Beverly Hills City Council
December 5, 2023

ATTACHMENT 7
July 13, 2023
Planning Commission Staff Report
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. Applicable Beverly Hills Municipal Code Sections and Findings B. Draft Resolution
C. Public Notices
D. Historic Resource Evaluation
E. Historic Impact Analysis
F. April 13, 2022 Cultural Heritage Commission Staff Reports G. Applicant’s Loading and Deliveries Narrative
H. Project Plans (Provided as a Separate Attachment)
Report Author and Contact Information:

Edgar Arroyo, Senior Planner
(310) 285-1138
[email protected]
Meeting Date: July 13, 2023
Subject: 9884 SOUTH SANTA MONICA BOULEVARD
Development Plan Review and Historic Incentive Permit (PL2200237) Request for a Development Plan Review and Historic Incentive Permit to allow for the rehabilitation of an existing two-story commercial building and a third story addition, along with waivers and deviations from certain development standards. 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: Impact Real Estate Group, LLC
Recommendation: Staff recommends that the Planning Commission conduct a public hearing, receive testimony on the project, adopt the attached resolution conditionally approving a Development Plan Review and Historic Incentive Permit, and find the project exempt from CEQA.

REPORT SUMMARY
The proposed project involves a request for a Development Plan Review (DPR) and Historic Incentive Permit (HIP) to allow for the rehabilitation of an existing two-story commercial building with a new third story addition at the property located at 9884 South Santa Monica Boulevard (the “project site”). The project site is an approximate 6,000 square-foot (SF) lot currently developed with a 6,288 SF commercial building and a surface parking lot with seven parking spaces. The existing commercial building, known locally as the “Darrow Office Building,” was built in 1946 and was designed by John Lautner and Douglas Honnold, architects listed on the City’s List of Master Architects. The HIP request includes deviations from Beverly Hills Municipal Code (BHMC) requirements related to the minimum dimensions for rubbish storage facilities and on-site loading space requirements. The project site is located in the City’s C-3, Commercial Zone and the MU, Mixed Use Overlay Zone.

This report details the physical context of the property and its vicinity, the requested development standard deviations, outlines the findings that are required to be made for the requested entitlements; and analyzes key project issues, which include: the proposed use of the property in relation to the adjacent uses, physical characteristics of the subject property, and discussion on Planning Commission Report
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applicable state law requirements related to parking. Based on analysis contained in this report, staff’s recommendation is to conditionally approve the project.

BACKGROUND
File Date 6/6/2022
Application Complete 5/3/2023
Subdivision Deadline N/A
CEQA Recommendation Class 1 (Existing Facilities) and Class 31 Categorical Exemption (Historical Resource Restoration/Rehabilitation) CEQA Deadline 60 days from CEQA Determination
Permit Streamlining 60 days from Determination of CEQA Exemption Applicant(s) Impact Real Estate Group, LLC
Owner(s) Impact Real Estate Group, LLC
Representative(s) Jason Somers, Crest Real Estate
Karen Mitri, Crest Real Estate
Brock DeSmit, Belzberg Architects LLP
Registered Legislative Advocates1 Jason Somers, Crest Real Estate Karen Mitri, Crest Real Estate
Prior Planning Commission Action None
Prior City Council Action None

PROPERTY AND NEIGHBORHOOD SETTING
Property Information
Address(es) 9884 South Santa Monica Boulevard
Assessor’s ID No. 4328-003-001
Zoning District C-3 – Commercial Zone
MU – Mixed Use Overlay Zone
General Plan Low Density General / Mixed Use Overlay – Commercial Existing Land Use(s) Commercial (Office)
Lot Dimensions & Area 50’ x 120’ (≈ 6,000 SF)
Year Built 1946
1 All project representatives listed here have been confirmed as registered legislative advocates in the City’s database as of Wednesday, July 5, 2023.

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Historic Resource The existing commercial building, known locally as the “Darrow Office Building,” was built in 1946 and the design of the building and site improvements are attributed to John Lautner and Douglas Honnold. A Historic Resources
Assessment (HRA) commissioned by the applicant was
prepared by Kaplan Chen Kaplan that details the
property’s eligibility for designation as a local historic landmark and inclusion on National Register of Historic Places (NRHP) and the California Register of Historical Resources (CRHR). (Attachment D).

Protected Trees/Grove None
Adjacent Zoning and Land Uses
North C-3 – Commercial Zone / MU – Mixed Use Overlay Zone (Retail, Office, and Restaurant Uses)
South C-3 – Commercial Zone / MU – Mixed Use Overlay Zone (Hotel Uses)
R-4 – Multiple Residential Zone (Apartments and
Condominiums)
East C-3 – Commercial Zone / MU – Mixed Use Overlay Zone (Hotel Uses)
West C-3 – Commercial Zone / MU – Mixed Use Overlay Zone / M-PD-5 Overlay Zone (Mixed Use Commercial/MultiFamily Residential – Under Construction) Circulation and Parking
Adjacent Street(s) South Santa Monica Boulevard and Charleville Boulevard Adjacent Alleys 15’ wide alley at rear of property
Parkways & Sidewalks South Santa Monica Boulevard Parkway – 10’ from curb face to property line
Charleville Boulevard Parkway – 10’ from curb face to
property line
Parking Restrictions South Santa Monica Boulevard – No Parking Anytime with painted red curb
Charleville Boulevard – No Parking Anytime on west side of street (current condition due to construction of the Rosewood Residences at 9908 South Santa Monica
Boulevard). Previously Two-hour metered parking from
8:00 A.M. to 6:00 P.M., Monday through Saturday.

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Nearest Intersection South Santa Monica Boulevard and Charleville Boulevard Circulation Element South Santa Monica Boulevard – Arterial Street Charleville Boulevard – Local Street
Project Site and Neighborhood Character
The project site is a 6,000 SF rectangular lot located on the southeast corner of South Santa Monica Boulevard and Charleville Boulevard (Fig. 1), within the City’s C-3, Commercial Zone and MU, Mixed Use Overlay Zone. The project site is currently developed with an existing 6,288 SF, two-story commercial building, built in 1946, with a height of approximately 24’ and surface parking lot with seven parking spaces. The existing building and site improvements were designed by John Lautner and Douglas Honnold, notable architects listed on the City’s List of Master Architects.
2 The existing building is currently vacant and was previously used for retail and service commercial uses on the ground floor and medical uses on the second floor. Vehicular access to the site is currently provided through a 15’-0” wide alley located at the rear of the property accessed from Charleville Boulevard.

Fig. 1: Project Site and Vicinity Map
Source: Google Earth Pro Aerial Imagery
The areas surrounding the project site are characterized by existing commercial and residential uses. The areas located to the north of the project site along South Santa Monica Boulevard are developed with one- and two-story commercial buildings that consisting of retail, restaurant, and 2 The current List of Local Master Architects is available online at https://www.beverlyhills.org/cbhfiles/storage/files/96555667244227986/MasterArchitectList_Version4-1_active.pdf Planning Commission Report
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general and medical office uses within the City’s C-3 Zone and the MU Overlay Zone. To the south of the site are two-story apartments and condominium buildings located within the R-4, Multiple Residential Zone. To the east of the site is the Peninsula Hotel, an existing four-story hotel with rooftop uses. Lastly, to the west of the project site across from Charleville Boulevard is the future site of the Rosewood Residences, a new four-story mixed use building currently under construction at the former location of the Friars Club.

PROJECT DESCRIPTION
The proposed project consists of the rehabilitation of an existing two-story commercial building and the construction of a new third story at 9884 South Santa Monica Boulevard. The existing commercial building, known locally as the “Darrow Office Building,” was built in 1946 and was designed by John Lautner and Douglas Honnold, architects listed on the City’s List of Master Architects. While the original building permit lists Douglas Honnold as the architect of the building, the design of the building is primarily attributed to John Lautner, the firm’s design associate.

As detailed on the Historic Resources Evaluation (Attachment D) commissioned by the applicant and prepared by Kaplan Chen Kaplan, a historic resources consultant, John Lautner is considered one of Southern California’s most significant architects of the 20th century, having designed 113 structures that were constructed throughout the region. Of these 113 structures, 64 of these buildings are currently listed on the National Register of Historic Places. In 1944, Lautner joined the architectural firm of Douglas Honnold as a design associate, later establishing his own practice in the 1950s. The existing Darrow Office Building (Fig. 2) and associated site improvements at the project site were designed by Lautner during his time at Honnold’s firm and represent an excellent example of Late Modern architectural style. As detailed in the Impact Analysis (Attachment E) that was also prepared by Kaplan Chen Kaplan, the building’s original character-defining design features are mostly intact and include:
• Sculptural and geometric massing of building’s three visible elevations • Brick and stucco on exterior elevations
• Fins on front elevation
• Vertical windows on front upper elevation
• Ground level storefront/entry assemblies on front elevation • Band of windows under canopy on ground level of front and side elevations • Bank of louvers on upper level of side and rear elevations • Stairway on side elevation
• Brick wall along the side elevation
• Canted sliding doors with wood frame and glazing under louvers • Light court on party wall side of building
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Fig. 2: Existing Building at Corner of South Santa Monica and Charleville Source: Google StreetView
The applicant seeks to rehabilitate the existing building and original architectural features that were designed by Lautner, in adherence to the Secretary of the Interior’s Standards for Rehabilitation (SOI Standards). Additionally, the applicant seeks to construct a new 1,404 SF third story addition over the existing building to provide additional office space on the property and an outdoor terrace that would face South Santa Monica Boulevard and Charleville Boulevard. The new third floor addition would increase the existing height of the building by approximately 15’-3”, from a height of 23’-9” to a proposed height of 38’-0”. Pursuant to BHMC §10-3-2726, the maximum allowable height for properties within the C-3 Zone is 45’-0”, with a maximum of three stories allowed. The proposed project is designed in compliance with these standards. Interior improvements include the addition of required elevators and stair shafts to provide access to all existing and proposed floors of the building, as required by building code; these elements are exempt from counting against the allowable floor area ratio (FAR) for the site. While the proposed third story addition would be 1,404 SF in area, the overall project results in a 765 SF net increase in floor area as a result of floor area reductions on the existing first and second floor to provide the aforementioned building-code required elevators and access stairs on each level. This results in a total floor area of 7,053 SF and a proposed FAR of 1.17. Pursuant to BHMC §10-3-2745, the maximum allowable FAR on C-3 zoned properties is 2.0, which results in a maximum allowable floor area of 12,000 SF (6,000 SF site area x 2.0 = 12,000 SF). The project is designed in compliance with the applicable floor area requirements.

The development standards for properties in the C-3 zone allow for construction of a building to the property line, with no applicable front, side, or rear setback. Along South Santa Monica Boulevard frontage (north), the proposed project plans (Attachment H) show that the existing first and second floors of the building are set back approximately 5’-0” from the front property line.

Along Charleville Boulevard (west), the existing building is designed with a 4’-9” setback from the street side property line, with the building’s distinctive architectural fins projecting over an existing Planning Commission Report
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planter bed on the ground floor along this elevation. A roof overhang projects over the existing setback areas along both the north and west elevations. To the east side, the building is built along the side property on both the first and second floors. Lastly, the existing building maintains a setback of approximately 38’-6” from the rear property line to the south.

Fig. 3: Rendering of Building from South Santa Monica Blvd.

Source: Belzberg Architects
The new third story addition is proposed within the footprint of the second floor and would not extend beyond the footprint of the existing building. The new third floor addition would have a north side setback of approximately 16’-6” along South Santa Monica Boulevard, an 8’-9” setback to the west along Charleville Boulevard, a zero setback along the east side property line, and a rear setback of 44’-6”. Along the east side property line, the existing solid building wall abutting the neighboring building at the Peninsula Hotel would be extended where the new third story and terrace is proposed screen this building programing from neighboring review (Fig. 3). As viewed from South Santa Monica Boulevard, the project site abuts an existing three-story building on the Peninsula Hotel property with an approximate height of 32’-0”. This neighboring building is also built to the property line on the Peninsula’s side with a solid wall that has no openings toward the project site. To the south, the project site faces a two-story bungalow building on the Peninsula’s property and the main hotel building, which is built at height of approximately 45’-0” and four stories that includes a rooftop pool and deck for use by hotel guests. The floor level of the proposed third-story addition would be built on top of the existing building roof line, at a height of 23’-9”. The building programing along the south elevation of the third-story addition primarily consists of stairs, a stair well, and a closet. The stairwell and closet are designed with solid walls and are closest to the east side property line abutting the Peninsula Hotel property. The project Planning Commission Report
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would not have a direct view of the hotel rooftop areas on the Peninsula Hotel, as the floor level of the hotel rooftop pool area begins at a height of approximately 45’-0”, which is about 21’-0” taller than the floor level of the proposed third-story addition at the project site.

The design of the third story addition is differentiated from the design of the existing building through the use of building materials that clearly distinguish the historical portion of the structure from the proposed new construction, as recommended by the SOI Standards, with exposed wood elements and full height storefront glazing on the front, street-side, and rear of the addition (Fig. 4).

Fig. 4: Rendering of Building at Corner of South Santa Monica and Charleville Source: Belzberg Architects
As part of this project, the applicant is proposing to reconfigure the existing surface parking lot located at the rear of the property to provide a new transformer for improved electrical service to the property (Fig. 5). The existing surface parking lot currently provides a total of seven (7) parking spaces for the existing building accessed from Charleville Boulevard by an existing 15’-0” wide alley. As the existing development was built in 1946, the project site is legally nonconforming as to the number of parking spaces that are otherwise required by the BHMC or the dimensions and configuration of the parking spaces. The proposal would reduce the number of parking spaces on the project site, from seven to three parking spaces, in order to accommodate the required vanaccessible handicap stall, as well as the required transformer for the project.

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Fig. 5: Site Plan
Source: Belzberg Architects
Assembly Bill (AB) 2097, which became effective on January 1, 2023, prohibits public agencies from imposing or enforcing any minimum automobile parking requirement on certain residential, commercial, or other development projects that are located within ½ mile of a major transit stop.

The project site is located within ½-mile of the future Metro Purple (D Line) Station, which is currently under construction in Century City on the northerly corner of Avenue of the Stars and Constellation Boulevard.
3 Additionally, the project site is also located within ½ mile of an intersection of two or more major bus routes that have a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods at the corner of Wilshire Boulevard and North Santa Monica Metro Local Bus Line 20 and Rapid Bus Line 720 run along Wilshire Boulevard, while Local Bus Line 4 runs along North Santa Monica Boulevard, each with stops at this intersection.4
The applicant is requesting approval of a DPR to allow for construction of the new third story and a HIP to allow for deviations of the applicable BHMC development standards related to the required dimensions for rubbish storage facilities and the siting of on-site loading spaces for the project. The City’s HIP process was established to incentivize the protection of significant historic resources by providing a process by which owners of locally designated historic landmarks may request waivers or deviations from certain development standards. Pursuant to BHMC §10-3- 3251, the following types of properties are eligible for consideration of a HIP by the Planning Commission:
3 The project site is located approximately 2,055 feet (0.39 miles) from the future Metro Purple (D Line) Station at Avenue of the Stars and Constellation Boulevard.
4 The project site is located approximately 304 feet (0.06 miles) from a Metro Local Bus Line 4 stop and 480 feet (0.09 miles) from Metro Local Bus Line 20 and Rapid Bus Line 720 stops, which intersect at the corner of Wilshire and Santa Monica Boulevard.

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A. Those properties that are designated as a local historic landmark in the City of Beverly Hills; or,
B. Any property that the Cultural Heritage Commission or the City Council has determined, at a preliminary hearing, merits formal consideration by the Cultural Heritage Commission for nomination as a landmark; provided, however, that any Historic Incentive Permit issued by the Planning Commission shall be expressly conditioned on the property's designation as a landmark by the City Council and inclusion on the City of Beverly Hills' Local Register of Historic Places.

While the subject property was designed by a master architect, the property has not yet been designated as a local historic landmark. On April 13, 2023, the Cultural Heritage Commission (CHC) previewed the proposed project and held landmark initiation proceedings and a preliminary hearing to determine the property’s eligibility as a local landmark for placement onto the Beverly Hills Register of Historic Properties. At this meeting, the CHC voted to initiate landmark proceedings and determined during the preliminary hearing that the existing building at the project site merits formal consideration as a local landmark. The CHC directed staff to bring the property forward for formal consideration by the CHC at a future date and to provide a recommendation to the City Council for designation of the property as a local landmark. Copies of these CHC reports are provided as Attachment F to this report.

Pursuant to Beverly Hills Municipal Code (BHMC) §10-3-3252, the Planning Commission may grant waivers or deviations from any development standards through the issuance of a Historic Incentive Permit (HIP). To facilitate the proposed improvements to the project site and rehabilitation of the existing Lautner-designer commercial building, that applicant is seeking Planning Commission review and approval of a HIP to allow for the project to deviate from the minimum dimensions required for rubbish storage facilities and the applicable on-site loading space requirements. The existing project site currently does not have a rubbish/trash storage room or on-site loading areas. The improvements to the site include providing a new rubbish room within the ground floor of the building, accessed directly from the parking lot to the rear, to store refuse bins inside the building and way from view of the street and sidewalk. Pursuant to BHMC §9-3-1.F, the minimum dimensions for a rubbish room are 8’ x 5’ (40 SF). The applicant is proposing to provide a 53 SF rubbish room with interior dimensions of 7’-2” x 7’-2”. The rubbish room proposed would not comply with the 8’ dimension required and seeks a deviation of this standard through the requested HIP. Additionally, the applicant is proposing to provide an area for loading within the redesigned parking lot that would be accessible to a van providing scheduled deliveries to the project site. The loading area would be located immediately behind the existing parking spaces and would measure 10’ wide by 25’ in length. While generally a project’s loading area could not be provided in an area that would block access to on-site parking areas, the applicant has provided a narrative detailing how the load area would be used to prevent from impacting access to available on-site parking (Attachment G). To minimize congestion and traffic conflicts, the applicant is proposing to have deliveries coordinated so that they occur primarily during early morning or evening hours, during non-peak office hours (before 8:00 A.M. and after 5:00 P.M.). Any deliveries occurring during peak office hours (between 8:00 A.M. and 5:00 P.M.) would need to be coordinated and approved by building management in order to better manage access to the proposed parking areas. Delivery vehicles would be allowed to utilize the loading area for a maximum of 10 minutes unless additional time for a specific delivery is needed and has Planning Commission Report
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been authorized and coordinated by building management. The requested deviation would allow for this managed loading area to be provided within the existing parking aisle, rather than as a standalone space, due to the infeasibility of provided a standalone loading space without further eliminating available on-site parking.

REQUIRED ENTITLEMENTS
As proposed, the project requires the following entitlements:
• Development Plan Review
A Development Plan Review (DPR) is required pursuant to BHMC §10-3-3100 to allow the construction of an addition that would increase the height of the building. • Historic Incentive Permit
Pursuant to Beverly Hills Municipal Code (BHMC) §10-3-3252, the Planning Commission may grant waivers or deviations from any development standards through the issuance of a Historic Incentive Permit (HIP). The subject property has not yet been granted local landmark status; however, the City Council will consider granting such status at a future public hearing. The proposed project requests the following waivers/deviations:
o BHMC §9-3-1: Minimum Dimensions for Rubbish Storage Facilities o BHMC §10-3-2741: On-Site Loading Space Requirements
GENERAL PLAN POLICIES5
The General Plan includes numerous goals and policies intended to help guide development in the city. Some of the policies relevant to the Planning Commission’s review of the project include the following:

Land Use Element Policies
• 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 2.2 – Public Streetscapes and Landscape.

Maintain and enhance the quality and health of the “green infrastructure” that contributes to the City's identity and quality of life, including its street trees, landscaped medians and parkways, parks, and open spaces, while seeking to conserve water resources. 5 Available online at https://www.beverlyhills.org/departments/communitydevelopment/longrangeplanning/generalplan/ Planning Commission Report
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• 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 2.6 – City History.

Acknowledge the City’s history of places and buildings, preserving historic sites, buildings, and districts that contribute to the City's identity while accommodating renovations of existing buildings to maintain their economic viability, provided the new construction contextually “fits” and complements the site or building. • Policy LU 15.3 – Revitalization of Vacant and Underutilized Land Promote the revitalization of distressed, underutilized, and vacant buildings to sustain economic viability, activity, and provide income for City services.

Historic Preservation Element Goals and Policies
• Policy HP 1.4 – Develop Incentives to Protect Significant Historic Resources.

Develop and fund financial and regulatory incentives to encourage the protection of historic buildings, districts, and public landmarks/monuments from demolition or significant alteration, which may include Mills Act contracts, wavier of fees, flexible development standards, conservation easements, transfer of development rights, and other incentivebased mechanisms to make preservation feasible for owners and developers.

ENVIRONMENTAL ASSESSMENT
The project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA, Public Resources Code Sections 21000 et seq.), the State CEQA Guidelines6(California Code of Regulations, Title 14, Section 15000 et seq.), and the environmental regulations of the City. Upon review, the project appears to qualify for a Class 1 Categorical Exemption (Existing Facilities) and a Class 31 Categorical Exemption (Historical Resource Restoration/Rehabilitation) in accordance with the requirements of Sections 15301 and 15331 of the state CEQA Guidelines. The Class 1 exemption is applicable to additions to existing structures that do not exceed 10,000 SF. Additionally, the Class 31 Categorical Exemption is applicable to the maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (SOI Standards).

