
3029
EX-3003
FE
FE
FEC

PLANTER
2'-0"
8"

EDGE OF BUILDING STUCTURE

ALIGNS WITH PROPERTY LINE ON

WEST AND SOUTH
88'-4 7/16"
4 5
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Issued For:

NOT FOR

CONSTRUCTION
IF THIS SHEET IS NOT 36"x48", IT IS A REDUCED PRINT - SCALE ACCORDINGLY 2" 1" 1/2" 1/4" 0
As indicated
Author
Checker
220570

FLOOR PLAN -
LEVEL 03
A2.03
SCALE: 3/16" = 1'-0"
FLOOR PLAN - LEVEL 03 01
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022

CUP/ ZTA SET - COMMENT

RESPONSES
09/27/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022
1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022
2 CUP/ ZTA SET - COMMENT
RESPONSES 3
01/20/2023
3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/2023
4 CUP/ ZTA SET - COMMENT
RESPONSES 4
04/14/2023
5 ARCHITECTURAL COMMISSION

CONDITIONS OF APPROVAL

RESPONSES
04/20/2023
8633 Wilshire Boulevard Project Update
Exhibit 3d
Penthouse
Source: Skidmore, Owings & Merrill LLP, April 2023

NOT TO SCALE
05/2023 JN 193676
SCALE: 0
01 02 03 04 05 06
A
B
D
C

PAINTED STEEL CANOPY,

EXTENT ABOVE
10'-0" 32'-0" 32'-0" 32'-0" 32'-0"
22'-0" 32'-0" 32'-0"
A5.01
01 A5.02
03 A5.01
03 01
A5.13
01 A5.11
01 A5.14
01 A5.12
A5.02
01 10'-0"
20'-0"

REQUIRED &

PROPOSED

REAR SETBACK

REQUIRED & PROPOSED
3RD LEVEL SETBACK
4001
4004 4003 4002
4005
4006
4007
4008
4009
4010
4011 4012 4013 4014 4015 4016 4017 4018 4019 4020 4021
ST - 402 405
406 407
404
408

VERTICAL LADDER FOR

HIGH ROOF ACCESS
2'-0"

SMOKE CONTAINMENT

TO COMPLY WITH
ESR-1136 & ICC-ES AC 77

INTERIOR LUNCHROOM

MENS RESTROOM WOMENS RESTROOM

ELEVATOR CTRL RM

MEP SHAFT
STAIR 2
STAIR 1

EMERGENCY ELEC RM

ELEC RM

GENERATOR ROOM

ELEVATOR LOBBY

ELEVATOR
JC

MECHANICAL ROOM

EXTERIOR TERRACE LUNCHROOM

PLANTER

PLANTER

PLANTER
EX-4001
EX-4002
EX-4006 EX-4007
ST - 401
409
4022 4023 4024 4025 4026
4027
4028
4029
4030
4031
4032
4033
4035 4034
EX-4003 EX-4005
EX-4004
FEC
FE
FE
FE
FE

DEDICATED OUTDOOR

AIR SUPPLY UNIT

EXHAUST

FAN EXHAUST
FAN

EXHAUST
FAN

EXHAUST
FAN

CONDENSER
UNIT

CONDENSER
UNIT

CONDENSER
UNIT

CONDENSER
UNIT
FUEL
TANK
CLEAR
3'-0" 3'-4"
13'-4"

ROOF, NOT OCCUPIED

PLANTER - LOW

PLANTER - HIGH
8"

EDGE OF BUILDING STUCTURE

ALIGNS WITH PROPERTY LINE ON

WEST AND SOUTH
26'-3 1/4"
4 31'-8 5/8"
4 21'-0 1/4"
4 7'-8 3/4"
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Issued For:

NOT FOR

CONSTRUCTION
IF THIS SHEET IS NOT 36"x48", IT IS A REDUCED PRINT - SCALE ACCORDINGLY 2" 1" 1/2" 1/4" 0
As indicated
Author
Checker
220570

ROOF PLAN -
LEVEL 04 / ROOF
A2.04
SCALE: 3/16" = 1'-0"
ROOF PLAN - ROOF 01
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022

CUP/ ZTA SET - COMMENT

RESPONSES
09/27/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022
1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/2022
2 CUP/ ZTA SET - COMMENT
RESPONSES 3
01/20/2023
3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/2023
4 CUP/ ZTA SET - COMMENT
RESPONSES 4
04/14/2023
5 ARCHITECTURAL COMMISSION

CONDITIONS OF APPROVAL

RESPONSES
04/20/2023
5 8633 Wilshire Boulevard Project Update
Exhibit 3e
Roof
Source: Skidmore, Owings & Merrill LLP, April 2023