Per an analysis conducted as part of the Impact Analysis (Attachment E), the project fully complies with SOI Standards. If the Planning Commission is able to make findings in support of approval of the project, staff recommends that the Commission find the project exempt from further review under the provisions of CEQA.
6 The CEQA Guidelines and Statute are available online at https://opr.ca.gov/ceqa/guidelines/ Planning Commission Report
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PUBLIC OUTREACH AND NOTIFICATION
TABLE 1 – PUBLIC NOTIFICATION TABLE
Type of Notice Required
Period
Actual
Period
Required
Date
Actual
Date
Notice of Pending Application
(Owners & Occupants – 500' Radius +
block-face)
Within 45
Days 39 Days 7/21/2022 7/15/2022
Adjacent Neighbors Notice
(Owners & Occupants – 100’ Radius) N/A N/A N/A N/A
Notice of Public Hearing
(Owners & Occupants – 500' Radius +
block-face)
20 Days 20 Days 6/23/2023 6/23/2023
Newspaper Notice N/A N/A N/A N/A
Property Posting 20 Days 20 Days 6/23/2023 6/23/2023
Agenda Posting 72 Hours 7 Days 7/10/2023 7/6/2023
Website (Agenda) 72 Hours 7 Days 7/10/2023 7/6/2023
Public Comment
As of the writing of this report, staff has not received any public comment related to this project.

ANALYSIS7
Project approval, conditional approval, or denial is based upon specific findings for the discretionary action 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 A to this report.

Additionally, the draft resolution provided as Attachment B contains draft language for findings that may be used to guide the Planning Commission’s deliberation on the subject project.

Secretary of the Interior’s Standards. The SOI Standards provide guidance and allow historic properties to be adapted to the changing needs of modern times, and the SOI Standards are used as the general criteria to review modifications to historic properties. The SOl Standards have purposefully been crafted to allow flexibility for historic buildings to be adapted over time in a way that allows ongoing functionality of historic buildings without unnecessarily destroying historic fabric. The SOl Standards for Rehabilitation assume that at least some repair or alteration of a historic building will be needed over time in order to provide for efficient contemporary use; however, these repairs and alterations must not damage or destroy original materials, features, or finishes that are important in defining the historic 7 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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character of the resource. There are ten guiding standards to be applied in the rehabilitation of historic properties.

In evaluating the proposed project, a Historic Resource Evaluation (Attachment D) and Impact Analysis (Attachment E) was commissioned by the project. The Historic Resource Evaluation and Impact Analysis was prepared by Kaplan Chen Kaplan, a historic preservation consultant, and detailed the condition of the existing building, its eligibility for designation as a local historic landmark, and the proposed rehabilitation and addition project’s compliance with SOI standards. The Impact Analysis concluded that the proposed project complies with the applicable SOI Standards. These reports were reviewed by the city’s Urban Designer, historic preservation staff, and the City's historic consultant, Jan Ostashay of Ostashay & Associates Consulting, as part of initiating the landmarking process in advance of the CHC’s meeting on April 13, 2022. Based on the finding in the report, the City’s consultant and staff found that the existing building remains eligible for local historic designation and the changes are in keeping with the requirements set forth in the SOI Standards, as the project will be retaining characterdefining features of the existing building.

Development Plan Review. Pursuant to BHMC §10-3-3104, 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.

The proposed project appears to meet several polices of the City’s General Plan Land Use Element, including City Places (Policy LU 2.1) through maintaining and enhancing the character of existing business districts, City History (Policy LU 2.6) through the preservation existing buildings while accommodating renovations of existing buildings to maintain their economic viability, and Revitalization of Vacant and Underutilized Land (LU 15.3) by promoting the revitalization of distressed, underutilized, and vacant buildings to sustain economic viability, activity, and provide income for City services.

As such, the proposed project is consistent with the general plan and the project site is not located in a specific plan area.
• The proposed plan will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.

The proposed project includes the rehabilitation of an existing commercial building and the construction of a 1,400 SF third story addition. The project site is located directly to the east of an active construction project at 9908 South Santa Monica Boulevard (Rosewood Residences). The project site is currently improved with an existing surface parking lot at the rear that would be used to provide construction related parking and staging of building materials and equipment on-site. The small scale of this project is not anticipated to negatively impact existing development in the area, as the project would be required to submit a construction management during plan building plan check to ensure that the proposed work would not adversely affect planned construction in the vicinity of the project site. As such, the proposed project Planning Commission Report
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would not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.
• 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 project seeks to rehabilitate an existing two-story commercial building that was designed by John Lautner and Douglas Honnold, notable architects listed on the City’s List of Local Master Architects, while providing a new third story addition of approximately 1,400 SF. The proposed addition would increase the existing height of the building by 15’-3”, resulting in a total building height of 38’-0”. The existing building line would be retained for the existing building facing South Santa Monica Boulevard and Charleville Boulevard. The new addition is proposed with a 16’-6” setback from South Santa Monica Boulevard and 8’-9” from Charleville Boulevard. The addition would result in a net floor area increase of 765 SF, for a total building floor area of 7,053 SF and an FAR of 1.17, where the development standards allow for a maximum height of 45’ and a maximum FAR of 2.0. The project would be constructed in compliance with all applicable density, height, and location requirements established for commercial development within the City’s C-3 Zone. The closest existing residential property is located over 60’ away along Durant Drive, a two-story multifamily residential property located across the street and to the south of the project site.

The request includes deviations of the development standard as part of the Historic Inventive Permit request that would facilitate the introduction of services that the existing building does not provide. The project seeks to provide an on-site loading area on a site that currently has no on-site loading areas. Similarly, the project would provide a dedicated room in the building to house rubbish storage containers where currently none are provided. These features would upgrade the existing condition of the project site while promoting the rehabilitation of an architecturally significant building in the City’s commercial area. As such, the nature, configuration, location, density, height and manner of operation of the project will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.
• The proposed plan will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.

The proposed project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) and Local Transportation Assessment (LTA) thresholds due to the small scale of the project consisting of the rehabilitation of an existing commercial building and the addition of a 1,400 SF third story. The project site is currently improved with an existing surface parking lot at the rear that would be used to provide construction related parking and staging of building materials and equipment on-site. Additionally, the project would be required to submit a construction management during plan building plan check to ensure that the proposed work would not adversely affect planned construction in the vicinity of the project site. As such, the Planning Commission Report
9884 South Santa Monica Boulevard
July 13, 2023

proposed project would not create any significant adverse traffic impacts, traffic safety hazards, pedestrian vehicle conflicts, or pedestrian safety hazards. • The proposed plan will not be detrimental to the public health, safety or general welfare.

The project site is located within a commercial area and is required to be developed to all applicable development standards, including adherence to maximum height, FAR, and the SOI Standards for rehabilitation of historic structures. The proposed project seeks to rehabilitate an existing commercial building that was built in 1946 and designed by John Lautner, a notable architect in the Southern California region that is also listed on the City’s List of Local Master Architects, and provides for future designation of the property as a local historic landmark, preserving a building possessing a unique style of architecture in the city. As such, the proposed project will not be detrimental to the public health, safety, or general welfare.

Historic Incentive Permit.

Pursuant to BHMC §10-3-3256, the Planning Commission’s review of a HIP application is based on the following findings:
• The proposed project complies with the "Secretary of The Interior's Standards For The Treatment Of Historic Properties With Guidelines For Preserving, Rehabilitating, Restoring, And Reconstructing Historic Buildings"
The proposed project complies with Standards of the Secretary of the Interiors Standards for Rehabilitation. The project provides for the rehabilitation of the existing structure and the preservation of unique architectural elements that are characterdefining features of Late Modern architecture. Deteriorated historic building features would be repaired rather than replaced unless the features are deteriorated beyond repair. Any replacement feature will be required to match the original element in design, color, texture, and other visual qualities. The new third floor addition would allow for the construction of the additional level without necessitating additions or extensions of the existing first and second floors that would cause the removal and destruction of existing architecturally significant building elements. The thoughtful design and placement of the addition keeps the design of the existing Lautnerdesigned building while facilitating the additional improvements at the project site.

Additionally, in approving a HIP, the Planning Commission shall also find that the proposed development will not have a substantial adverse impact on the following:
• The scale, massing, or character of the streetscape.

The project seeks to rehabilitate an existing two-story commercial building, while providing a new third story addition of approximately 1,400 SF. While the project would increase the existing height of the building by 15’-3”, the proposed addition is set back further than the existing building line along primary street frontages along South Santa Monica Boulevard and Charleville Boulevard. The addition is set back 16’-6” from Planning Commission Report
9884 South Santa Monica Boulevard
July 13, 2023

South Santa Monica Boulevard, where the existing structure maintains the existing 5’- 0” setback. Along Charleville Boulevard, the addition is set back 8’-9” from the side property line, where the existing building maintains an existing setback of 4’-9” along this street frontage. The proposed setbacks for the new addition orient the scale and massing of the building toward the center of the existing building and away from view of street. Additionally, rehabilitation of the existing John Lautner-designed building preserves the existing character of the streetscape by retaining an architecturally significant building along South Santa Monica Boulevard. As such, the project will not have a substantial adverse impact on the scale, massing, or character of the streetscape.
• The scale and massing of the property as viewed by neighboring properties.

The new third-story addition is proposed within the footprint of the second floor and would not extend beyond the footprint of the existing building. The new third floor addition would have a north side setback of approximately 16’-6” along South Santa Monica Boulevard, an 8’-9” setback to the west along Charleville Boulevard, a zero setback along the east side property line, and a rear setback of 44’-6”. As viewed from South Santa Monica Boulevard and Charleville Boulevard, the design of the addition orients the scale and massing of the building away from view of neighboring properties. To the east, the addition includes the extension of an existing solid building wall that abuts the neighboring three-story building on the Peninsula property that would also screen the proposed outdoor terrace on the third floor. To the south, the project site faces a two-story bungalow building on the Peninsula’s property and the main hotel building, which is built at height of approximately 45’-0” and four stories that includes a rooftop pool and deck for use by hotel guests. The floor level of the proposed third-story addition would be built on top of the existing building roof line, at a height of 23’-9”. The building programing along the south elevation of the third-story addition primarily consists of stairs, a stair well, and a closet. The stairwell and closet are designed with solid walls and are closest to the east side property line abutting the Peninsula Hotel property. The project would not have a direct view of the hotel rooftop areas on the Peninsula Hotel, as the floor level of the hotel rooftop pool area begins at a height of approximately 45’-0”, which is about 21’-0” taller than the floor level of the proposed third-story addition at the project site. As such, the project would not have a substantial adverse impact on the scale and massing of the property as viewed by neighboring properties.
• Neighbors' access to light and air.

The project site abuts the Peninsula Hotel to the east and south. The existing hotel was developed as a four-story building with a height of approximately 45’ that also includes rooftop uses and pool areas. The project would increase the height of the existing building by approximately 15’-3”, from the 23’-9” tall building that currently exists to a proposed height of 38’-0”, in compliance with the applicable maximum allowable height for development in commercial zones. In review of the provided shade and shadow study on the set of plans, shadows cast primarily during the winter month generally cast toward the street, while shadows cast from the proposed project would Planning Commission Report
9884 South Santa Monica Boulevard
July 13, 2023

be largely contained on-site, with minimal shadows after 6:00 P.M. As such, the project would not have a substantial adverse impact to neighbor’s access to light and air. • Neighbors' privacy.

As noted, the project site abuts the Peninsula Hotel to the east and south. Along the east elevation of the building abutting the hotel property, the existing building wall located at the property line would be extended, without openings to the neighboring property. This solid wall on the east elevation is designed to provide privacy to the neighboring property from working and open space areas on the third floor and outdoor terrace areas. No building programming would be visible from the east, and similarly, workers on the third-floor terrace would not be able to have a view into the hotel property. To the south, the project site faces a two-story bungalow building on the Peninsula’s property and the main hotel building, which is built at height of approximately 45’-0” and four stories that includes a rooftop pool and deck for use by hotel guests. The building programing along the south elevation of the third-story addition primarily consists of stairs, a stair well, and a closet. The project would not have a direct view of the hotel rooftop areas on the Peninsula Hotel, as the floor level of the hotel rooftop pool area begins at a height of approximately 45’-0”, which is about 21’-0” taller than the floor level of the proposed third-story addition at the project site.

As such, the project would not have a substantial adverse impact to neighbors’ privacy. • The garden quality of the city.

The project includes a new site-wide landscape plans that would improve the quality of landscaping provided facing South Santa Monica Boulevard, Charleville Boulevard, and at the rear of the property in the redesigned surface parking lot. Typically, existing commercial development along Santa Monica Boulevard is built to the property line and doesn’t provide for areas to soften the adjacent streetscape. The project would retain existing landscape planters along these street frontages to provide a buffer from pedestrians and the property, while also enhancing the quality of landscaping on-site.

As such, the proposed project will not have a substantial adverse impact on the garden quality of the city.
• The public health, safety, or welfare.

The project site is located within a commercial area and is required to be developed to all applicable development standards, including adherence to maximum height, FAR, and the SOI Standards for rehabilitation of historic structures. The proposed project seeks to rehabilitate an existing commercial building that was built in 1946 and designed by John Lautner, a notable architect in the Southern California region that is also listed on the City’s List of Local Master Architects, and provides for future designation of the property as a local historic landmark, preserving a building possessing a unique style of architecture in the city. As such, the proposed project will not be detrimental to the public health, safety, or general welfare.

Planning Commission Report
9884 South Santa Monica Boulevard
July 13, 2023

NEXT STEPS
It is recommended that the Planning Commission conduct the public hearing and adopt the attached resolution conditionally approving a Development Review and Historic Incentive Permit for the proposed project at 9884 South Santa Monica Boulevard, and find the project exempt from CEQA.

Alternatively, the Planning Commission may consider the following actions:

1. Approve the project with modified findings and/or conditions of approval.

2. Deny the project, or portions of the project, based on revised findings.

3. Direct staff or Applicant as appropriate and continue the hearing to a date (un)certain, consistent with permit processing timelines.

Report Reviewed By:

Masa Alkire, AICP
City Planner
Planning Commission Staff Report
9884 South Santa Monica Boulevard
July 13, 2023

ATTACHMENT A
Applicable Beverly Hills Municipal Code
Sections and Findings
OF JULY 13, 2023 PLANNING COMMISSION STAFF REPORT
ARTICLE 31. DEVELOPMENT PLAN REVIEW
10-3-3100: DEVELOPMENT PLAN REVIEW REQUIRED:

Notwithstanding any other provision of this Code or ordinance of the City of Beverly Hills, the following shall not be permitted to be established unless a development plan is approved pursuant to the provisions of this article establishing a development plan review procedure unless exempted pursuant to section 10-3-3101 of this article:

A. All uses involving new construction that requires the issuance of a building permit other than new construction subject to a discretionary permit under this chapter (excluding architectural review) or any other interim zoning ordinance of the City.

B. All rooftop gymnasiums and lunchrooms permitted pursuant to section 10-3-3107 of this article.

C. All projects constructed pursuant to a density bonus permit.

D. All new parking lots.

A new parking lot shall mean a parking lot established in a location not previously used for parking purposes.

E. Conversion of parking to a commercial parking lot.

Parking shall be considered to be converted to a commercial parking lot upon the initial posting of signs advertising the availability of such parking to the general public. Nothing in this subsection shall require development plan review of an existing parking lot that currently contains signage advertising the availability of parking to the general public. Signage indicating the availability of parking for patrons or employees of a commercial establishment shall not be considered to be signage advertising the availability of parking to the general public.

F. All common interest development projects, as defined in chapter 2, article 7 of this title.

G. All projects which would increase the floor area of a structure or building by two thousand five hundred (2,500) square feet or more.

H. All projects that would increase the height of a structure or building more than twenty-four (24) inches, but not exceeding the maximum height limit otherwise applicable to the zone nor resulting in an additional story, unless the addition or alteration is specified in this chapter as an element not considered when determining building height. (Ord. 18-O-2755, eff. 7-20-2018; amd. Ord. 22-O-2860, eff. 6-10-2022)
10-3-3101: EXEMPTIONS FROM DEVELOPMENT PLAN REVIEW:

The development plan review procedure required by this article shall not apply to the following:

A. Single-family residences and accessory uses permitted in single-family zones except single-family residences constructed pursuant to a density bonus permit.

B. Signs.

C. Sculptures or other types of artwork.

D. Landscaping not involving any new construction of buildings or structures on the site.

E. Facade remodeling of existing buildings or structures not increasing the square footage by two thousand five hundred (2,500) square feet or more, or the height of the building or structure.

F. Awnings.

G. Encroachment permits approved by the City Council.

H. New construction involving less than two thousand five hundred (2,500) square feet of new or additional floor area that does not increase the height of the structure or building and is not for the purpose of establishing a rooftop gymnasium or lunchroom pursuant to section 10-3-3107 of this article, or an automatic teller machine adjacent to a public right-of-way.

I. Resurfacing, restriping and similar alteration of an existing legally nonconforming surface parking facility.

J. Satellite dish antennas permitted as accessory uses pursuant to section 10-3-4503 of this chapter.

K. Wireless telecommunication antenna facilities permitted without a conditional use permit pursuant to section 10-3-4509 of this chapter. (Ord. 11-O-2615, eff. 12-16-2011)
10-3-3102: REVIEWING AUTHORITY FOR DEVELOPMENT PLAN REVIEW APPLICATIONS:

A. The Planning Commission shall be the reviewing authority for all development plan review applications involving the following:

1. Projects in the C-5 or Public Service Zone involving new construction with a floor area ratio greater than 1.5, other projects in those zones involving more than forty thousand (40,000) square feet of new or additional floor area, and projects in any other zone involving more than fifteen thousand (15,000) square feet of new or additional floor area.

2. Multi-family residential projects involving five (5) or more new units.

3. Any project requiring the granting of a variance.

4. Rooftop gymnasiums and lunchrooms in the C-3, C-R, C-3A, and C-3B Zones.

5. Any project referred to the Planning Commission by the Planning Director.

6. All common interest development projects, as defined in chapter 2, article 7 of this title.

7. Any project constructed pursuant to a density bonus permit.

The reviewing authority for all other projects subject to the provisions of this article shall be the City Planning Director or such other person that may be designated by the City Manager. The Planning Director or such other designated person may refer to the Planning Commission any project that the Director or other designated person deems appropriate for review by the commission due to the size, location, or other characteristics or impacts of the project. (Ord. 11-O-2615, eff. 12-16-2011) 10-3-3103: PUBLIC HEARING REQUIRED FOR PLANNING COMMISSION REVIEW OF DEVELOPMENT PLAN REVIEW APPLICATIONS:

A. A public hearing shall be held by the Planning Commission on all applications for which it is the reviewing authority. Noticing shall be completed in accordance with article 2.5 of this chapter and the City's public notice guidelines. A public hearing shall not be required for applications subject to review by the Director of Planning and Community Development pursuant to this article.

B. A public hearing shall be held by the City Council on all applications for which it is the reviewing authority pursuant to the procedures set forth in subsection A of this section. (Ord. 14-O-2661, eff. 6-20-2014) 10-3-3104: STANDARD OF REVIEW OF DEVELOPMENT PLAN REVIEW APPLICATIONS:

Except as provided in this section for development plans to be located in the C-5 Zone and reviewed by the Director of Planning and Community Development, the reviewing authority shall approve a development plan review application only if it makes all of the following findings:

A. The proposed plan is consistent with the general plan and any specific plans adopted for the area.

B. The proposed plan will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.

For those proposed plans to be located in the C-5 Zone that are reviewed by the Planning Commission, the commission shall consider the factors set forth in section 10-3-2021 of this chapter as part of the commission's determination regarding whether a project will promote harmonious development of the area.

C. The nature, configuration, location, density, height and manner of operation of any commercial development proposed by the plan will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.

D. The proposed plan will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.

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

In approving a development plan application, the reviewing authority may impose such conditions as it deems appropriate to protect the public health, safety and general welfare.

With regard to development plans to be located in the C-5 Zone and to be reviewed by the Director of Planning and Community Development, the review of the Director shall be ministerial and limited to whether such building conforms to the requirements of the C-5 Zone. (Ord. 11-O-2615, eff. 12-16-2011)
ARTICLE 32.5. HISTORIC INCENTIVE PERMIT
10-3-3250: PURPOSE:

This article is intended to incentivize the protection of significant historic resources by providing a process by which owners of locally designated historic landmarks may request waivers or deviations from certain development standards set forth in this code. (Ord. 14- O-2670, eff. 1-2-2015)
10-3-3251: APPLICABILITY:

The historic incentive permit shall be available only to:

A. Those properties that are designated as a local historic landmark in the city of Beverly Hills pursuant to the provisions set forth in article 32 of this chapter, or
B. Any property that the cultural heritage commission or the city council has determined, at a preliminary hearing held pursuant to subsection 10-3-3215A5 of this chapter, merits formal consideration by the cultural heritage commission for nomination as a landmark; provided, however, that any historic incentive permit issued by the planning commission pursuant to this subsection shall be expressly conditioned on the property's designation as a landmark by the city council and inclusion on the city of Beverly Hills' local register of historic places. (Ord. 15-O-2682, eff. 11-19-2015) 10-3-3252: HISTORIC INCENTIVE PERMIT ISSUED:

In addition to any other provision of this code or ordinance of the city of Beverly Hills, waivers or deviations from any development standards set forth in this code may be permitted through the issuance of a historic incentive permit approved pursuant to the provisions of this article. (Ord. 14-O-2670, eff. 1-2-2015) 10-3-3253: HISTORIC INCENTIVE PERMIT AUTHORITY:

Upon application by a property owner, in a form satisfactory to the director of community development, the reviewing authority may, if it makes the necessary findings, issue a historic incentive permit to waive or deviate from any development standard set forth in this chapter, except that no waiver or deviation shall be granted to: exceed the building height standards for the Trousdale Estates area of the city, as set forth in section 10-3-2605 of this chapter; allow construction off the level pad in the Trousdale Estates area of the city, as set forth in section 10-3-2603 of this chapter; and/or allow grading of sloped areas for the Trousdale Estates area of the city, as set forth in section 10-3-2604 of this chapter. No certificate of appropriateness shall be required for any project for which a historic incentive permit is granted pursuant to the provisions of this article. Nothing in this section, however, shall be construed to permit any waiver or deviation from land use requirements or restrictions set forth in this chapter. (Ord. 16-O-2700, eff. 4-1-2016) 10-3-3254: REVIEWING AUTHORITY:

The planning commission shall be the reviewing authority for all historic incentive permit applications. (Ord. 14-O-2670, eff. 1-2-2015) 10-3-3255: PUBLIC HEARING AND NOTICE:

The reviewing authority shall hold a public hearing concerning each application for a historic incentive permit.

Notice of any hearing held pursuant to this section shall be completed in accordance with article 2.5 of this chapter and the city's public notice guidelines. (Ord. 14-O-2670, eff. 1-2-2015) 10-3-3256: FINDINGS REQUIRED TO ISSUE A HISTORIC INCENTIVE PERMIT:

The reviewing authority shall not issue a historic incentive permit unless the reviewing authority makes the following findings:

A. The proposed project either:

1. Complies with the "Secretary Of The Interior's Standards For The Treatment Of Historic Properties With Guidelines For Preserving, Rehabilitating, Restoring, And Reconstructing Historic Buildings"; or

2. Does not demonstrate strict compliance with the "Secretary Of The Interior's Standards For The Treatment Of Historic Properties With Guidelines For Preserving, Rehabilitating, Restoring, And Reconstructing Historic Buildings", but nonetheless protects and preserves the historic and architectural qualities and the character defining features that make the property a landmark or contributing property; and
B. The proposed development will not have a substantial adverse impact on:

1. The scale, massing, or character of the streetscape,

2. The scale and massing of the property as viewed by neighboring properties,

3. Neighbors' access to light and air,

4. Neighbors' privacy,

5. The garden quality of the city, and

6. The public health, safety, or welfare. (Ord. 14-O-2670, eff. 1-2-2015) Planning Commission Staff Report
9884 South Santa Monica Boulevard
July 13, 2023

ATTACHMENT B
Draft Resolution
OF JULY 13, 2023 PLANNING COMMISSION STAFF REPORT
RESOLUTION NO.

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF BEVERLY HILLS CONDITIONALLY

APPROVING A DEVELOPMENT PLAN REVIEW AND

HISTORIC INCENTIVE PERMIT TO ALLOW FOR THE

REHABILITATION OF AN EXISTING TWO-STORY

COMMERCIAL BUILDING AND THE CONSTRUCTION

OF A NEW THIRD STORY, ALONG WITH WAIVERS AND

DEVIATIONS OF CERTAIN DEVELOPMENT
STANDARDS AT 9884 SOUTH SANTA MONICA
BOULEVARD (PL2200237)
The Planning Commission of the City of Beverly Hills hereby finds, resolves and determines as follows:

Section 1. Yaniv Tepper, on behalf of Impact Real Estate Group, LLC, (collectively the “Applicant”) has submitted an application for a Development Plan Review (DPR) and Historic Incentive Permit (HIP) to allow for the rehabilitation of an existing two-story commercial building with a new third story addition, along with deviations from certain development standards to allow for reduced minimum dimensions for rubbish storage facilities and alternative loading area requirements at 9884 South Santa Monica Boulevard (the “Project”).

Section 2. The Project consists of the rehabilitation of an existing two-story commercial building and the construction of a new third story at 9884 South Santa Monica Boulevard. The existing commercial building, known locally as the “Darrow Office Building,” was built in 1946 and was designed by John Lautner and Douglas Honnold, architects listed on the City’s List of Local Master Architects. The Project includes the construction of a new 1,404 SF third story addition over the existing building to provide additional office space on the property and an outdoor terrace that would face South Santa Monica Boulevard and Charleville Boulevard.

The new third floor addition would increase the existing height of the building by approximately 2 15’-3”, from 23’-9” to a proposed height of 38’-0”. Additional interior improvements include the addition of required elevators and stair shafts that provide access to all existing and proposed floors of the building and are exempt from counting against the allowable floor area ratio (FAR) for the site. While the proposed third story addition measures 1,404 SF, the overall Project results in a 765 SF net increase in floor area as a result of floor area reductions on the existing first and second floor to provide building-code required elevators and access stairs on each level. This results in a total floor area of 7,053 SF and a proposed FAR of 1.17. The existing structure would maintain its existing setbacks. The new third story addition is proposed within the footprint of the second floor and would not extend beyond the footprint of the existing building. The new third floor addition is proposed with a north side setback of approximately 16’-6” along South Santa Monica Boulevard, an 8’-9” setback to the west along Charleville Boulevard, a zero setback along the east side property line, and a rear setback of 44’-6”. The design of the third story addition is differentiated from the design of the existing building through the use of building materials that clearly distinguish the historical portion of the structure from the proposed new construction, with exposed wood elements and full height storefront glazing on the front, street-side, and rear of the addition. The Project includes the reconfiguration the existing surface parking lot located at the rear of the property to provide a new transformer to provide improved electrical service to the property. The existing surface parking lot currently provides a total of seven (7) parking spaces for the existing building accessed from Charleville Boulevard by an existing 15’-0” wide alley. The Project would reduce the number of parking spaces on the Project site, from seven (7) to three (3) parking spaces, in order to accommodate the required van-accessible handicap stall, as well as the required transformer for the Project. Additionally, the Project requires modifications from the following BHMC development standards:
3 • BHMC §9-3-1: Minimum Dimensions for Rubbish Storage Facilities • BHMC §10-3-2741: On-Site Loading Space Requirements
Rubbish Storage Facilities
The existing Project site currently does not have a rubbish/trash storage room or on-site loading areas. The improvements to the site include providing a new rubbish room within the ground floor of the building, accessed directly from the parking lot to the rear, to store refuse bins inside the building and way from view of the street and sidewalk. Pursuant to BHMC §9-3-

1.F, the minimum dimensions for a rubbish room are 8’ x 5’ (40 SF). The applicant is proposes to provide a 53 SF rubbish room with interior dimensions of 7’-2” x 7’-2”. The rubbish room proposed would not comply with the 8’ dimension required and seeks a deviation of this standard through the requested Historic Incentive Permit.

Loading Area
The applicant is proposing to provide an area for loading within the redesigned parking lot that would be accessible to a van providing scheduled deliveries to the Project site. The loading area would be located immediately behind the existing parking spaces and would measure 10’ wide by 25’ in length. While generally a project’s loading area could not be provided in an area that would block access to on-site parking areas, the use of this loading area would be managed to prevent from impacting access to available on-site parking. Deliveries would be managed by the property owner and would be limited to occurring during non-peak office hours to minimize congestion and traffic conflict from delivery vehicles and customer vehicles from accessing the parking lot at the same time. The requested deviation would allow for this managed loading area to be provided within the existing parking aisle, rather than as a standalone space, due 4 to the infeasibility of provided a standalone loading space without further eliminating available on-site parking.

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 Project qualifies for a Class 1 Categorical Exemption (Existing Facilities) and a Class 31 Categorical Exemption (Historical Resource Restoration/Rehabilitation) in accordance with the requirements of Section 15303 and 15331 of the State CEQA Guidelines. The Class 3 exemption is applicable to additions to existing structures that do not exceed 10,000 SF. Additionally, the Class 31 Categorical Exemption is applicable to the maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (SOI Standards).

Therefore, the Planning Commission finds the Project exempt from further review under CEQA.

Section 4. Notice of the Project and public hearing was mailed on June 23, 2023 to all property owners and residential occupants within a 500-foot radius of the property, extended to the block face. An on-site posted notice was displayed on the property beginning on June 23, 2023. On July 13, 2023, the Planning Commission considered the application at a duly noticed public hearing. Evidence, both oral and written, was presented at said hearing.

Section 5. In considering the request for approval of a Development Plan Review, pursuant to Section 10-3-3104 of the Beverly Hills Municipal Code (BHMC), the 5 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.

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

1. The proposed Project appears to meet several polices of the City’s General Plan Land Use Element, including City Places (Policy LU 2.1) through maintaining and enhancing the character of existing business districts, City History (Policy LU 2.6) through the preservation existing buildings while accommodating renovations of existing buildings to maintain their economic viability, and Revitalization of Vacant and Underutilized Land (LU 15.3) by promoting the revitalization of distressed, underutilized, and vacant buildings to sustain economic viability, activity, and provide income for City services. As such, the 6 proposed project is consistent with the general plan and the project site is not located in a specific plan area.

2. The Project includes the rehabilitation of an existing commercial building and the construction of a 1,400 SF third story addition. The project site is located directly to the east of an active construction project at 9908 South Santa Monica Boulevard (Rosewood Residences). The project site is currently improved with an existing surface parking lot at the rear that would be used to provide construction related parking and staging of building materials and equipment on-site. The small scale of this project is not anticipated to negatively impact existing development in the area, as the project would be required to submit a construction management during plan building plan check to ensure that the proposed work would not adversely affect planned construction in the vicinity of the project site. As such, the proposed project would not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.

3. The Project seeks to rehabilitate an existing two-story commercial building that was designed by John Lautner and Douglas Honnold, notable architects listed on the City’s List of Local Master Architects, while providing a new third story addition of approximately 1,400 SF. The proposed addition would increase the existing height of the building by 15’-3”, resulting in a total building height of 38’-0”. The existing building line would be retained for the existing building facing South Santa Monica Boulevard and Charleville Boulevard. The new addition is proposed with a 16’-6” setback from South Santa Monica Boulevard and 8’-9” from Charleville Boulevard. The addition would result in a net floor area increase of 765 SF, for a total building floor area of 7,053 SF and an 7 FAR of 1.17, where the development standards allow for a maximum height of 45’ and a maximum FAR of 2.0. The project would be constructed in compliance with all applicable density, height, and location requirements established for commercial development within the City’s C-3 Zone. The closest existing residential property is located over 60’ away along Durant Drive, a two-story multi-family residential property located across the street and to the south of the project site. The request includes deviations of the development standard as part of the Historic Inventive Permit request that would facilitate the introduction of services that the existing building does not provide. The project seeks to provide an on-site loading area on a site that currently has no on-site loading areas.

Similarly, the project would provide a dedicated room in the building to house rubbish storage containers where currently none are provided. These features would upgrade the existing condition of the project site while promoting the rehabilitation of an architecturally significant building in the City’s commercial area. As such, the nature, configuration, location, density, height and manner of operation of the project will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.

4. The Project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) and Local Transportation Assessment (LTA) thresholds due to the small scale of the project consisting of the rehabilitation of an existing commercial building and the addition of a 1,400 SF third story. The project site is currently improved with an existing surface parking lot at the rear that would be used to provide construction related parking and staging of building materials and equipment on-site.

Additionally, the project would be required to submit a construction management during 8 plan building plan check to ensure that the proposed work would not adversely affect planned construction in the vicinity of the project site. As such, the proposed project would not create any significant adverse traffic impacts, traffic safety hazards, pedestrian vehicle conflicts, or pedestrian safety hazards.

5. The Project site is located within a commercial area and is required to be developed to all applicable development standards, including adherence to maximum height, FAR, and the SOI Standards for rehabilitation of historic structures. The proposed project seeks to rehabilitate an existing commercial building that was built in 1946 and designed by John Lautner, a notable architect in the Southern California region that is also listed on the City’s List of Local Master Architects, and provides for future designation of the property as a local historic landmark, preserving a building possessing a unique style of architecture in the city. As such, the proposed project will not be detrimental to the public health, safety, or general welfare.

Section 7. In considering the request for approval of a Historic Incentive Permit, pursuant to Section 10-3-3252 of the Beverly Hills Municipal Code (BHMC), the Planning Commission considered whether it could make the following findings in support of the Project:

1. The proposed project complies with the "Secretary of The Interior's Standards For The Treatment Of Historic Properties With Guidelines For Preserving, Rehabilitating, Restoring, And Reconstructing Historic Buildings."

2. The proposed development will not have a substantial adverse impact on the scale, massing, or character of the streetscape.

3. The proposed development will not have a substantial adverse impact on the scale and massing of the property as viewed by neighboring properties. 9 4. The proposed development will not have a substantial adverse impact on the neighbors' access to light and air.

5. The proposed development will not have a substantial adverse impact on the neighbors' privacy.

6. The proposed development will not have a substantial adverse impact on the garden quality of the city.

7. The proposed development will not have a substantial adverse impact on the public health, safety, or welfare.

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

1. The Project complies with Standards of the Secretary of the Interiors Standards for Rehabilitation. The project provides for the rehabilitation of the existing structure and the preservation of unique architectural elements that are character-defining features of Late Modern architecture. Deteriorated historic building features would be repaired rather than replaced unless the features are deteriorated beyond repair. Any replacement feature will be required to match the original element in design, color, texture, and other visual qualities. The new third floor addition would allow for the construction of the additional level without necessitating additions or extensions of the existing first and second floor that would cause the removal and destruction of existing architecturally significant building elements. The thoughtful design and placement of the addition keeps the design of the existing Lautner-designed building while facilitating the additional improvements at the project site.
10 2. The Project seeks to rehabilitate an existing two-story commercial building, while providing a new third story addition of approximately 1,400 SF. While the project would increase the existing height of the building by 15’-3”, the proposed addition is set back further than the existing building line along primary street frontages along South Santa Monica Boulevard and Charleville Boulevard. The addition is set back 16’-6” from South Santa Monica Boulevard, where the existing structure maintains the existing 5’-0” setback. Along Charleville Boulevard, the addition is set back 8’-9” from the side property line, where the existing building maintains an existing setback of 4’-9” along this street frontage. The proposed setbacks for the new addition orient the scale and massing of the building toward the center of the existing building and away from view of street.

Additionally, rehabilitation of the existing John Lautner-designed building preserves the existing character of the streetscape by retaining an architecturally significant building along South Santa Monica Boulevard. As such, the project will not have a substantial adverse impact on the scale, massing, or character of the streetscape.

3. The new third-story addition is proposed within the footprint of the second floor and would not extend beyond the footprint of the existing building. The new third floor addition would have a north side setback of approximately 16’-6” along South Santa Monica Boulevard, an 8’-9” setback to the west along Charleville Boulevard, a zero setback along the east side property line, and a rear setback of 44’-6”. As viewed from South Santa Monica Boulevard and Charleville Boulevard, the design of the addition orients the scale and massing of the building away from view of neighboring properties.

To the east, the addition includes the extension of an existing solid building wall that abuts the neighboring three-story building on the Peninsula property that would also screen the 11 proposed outdoor terrace on the third floor. To the south, the project site faces a two-story bungalow building on the Peninsula’s property and the main hotel building, which is built at height of approximately 45’-0” and four stories that includes a rooftop pool and deck for use by hotel guests. The floor level of the proposed third-story addition would be built on top of the existing building roof line, at a height of 23’-9”. The building programing along the south elevation of the third-story addition primarily consists of stairs, a stair well, and a closet. The stairwell and closet are designed with solid walls and are closest to the east side property line abutting the Peninsula Hotel property. The Project would not have a direct view of the hotel rooftop areas on the Peninsula Hotel, as the floor level of the hotel rooftop pool area begins at a height of approximately 45’-0”, which is about 21’-0” taller than the floor level of the proposed third-story addition at the project site. As such, the project would not have a substantial adverse impact on the scale and massing of the property as viewed by neighboring properties.

4. The Project site abuts the Peninsula Hotel to the east and south. The existing hotel was developed as a four-story building with a height of approximately 45’ that also includes rooftop uses and pool areas. The project would increase the height of the existing building by approximately 15’-3”, from the 23’-9” tall building that currently exists to a proposed height of 38’-0”, in compliance with the applicable maximum allowable height for development in commercial zones. In review of the provided shade and shadow study on the set of plans, shadows cast primarily during the winter month generally cast toward the street, while shadows cast from the proposed project would be largely contained onsite, with minimal shadows after 6:00 P.M. As such, the project would not have a substantial adverse impact to neighbor’s access to light and air. 12 5. As noted, the Project site abuts the Peninsula Hotel to the east and south.

Along the east elevation of the building abutting the hotel property, the existing building wall located at the property line would be extended, without openings to the neighboring property. This solid wall on the east elevation is designed to provide privacy to the neighboring property from working and open space areas on the third floor and outdoor terrace areas. No building programming would be visible from the east, and similarly, workers on the third-floor terrace would not be able to have a view into the hotel property.

To the south, the project site faces a two-story bungalow building on the Peninsula’s property and the main hotel building, which is built at height of approximately 45’-0” and four stories that includes a rooftop pool and deck for use by hotel guests. The building programing along the south elevation of the third-story addition primarily consists of stairs, a stair well, and a closet. The project would not have a direct view of the hotel rooftop areas on the Peninsula Hotel, as the floor level of the hotel rooftop pool area begins at a height of approximately 45’-0”, which is about 21’-0” taller than the floor level of the proposed third-story addition at the project site. As such, the project would not have a substantial adverse impact to neighbors’ privacy.

6. The Project includes a new site-wide landscape plans that would improve the quality of landscaping provided facing South Santa Monica Boulevard, Charleville Boulevard, and at the rear of the property in the redesigned surface parking lot. Typically, existing commercial development along Santa Monica Boulevard is built to the property line and doesn’t provide for areas to soften the adjacent streetscape. The project would retain existing landscape planters along these street frontages to provide a buffer from pedestrians and the property, while also enhancing the quality of landscaping on-site. As 13 such, the proposed project will not have a substantial adverse impact on the garden quality of the city.

7. The Project site is located within a commercial area and is required to be developed to all applicable development standards, including adherence to maximum height, FAR, and the SOI Standards for rehabilitation of historic structures. The proposed project seeks to rehabilitate an existing commercial building that was built in 1946 and designed by John Lautner, a notable architect in the Southern California region that is also listed on the City’s List of Local Master Architects, and provides for future designation of the property as a local historic landmark, preserving a building possessing a unique style of architecture in the city. As such, the proposed project will not be detrimental to the public health, safety, or general welfare.

Section 9. Based on the foregoing, the Planning Commission hereby approves the requested Development Plan Review and Historic Incentive Permit associated with the rehabilitation of an existing two-story commercial building with a new third story addition at the property located at 9884 South Santa Monica Boulevard, subject to the following conditions:

Project-Specific Conditions

1. The Planning Commission hereby approves the requested Historic Incentive Request, which included deviations from the applicable dimensions for rubbish storage facilities and standards for on-site loading spaces. The Applicant shall provide a rubbish storage room on the first floor of the building abutting the parking lot with interior dimensions sufficient to accommodate a two (2) cubic yard refuse bin. Additionally, the Applicant shall provide one (1) on-site loading space in the surface parking lot at the rear 14 of the property available during off-peak office to facilitate deliveries to the building. The loading area shall be 10’ in width by 25’ in length.

2. This approval is for those plans submitted to the Planning Commission on July 13, 2023, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval.

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

4. Approval of the Historic Incentive Permit shall not become effective unless and until the City Council designates the subject property as a Local Historic Landmark.

5. 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.

6. Landscaping shall be maintained for the life of the Project in substantial compliance with the landscape plan included in the approved plans. Any modification to landscaping shall be subject to review and approval by the Community Development Director or his/her designee for a consistency determination with the original approval.

7. The proposed loading area shall be operated as detailed on the applicant’s Loading and Deliveries Narrative. To minimize congestion and traffic conflicts, deliveries shall be coordinated so that they occur primarily during early morning or evening hours, 15 during non-peak office hours (before 8:00 A.M. and after 5:00 P.M.). Any deliveries occurring during peak office hours (between 8:00 A.M. and 5:00 P.M.) shall be coordinated and approved by building management in order to better manage access to the proposed parking areas. Delivery vehicles shall be allowed to utilize the loading area for a maximum of 10 minutes, unless additional time for a specific delivery is needed and has been authorized and coordinated by building management. The Director of Community Development shall have the authority to provide additional operational conditions on the use of the loading area if impacts result from the proposed operation, and may refer any loading operation issued to the Planning Commission for review, if necessary.

Construction-Related Conditions

8. The Applicant shall submit a Construction Traffic Management Plan to the Community Development Department for review and such Construction Traffic Management Plan shall be approved by the City’s Traffic Engineer prior to the earlier of the issuance of a demolition or the issuance of a building permit. The Construction Management Plan shall include, at a minimum the following:
a. Written information about the construction parking arrangements and hauling activities at different stages of demolition and construction to be reviewed and approved by the Engineering Division of Public Works and the Building & Safety Department.
b. Information regarding the anticipated number of workers, the location of parking with respect to schedules of the demolition and construction period, the arrangements of deliveries, hauling activities, the length of time of 16 operation, designation of construction staging area and other pertaining information regarding construction related traffic.
c. The proposed demolition construction staging for this Project to determine the amount, appropriate routes and time of day of heavy hauling truck traffic necessary for demolition, deliveries, etc., to the subject site.