NOT TO SCALE
05/2023 JN 193676
SCALE: 0
01 02 03 04 05 06
A
B
D
C
A5.01
01 A5.02
03 A5.01
03 01
A5.13
01 A5.11
01 A5.14
01 A5.12
10'-0" 32'-0" 32'-0" 32'-0" 32'-0"
22'-0" 32'-0" 32'-0"

ELEVATOR

OVERRUN
PV
PANELS

NOT IN SCOPE

PAINTED STEEL
CANOPY
A5.02
01 ROOF DECK BELOW
10'-0"
20'-0"

REQUIRED &

PROPOSED

REAR SETBACK

REQUIRED & PROPOSED
3RD LEVEL SETBACK
01 A5.15
11 A5.15
6'-0"
6'-0"
6'-0" 6'-0"
6'-0"
6'-0"

VERTICAL LADDER FOR HIGH

ROOF ACCESS

CONTRASTING YELLOW SAFETY WARNING

STRIPE FUSED TO PVC ROOFING
(6' - 0" FROM EDGE OF LOW PARAPET)

PLANTER
BELOW

OPEN GRATING
GT-1

OPEN GRATING
GT-1
8"

EDGE OF BUILDING STRUCTURE

ALIGNS WITH PROPERTY LINE ON

WEST AND SOUTH

ALLOW ACCESS FOR

DRAIN MAINTENANCE, TYP
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Issued For:

NOT FOR

CONSTRUCTION
IF THIS SHEET IS NOT 36"x48", IT IS A REDUCED PRINT - SCALE ACCORDINGLY 2" 1" 1/2" 1/4" 0
As indicated
Author
Checker
220570

ROOF PLAN -

HIGH ROOF
A2.0
SCALE: 3/16" = 1'-0"
ROOF PLAN - HIGH ROOF 01
No.: Description: Date:

CUP/ ZTA SET 06/10/202
50% DD 06/24/202
100% DD 07/29/202

CUP/ ZTA SET - COMMENT

RESPONSES
09/27/202
50% CD 10/21/202
75% CD DRAFT 11/18/202
75% CD 12/09/202
1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/202
2 CUP/ ZTA SET - COMMENT
RESPONSES 3
01/20/202
3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/202
4 CUP/ ZTA SET - COMMENT
RESPONSES 4
04/14/202
5 ARCHITECTURAL COMMISSION

CONDITIONS OF APPROVAL

RESPONSES
04/20/202
8633 Wilshire Boulevard Project Update
Exhibit 3f
First Level Basement
Source: Skidmore, Owings & Merrill LLP, April 2023

NOT TO SCALE
05/2023 JN 193676

ROTATION
AREA

ROTATION
AREA

ROTATION
AREA
01 02 03 04 05 06
A
B
D
C
10'-0" 32'-0" 32'-0" 32'-0" 32'-0"
22'-0" 32'-0" 32'-0"
01 A5.13
01 A5.11
01 A5.14
01 A5.12

BELOW GRADE STRUCTURE

LANDSCAPE SET BACK
>8' BELOW GRADE
2'-0"
CLEAR
2'-8 3/4"

BACKFLOW PREVENTER
6'-0"
FENCE

WITH GATE
FENCE

WITH GATE,

MOVABLE BETWEEN GRID B AND C
BIKE

STORAGE
(10)
B104
ST - B102 ST - B101
B103
B105
B106
B107

SUPPLY SHAFT

EXHAUST SHAFT

PARKING STORAGE
STAIR 2
STAIR 1

ELEVATOR PIT

CIRCULATION

CIRCULATION

CIRCULATION
2HR RATED

ENCLOSURE FOR

FUEL LINES
FE FE
VRC
SHAFT
VRC
SHAFT
2'-0"

EDGE OF BUILDING STUCTURE

ALIGNS WITH PROPERTY LINE ON

WEST AND SOUTH

MINIMAL POINT OF ENTRY
(MPOE) ROOM
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Issued For:

NOT FOR

CONSTRUCTION
IF THIS SHEET IS NOT 36"x48", IT IS A REDUCED PRINT - SCALE ACCORDINGLY 2" 1" 1/2" 1/4" 0
As indicated
Author
Checker
220570

FLOOR PLAN -
LEVEL B1
A2.0B1
SCALE: 3/16" = 1'-0"
FLOOR PLAN - LEVEL B1 01
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/2021
CUP REVIEW DRAWINGS 03/04/2022
CUP/ ZTA SET 06/10/2022
50% DD 06/24/2022
100% DD 07/29/2022

CUP/ ZTA SET - COMMENT

RESPONSES
09/27/2022
50% CD 10/21/2022
75% CD DRAFT 11/18/2022
75% CD 12/09/2022
3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/2023
4 CUP/ ZTA SET - COMMENT
RESPONSES 4
04/14/2023
5 ARCHITECTURAL COMMISSION