9. The Applicant shall obtain the appropriate permits from the Community Development Department for the placement of construction canopies, fences, etc., for the construction of any improvements in the public right-of-way, and for use of the public right-of-way for staging and/or hauling certain equipment and materials related to the Project.

10. The Applicant shall post the names and telephone numbers of two construction representatives for the Project and a City contact on all construction fence signs. The phone numbers shall be manned at all times during construction hours.

11. The Applicant shall remove and replace all public sidewalks adjacent to the Project site that are rendered defective as a result of Project construction, as determined by the City Engineer.

12. The Applicant shall remove and replace all curbs and gutters adjacent to the Project site that are rendered defective as a result of Project construction, as determined by the City Engineer.

13. 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 17 be removed and/or relocated unless written approval from the Public Works Department and the City Engineer (or his/her designee) is first obtained.

14. Removal and/or replacement of any street trees shall not commence unless and until the Applicant has provided the City with an improvement security to ensure the establishment of any relocated or replaced street trees. The security amount will be determined by the Director of Public Works (or his/her designee), and shall be in a form approved by the Director of Community Development.

15. 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.

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

17. 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.

18. 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.

19. The Applicant shall underground, if necessary, the utilities in adjacent streets per requirements of the Utility Company and the City.

20. Any streets surrounding the Project site that are damaged as a result of Project construction shall be repaved and restored to the street centerline. 18 21. All survey monuments, streetlights, and underground utilities, and any existing offsite improvements affected by the construction shall be re-established according to the City standards, and shall be paid for by the applicant. No privately-owned structures or improvements are permitted within the public right-of-way without an encroachment permit.

Standard Conditions

22. APPEAL. Decisions of the Planning Commission may be appealed to the City Council within fourteen (14) days of the Planning Commission action by filing a written appeal with the City Clerk. Appeal forms are available in the City Clerk’s office.

An appeal fee is required.

23. RECORDATION. This resolution approving this Development Plan Review and Density Bonus Permit shall not become effective until the owner of the Project site records a covenant, satisfactory in form and content to the City Attorney, accepting the conditions of approval set forth in this resolution. The covenant shall include a copy of this resolution as an exhibit. The Applicant shall deliver the executed covenant to the Department of Community Development within 180 days of the Planning Commission decision. At the time that the Applicant delivers the covenant to the City, the Applicant shall also provide the City with all fees necessary to record the document with the County Recorder. If the Applicant fails to deliver the executed covenant within the required 180 days, this resolution approving an amendment to the Planned Development shall be null and void and of no further effect. Notwithstanding the foregoing, the Director of Community Development may, upon a written request by the Applicant, submitted prior to the expiration of the 180-day period, grant a written waiver from the 180-day time limit for a period of no more than 180 days if, at the time of the request, the Director determines 19 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.

24. EXPIRATION. Development Plan Review and Historic Incentive Permit:

The exercise of rights granted in such approvals shall be commenced within three (3) years after the date of approval of this resolution, as provided for in BHMC §10-3-207.A., unless otherwise extended.

25. VIOLATION OF CONDITIONS: A violation of any of these conditions of approval may result in enforcement action by the City until such violation is abated or the entitlement granted herein is revoked pursuant to Section 10-3-258 of the BHMC, or its successor regulation. All costs incurred by the City as a result of abatement of a violation on the property shall be reimbursed by the party in breach of this resolution.

26. APPROVAL RUNS WITH LAND. These conditions shall run with the land and shall remain in full force for the duration of the life of the Project. ///
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20 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 13, 2023
Theresa M. Kaplan
Vice-Chair of the Planning Commission of the
City of Beverly Hills
Attest:

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

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

Masa Alkire, AICP
City Planner
Planning Commission Staff Report
9884 South Santa Monica Boulevard
July 13, 2023

ATTACHMENT C
Public Notices
OF JULY 13, 2023 PLANNING COMMISSION STAFF REPORT
9884 South Santa Monica Boulevard – Building Elevations Source: Belzberg Architects

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Pursuant to the Americans with Disabilities Act, the City of Beverly Hills will make reasonable efforts to accommodate persons with disabilities. If you require special assistance, please call (310) 285-1126 (voice) or (310) 285-6881 (TTY). Providing at least forty-eight (48) hours advance notice will help to ensure availability of services. City Hall, including the Council Chamber and Room 280A, is wheelchair accessible. The City Hall Council Chamber and Room 280A are also equipped with audio equipment for the hearing impaired.

Planning Commission Staff Report
9884 South Santa Monica Boulevard
July 13, 2023

ATTACHMENT D
Historic Resource Evaluation
OF JULY 13, 2023 PLANNING COMMISSION STAFF REPORT
9884 Santa Monica Boulevard
Beverly Hills, California
Historic Resource Evaluation
March 2, 2022

Submitted by:

Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Principal
Pam O’Connor, Architectural Historian
Table of Contents
Executive Summary 1
Summary of Research and Field Methodology 1
Regulatory Framework 2
Property Location and Setting 5
Commercial Architecture in Beverly Hills and Development History 9 Architectural Style, Building Description and History 13 John Lautner, Architect 27
Evaluation of Eligibility 33
Conclusions 38
References 39
Attachments
Attachment A: Photographs
Attachment B: Maps
Attachment C: Permits
Attachment D: Historic Aerials and Sanborn Insurance Maps Attachment E: DPR Record
Attachment F: Letter from Judith Lautner, The John Lautner Foundation Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan 1 March 2, 2022

EXECUTIVE SUMMARY
Kaplan Chen Kaplan conducted an Historic Resource Assessment of the property at 9884 Santa Monica Boulevard in the City of Beverly Hills.

The building, known as the Darrow Office Building, is an excellent example of the design philosophy and design skills of Master Architect, John Lautner. The Darrow Office Building is an excellent example of the Late Modern architectural style. It is an early example of a building incorporating sustainable features. It is also a rare extant example of a commercial office building designed by Lautner early in his career. Lautner is recognized as a master architect with many published books by architectural historians and academics as well as articles published in national and international architectural journals and magazines that feature and evaluate Lautner’s body of work. In 2016, sixtyfour residential properties designed by Lautner were formally designated for inclusion on the National Register of Historic Places.

The findings of this KCK report are the result of thorough research, field observations and building evaluations using current technical guidance from national, state, and local historic preservation agencies. Based on the data presented in the report below, the property at 9884 Santa Monica Boulevard meets the criteria to be eligible as a City of Beverly Hills Landmark, It also appears eligible for the National Register of Historic Places and the California Register of Historical Resources.

SUMMARY OF RESEARCH AND FIELD METHODOLOGY
A comprehensive methodology for researching the development history of the properties at 9884 Santa Monica Boulevard and evaluation of the research to determine potential historic eligibility included conducting the following activities:

• Field review of subject property in December 2021
• Field review of adjacent properties and area
• Photography of subject property and adjacent properties • Review of Beverly Hills Historic Resources Surveys, and related materials • Building Permit Research
• Los Angeles County Assessor data research
• Tract Map research
• Research online databases and sources
• Research Los Angeles and Beverly Hills Public Library online resources • Review of City Directories
• Review of aerial and topographic maps
• Review of Sanborn Insurance Maps
• Research online photographic databases
• Review of John Lautner histories and organizations
• Review of National Register of Historic Places registration documents • Research historic newspaper databases
• Review of publications including professional architectural publications and academic journals
• Analysis of all data and materials
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• Evaluation of property in accordance with federal, state, and local eligibility criteria
All the field data and research data were analyzed and evaluated by an architectural historian who meets the Secretary of the Interior’s Professional Qualification Standards for Historic Preservation and by an architect who meets the Professional Qualification Standards for Historic Architect.

REGULATORY FRAMEWORK
The importance of historic resources has been recognized by federal, state, and local governments through programs and legislation that identify and recognize buildings, structures, object, landscapes, and districts that possess historic significance.

California Environmental Quality Act
The California Environmental Quality Act (CEQA) considers historical resources part of the environment. A project that may cause a substantial adverse effect on the significance of an historical resource may have a significant effect on the environment. A property that is eligible for listing in the California Register of Historical Resources, is listed in a local register of historical resources, or has been identified as historically significant in an historic resources survey that meets specific criteria is considered a historical resource under CEQA.

To determine if a property is a potential historical resource, it must be evaluated for its eligibility for inclusion on the National Register of Historic Places, the California Register of Historical Resources and/or as a local historical resource.

National Register of Historic Places
The National Historic Preservation Act (NHPA) of 1966 established the National Register of Historic Places (National Register) as an authoritative guide “used by Federal, State, and local governments, private groups and citizens to identify the Nation’s cultural resources and indicate what properties should be afforded protection from destruction or impairment.”1
Buildings, districts, sites and structures may be eligible for listing in the National Register if they possess significance at the national, state or local level in American history, culture, architecture or archeology, and in general, are over 50 years old. Significance is evaluated using established criteria:

A. Are associated with events that have made a significant contribution to the broad patterns of our history; or
B. Are associated with the lives of persons significant in our past; or C. Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
D. Yield, or may be likely to yield, information important in prehistory or history. 136 Code of Federal Regulations, Section 60.

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Significance of Association. National Register Bulletin 32, Guidelines for Evaluating and Documenting Properties Associated with Significant Persons, provides guidance on evaluating potential historic association with people who have “made contributions or played a role that can be justified as significant.” For association with leaders or prominent families it is necessary “to explain their significant accomplishments” and they “must be compared to those of others who were active, successful, prosperous, or influential in the same field.” Most properties nominated for associations with significant persons also are nominated for other reasons and a majority of properties nominated under the association criterion are also significant in the area of architecture or for the area in which the individual(s) achieved recognition.

National Register Bulletin 32 adds that “the fact that we value certain professions, or the contributions of certain groups historically does not mean that every property associated with or used by a member of that group is significant. “Associations with “one or more individuals in a particular profession, economic or social class, or ethnic group will not automatically qualify a property.” The contribution must be distinctive: “it is not enough to show that an individual has acquired wealth, run a successful business, or held public office, unless any of these accomplishments, or their number or combination, is a significant achievement in the community in comparison with the activities and accomplishments of others.”
Integrity. Properties may be eligible for inclusion on the National Register as individual resources and/or as contributors to an historic district. National Register Bulletin 15: How to Apply National Register Criteria for Evaluation states that in addition to meeting at least one of the four criteria, a resource should be evaluated to assess its integrity. For individual resources to qualify for inclusion they must represent an important aspect of an area’s history and possess integrity. An historic district must retain integrity as a whole, “the majority of the components that make up the district’s historic character must possess integrity even if they are individually undistinguished.” The seven aspects of integrity are location, design, feeling, association, setting, workmanship and materials. To “retain historic integrity a property will always possess several, and usually most, of the aspects.” For a resource to be evaluated as significant for its design, a “property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique.”
Historic Context. A resource must also be significant within an historic context. National Register Bulletin 15 states that an historic context explains “those patterns, themes, or trends in history by which a specific…property or site is understood and its meaning…is made clear.” To be determined eligible for listing on the National Register a property must possess significance within a historic context and possess integrity.

California Register of Historical Resources
The California Register, based on the National Register, is the “authoritative guide to be used by state and local agencies, private groups, and citizens to identify the state’s historical resources and indicate which properties are to be protected.” A building, site, structure, object, or historic district may be eligible for inclusion on the California Register if it meets one or more of the following criteria:

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States

2. It is associated with the lives of persons important to local, California, or national history

3. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values

4. It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.

California Office of Historic Preservation Technical Assistance Series #6, California Register and National Register: A Comparison states that in addition to meeting one of the criteria of significance, a resource must “retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance” and “integrity is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association.” Historical resources that “have been rehabilitated or restored may be evaluated for listing.” Series 6 guidance also states, “Alterations over time to a resource or historic changes in its use may themselves have historical, cultural, or architectural significance.” Historical resources that do not retain sufficient integrity to qualify for the National Register may still be eligible for listing in the California Register: “a resource that has lost its historic character or appearance may still have sufficient integrity for the California Register if it maintains the potential to yield significant scientific or historical information or specific data.”2
City of Beverly Hills Landmark Designation Criteria
An eligible property may be nominated and designated as a City of Beverly Hills landmark if it satisfies the following requirements.

A. A landmark must satisfy all of the following requirements:

1. It is at least forty five (45) years of age, or is a property of extraordinary significance;

2. It possesses high artistic or aesthetic value, and embodies the distinctive characteristics of an architectural style or architectural type or architectural period;

3. It retains substantial integrity from its period of significance; and

4. It has continued historic value to the community such that its designation as a landmark is reasonable and necessary to promote and further the purposes of this article.

B. In addition to the requirements set forth in subsection A of this section, a landmark must satisfy at least one of the following requirements:
2 California Office of Historic Preservation Technical Assistance Series #6: California Register and National Register: A Comparison, p. 3.

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1. It is listed on the national register of historic places;

2. It is an exceptional work by a master architect;

3. It is an exceptional work that was owned and occupied by a person of great importance and was directly connected to a momentous event in the person's endeavors or the history of the nation. For purposes of this subsection B3, personal events such as birth, death, marriage, social interaction, and the like shall not be deemed to be momentous;

4. It is an exceptional property that was owned and occupied by a person of great local prominence;

5. It is an iconic property; or

6. The landmark designation procedure is initiated, or expressly agreed to, by the owner(s)
of the property

PROPERTY LOCATION AND SETTING
The subject property, 9884 Santa Monica Boulevard, is located near the western border of the City of Beverly Hills at 9884 Santa Monica Boulevard. The building, sited on the southeast corner of Santa Monica Boulevard and Charleville Boulevard, also has the address of 9885 Charleville Boulevard. The following report will use the 9884 Santa Monica Boulevard address to reference the building and site.

The street was originally named Burton Way and has also been known as Santa Monica Boulevard South or colloquially as “Little Santa Monica.” The subject parcel is along a segment of the commercial corridor that is just west of the “Golden Triangle” commercial district of Beverly Hills. This segment of Santa Monica Boulevard runs from the western City border and the crossing of Wilshire Boulevard.

Location Map (Google Earth, c2021)
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Area Map (Google Earth, c2021)
There are two parallel (at this point) streets named Santa Monica Boulevard. The one to the north is the wider thoroughfare that functions more as a highway. The subject property is on the Santa Monica Boulevard to the south, a narrower street that is lined with commercial buildings as it runs through the City of Beverly Hills. The buildings on the north side of Santa Monia Boulevard (the south street) have a narrow surface parking lot that runs from the City’s west border to Wilshire Boulevard. That parking area provides a buffer from the wider and busier Santa Monica Boulevard to the north.

Wilshire Boulevard angles from the north and crosses both Santa Monica Boulevards about a block from the subject property. The area to the north of the northern Santa Monica Boulevard, a triangular section between the City limit and Wilshire Boulevard, contains two large hotel properties, the Beverly Hilton, and the Waldorf Astoria Beverly Hills.

The subject parcel is at the west end of the southern Santa Monica Boulevard. There are small commercial buildings on the north of the street between the western City limit and the Wilshire Boulevard crossing. The south side of the 9900 block consists of small commercial buildings on the west end and vacant parcels on the east end.

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City of Beverly Hills Zoning Map

City of Beverly Hills Zoning Map excerpt
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Portion of 9900 block of Santa Monica Boulevard and 9800 block of Santa Monica Boulevard South showing parking area to north and the northern Santa Monica Boulevard to its north. (Google Earth, c2021) 9800 block of S. Santa Monica Boulevard, bounded by Charleville Boulevard on the west, Durant Drive on the south, and S. Lasky Drive on the east.

The subject parcel is located on the south side of Santa Monica Boulevard on the southeast corner of the intersection of Santa Monica Boulevard and Charleville Boulevard.
3 The block that contains the subject parcel, 9884 Santa Monica Boulevard, is bounded by Charleville Boulevard on the west, Durant Drive on the south, and S. Laskey Drive on the east. The subject parcel is 50-feet wide by 114-feet deep. The 15 other parcels on the block were consolidated and contain the Peninsula Hotel which was initially developed in 1991.

The Los Angeles County Assessor Parcel Number for the property at 9884 Santa Monica Boulevard is 4328-003-001. The City of Beverly Hills zoning designation for the parcel is C3, Commercial Zone.

3 Charleville Boulevard starts at Santa Monica Boulevard and runs south to the end of the subject block where it crosses Durant Drive and then turns east continuing through the city.

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BRIEF HISTORY OF COMMERCIAL ARCHITECTURE IN BEVERLY HILLS AND DEVELOPMENT HISTORY OF 9884 SANTA MONICA BOULEVARD AND ENVIRONS The property at 9884 Santa Monica Boulevard is in Tract 7710 which was subdivided and recorded in 1924 for its owners, the Amalgamated Oil Company. Tract 7710 includes a triangular section of what is the west end of the City of Beverly Hills; this section is bounded by Santa Monica Boulevard (then known as Burton Way) on the north, Moreno Drive on the south, and Lasky Drive on the east. The streets are oriented on an angle running from southwest to northeast. Most of the parcels have a 50-foot street frontage and vary in depth from 110-feet to 140-feet.

The larger area of Tract is rectangular shaped, bounded ty Lasky Drive on the west, Olympic Boulevard (originally named Country Club Drive) on the south and Beverly Boulevard on the east. The northern boundary is generally Wilshire Boulevard or midblock between Wilshire Boulevard and Charleville Boulevard. Intervening streets include Spalding Drive, Linden Drive, McCarty Drive, Roxbury Drive, Bedford Drive, Peck Drive, Camden Drive, Rodeo Drive and El Camino Drive (originally Speedway Drive). The parcels in this section of Tract 7710 are oriented east-west and were generally uniform in size, from 50-feet to 67.5-feet wide and 122.5-feet to 127.5-feet in depth, to accommodate residential development.

The parcels on the north side of the 9800 and 9900 blocks of Santa Monica Boulevard had long widths of 150-feet facing Santa Monica Boulevard but were extremely shallow at 40-feet deep. The original size of the parcels on the south side of the 9800 and 9900 blocks were 50-feet wide facing Santa Monica Boulevard and 120-feet deep.

Tract 7710, recorded 19244
4 Larger image of Tract Map in Attachments
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West portion of Tract 7710
To the east of Lasky Drive, Santa Monica Boulevard continues its southwest to northeast trajectory and forms the northern boundary of the commercial center of Beverly Hills, dubbed the “Golden Triangle.” The 1985-86 Beverly Hills Historic Resources Survey describes this commercial triangle with boundaries of Santa Monica Boulevard on the north, Rexford Drive on the east and Wilshire Boulevard on the south.

In describing the historic commercial development in Beverly Hills, the 1985-86 report stated that “with the exception of spurs south of Wilshire on Beverly Drive and the eastern portion of Wilshire Boulevard to the city limits [on the east], the majority of commerce took place within the twenty square block area known as the ‘triangle.’” The short section of Santa Monica Boulevard, west of Lasky Drive to the western city boundary, is a commercial corridor that leads into the “Triangle.” The subject parcel is located along that stretch of Santa Monica Boulevard with the 9800 block is bounded by Lasky Drive on the east almost adjacent to where Wilshire Boulevard crosses Santa Monica Boulevard.

Most of the area of Tract 7710 was subdivided to accommodate residential development with commercial development focused on the Triangle to its north. 1985-86 Beverly Hills Historic Resources Survey observed that while commercial development began slowly after World War I in the 14-year period between 1920 and 1934 “a marathon construction campaign” resulted “in a fifteen-year buildout of the triangle” with 291 commercial buildings constructed.5
5 1985-86 Beverly Hills Historic Resources Survey, pp. 63-64 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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The principal center of commerce initially was Beverly Drive. Over the decades the buildings in this area have undergone “regeneration” which was “constant” with buildings “razed or remodeled every ten years or so to keep abreast of current design trends.” The Survey Report observed that “while many structures have played an important role in the history of commerce for the city, few display their original architectural characteristics.”6
In the mid-1920s “substantial buildings” were developed along Brighton Way near Camden. Many of these buildings were designed in the Spanish Colonial Revival style and had professional office spaces on their upper floor such as the Churrigueresque style Beverly Hills Professional Building (9601 Brighton Way, 1926). This building “became the address of choice for those in the medical profession.”7

In 1924 the Artists and Writers Building was constructed at 9501 Santa Monica Boulevard (a half mile to the east of the subject building). That building “occupies a special place in community history. Like the Beverly Professional Building, the Artists and Writers Building provided space for people of like professions to have offices…[and] thee building has been in continuous use by creative professionals ever since[1986].8 The 1985-86 Beverly Hills Historic Resources Survey stated “the development of the commercial triangle by a handful of developers and talented architects gave the district a concentration of quality structures designed in the Spanish Colonial Revival, Art Deco, and Moderne styles which were in keeping with the image the City was trying to create of a sophisticated, urbane suburb. The scale of these buildings remained small.

Continuous remodeling has eradicated any visual continuity, but fine examples” remain.9 The 2004 City of Beverly Hills Commercial Area 5 – Historic Resources Survey Update included context regarding commercial development in the City in the post-World War II period, 1945-1975. The Update observed that “a large number of medium to large-scale office buildings were erected along the commercial corridors of Beverly Hills…these buildings were predominantly architect designed by practitioners offering a wide range of modernistic interpretations. They represent an impressive collection of designs from the period.”10
City of Beverly Hills building permits show that the subject parcel contained a service station constructed in 1928; it was demolished in 1945 to make way for the subject building.