CONDITIONS OF APPROVAL

RESPONSES
04/20/2023
8633 Wilshire Boulevard Project Update
Exhibit 3g
Second Level Basement
Source: Skidmore, Owings & Merrill LLP, April 2023

NOT TO SCALE
05/2023 JN 193676
AREA

ROTATION ROTATION
AREA

ROTATION
AREA
01 02 03 04 05 06
A
B
D
C
10'-0" 32'-0" 32'-0" 32'-0" 32'-0"
22'-0" 32'-0" 32'-0"
01 A5.13
01 A5.11
01 A5.14
01 A5.12
6'-0"

BELOW GRADE STRUCTURE

LANDSCAPE SET BACK
>8' BELOW GRADE
FENCE

WITH GATE
ST - B202
B207
B206
ST - B201
B205
ST - B204 ST - B203

SUPPLY SHAFT

EXHAUST SHAFT
STAIR 2

MAINTENANCE BAY

STORAGE ROOM
STAIR 1

VESTIBULE

FUEL TANK ROOM

PARKING STORAGE
VRC
PIT
VRC
PIT

PIT DRAIN, TYP
RE: PLUMBING
FE FE
FE

EDGE OF BUILDING STUCTURE

ALIGNS WITH PROPERTY LINE ON

WEST AND SOUTH
10'-3"
5'-3"
4'-9 3/4"
2'-0"

CHAINLINK FENCE WITH

SLIDNG GATE
Project No.:

Drawn By:

Checked By:

Scale:

Sheet No.:

Sheet Name:

Seal & Signature:

Key Plan:

Issued For:

NOT FOR

CONSTRUCTION
IF THIS SHEET IS NOT 36"x48", IT IS A REDUCED PRINT - SCALE ACCORDINGLY 2" 1" 1/2" 1/4" 0
As indicated
Author
Checker
220570

FLOOR PLAN -
LEVEL B2
A2.0B
SCALE: 3/16" = 1'-0"
FLOOR PLAN - LEVEL B2 01
No.: Description: Date:
100% SCHEMATIC DESIGN 11/19/20
CUP REVIEW DRAWINGS 03/04/20
CUP/ ZTA SET 06/10/20
50% DD 06/24/20
100% DD 07/29/20

CUP/ ZTA SET - COMMENT

RESPONSES
09/27/20
50% CD 10/21/20
75% CD DRAFT 11/18/20
75% CD 12/09/20
1 CUP/ ZTA SET - COMMENT
RESPONSES 2
12/09/20
3 75% CD - PLAN CHECK

COMMENT RESPONSES
03/31/20
4 CUP/ ZTA SET - COMMENT
RESPONSES 4
04/14/20
5 ARCHITECTURAL COMMISSION

CONDITIONS OF APPROVAL

RESPONSES
04/20/20
8633 Wilshire Boulevard Project Update
CEQA Class 32 and Class 5 Categorical Exemptions Report August 2023 13 City of Beverly Hills
The proposed office spaces would operate from 8:00 a.m. to 6:00 p.m. daily. The proposed rooftop penthouse and balcony areas that are adjacent to residential uses would operate from 9:00 a.m. to 8:00 p.m. daily. Further, the project site is located in a commercial-residential transition area and would be subject to the hour restrictions laid out in Beverly Hills Municipal Code (BHMC) Section 10-3.1956, Commercial-Residential Transition; General Operational Requirements. As detailed under BHMC Section 10- 3-1956, commercial operational hours are restricted to 7:00 a.m. to 10:00 p.m. on weekdays, and 9:00 a.m. to 10:00 p.m. on weekends; refer to Criterion (a) below. Any operations outside of such hours would require an extended hours permit.

The project proposes to install a fully automated parking system. The parking management operation would include one attendant available at all times when the parking system is in use. A parking management contract would be required to be in place that would ensure a temporary parking attendant who is familiar with the system to cover the fulltime parking attendant any time a break is required.

Pursuant to BHMC Sections 10-3-2726 and 10-3-3107(A)(1)(b), the proposed building would be constructed to a height of 43 feet, with an additional 14 feet, 6 inches for rooftop appurtenances, for a total structure height of 60 feet, inclusive of elevator enclosures. The proposed building would be constructed to the project boundary on all sides with the exception of the northern boundary of the project site, which has the following setbacks: a 10-foot setback on the ground level and level two, and a 20-foot setback on level three. Pursuant to BHMC Section 10-3-1952 (B)(1), the proposed basement parking garage would have a six-foot setback from the property line. Access to the building and/or basement parking would be provided via a main pedestrian entrance along Wilshire Boulevard and a vehicular ingress/egress driveway along North Carson Road. Access to the van loading area (on the ground floor) would also be provided via North Carson Road.