The 1950 Sanborn Map, the earliest for this area of the City, shows the north side of the 9800 and 9900 blocks of Santa Monica Boulevard with about half of the small parcels developed with stores. On the south side, about half of the parcels on the 9900 block were developed with larger commercial buildings. In 1950 the subject building at 9884 Santa Monica Boulevard was the only parcel developed on that block. 6 1985-86 Beverly Hills Historic Resources Survey, p. 64 7 1985-86 Beverly Hills Historic Resources Survey, p. 66 8 1985-86 Beverly Hills Historic Resources Survey, p. 67 9 1985-86 Beverly Hills Historic Resources Survey, p. 71 10 2004 City of Beverly Hills Commercial Area 5 – Historic Resources Survey Update, p. 4 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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By 1969 the Sanborn Map shows that most of the south side of the 9900 block of Santa Monica Boulevard had been developed and many of the buildings took up most of their lot. The north side of the 9800 and 9900 blocks of Santa Monica Boulevard each had one additional building constructed since 1950. The 1969 Sanborn Map shows that one other building had been constructed on the block containing the subject property between 1950 and 1969. Located facing Durant Drive, the Beverly Hills Office Building has since been demolished.
1950 Sanborn Map excerpt

1969 Sanborn Map excerpt
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Satellite view, c2021 (Google Earth)
On the north side of the 9800 and 9900 blocks of Santa Monica Boulevard of the extant buildings one was built in 1939, eight in the 1940s, four in the 1960s, two in the 1970s and one in the 1990s. On the south side of the 9900 block of Santa Monica Boulevard of the extant buildings, six were built in the 1950s, one in the 1960s and one in the 1980s.

On the 9800 block of Santa Monica Boulevard, the subject building was built in 1947 and the Peninsula Hotel was constructed in 1991.

ARCHITECTURAL STYLE, BUILDING DESCRIPTION AND HISTORY OF 9884

SANTA MONICA BOULEVARD
The property at 9884 Santa Monica Boulevard is an office building constructed in 1946 for owner John Darrow. The 1946 building permit lists the architect of the building as Douglas Honnold. The contractor is Structon General Contractors. The building is twostories, 24-feet tall with a floor area of 6,546 square-feet. The building is generally rectangular in plan; its rear (south) elevation features a broad angle at the southwest corner of the building. There is a light well on the east side of the building facing the shared party wall of the building to the east.

Current plan view (Google Earth) 1950 Sanborn Map excerpt Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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While the City of Beverly Hills building permit lists licensed architect Douglas Honnold as the architect of the building, the design of the building is attributed to John Lautner, the firm’s design associate. The attribution of the design to Lautner is documented in numerous published sources. Later in this report is a full discussion regarding John Lautner and his role as a master architect and as designer of the subject building.

The building’s architectural design style is Late Modern Architecture. After World War II the Late Modern Architectural style evolved from other Modern Architectural styles of the of the 20th Century such as the International Style and Mid-Century Modern. The National Register of Historic Places Registration form for The Residential Architecture of John Lautner states that the Late Modern architectural style was typically applied to commercial and institutional buildings. The style exhibited a “more deliberate sculptural quality with bold geometric volumes, uniform surfaces such as glass skin or concrete, and sometimes exaggerated expression of structure and systems. Late Modern architects imagined their buildings not as a simple, straightforward set of volumes, but as highly articulated sculptural forms.”11

Sketch of 9884 Santa Monica Boulevard, Douglas Honnold, architect From Getty Research Institute Archives.

11 National Register of Historic Places Registration Form, Residential Architecture of John Lautner, p. E-26.

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9884 Santa Monica Boulevard, north and west elevations (c. 1950s, undated, from Getty Institute files)

9884 Santa Monica Boulevard, north and west elevations, 2021.

The character-defining features of Late Modern architecture includes:
• Bold geometric volumes
• Large expanses of unrelieved wall surfaces
• Uniform use of cladding materials including wood, glass, concrete, or masonry veneer
• Exaggerated expression of structure and systems
• Hooded or deeply set windows
• Little or no applied ornament
• Horizontal massing
• Ribbon windows
• Belt courses
• Use of industrial building materials such as concrete Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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• Boxed, cantilevered, or tight eaves
• Flat or shed roof
The building is designed to reflect the conditions of the corner site. The shorter elevation, the north elevation, faces the more travelled east-west street of Santa Monica Boulevard. The longer elevation is the west elevation, along Charleville Boulevard. While Charleville Boulevard is a not a major thoroughfare, the corner location of the building and relative width of the street, gives prominence to views of the west elevation.

9884 Santa Monica Boulevard, north and west elevations
from Getty Institute files, undated.
9884 Santa Monica Boulevard, north and west elevations, 2021.

Review of City of Beverly Hills building permits for 9884 Santa Monica Boulevard show that the there are no permits for additions to the building. The only permits for exterior alterations to the building was the addition of an exterior staircase on the rear elevation in 1976 and re-roofing in 1996.

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All the other permits were for changes to the interior, electrical and plumbing, HVAC and installation of signs. Over the decades numerous interior alterations/tenant improvements (permitted and likely some unpermitted) occurred. In 1976 a permit was taken to remodel the second-floor offices. In 1980 a permit for a “new stairway to the second-floor reverse front door” was applied for. Permits were taken out in 1978, 1985 and 1989 for non-structural interior changes and unspecified tenant improvements.

Permits were taken out for signage in 1989, 2001 and 2009. No interior space configurations or original interior finishes or materials remain and in 2021 those nonoriginal structural elements and non-original interior walls and spaces were removed.

Front, north elevation North elevation, looking west,
North elevation with fins on upper-level Main building entry along north elevation The north elevation is the “front” elevation of the building as it faces Santa Monica Boulevard. This ground level of this elevation is divided into two modules. The eastern half abuts a projecting wing wall that functions as a party wall. The building design anticipated the parcel to the east would be developed with a building without any side setback. The projecting wing wall functions to delimit the building and not allow any adjacent building to interfere with the design of the subject building. A cantilevered, shed roof canopy with boxed eaves runs across the front elevation and is attached to the east wing wall. This overhang provides shading to the first-floor windows.

The east half of the ground level of the north elevation, recessed below the cantilevered canopy, consists of a large plate glass window, and two door assemblies – one with a single door and another with double doors. The doors have large expanses of glass. The Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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west half of the ground level elevation consists of a brick exterior wall with a horizontal band or windows tucked under the canopy.

At the upper level there are a series of nine tall vertical windows. These windows are separated by angled fins that project out to the edge of the canopy. In addition to creating a dynamic rhythm across this elevation, the fins provide shading from the late summer sun on the northerly façade while allowing for natural lighting in other seasons.

Based on the original rendering and observation in the field it appears that four or five of the vertical fins originally extended all the way downward to the sidewalk in the area of the glazed storefronts.

East wing wall Entry doors on north elevation toward east. The vertical fins above the storefronts may have originally extended to the ground.

Northwest corner of building West elevation from northwest corner of building The upper windows of the front, north, elevation stop short of the corner where they abut the geometric volume of the rectangular west elevation. The cantilevered canopy returns at the corner and runs along the entire west elevation. The band of horizontal windows under the canopy also returns and runs along the north half of the west elevation, terminating before the entry on the west elevation. The canopy provides shading from the sun. The portion of exterior wall at the ground level along the west elevation is of brick like that of the front elevation.

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West elevation Geometric volume of west elevation
The west elevation is defined by a bold geometric volume expressed at the upper level.

The upper level had a major sustainability feature, a bank of louvers which also cover the south (rear) elevation. The metal louvers are angled from the edge of the canopy to the stucco clad exterior of the rectangular geometric volume, to about two-thirds of the height of the elevation. The louvers provide protection from the strong west sun exposure. There are wood frame sliding doors along the interior side of the louvers that allow for natural ventilation and daylight while protecting from direct sun. The louvers are angled to allow for views to the outside.

Louvers on west elevation Entry on west elevation

Looking toward entry stairs, west elevation Lovers above canopy at west elevation Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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The ground level of the west elevation has an entry way near the south end of that elevation. This side of the building has the Charleville Boulevard address listed, 9885 Charleville Boulevard. This entry is reached by a series of brick clad steps. The building exterior at this point consists of a window wall with a stepped design leading up to the entry door which is recessed under the cantilevered canopy. To the sidewalk side of the steps is a brick wall that continues southward to encase a portion of the rear surface parking area.

The staircase leads to an entrance on the first floor and then turns inward to reach the second floor. The stairwell to the second floor is located between the louvers and the building, creating an “in-between” or transitional space – connecting the outdoors and the indoors.

Stair entry on west elevation, Stair entry on west elevation, current view Undated photo, Getty Institute
Window wall at west entry stairs Transitional space of the stairwell Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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The south elevation of the building has an angled pop out along the west two-thirds of the elevation. The exterior wall at the lower level is recessed under the louvers. The ground level of this rear elevation also contains a band of horizontal windows along the west portion of the elevation. There is an entry door and an exterior staircase up to the second level. At the east end of the building is a secure caged area that provides access to building utilities. The rear of the parcel is paved to accommodate vehicle parking.

There are a few triangular shaped tree wells located in the parking lot which contain trees, the only landscaping features on the property.

South elevation South elevation, canopy with lovers
Lower level on south elevation Exterior staircase, south elevation East side of south elevation and party wall Rear surface parking area Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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As evidenced by the building permits, over the decades tenant improvements and remodeling resulted in the loss of all interior configurations, materials, and finishes.

These non-structural alterations have been removed. There are a few sections of flooring laid in an angled pattern that may be original.

The exterior of the building, the brick wall, has been and remains exposed in areas. The wood-frame glass sliding doors adjacent to the louvers are original and remain. They are slightly canted. On the east side of the building interior is another original feature, an internal light court. This opening is adjacent to the party wall on the east. This light court provides cross-ventilation for the building and daylight including light that is reflected off the party wall.

View of louvers and stairway from View of louvers and sliding doors Inside along interior corridor
Detail of louvers from inside building View of louvers and wood frame sliding doors Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Historic image of building interior, Current image of interior with louvers Getty Institute, undated
Internal light court View out of north windows
Interior room, medical, Interior corridor, demolished
(exterior wall/windows extant)
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Interior corridor, demolished Interior space, demolished First floor after non-structural demolition First floor after non-structural demolition Second floor after non-structural demolition Second floor after non-structural demolition Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Interior looking at light well after non-structural Remaining flooring demolition
City Directories provided information about businesses that occupied the building at 9884 Santa Monica Boulevard, also known as 9885 Charleville Boulevard. 9884 Santa Monica Boulevard
1946-1975 Darrow Agency/Darrow Development Inc.
1950-1954 Irving Berman, Physician
1950 Ralph Bookman, Physician
1950 Benjamin Feingold, Physician
1950 Alfred Goldman, Physician
1950-1954 Melville Jacobs, Physician
1950 George Piness, Physician
1954 Arnold Kadish, MD
1956 John Omar Fareed, MD
1962 Arc Construction Corp, General Contractors
1962 Catermat Corp of America
1962 Federman Stonehill & Co Investments
1962-1967 Chet Heintz Agency, Insurance
1962-1967 Ross Dick & Co, Investments
1962 N.F. Wallach
1962 Party Park
1965 B-K-S Oil Company
1965 Gladys Barnard, Realtor
1965 Gerson Cohen
1965 Nesbit-Barnard Realtors
1970 Beverly Hills Driving School
1970 California Testing Service
1970 Chorpash Lowell Insurance
1970-1975 Charles Morgan Realtor
1970 Harold Rahkis, MD
1970 Will Rosenfeld
1970 John Schumacher
1970 Two Group Mail Order
1971 Beverly Hills Offices
1971 Farmers Insurance Group
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1975 Albert Ladies Tailoring
1975 Bedford Productions Inc.
1975 Jack Chazan
1975 Frank Gabriel and Associates
1975 Bob Haskell Enterprises
1975 Gregory Morton
1975 Pacific West Properties
1975 Palomino Production
1976 Marshall Donin
1981 Boardwalk Records
1985-1991 Golden Harvest Films Inc
1991 Day & Night Copy & Printing Center
1991 Flaherty Winters & Partners
1991 The Gabriel Group
9885 Charleville Boulevard
1950 Darrow Agency
1950-1951 Albert Kandelin, Physician
1950 Herbert Kupper, Physician
1950-1951 Trans Pacific Film Corporation
1951-1954 Louis B. Mayer
1951-1954 Oscar Elkins, MD
1954 Joaquin Alvarez
1954 Bobby Shell, Attorney
1954 Gamer Brothers Livestock
1958 Albert Burford, Attorney
1958 W.B. Copes, Attorney
1958-1962 Dempsey Thayer Deibert & Kumler, Attorneys
1958 John Dinkins, Business Consultant
1958 William Kumler, Attorney
1958-1976 Lewislor Enterprises Television Films
1958 Rayner Wellman, Attorney
1958-1970 Robert Shewalter, CPA
1958 William Sreene, Attorney
1958-1970 Toreto Enterprises
1962-1965 Hrant Agbabian, Architect
1965 Paul Cornell
1965 Economics International, Inc.
1965 William Kamler, Attorney
1965 Val Powelson, Designer
1970-1975 LYL Productions
1970 Roe Financial Corp.
1970 Jesse Stool
1975 C.E. Christie Jr, Engineer
1975 Energy Development of California, Inc
1975 Peol-Huber & Associates
1980 American Red Cross
1980 Cavallo Ruffalo Management
1980 American Recording Co.

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JOHN LAUTNER, ARCHITECT
John Lautner (1911-1994) is considered a master architect, “one of Southern California’s most significant twentieth century architects” according to the National Register of Historic Places.12 Architectural historian Thomas Hines described Lautner’s designs as “freeform, modernist, expressionism.”13
Architectural historian Alan Hess states that Lautner became “a quintessential Los Angeles architect, defining and expressing an entire spectrum of approaches to the Southern California land, the culture, the cars, the city grid” adding that “it is not possible to have a complete picture of Los Angeles’ remarkable development of modern architecture without taking into account the series of houses that John Lautner designed.”14
John Edward Lautner, Jr., FAIA (1911-1994)
Lautner spent his 55-year career working in Southern California. Over his career he designed 188 structures of which 113 were built.15 Sixty-four of the residential buildings he designed are listed on the National Register of Historic Places. The “John Lautner:

An Annotated and Illustrated Bio-Bibliography” in addition to providing a timeline of Lautner’s career, lists 1,289 citations regarding Lautner and his work. Lautner and his works have been published in professional architectural publications and popular magazines including Progressive Architecture, Architectural Record, Arts & Architecture, Architecture + Urbanism, Architectural Digest, Modernism, LA Architect, Dwell, Wallpaper, and Interior Design, as well as in international publications. A documentary movie about Lautner and his career, The Spirit in Architecture: John Lautner, tells the story of his career and philosophy of architecture. His buildings have been used as locations in motion pictures such as James Bond movies, Lethal Weapon and Body Double. Several exhibitions focused on Lautner and his work have been shown at museums worldwide. And books studying Lautner and his body of work have been issued by prestigious architectural publishers including Taschen and Rizzoli International.

John Lautner was born in Marquette, Michigan in the state’s Upper Peninsula in 1911 to John and Vida Lautner. His mother was an artist, a painter, and his father was a 12 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf 13 Hines, p. 609 14 Hines, p. 614 15 Hines, p. 614.

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professor at Northern State Teachers College in Marquette. Lautner’s school years were spent in Marquette and traveling with his parents – for a year in Boston and a year in New York City when he was an adolescent. Lautner attended college at Northern State Teachers College graduating in 1933 at the age of 22 with an A.B. Degree in English.

He initially contemplated taking a year to travel after his graduation but his mother encouraged him to apply to Frank Lloyd Wright’s newly founded Taliesin Fellowship at Wright’s estate in southern Wisconsin. The unorthodox architecture school offered the “experience of hearing and observing Wright in a Dewey-esque [architecture] course of ‘learning by doing.’” The fellows learned about architecture by observing Wright and having him direct them in “adding to and rebuilding Taliesin with their own hands.”16 It was an “integrated education” that included students working on the farm, cooking meals, and serving it in the communal dining room. Lautner believed that “such experiences enriched his professional skills.” 17
Lautner embraced Wright’s belief that “every building, and in fact, architecture itself, should revolve around an organic ‘idea,’ from which the structure’s details would follow.” Lautner said that “no other single person would impress and influence him as strongly.”18 Lautner worked with Wright on projects during his fellowship and in 1937 helped to build Wright’s Taliesin West in Scottsdale, Arizona. In 1938 Lautner moved to Los Angeles and worked as superintendent on Wright’s Surges House project. He built his own house in 1940 in Silver Lake for his wife and newly born child. Architectural historian Thomas Hines observed that the house “reflected Wrightian influences while also demonstrating, in certain small ways, Lautner’s increasing independence.” The house was noticed in the profession and “it testified to a talent that would soon inspire others to commission him for similar structures and then for increasingly complex buildings.”19 In the early 1940s Lautner supervised several of Wright’s Los Angeles area commissions including houses for the Bell and Mauer families. When the owners of those projects balked at the budgets, Wright withdrew. With Wright’s approval, Lautner took over the projects and designed smaller versions under his own practice. Lautner noted that he “had about twelve or fifteen clients built up over the first two or three years, and then the war stopped everything.”20
From Wright “Lautner acquired the sense of confidence required to push the boundaries of design and structure. Perhaps the most important quality that Lautner learned from Wright was a sense of independence when it came to architectural design. Lautner was able, unlike many other Wright students, to take what he had learned from the master and reconfigure it into his own unique design esthetic.”21 Architectural Historian BarbaraAnn Campbell-Lange noted that “Lautner’s early projects embodied some influences of the work of Frank Lloyd Wright…however, in time his work evolved a unique conception 16 Hess, p. 13 17 Hines, p. 611 18 Hines, p. 612 19 Hines, p. 616 20 UCLA Oral History with John Lautner, p. 73. 21 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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of architectural space, form and attitude to materials.”22 Architectural Historian Alan Hess agrees stating that “the separation [from Wright] was complex but was best for Lautner’s design ability. Los Angeles gave him the opportunity to grapple with his own sense of design, to apply Wright’s principles to new conditions.”23 At the time the connection to Frank Lloyd Wright was not an advantage. Lautner said that “when I came here [Los Angeles] if I told somebody I had studied with Frank Lloyd Wright, they’d kick me out. I wouldn’t get a job. I couldn’t get a job in any office because that’s too radical”24
With World War II going on, Lautner joined the Structon Company in 1943 to work on wartime military construction and engineering projects. Near the end of the war, in 1944, Lautner joined the architectural firm of Douglas Honnold as a design associate. 25 Honnold (1901-1974) studied at Cornell University and the University of CaliforniaBerkeley. He apprenticed with George Washington Smith, known for his Spanish Colonial Revival style buildings. In the 1930s Honnold worked on set designs for MGM.

Around 1938 he used his movie industry connections to start his architectural practice.

At that time, he partnered with George Vernon Russell. They produced examples of period revival styles such as Colonial, as well as Hollywood Regency, Moderne and late Modern.
“At first glance Honnold and Lautner are very different types of architects. Lautner had “no patience for historical styles” and an early Lautner employee referred to Honnold as “an establishment type.”26 Honnold was older and had an established architectural practice. Lautner needed a steadier income so the pair worked together worked with for several years. “Small houses and commercial work, spurred by the restaurants and offices he did with Honnold kept Lautner going between 1946 and 1950. This was the period when Lautner brilliantly redefined the roadside coffee shop at Henry’s and Googie’s.” These flamboyant coffee shop designs were “a genre that both Lautner and Honnold would continue to develop after the partnership ended.” 27 Elizabeth Honnold-Harris stated that her father, Douglas Honnold “was 100 percent convinced of John’s excellence right from the beginning. He used to tell anyone who ever asked him that John was the best designer he ever saw. Doug was a gifted businessman…John loathed that side of the practice and was perhaps happy…to dig in and do what he did best while Doug shoveled the trenches and got signatures.”28 Honnold-Harris observed that “until John came, my father’s clients received a fine bunch of eclectic solutions to their needs. No new ground was broken, no surprises came, and the sedate rich of the movie colony could expect fine Georgian and Beaux Arts details and elegant moldings and finials and sweeping staircases” and then “one day John Lautner joined up. All we knew about him at first was that he had come from Frank Lloyd Wright, identified only as a faraway eminence whose stuff was out there somewhere 22 Campbell-Lange, p. 7. 23 Hess, p. 19 24 UCLA Oral History with John Lautner, p. 60 25 Crosse, John. John Lautner: An Annotated and Illustrated Bio-Bibliography,” p. 9. 26 Hess, p. 26. 27 Hines, p. 619 28 Hess, pp. 27-28.

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being admired. Daddy said that everything Mr. Wright had built tended to leak and fall apart, so he hoped that John wouldn’t mind being careful about stuff like that. Little did we know.”29
Honnold-Harris continued to describe Lautner saying:
“My first encounter with John was at his first lunch hour with the draftsmen… I had never seen a grownup man wearing a bright turquoise shirt with a plaid wool tie before…I had never heard an architect laugh so loudly…and certainly none of the draftsmen had ever heard Serious Architecture and Principles of Beauty and Excellence talked about over their noon-time sandwiches. They hung on John’s every word with their jaws ajar and their eyes very round indeed. Daddy, in his dark gray flannel slacks, white Brooks Bros. shirt and regimental striped tie, stood at one side with a very serious expression on his face. He was seeing the future and, with his keen eclectic sense of what works in everyday life, he wondered if he was really ready for it all. And as the weeks and months rolled by, Daddy found that turning John loose was the way to go, but for heaven’s sake keep him away from the clients…[with] those brilliantly colored shirts, that giant Irish guffaw, those massive hands that carved their jobs out of thin air…a risky flight indeed. And building by building, up one side of Rodeo Drive and down Doheny and around the corner on Sunset, the magical Lautner touch came to pass and when the most maidenly priss of a draftsman turned up at work one morning in a bright yellow shirt, Daddy wasn’t the only one who had seen the future. John had brought it with him to Grace Avenue [Honnold’s office], and the rest (as they say) is Architectural History.”30
Architectural Historian Alan Hess noted that “Honnold admired – was even envious of – Lautner’s work; Lautner’s strong design sense may well have influenced Honnold’s. In their office…Lautner designed houses and commercial buildings.”31 Lautner offered that he and Honnold “did some black-market work in Beverly Hills, because you weren’t allowed to build anything, and you couldn’t get any materials unless you had the priorities.” Lautner went on say that he worked with Honnold for “two or three years. And I designed about one hundred and fifty jobs while I was with him.

And, I don’t know, maybe ten or fifteen were built. But he knew how to – he had all the contacts , you know. Her knew how to get jobs.”32
One of the commercial buildings in Beverly Hills was the Darrow Office Building.

Architectural Historian Hess notes that “the Darrow office building at 9884 Little Santa Monica Boulevard in Beverly Hills began in the Honnold office and [was] completed by Lautner…[and] displays a louvered hood to protect windows and a deck, while distinctive geometric fins face the main street.”33
29 “The High Impact Arrival and Influence of the Real Thing,” The John Lautner Foundation Newsletter, October 2001, p. 4.
30 Ibid. 31 Hess, p. 27 32 UCLA Oral History with John Lautner, p. 74 33 Hess, p. 27.

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The professional relationship ended around 1947 when Lautner and Honnold’s wife fell in love, eventually marrying in 1950. With the divorce, Lautner’s wife, Mary, moved back to Marquette, Michigan with their children. 34 Lautner left Honnold’s firm and resumed private practice. Lautner did not discuss the situation in his 1986 UCLA Oral History Interview. He did not make any reference to his second wife, Honnold’s former wife, or to the “Googie” phenomenon that he and Honnold had fostered.

In his own words Lautner said that after separating with Honnold “I went completely on my own again…I’ve been on my own all the time, really.” He added that clients were “just people who came and found out about me. They came, and I did the work. And it’s been that way. I still get jobs the same way.”35 There were also many talented professionals who worked with Lautner. Campbell-Lange states that “Lautner was familiar with the work of contemporary engineers…His architectural vision, combined with his appreciation of fine craftsmanship and daring structures, attracted gifted engineers, contractors and master-builders.”36 In 1952 Lautner acquired his license as an architect.

As Lautner established his own practice in the 1950s he decided to leave “the commercial world largely behind in 1957, devoting his inventiveness to houses.”37 In 1993 Lautner was honored with the first Gold Medal issued by the American Institute of Architects/Los Angeles Chapter. Lautner passed away in 1994.

Architectural Historian Hess observed that “reworking old territory was not Lautner’s desire. Each house remains as a remarkably complex, thoughtful, and inventive architectural idea” adding that Lautner’s commercial designs…had a measurable impact on the direction of commercial design nationally.” 38
Lautner provided some insight on his perspective regarding commercial buildings in his UCLA Oral History. He said that he built “some offices – but not too many because they [developers/owners] really don’t want any architecture.” He added that “office developers “don’t think about anything at all…it’s just enclosed the space fast and cheap.” In describing an office project in San Juan Capistrano, he built, he noted that he “did that with brick and natural light and ventilation” and that the “building didn’t cost any more than the typical concrete block building with air conditioning and fluorescent lights.” Lautner also stated that he had done a few similar commercial buildings – “like some of the jobs I did when I was with Honnold in Beverly Hills.”39 In assessing Lautner’s early career, historian Hess observed: “In the first twenty years of his career, Lautner proved the fertility of his imagination. The designs are remarkably varied, with round houses, angled houses, rectangular houses, wood, steel, and brick structures, prefab systems, and custom crafting. Each house, indeed, has a big idea, a concept which unites the space, structure, and program.”40 34 Hess, p. 28 35 UCLA Oral History with John Lautner, p. 76. 36 Campbell-Lange, p. 10 37 Hess, Alan, “The Legacy of John Lautner, ‘Lyrical Technologist,’ “ Progressive Architecture, December 1994, p. 16.
38 Hines, p. 30 39 UCLA Oral History with John Lautner, p. 82 40 Hess, p. 37 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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The National Register Registration Form observed that “Lautner’s work from this period integrated indoor and outdoor space…[and] Lautner sought to establish his own distinctive approach to connecting his residences with nature. Lautner’s work during this period expanded on Wright’s concept of the connection of a building to its environment…Lautner merged the building with its surrounding.”41 The National Register Registration Form adds that “by the close of the 1940s, Lautner had established hie own identity, and he had become increasingly daring in his spatial concepts and use of materials. His work from this period shows a strong preoccupation with essential geometric forms, and it is significant for its radical expansion of both the technical and spatial vocabulary of domestic architecture.”42 In an interview with Historian Campbell-Lange, John Lautner said: “I choose not to be classified and remain instead continuously growing and changing, with basic real ideas contributing to life itself, for timeless enjoyment of spaces – which I call Real Architecture. No beginning, no end – always.”43 His architecture included the “seamless integration of natural elements into architectural design, and the way in which a building should emerge from and be inspired by the site.”44
In 2016, sixty-four of Lautner’s Southern California residential buildings were added to the National Register of Historic Places. The registration form states that “Lautner’s fascination with new shapes and structures came from his determination to humanize spaces and create what he referred to as ‘real’ architecture: ‘architecture that was authentic, creative, new – yet tied to ancient and timeless ways of building; based on the needs – including emotional needs – of his clients, and the demands of the site.’ He brought to architecture an expressive and adventurous use of structure, form, and materials.”45
In a tribute to Lautner in Progressive Architecture in 1994, architectural historian Alan Hess observed that Lautner “was one of the last living links to the American organic architecture that Frank Lloyd Wright nurtured when the century was young. What made Lautner important, however, was that unlike many of Wright’s early apprentices, he escaped Wright’s spell, set out on his own, and spent 55 years in a highly personal and productive exploration of organic architecture’s possibilities. Lautner’s wide-ranging search produced an astonishing variety of designs.”46
In !993 in the introduction to an interview with John Lautner in Progressive Architecture, architectural journalist Ziva Freiman observed that “most critics agree that while Lautner is undoubtedly a disciple of Wright in his mind, his more than 80 built works are hardly derivative; indeed, regarding structural and spatial tours de force such as the Arango, 41 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf 42 Ibid. 43 Campbell-Lange 44 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf 45 Ibid. 46 Hess, Alan, Progressive Architecture, December 1994, p. 16 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Elrod, and Silvertop houses, many acknowledge that the apprentice transcended the master.
47 In 1965 in Arts & Architecture architectural historian Esther McCoy observed that space, not style, had been Lautner’s concern: Lautner’s “primary interest was in the creation of space; his spaces are strong and democratic, never precious, and there is an idealism at work that conceives of man in a happy relationship with nature. There is a thoughtfulness in his work but no sense of its having been over designed to the point that spontaneity is refined out of it. For all the dramatic elements of structure, he strives more for a relaxed ampleness rather than purely dramatic effects-which is always a surprise, and a pleasant one, when entering one of his houses. There is nothing to suggest the artist isolated from society.”48
Freiman noted that Lautner’s “unselfconscious employment of ‘gadgets’ …[and] his avid use of industrial processes did not arise from mere infatuation with brilliant engineering” but according to McCoy, had come from “a search for certain universal answers.”49 McCoy further observed “if one tried to sum it up [his body of work], is that of the lyrical technologist.”50
Historian Hess observed that “in the end it is extraordinary that John Lautner kept his architecture practice going for 53 years. He lived on a shoestring, his office never made much money, and recognition was intermittent. Yet under these difficult conditions he was able to produce a remarkably varied and creative set of buildings that refused to be conventional” concluding that “Lautner’s buildings are profoundly significant. They confront the great themes of 20th Century architecture: the intersection of technology, the environment, and human habitation.51

EVALUATION OF ELIGIBILITY
Review of Previous Surveys
The City of Beverly Hills conducted a Historic Resource Surveys in 1985-86. This was a windshield survey conducted by volunteers. The subject building is in Area 5 of the survey. The property was not identified in that survey. In 2004 an historic resources survey was conducted for Area 5, the commercial areas of the City of Beverly Hills. That survey found the property at 9884 Santa Monica Boulevard to be eligible for the National Register of Historic Places and given a California Historical Resource Status Code of 3S, “appears eligible for National Register as an individual property through survey evaluation.” The property was evaluated as eligible under National Register Criterion C as “an important and extremely rare example of a commercial building designed by renowned Modernist architect John Lautner.”
47 Frieman, Ziva, Progressive Architecture, December 1993, p. 64 48 McCoy, Esther, Arts & Architecture, August 1965. p. 22 49 Frieman, Ziva, p. 64 50 McCoy, Esther, p. 22. 51 Hess, p. 157 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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In 2016 the “Residential Architecture of John Lautner in Southern California, 1940-1994,” which includes 64 residential properties, were listed on the National Register of Historic Places.52
Analysis of Eligibility of 9884 Santa Monica Boulevard
The property at 9884 Santa Monica Boulevard is being evaluated using the City of Beverly Hills criteria for designation of historic resources and the SurveyLA Context for the Late Modern architectural style.

Evaluation of Eligibility as a Beverly Hills Landmark
A property may be nominated and designated as a City of Beverly Hills landmark if it satisfies the following requirements.

Criterion A. To meet Criterion A, a property must satisfy all of the elements of Criterion A.

Criterion A1. It is at least forty-five (45) years of age, or is a property of extraordinary significance.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, was constructed in 1946 and is over 45 years of age. It is also a rare extant commercial building designed by master architect, John Lautner.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion A1.

Criterion A2. It possesses high artistic or aesthetic value, and embodies the distinctive characteristics of an architectural style or architectural type or architectural period.

The commercial building, the Darrow Office Building, at 9884 Santa Monica Boulevard is a rare extant commercial building designed by master architect John Lautner. Lautner’s commercial design work included creation of the iconic Southern California Googie style which was applied to coffee shops and restaurants. Lautner’s design for the Darrow Office Building, reflects his innovative design that incorporated sustainable features and creative interior spaces defined by the exterior walls and the building’s relationship with the outdoors.

The office building at 9884 Santa Monica Boulevard is an excellent example of Lautner’s design philosophy and is an excellent example of the Late Modern Architectural style, and an early example of sustainable design applied to a commercial building. The Late 52 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Modern styling of the building includes its horizontal massing. bold geometric volumes, and large expanse of unadorned wall surface along the west elevation, and ribbon windows. The building design is also representative of Lautner’s creation of unique spaces as evidenced by the canted sliding glass doors adjacent to the louvers. Unique design elements such as the staircase on the west elevation, provide “in-between” spaces – between the interior and exterior. The building is sited and fenestration arranged to adapt to sunlight and other environmental conditions. The building also includes early application of sustainable design including its siting on the parcel and includes sustainable features such as louvers that allow natural light and ventilation into the building while also allowing the outside to be seen through the spacing of the louvers.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion A2.

Criterion A3. It retains substantial integrity from its period of significance.

The building at 9884 Santa Monica Boulevard retains a high level of historic architectural integrity from its period of significance, when it was built in the late 1940s. The exterior of the building has had very few alterations and all are reversible. On the front elevation, the continuation of the concrete fins from the second floor to the ground floor were removed; these can be accurately reconstructed. There is a small cut-out on the west elevation that can be re-filled. At the rear an exterior staircase was added but did not remove any original building elements; the staircase can be removed.

Over the decades the interior spaces of the building (excluding the perimeter walls) have undergone alterations to accommodate the needs of the building’s office and medical tenants. There are no original interior spaces extant.

The building’s exterior retains a high level of integrity. The building remains in its original location. The corner setting has not changed – and the building was designed to take advantage of its setting, with its long west elevation having shaded windows on the west and a large metal louver system to mitigate the strong western sun. Also recognizing that the adjacent parcel along Santa Monica Boulevard would be developed, there is a wall that projects out to the lot line so that the front elevation of any adjacent building would not be seen as “connected” to the subject building. The workmanship represents that of the era in which the building was constructed. The building possesses is original materials and there have been no major exterior alterations. The building retains a very high level of integrity.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion A3.

Criterion A4. It has continued historic value to the community such that its designation as a landmark is reasonable and necessary to promote and further the purposes of this article.

The commercial building at 9884 Santa Monica Boulevard is a rare extant commercial building designed by master architect John Lautner. Lautner’s body of work, and this Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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specific building, has been recognized as being among the most significant buildings in Southern California in the mid-to-late 20th Century. This commercial design, which reflects Lautner’s emphasis on space as well as on sustainability features, is a significant example of his early design work and a rare extant commercial building designed by Lautner. As such, it is an important historic building that is located in the City of Beverly Hills.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion A4.

Criterion B. In addition to the requirements set forth in subsection A of this section, a landmark must satisfy at least one of the following requirements:

Criterion B1. Is listed on the National Register of Historic Places.

The building is not listed in the National Register of Historic Places. However, most of the extant buildings that Lautner designed are residential dwellings. Under a multiple property registration, 64 of his buildings are included, and have been listed on the National Register of Historic Places.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, does not meet Criterion B1.

Criterion B2. It is an exceptional work by a master architect The building at 9884 Santa Monica Boulevard is an example of an early commercial design from master architect John Lautner. It is also an exceptional design of a commercial office building incorporating Late Modern architectural styling with sustainability features. Lautner’s ability to create spaces in which the indoors and outdoors merge is reflected in the design of this commercial building. The Darrow Office Building is an exceptional work by master architect John Lautner.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion B2.

Criteria B3 and B4 both deal with a property’s association with a person of historic significance.

Criterion B3: It is an exceptional work that was owned and occupied by a person of great importance and was directly connected to a momentous event in the person's endeavors or the history of the nation. For purposes of this subsection B3, personal events such as birth, death, marriage, social interaction, and the like shall not be deemed to be momentous.

Criterion B4. It is an exceptional property that was owned and occupied by a person of great local prominence.

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There is no evidence that any person or business of historic significance operated in the Darrow Office Building. The Darrow Agency was a talent agency active in the 1930s into the 1950s. There is no evidence that the Darrow Agency achieved historic significance in terms of their business operations.

The building is not an early example of a building dedicated to house talent/production agencies; the first building in Beverly Hills dedicated for officers for professionals in the entertainment industry is the Artists and Writers Building (9501 Santa Monica Boulevard) that was constructed in 1924, over 20 years earlier.

Master architect John Lautner did not have any association with the building beyond his design and construction of the building.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, does not meet Criteria B3 and B4.

Criterion 5. It is an iconic property
As a rare example of the early designs of master architect John Lautner and as a rare example of the design of a commercial building, the subject building is considered an iconic property.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion B5.

Criterion 6. The landmark designation procedure is initiated, or expressly agreed to, by the owner(s) of the property
The owners of the property are initiating a landmark designation procedure. They intend to rehabilitate this historic building.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion B8.

Summary of Evaluation of Individual Eligibility:

The property at 9884 Santa Monica Boulevard, the commercial building known as the Darrow Office Building, designed by master architect John Lautner, meets all four subcriteria of Criterion A as well as Criterion B2, B5 and B6. Thus, the building at 9884 Santa Monica Boulevard is eligible for designation as a City of Beverly Hills Historic Landmark under the City of Beverly Hills Historic Preservation Ordinance.

The City of Beverly Hills criterion for designation as a historic landmark are similar to the National Register of Historic Places criteria and the California Register criteria. Based on the analysis and evaluation explained above for City of Hill designation, the subject property at 9884 Santa Monica Boulevard is eligible for inclusion on the National Register of Historic Places and the California Register of Historical Resources.

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CONCLUSION
Based on the facts and analyses presented in this report, the office building at 9884 Santa Monica Boulevard, known as the Darrow Office Building, in the City of Beverly Hills is eligible for designation as a City of Beverly Hills historic landmark as the property:

--is an excellent example the Late Modern architectural style --is the work of a master architect, John Lautner
--is a rare example from the first decade of John Lautner’s architectural career --is a rare example of a commercial building designed by John Lautner --retains a high level of historic architectural integrity The building at 9884 Santa Monica Boulevard is also eligible for inclusion on the National Register of Historic Places and to the California Register of Historical Resources.

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REFERENCES
Aerial Photographs. EDR Environmental Data Resources, Inc.

The Avery Index to Architectural Periodicals, at Los Angeles Public Library, lapl.org Campbell-Lange, Barbara-Ann. John Lautner, 191101994: Disappearing Space. Koln, Germany: Taschen, 2005.

City of Beverly Hills Building Permit Records
City of Beverly Hills, Historic Resources Survey Report 1985-86. http://www.beverlyhills.org/cbhfiles/storage/files/6333100111590038901/HistoricResourc esInventory(1985-1986).pdf
City of Beverly Hills, Historic Resources Survey Report, Survey Area 5: Commercial Properties.
https://www.laconservancy.org/sites/default/files/community_documents/City%20of%20 Beverly%20Hills%20Historic%20Resources%20Survey%2C%20commercial%20properti es%20update%2C%202006.pdf
City Directories, EDR Environmental Data Resources, Inc.

Crosse, John. John Lautner: An Annotated and Illustrated Bio-Bibliography, 2010 file:///Users/pamelaoconnor/Downloads/John%20Lautner%20Annotated%20Bibliograph y%202010.pdf
Gebhard, David, and Robert Winter. Los Angeles: An Architectural Guide.

Salt Lake City: Gibbs-Smith. 2003.

Hess, Alan. The Architecture of John Lautner. New York: Rizzoli International Publications, 1999.

Hines, Thomas. Architecture of the Sun: Los Angeles Modernism 1900-1970. New York: Rizzoli International Publications, 2010.

Honnold-Harris, Elizabeth, “The High Impact Arrival and Influence of the Real Thing,” The John Lautner Foundation Newsletter, October 2001
https://www.johnlautner.org/oct2001.pdf
Kikkert, Jan-Richard, and Saariste, Tycho. Lautner, A-Z. Arnhem, Netherlands: ArtEZ Press, 2018
Los Angeles County Assessor Records.

McAlester, Virginia Savage. A Field Guide to American Houses: The Definitive Guide to Identifying and Understanding America’s Domestic Architecture. New York: Alfred A.

Knopf, 2013.

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McCoy, Esther. “West Coast Architects V/John Lautner,” Arts & Architecture, August, 1965.

National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation. http://www.nps.gov/nr/publications/bulletins/nrb15/ National Register Bulletin #32, Guidelines for Evaluating and Nominating Properties Associated with Significant Persons.
(www.cr.nps.gov/nr/publications/bulletins/nrb32)
National Register of Historic Places Multiple Property Documentation Form; Residential Architecture of John Lautner in Southern California, 1940-1994. Added to National Register of Historic Places, 2016. https://planning.lacity.org/odocument/65df4e3f-569a4010-a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940- 1994.pdf
Olsberg, Nicholas, ed. Between Earth and Heaven: The Architecture of John Lautner.

New York: Rizzoli International Publications, 2008.

Progressive Architecture
Freiman, Ziva. “Perspectives, Interview: John Lautner,” December 1993 Hess, Alan. “The Legacy of John Lautner “Lyrical Technologist,” December 1994

“Responsibility, Infinity, Nature: John Lautner.” Interview by Marlene L. Laskey. Oral History Program, University of California, Los Angeles. 1986.

Sanborn Fire Insurance Maps
The John Lautner Foundation, https://www.johnlautner.org/wp/?page_id=5 U.S. Modernist, “John Edward Lautner, Jr., FAIA (1911-1994)” https://usmodernist.org/lautner.htm?gclid=CjwKCAjwrqqSBhBbEiwAlQeqGiduTUbVOH0 ZyEOsoYpd4C0b0rzynDoO5bVRKs2F-MmuUmieY0dy3hoC6o0QAvD_BwE YouTube:

John Lautner(1978 Part 1 of 2) Sci-Arc Media Archive
https://www.youtube.com/watch?v=YeuYl6yfv14
John Lautner(1978 Part 2 of 2) Sci-Arc Media Archive
https://www.youtube.com/watch?v=XOo5_vknCPc
Sci-Arc 1991 Lecture Series, John Lautner
https://www.youtube.com/watch?v=l7txeJU4oRM
The Spirit in Architecture: John Lautner -- A film by Bette Jane Cohen Syracuse University Department of Architecture
https://www.youtube.com/watch?v=oPvadMFJaXk
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Attachment A: Photographs
Darrow Building, 9884 Santa Monica Boulevard

1. Drawing of 9884 Santa Monica Boulevard, proposed building, from Getty Research Collection, listed as Douglas Honnold, architect

2. Current photograph of building
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3 Undated photo of north and west elevations, Getty Research Institute

4. Undated photo of north and west elevations, Getty Research Institute Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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5. Undated photo of stair entrance on west elevation, Getty Research Institute

6. Undated photo of interior, Getty Research Institute
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7. North and west elevations

8. West elevation
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9. West elevation

10. West elevation
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11. South elevation
North Elevation

12. North elevation
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13. North elevation (party wall with adjacent property on left)

14. North elevation showing main entry
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15. North elevation, main entry

16. North elevation, upper windows and party wall
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17. North elevation, upper windows detail

18. North elevation, ground floor windows
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19. North elevation, ground floor windows

20. North elevation, looking west
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21. Corner of north and west elevations

22. North elevation, west end
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23. North elevation, upper corner
West Elevation

24. West elevation at north corner looking south
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25. West elevations, windows at north end

26. West elevation, band of windows
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27. West elevation, looking south

28. West elevation, window band at ground level; louvers at upper level Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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29. West elevation, louvers

30. West elevation, louvers detail
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31. West elevation, south end by staircase

32. West elevation, looking north from mid-section
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33. West elevation, looking south toward staircase

34. West elevation, staircase and window wall
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35. West elevation, staircase and window wall

36. West elevation, window wall
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37. West elevation, looking down at exterior staircase

38. West elevation, looking at back side of louvers
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39. West elevation, south end with brick wall
South Elevation

40. South elevation
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41. South elevation, louver detail at corner of west and south elevations

42. Sleuth elevation at west corner
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43. South elevation

44. South elevation, entry and exterior staircase
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45. South elevation, exterior staircase

46. South elevation, exterior staircase and utility area Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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47. South elevation

48. South elevation, party wall on right
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49. Perimeter of rear parking area

50. Perimeter of rear parking area
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51. Rear parking area and driveway
Interiors of Building

52. Staircase on west elevation with window wall
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53. Interior view of louvers

54. Interior corridor and louvers
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55. Interior louver detail

56. Interior louvers
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57. Corner office with louvers

58. Internal light court
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59. Front (north elevation) windows

60. First floor office
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61. Former medical office interior

62. Former interior corridor
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63.. Former interior staircase and corridor

64. Former interior corridor
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65.. Former interior corridor from parking area

66.. Former interior office area
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67. Current interior, ground floor showing internal light court windows and north windows

68. Current interior, ground floor showing front (north) windows and entry Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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69. Current interior, ground floor showing bands of windows, north and west elevations

70. Current interior, second floor showing windows and louvers Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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71. Current interior, second floor showing windows and louvers

72. Current interior, second floor showing windows and louvers, and internal light well windows Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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73. Current interior, second floor showing internal light well windows

74. Interior, remaining wood flooring
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Area Around 9884 Santa Monica Boulevard

75. Garage entrance for Peninsula Hotel and subject building on Santa Monica Blvd.

76. Peninsula Hotel to east of subject building, south side of 9800 block of Santa Monica Bl.

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77. Peninsula Hotel to east of subject building

78. Peninsula Hotel to east of subject building
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79.North side of 9800 block of Santa Monica Blvd. across from subject building

80. North side of 9800 and 9700 blocks of Santa Monica Boulevard Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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81. North side of 9700 block of Santa Monica Boulevard

82. South side of 9700 block of Santa Monica Boulevard
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83. Looking north on Charleville Boulevard, 9800 block of Charleville Boulevard

84. East side of 9800 block of Charleville Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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85. East side of 9800 block of Charleville Boulevard

86. West side of 9800 block of Charleville Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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87. West side of 9800 block of Charleville Boulevard
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Attachment B: Maps
Aerial photograph (ca. 2019)
Los Angeles County Assessor's Map
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Original Tract Map (number TR0013-062) Page 1
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Original Tract Map (number TR0013-062) Page 2
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Original Tract Map (number TR0013-062) Page 3
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Original Tract Map (number TR0013-062) Page 4
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Original Tract Map (number TR0038-065) Page 1
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Original Tract Map (number TR0038-065) Page 2
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Original Tract Map (number TR0083-094) Page 1
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Original Tract Map (number TR0083-094) Page 2
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ATTACHMENT C: Building Permits

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Attachment D: Historic Aerials and Sanborn Insurance Maps Historic Aerials
Aerial Photo 1928
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Aerial Photo 1938
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Aerial Photo 1948
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Aerial Photo 1953
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Aerial Photo 1964
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Aerial Photo 1967
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Aerial Photo 1977
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Aerial Photo 1979
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Aerial Photo 1983
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Aerial Photo 1989
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Aerial Photo 1994
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Aerial Photo 2002
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Aerial Photo 2005
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Aerial Photo 2009
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Aerial Photo 2012
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Aerial Photo 2016
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Sanborn Insurance Maps
Sanborn Insurance Map 1950
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Sanborn Insurance Map 1969
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ATTACHMENT E: DPR Records
Page1of 2 *Resource Name or #: (Assigned by recorder) 9884 Santa Monica Boulevard, Beverly Hills, CA P1. Other Identifier: Darrow Building ____
DPR 523A (9/2013) * Required information
S tate of California  The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP S tatus Code 3S
Other Listings R eview Code R eviewer Date
*P2. Location:Not for PublicationUnrestricted
*a. County Los Angeles and (P2c, P2e, and P2b or P2d. Attach a Location M ap as necessary.) *b. US GS 7.5' Quad Date T; R; of of S ec; B.M.
c. Address City 9884 Santa Monica Boulevard, Beverly Hills Zip 90210 d. UTM: (G ive more than one for large and/or linear resources) Zone, mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN: 4328-003-001
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition, alterations, size, setting, and boundaries) The north elevation is the “front” elevation of the building as it faces Santa Monica Boulevard. This ground level of this elevation is divided into two modules. A cantilevered, shed roof canopy with boxed eaves runs across the front elevation and is attached to the east wing wall. This overhang provides shading to the first-floor windows. At the upper level there are a series of nine tall vertical windows. These windows are separated by angled fins that projects out to the edge of the canopy. In addition to creating a dynamic rhythm across this elevation, the fins provide shading from the late summer sun on the northerly façade while allowing for natural lighting in other seasons. The west elevation is defined by a bold geometric volume expressed at the upper level. The upper level had a major sustainability feature, a bank of louvers which also cover the south (rear) elevation. The metal louvers are angled from the edge of the canopy to the stucco clad exterior of the rectangular geometric volume, to about two-thirds of the height of the elevation. The louvers provide protection from the strong west sun exposure. There are wood frame sliding doors along the interior side of the louvers that allow for natural ventilation and daylight while protecting from direct sun. The louvers are angled to allow for views to the outside.
*P3b. Resource Attributes: (List
attributes and codes) HP6
*P4.Resources Present:X Building
S tructure Object S ite District
E lement of District Other (Isolates,
etc.)
P5b. Description of Photo: (view, date,
accession #) J anuary 2022
*P6. Date Constructed/Age and
S ource: X Historic Prehistoric
B oth
1946
*P7. Ow ner and Address:
*P8. Recorded by: (Name, affiliation,
and address) Pam O’Connor, Kaplan Chen
Kaplan, 2526 18thSt., Santa Monica, CA
90405
*P9. Date Recorded: 3/2022 Survey
Type: (Describe) Intensive
*P11. Report Citation: (Cite survey
report and other sources, or enter "none.")
Historic Resources Survey, 9884 Santa
Monica Boulevard, Beverly Hills, Kaplan Chen Kaplan,3/2022 *Attachments:NONELocation M apContinuation S heetB uilding, S tructure, and Object R ecord Archaeological RecordDistrict R ecordLinear Feature R ecordM illing S tation R ecordR ock Art R ecord Artifact R ecordPhotograph R ecord Other (List):

P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.)
50400290175040029017
1*Resource Name or # (Assigned by recorder) Darrow Building, 9884 Santa Monica Boulevard *NRHP S tatus Code: 3S Page2of2
DPR 523B (9/2013) *Required information
S tate of California  The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, S TRUCTURE, AND OBJ ECT RECORD
(T his s pace res erved for official com ments.)
2100 N Cahuenga Blvd
B1Historic Name: B2. Common Name: B3. Original Use: Commercial B 4. Present U se: Commercial
*B5. Architectural S tyle: Late Modern
*B6. Construction History: (Construction date, alterations, and date of alterations) In 1976 a permit was taken to remodel the second-floor offices. In 1980 a permit for a “new stairway to the second-floor reverse front door” was applied for. Permits were taken out in 1978, 1985 and 1989 for non-structural interior changes and unspecified tenant improvements. Permits were taken out for signage in 1989, 2001 and 2009. No interior space configurations or original interior finishes or materials remain and in 2021 those non-original structural elements and non-original interior walls and spaces were removed. All the other permits were for changes to the interior, electrical and plumbing, HVAC and installation of signs. Over the decades numerous interior alterations/tenant improvements (permitted and likely some unpermitted) occurred. *B7. Moved? No Date: Original Location:
*B8. Related Features:

B9a. Architect: John Lautner; Douglas Honnold b. Builder: Structon General Contractors *B10. S ignificance: Theme: Late M odern Architecture Area: Architecture and Engineering Period of S ignificance: 1945-1980 Property Type: Commercial Applicable Criteria None (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.

The office building at 9884 Santa Monica Boulevard is an excellent example of the design philosophy of master architect John Lautner, is an excellent example of the Late Modern Architectural style, and an early example of sustainable design applied to a commercial building. The Late Modern styling of the building includes its horizontal massing. bold geometric volumes, and large expanse of unadorned wall surface along the west elevation, and ribbon windows. The building design is also representative of Lautner’s creation of unique spaces as evidenced by the canted sliding glass doors adjacent to the louvers. Unique design elements such as the staircase on the west elevation, provide “in-between” spaces – between the interior and exterior. The building is sited and fenestration arranged to adapt to sunlight and other environmental conditions. The building also includes early application of sustainable design including its siting on the parcel and includes sustainable features such as louvers that allow natural light and ventilation into the building while also allowing the outside to be seen through the spacing of the louvers.

B11. Additional R esource Attributes: (List attributes and codes) *B12. References:

Historic Resources Survey, 9884 Santa Monica Blvd.,
Beverly Hills, Kaplan Chen Kaplan, 3/2022
B13. Remarks:
*B14. Evaluator: Pam O’Connor, Kaplan Chen Kaplan
*Date of Evaluation: 3/2022
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ATTACHMENT F: Letter from Judith Lautner, The John Lautner Foundation Post Office Box 29517
Los Angeles, California 90029-0517
http://www.johnlautner.org

THE JOHN LAUTNER

F O U N D A T I O N
14 February 2022

TO WHOM IT MAY CONCERN
SUBJECT: Darrow Building, 9884 Santa Monica Boulevard, Beverly Hills From: Judith Lautner, President
The John Lautner Foundation
The John Lautner Foundation supports the designation of the Darrow Building, located at 9884 Santa Monica Boulevard in the City of Beverly Hills, as a City of Beverly Hills Historic Resource.

The building was designed in the office of Douglas Honnold in 1945 by architect John Lautner, who was at the time the principal design architect for Honnold. All buildings Lautner designed in the period just after the war, 1945-1946, were done in Honnold's office. He left Honnold’s employment in 1946 to start his own practice. Unfortunately, Honnold’s work was burned in a fire many years ago so plans no longer exist. However, the John Lautner Archive, held at the Getty Research Center, contains photographs and a print of a rendering of the building. A visit to the building in 2007 confirmed that while changes have been made to the interior, the exterior is essentially unchanged.

The building is one of only a few extant commercial buildings designed by John Lautner. In addition to the building’s exceptional aesthetic design, the building incorporates innovative sustainable features – decades before today’s growing emphasis on sustainable architecture.

The John Lautner Foundation, Federal Taxpayer I.D. 95-4629545, is a nonprofit entity as defined under 501(c)(3) of the Internal Revenue Code.

Contributions are deductible to the extent allowed by law. __________________________________________________________________________________ Board of Directors
Judith Lautner, President, Treasurer, Henderson, NV * Christopher Carr, Vice President, Los Angeles, CA * Frank Escher, Archive Affairs, Los Angeles, CA * John C. English, Preservation Affairs, Los Angeles, CA * Eleanor Schrader, Secretary, Los Angeles, CA Planning Commission Staff Report
9884 South Santa Monica Boulevard
July 13, 2023

ATTACHMENT E
Historic Impact Analysis
OF JULY 13, 2023 PLANNING COMMISSION STAFF REPORT
9884 Santa Monica Boulevard
Darrow Office Building
Beverly Hills, California
Impacts Analysis
March 15, 2022
Submitted by:

Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Principal
Pam O’Connor, Architectural Historian
Table of Contents
Introduction 1
Property Description 2
Regulatory Framework 6
Proposed Project Description 8
Analysis of Compliance with the Secretary of the Interior’s Standards 11 Analysis of Compliance with City of Beverly Hills Historic Incentive Program 14 Conclusion 15
Attachments: Proposed Project Drawing Set
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Introduction
The office building at 9884 Santa Monica Boulevard, designed by master architect John Lautner, is an excellent example of his design philosophy, an excellent example of the Late Modern Architectural style, an early example of sustainable design on a commercial building, a rare extant example of a commercial building designed by Lautner, and an example of his early work. The Late Modern architectural styling of the building includes its horizontal massing, bold geometric volumes and sculptural design, and large expanse of unadorned wall surface along the side elevation. The building design is also representative of Lautner’s creation of unique spaces as evidenced by the canted sliding glass doors adjacent to the louvers. Unique design elements such as the staircase on the west elevation, provide “in-between” spaces – between the interior and exterior.

Sketch of 9884 Santa Monica Boulevard (Getty Research Institute Archives) 9884 Santa Monica Boulevard, front and side elevations (undated from Getty Institute files)

9884 Santa Monica Boulevard, front and side elevations, 2021.

The building is sited and fenestration arranged to adapt to sunlight and other environmental conditions. A major character-defining feature of the building is its sustainable design that includes the bank of louvers (along the side and rear elevations) Impacts Analysis 9884 Santa Monica Boulevard
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that allows natural light and ventilation into the building while also allowing the outside to be seen through the spacing of the louvers. This building is eligible to be designated a City of Beverly Hills historic landmark. The building is also eligible for inclusion on the National Register of Historic Places and on the California Register of Historical Resources.

Property Description
The building is designed to take advantage of its corner site. The shorter elevation, the front elevation, faces the more travelled east-west street of Santa Monica Boulevard.

This section of the alignment is narrow and thus the views of the elevations of buildings is also limited. The longer elevation, the side elevation, faces Charleville Boulevard.

While Charleville Boulevard is a not a major thoroughfare, the corner location of the building and relative width of the street, gives prominence to views of the side elevation.

The rear elevation is visible from Charleville Boulevard. 9884 Santa Monica Boulevard, front and side elevation Front elevation Review of City of Beverly Hills building permits for 9884 Santa Monica Boulevard show that the there are no permits for additions to the building. The only permits for exterior alterations to the building was the addition of an exterior staircase on the rear elevation in 1976 and re-roofing in 1996.

All the other permits were for changes to the interior, electrical and plumbing, HVAC and installation of signs. Over the decades numerous interior alterations/tenant improvements (permitted and likely some unpermitted) occurred. In 1976 a permit was taken to remodel the second-floor offices. In 1980 a permit for a “new stairway to the second-floor reverse front door” was applied for. Permits were taken out in 1978, 1985 and 1989 for non-structural interior changes and unspecified tenant improvements.

Permits were taken out for signage in 1989, 2001 and 2009. No interior space configurations or original interior finishes or materials remain and in 2021 those nonoriginal structural elements and non-original interior walls and spaces were removed.

The front elevation of the building faces Santa Monica Boulevard. The ground level of this elevation is divided into two modules. One half abuts a projecting wing wall that functions as a party wall. The building’s design anticipated that the adjacent parcel would be developed with a building without any side setback. The projecting wing wall functions to delimit the subject building and not allow any adjacent building to interfere with the design of the subject building.

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This half of the ground level of the front elevation, recessed below the cantilevered canopy, consists of a large plate glass window, and two door assemblies – one with a single door and another with double doors. The doors have large expanses of glass.

Originally the four fins from the upper level extended down to the sidewalk; these fins separated the two building entries as well as providing shade.

The other half of the ground level of the front elevation consists of a brick exterior wall with a horizontal band or windows tucked under the canopy. It appears that the brick was originally unpainted; currently it is painted white.

A cantilevered, shed roof canopy with boxed eaves runs across the front elevation and is attached to the wing wall. It also turns to run across a portion of the long side elevation that faces Charleville Boulevard. The overhang provides shading to the first-floor windows.

At the upper level of the front elevation there is a series of nine tall vertical windows.

These windows are separated by angled fins that project out to the edge of the canopy.

In addition to creating a dynamic rhythm across this elevation, the fins provide shading from the late summer sun on the northerly façade while allowing for natural lighting in other seasons. There is a canted hood above these windows.

The upper windows of the front, north, elevation stop short of the corner where they abut the geometric volume of the rectangular west elevation. The cantilevered canopy returns at the corner and runs along the entire west elevation. The band of horizontal windows under the canopy also returns and runs along the north half of the west elevation, terminating before the stairway and entry on the west elevation. The canopy provides shading from the sun. The portion of exterior wall at the ground level along the west elevation is of brick like that of the front elevation.

Geometric volume of the side elevation
The side elevation is defined by a bold geometric volume strongly expressed at the upper level above the overhang of the first floor. This sculptural upper area is stucco clad without any ornament. The upper level has a major sustainability feature, a bank of louvers which also runs across the rear elevation. The individual metal louvers are angled from the edge of the canopy to the exterior of the rectangular geometric volume, to about two-thirds of the height of the elevation. The louvers provide protection from the strong west sun exposure.

There are wood frame sliding doors along the interior side of the louvers that allow for natural ventilation and daylight while protecting from direct sun. The louvers are angled to allow for views to the outside. To the front of the bank of louvers, a small opening was Impacts Analysis 9884 Santa Monica Boulevard
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later cut into the wall and contains a small mechanical unit; this opening is not an original element.

The ground level of the west elevation has an entry way near the south end of that elevation. This side of the building has the Charleville Boulevard address listed, 9885 Charleville Boulevard. This entry is reached by a series of brick clad steps. The building exterior at this point consists of a window wall with a stepped design leading up to the entry door which is recessed under the cantilevered canopy. To the sidewalk side of the steps is a brick wall that continues southward to encase a portion of the rear surface parking area.

The staircase leads to an entrance on the first floor and then turns inward to reach the second floor. The stairwell to the second floor is located between the louvers and the building, creating an “in-between” or transitional space – connecting the outdoors and the indoors.

Stair entry on side elevation Window wall at side entry stairs The rear elevation of the building has an angled pop out along two-thirds of the elevation. The bank of louvers conforms to the profile of this elevation and extends across the full width of the elevation. The exterior wall at the lower level is recessed under the louvers. The ground level of this rear elevation contains a band of horizontal windows along the west portion of the elevation. Later additions include a secure caged area that provides access to building utilities and an exterior staircase.

Side elevation Rear elevation

As evidenced by the building permits, over the decades tenant improvements and remodeling resulted in the loss of all interior configurations, materials, and finishes.

These non-structural alterations have been removed. There are a few sections of flooring laid in an angled pattern that may be original.

The exterior of the building, the brick wall, has been and remains exposed on the interior of the ground. The wood-frame glass sliding doors adjacent to the louvers are original Impacts Analysis 9884 Santa Monica Boulevard
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and remain. They are slightly canted. On the far side of the building interior is another original feature, an internal light court. This opening is adjacent to the party wall on the east. This light court provides cross-ventilation for the building and daylight including light that is reflected off the party wall. The non-original interior configuration and tenant improvements have been removed.

View of louvers and stairway View of louvers and sliding from Inside doors along interior corridor

First floor interior, interior side First floor interior of brick exterior
Second floor interior showing Second floor interior with sliding canted sliding doors doors
Character-Defining Features
The significant character-defining features of the building are:
• Sculptural and geometric massing of building’s three visible elevations • Brick and stucco on exterior elevations
• Fins on front elevation
• Vertical windows on front upper elevation
• Ground level storefront/entry assemblies on front elevation Impacts Analysis 9884 Santa Monica Boulevard
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• Band of windows under canopy on ground level of front and side elevations • Bank of louvers on upper level of side and rear elevations • Stairway on side elevation
• Brick wall along the side elevation
• Canted sliding doors with wood frame and glazing under louvers • Light court on party wall side of building
•
Regulatory Framework
Secretary of the Interior’s Standards for Rehabilitation The Secretary of the Interior’s Standards for Rehabilitation1 were developed by the National Park Service to regulate the Historic Preservation Tax Incentives program. “Rehabilitation” is defined as ”the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. The Rehabilitation Standards acknowledge the need to alter or add to a historic building to meet continuing or new uses while retaining the building’s historic character.”2

The Guidelines for Rehabilitating Historic Buildings and the Guidelines on Sustainability for Rehabilitating Historic Buildings provide guidance on how to repair, alter and construct additions to historic building. The Sustainability Guidelines state that “the key to a successful rehabilitation project is to identify and understand any lost original and existing energy-efficient aspects of the historic building, as well as to identify and understand its character-defining features to ensure they are preserved. The most sustainable building may be one that already exists. Thus, good preservation practice is often synonymous with sustainability.” The Sustainability Guidelines add: “whether a historic building is rehabilitated for a new or continuing use, it is important to utilize the building’s inherently sustainable qualities as they were intended.”3 The Secretary of the Interior’s Standards for Rehabilitation are also used by state and local governments to evaluate proposed repairs and additions to historic buildings. The ten Standards for Rehabilitation are:

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.
1 Codified as 36 DRF 67
2 The Secretary of the Interior’s Treatments for Historic Properties, p. 2. https://www.nps.gov/tps/standards/treatment-guidelines-2017.pdf 3 The Secretary of the Interior’s Standards for Rehabilitation and Illustrated Guidelines on Sustainability for Rehabilitating Historic Buildings, p. 1.
https://www.nps.gov/tps/standards/rehabilitation/sustainability-guidelines.pdf Impacts Analysis 9884 Santa Monica Boulevard
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3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

City of Beverly Hills Historic Incentive Findings
The City of Beverly Hills conducts an Historic Incentive Permit Program. To be eligible for the program the following findings must be made:

1. The proposed project either:
a. Complies with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”; or
b. Does not demonstrate strict compliance with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”, but nonetheless protects and preserves the historic and architectural qualities Impacts Analysis 9884 Santa Monica Boulevard
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and the character defining features that make the property a landmark or contributing property; and

2. The proposed development will not have a substantial adverse impact on:
a. The scale, massing, or character of the streetscape, b. The scale and massing of the property as viewed by neighboring properties; c. Neighbors’ access to light and air,
d. Neighbors’ privacy,
e. The garden quality of the city, and
f. The public health, safety, or welfare.

Proposed Project Description
The rehabilitation project for 9884 Santa Monica Boulevard proposes to:
• Retain, repair, and restore character-defining historic exterior features o Retain sustainable character-defining elements such as fins o Restore ground level fins on front elevation (extension of upper-level fins) to original location; match finish
o Exterior stucco to be repainted
o Metal louvers to be restores or replaced with similar o Window frames to be restored; existing glazing to be replaced o Remove paint from exterior brick to bring back original natural finish • Configure interior spaces for offices and retail (no original interiors are extant) • Construct additional office space
Sculptural geometric volume of side elevation Rear elevation John Lautner designed the subject building in the Late Modern architectural style; it was an early conception of the style in which buildings were not “a simple, straightforward set of volumes” but were “highly articulated sculptural forms.”4 Lautner also merged the buildings he designed with their surroundings. The subject building makes use of the corner site using the length of the parcel along Charleville Boulevard to display the sculptural geometric volume of the building. All three visible sides of the building (the 4 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf Impacts Analysis 9884 Santa Monica Boulevard
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fourth side is shared with the adjacent building) contain significant architectural design features.

The “rear” of the building is in the “rear” of the parcel but was not treated as the “back of the house.” While the front and side elevations were built to the lot line, the rear elevation was not. This allowed for the rear elevation to include an additional geometric element with a portion of that elevation featuring an angled projection. The louver bank that begins on the side elevation continues to wrap around the building covering the full width of the rear elevation. This louver bank is an early innovative sustainability feature that is integrated into the form and design of the building.

The rehabilitation proposal includes construction of additional office space. The challenge for the subject building is where to build an addition. The typical option of building additional space at the rear of a building would require that most of that rear elevation, with its articulated elevation and louver bank, would have to be demolished.

The constraints of the site led to the proposed solution to construct a partial third story on the building.

The proposed partial third story would use the roof as its platform. The interior of the third floor would be recessed on the front and side elevations; along the rear elevation it would conform to the edge of the building except for the projecting angled feature. The elevation of the partial third story, along the building’s side, would have a zig-zag design and would be set back from the front and side elevations of the building. The exterior of the partial third story would be predominantly glazed including fixed windows and sliding doors.

The area in front of the partial third story’s exterior on the front and side would function as a terrace and be enclosed by a transparent wall. The flat roof of the partial third story would project out over the terrace area.

Plan view of proposed partial third story5
5 Drawing set in Attachments
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Existing front and side elevations Drawing with proposed partial third story

Existing front elevation Drawing with proposed partial third story

Proposed partial third story, front elevation
Existing side elevation Drawing with partial third story Impacts Analysis 9884 Santa Monica Boulevard
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Proposed partial third story, side elevation
Existing rear elevation Proposed partial third story, rear elevation Analysis of Compliance with the Secretary of the Interior’s Standards for Rehabilitation

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

The property will be used for its historic purpose, as a commercial office and retail building. The only change will be the addition of more office space. The proposed project complies with Standard 1.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

The proposed design will retain and rehabilitate the three major historic elevations of the building, all of which are visible from the right of way and all of which contain major character-defining features. All replacement windows will be compatible with existing window types. The documented ground floor fins will be restored. The louver banks will be repaired or replaced with similar materials. The proposed project complies with Standard 2.

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Kaplan Chen Kaplan 12 March 15, 2022

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

The project will retain all original extant elements. The project will repair damaged historic elements wherever possible or will replace in kind. There are no changes that would impart a false sense of historical elements. The proposed project complies with Standard .3

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

Limited changes have occurred on the building’s exterior (addition of rear staircase; small cutout for mechanical equipment on side elevation). None of these have achieved historic significance and they will be removed. The proposed project complies with Standard 4.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

The building has a major sustainable feature integrated into its design, the bank of louvers along the side and rear elevations. This bank of louvers will be retained and repaired. Sustainable features on the front elevation include fins along the front elevation. The ground floor fins were removed in the past; they are proposed to be reconstructed. Original windows, the side staircase, door assemblies, and exterior cladding will be retained and repaired as needed. The proposed project complies with Standard 5.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

The priority of the project is to repair historic features. If any historic feature is beyond repair, it will be replaced with an in-kind material. The fins on the ground floor will be reconstructed; their location and design are based on photographic and physical documentation. The proposed project complies with Standard 6.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

Originally the brick exterior was not painted; it currently is painted white. The proposed project will remove the paint to restore the original natural brick color. The least intrusive method of removal will be employed. The proposed project complies with Standard 7.

Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 13 March 15, 2022

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

The site was previously disturbed with the original construction of the building. No excavation is planned for the site. Only surface regrading of the rear parking lot is planned. Although unlikely, if any archeological resources are found during construction activities it is recommended that work cease until a qualified archeologist reviews the site. The proposed project complies with Standard 8.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

The proposed project includes addition of more office space. The challenge of the subject property is that the three elevations in public view all have major characterdefining features. Two of the elevations, the side and rear, are defined by an early sustainable building feature, a bank of louvers. The bank of louvers extends over the width of the rear elevation. Constructing an addition to the rear of the building would result either in the demolition of the louvers, or if left in place, the loss of a major feature that allows natural light into the interior of the building. Thus, the project proposed to add a partial third story to the building will allow the full bank of louvers, a significant early integrated sustainable design feature, to be retained.

This story is less than the full area of the footprint of the building and will be recessed from two of the building’s edges (it will go to the building line of the rear elevation and abut the adjacent building that shares a party wall). The added partial story will be recessed on the front and side elevations. The materials include glazed windows and sliding doors which to further “lighten” the new elevations helping them to also recede visually.

The new construction of a partial third story will not destroy any historic materials that characterize the property. The design of the partial third story is differentiated from the historic features and materials of the building. The partial third story will alter the massing of the building but its design and materials work to minimize the visual effect or impact of the added partial story. The proposed project generally complies with Standard

9. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

The proposed project adds a partial third story to the building. As noted under Standard 9, the added partial third story would take up less square footage than the other floors of the building. The roof of the existing building will be its platform. This partial third story Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 14 March 15, 2022
could be removed in the future without impacting any of the original historic characterdefining features of the building. The proposed project meets Standard 10.

Analysis of Compliance with the City of Beverly Hills Historic Incentive Program Findings
The City of Beverly Hills conducts an Historic Incentive Permit Program. To be eligible for the program the following findings must be made:

1. The proposed project either:
a. Complies with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”; or
b. Does not demonstrate strict compliance with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”, but nonetheless protects and preserves the historic and architectural qualities and the character defining features that make the property a landmark or contributing property; and
The proposed project complies with Standards 1 through 8 and 10 of the Secretary of the Interiors Standards for Rehabilitation. The proposed project generally complies with Standard 9. The original historic design of the building includes three major elevations (the fourth is a party wall). Construction of a rear addition would result in adverse impacts to the historic bank of louvers, an integrated design and sustainable historic feature of the building. Thus, the constraints of the building’s historic design led to a solution that adds a partial third story to the building. The design of the partial third story is differentiated from the historic features and materials of the building. The partial third story will alter the massing of the building but its design and materials work to minimize the visual effect or impact of the added partial story. As such, the proposed addition generally meets Standard 9.

2. The proposed development will not have a substantial adverse impact on:
a. The scale, massing, or character of the streetscape.

The two-story building is sited along a commercial boulevard that contains a range of commercial buildings with varying heights. The subject building and is adjacent to a large multi-story hotel. The addition of a partial third story will not have an adverse impact on the commercial corridor of Santa Monica Boulevard. The building’s side is along Charleville Boulevard. The section Charleville Boulevard that runs south to Durant Street is zoned commercial on the side of the street that the subject building is located and the north half of the other side of the street is also zoned commercial. Thus, the character of that streetscape is commercial and the existing subject commercial building will not have any substantial adverse impact under this criterion.

Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 15 March 15, 2022
b. The scale and massing of the property as viewed by neighboring properties; A partial third story will be added to the subject building. The subject building is on a single parcel on the block; all of the other parcels on the block were consolidated into a single parcel and a large hotel complex with multi-story buildings was constructed. The scale and massing of the subject building on a single parcel will not have an adverse impact as viewed from the larger adjacent hotel development. The proposed project will not have an adverse impact under this Criterion.
c. Neighbors’ access to light and air,
Similar to Criterion B, the subject building is on a single parcel will not have any impact on the access to light and air from the adjacent large multi-story hotel complex. The proposed project will not have an adverse impact under this Criterion. d. Neighbors’ privacy,
Similar to Criterion B, the subject building is on a single parcel will not have any impact on the access to light and air from the adjacent large multi-story hotel complex. The proposed project will not have an adverse impact under this Criterion. e. The garden quality of the city, and
The subject building and proposed project is in the commercial area of the city. The character of this zone is that of urbanized commercial development with most buildings constructed to the lot line. Thus, this criterion does not apply to commercial zones such as the zone in which the subject building is located.
f. The public health, safety, or welfare.

There is no evidence that the proposed project would have any adverse impact on the public health, safety, or welfare. The proposed project will not have an adverse impact under this Criterion.

Conclusion
Based on the analysis and evaluation above under the Secretary of the Interior’s Standards for Rehabilitation section and the City of Beverly Hills Incentive Program, it is found that the findings can be made that the proposed project generally complies with the Secretary of the Interior’s Standards for Rehabilitation and complies with the City of Beverly Incentive Program. The proposed project would not result in a substantial adverse change to the historic resource at 9884 Santa Monica Boulevard.

Planning Commission Staff Report
9884 South Santa Monica Boulevard
July 13, 2023

ATTACHMENT F
April 13, 2022
Cultural Heritage Commission Staff Reports
OF JULY 13, 2023 PLANNING COMMISSION STAFF REPORT
City of Beverly Hills
Planning Division
455 N. Rexford Drive Beverly Hills, CA 90210
TEL. (310) 285-1141 FAX. (310) 858-5966
Cultural Heritage Commission
Report
Attachment(s):
(none)
Report Author and Contact Information:

Minjee Hahm
Associate Planner
(310) 285-1136
[email protected]
Meeting Date: April 13, 2022
Subject: 9884 SOUTH SANTA MONICA BOULEVARD
Landmark Initiation
Initiation of nomination proceedings for inclusion onto the Beverly Hills Register of Historic Properties for the property located at 9884 South Santa Monica Boulevard.

Project Applicant: David Kaplan
Recommendation: Review the initiation of the Master Architect-designed property and potential historic resource.

REPORT SUMMARY
The commercial property located at 9884 South Santa Monica Boulevard is before the Commission for consideration of initiation of landmark proceedings to determine its eligibility as a local landmark for placement onto the Beverly Hills Register of Historic Properties. The property generally remains in a well-maintained condition with no major compromises to its architectural integrity and appears to be eligible for listing. The subject property was preliminarily evaluated through City survey review and was determined to be eligible for placement on the California and National Register of Historic Places. Preliminarily, it appears that the property meets the required criteria for local landmark designation, as required by Beverly Hills Municipal Code (BHMC) Section 10-3-3212 (Landmark Designation Criteria).

BACKGROUND
Located on the corner of South Santa Monica Boulevard and Charleville Boulevard, the subject property at 9884 South Santa Monica Boulevard was designed in 1946 by renowned local contemporary architect John Lautner, who is on the City of Beverly Hills List of Master Architects.

The commercial building, commonly known as the “Darrow Office Building” was built for the original owner, John Darrow. While the original building permit from 1946 lists Douglas Honnold (also on the City’s List of Master Architects) as the architect, the building’s design is actually attributed to Lautner, who was part of Honnold’s architectural design team at the time.

Fig. 1. Historic Rendering of the Commercial Building
Cultural Heritage Commission Report
9884 South Santa Monica Boulevard
Landmark Initiation
April 13, 2022
Master Architect John Lautner designed 188 structures (64 of which are listed on the National Register of Historic Places) over his 50-year career, and is considered as one of Southern California’s most significant twentieth century architects. Lautner was known for his unique, modernist designs that revolved around organic ideas and was deeply influenced by another Master Architect, Frank Lloyd Wright. Post World War II, Lautner worked on more commercial projects after joining Honnold’s architectural practice and it was during this time that Lautner designed the Darrow Office Building in Beverly Hills.

Designed in the Late Modern/ Mid-Century Modern architectural style, the two-story commercial building is generally rectangular with a floor area of approximately 6,546 square-feet. According to the City’s preliminary commercial survey, the subject building is a rare, extant example of a commercial building designed by John Lautner. The subject building embodies character-defining features of the architectural style, including bold geometric volumes, horizontal massing, large expanse of unadorned wall surface along the west elevation, and ribbon windows. Unique design elements like the staircase enclosed by a window-wall provide “in-between” spaces between the interior and the exterior. The building also utilizes sustainable design features such as the internal light court and a bank of custom louvers, which allows filtered natural light and ventilation into the building.

Based on the City’s permit records, the building has had some minor changes since its original construction. Permitted exterior alterations to the building include an exterior stair case at the rear Fig. 2 and 3. Current Images of the Building facades
Fig. 4 and 5. Unique glazing treatments and custom louvering system Cultural Heritage Commission Report
9884 South Santa Monica Boulevard
Landmark Initiation
April 13, 2022
(southern) elevation in 1976, and re-roofing in 1996. All other recorded City permits were for interior alterations. It appears that the property at 9884 South Santa Monica Boulevard substantially retains its original exterior appearance and all external character-defining features are intact.

PRELIMINARY ASSESSMENT OF LANDMARK CRITERIA
A property within the City may be nominated and designated as a landmark if it satisfies all of the requirements set forth in Criteria A and at least two of the requirements set forth in Criteria B of the Landmark Designation Criteria in the Historic Preservation Ordinance (Beverly Hills Municipal Code Title 10, Chapter 3, Article 32). Upon initial assessment, the commercial building located at 9884 South Santa Monica Boulevard appears that it may possibly satisfy the City’s criteria for designation as a local landmark as required in Beverly Hills Municipal Code (BHMC) 10-3-3212 of the Historic Preservation Ordinance. Further research would be needed in order to investigate whether the subject property qualifies as an “exceptional work” or an “exceptional property,” per the definition contained in BHMC §10-3-32021. Preliminarily, this property appears to satisfy all of the mandates of subsection A and, potentially two of the mandates under subsection B, as follows:

Criteria A1: It is at least forty five (45) years of age, or is a property of extraordinary significance; Criteria A2: It possesses high artistic value or aesthetic value, and embodies the distinctive characteristics of an architectural style or architectural type or architectural period; Criteria A3: It retains substantial integrity from its period of significance; and Criteria A4: It has continued historic value to the community such that its designation as a landmark is reasonable and necessary to promote and further the purposes of this article (BHMC Title 10, Chapter 3, Article 32).

Criteria B2: It is [potentially] an exceptional work by a master architect. Further research would need to be undertaken to determine whether the residence qualifies under Criterion B2.

Criteria B6: The landmark designation procedure is initiated, or expressly agreed to, by the owner(s) of the property.

PUBLIC OUTREACH AND NOTIFICATION
No public notice is required to be provided to the property owner for initiation of landmark proceedings; however, courtesy notice has been provided to the owner’s representative. In the 1 EXCEPTIONAL WORK: A remarkably superior example of architectural work that has been recognized as such by members of the architectural community. At a minimum, the work's exceptional quality shall… …have been documented by at least one of the following: a) it was the subject of a major architectural award; b) it was substantively discussed (i.e., not just mentioned) and photographically depicted in a monograph on a master architect's career; or c) it was substantively discussed or photographically depicted in at least two (2) publications (e.g., a book, treatise, trade magazine article, film, or set of photographs made available to the public by an institutional archive) authored by acknowledged experts in the field of architecture. A monograph or publication made available to the public solely in electronic form and without any reasonable expectation of compensation to the author, or substantially authored by the architect of the work, shall not count toward this minimum.

Cultural Heritage Commission Report
9884 South Santa Monica Boulevard
Landmark Initiation
April 13, 2022
event that landmark proceedings are initiated by the Commission, future hearings will require formal written notice to the property owner in accordance with Municipal Code requirements.

Type of Notice Required Period Actual Period Required
Date
Actual
Date
Newspaper Notice n/a n/a n/a n/a
Mailed Notice n/a n/a n/a n/a
Property Posting n/a n/a n/a n/a
Agenda Posting 72 Hours 6 Days 04/10/22 04/07/22
Website (Agenda) 72 Hours 6 Days 04/10/22 04/07/22

NEXT STEPS
Should the Cultural Heritage Commission vote to initiate landmark proceedings on the subject property, the following steps are required to complete the landmark designation process:
1) Preliminary Evaluation by the Director of Community Development with a preliminary hearing before the Cultural Heritage Commission;
2) A nomination hearing by the Cultural Heritage Commission to make a formal recommendation to the City Council; and
3) A public hearing by the City Council considering whether to designate the property as a local landmark and place the property on the Beverly Hills Register of Historic Properties.

City of Beverly Hills
Planning Division
455 N. Rexford Drive Beverly Hills, CA 90210
TEL. (310) 285-1141 FAX. (310) 858-5966
Cultural Heritage Commission
Report
Attachment(s):

A. Preliminary Evaluation completed by the Director of
Community Development
Report Author and Contact Information:

Minjee Hahm, Associate Planner
(310) 285-1136
[email protected]
Meeting Date: April 13, 2022
Subject: 9884 SOUTH SANTA MONICA BOULEVARD
Preliminary Hearing
Preliminary Hearing for the property at 9884 South Santa Monica Boulevard to determine whether the property merits formal consideration for nomination and placement onto the Beverly Hills Register of Historic Properties.

Recommendation: Review the Preliminary Evaluation from the Director of Community Development, conduct a public hearing and vote whether or not sufficient evidence exists and the subject property merits formal consideration for nomination by the Commission

REPORT SUMMARY
At its April 13, 2022 Regular Meeting, the Cultural Heritage Commission will review the initiation of landmark proceedings for possible inclusion of the subject property (9884 South Santa Monica Boulevard) onto the Beverly Hills Register of Historic Properties. Pursuant to the requirements of Beverly Hills Municipal Code Title 10, Chapter 3, Article 32 (Historic Preservation Ordinance), the Director of Community Development has completed a preliminary evaluation of the subject property which was issued on April 13, 2022 and forwarded to the property owner, as required in the Municipal Code. This memorandum transmits the Director’s written Preliminary Evaluation (Attachment A) for the Commission’s consideration during a preliminary hearing on the property’s eligibility under landmark criteria contained in the Historic Preservation Ordinance. The Director’s Preliminary Evaluation concludes that the subject property could potentially satisfy the required criteria for landmark designation in Beverly Hills Municipal Code (BHMC) §10-3-3212 (Landmark Designation Criteria), subject to further research and confirmation from the Commission.

DISCUSSION
Pursuant to BHMC §10-3-3215, within fourteen (14) days after the Commission designates initiation proceedings, the Director of Community Development shall prepare a written preliminary evaluation opining whether or not sufficient evidence exists to support a finding that all of the applicable requirements for designation as a landmark can be met, and setting forth all of the facts known to the director in support of said opinion. Upon completion of the preliminary evaluation, the Director shall schedule a preliminary hearing before the Commission at the reviewing body's next regularly held meeting to determine whether the proposed landmark merits formal consideration for nomination by the Commission. If, based on the director's preliminary evaluation and any other evidence provided to the Commission at or prior to the hearing, the Commission determines that sufficient evidence exists and the property merits formal consideration, it shall schedule a public hearing before the Commission within seventy five (75) days for the Commission to consider nomination of the property. If the Commission determines that sufficient evidence does not exist, or that the property does not merit formal consideration, that shall be a final action of the Commission (appealable). At its April 13, 2022 hearing, the Cultural Heritage Commission Report
9884 South Santa Monica Boulevard
Preliminary Hearing
April 13, 2022
Cultural Heritage Commission initiated landmark proceedings and a subsequent Preliminary Hearing was also scheduled to further expedite the overall nomination process.

PUBLIC OUTREACH AND NOTIFICATION
Notice that the Cultural Heritage Commission would conduct a Preliminary Hearing to consider the Preliminary Evaluation was provided to the property owner and the owner has also formally waived the deadlines, as required in the Municipal Code (BHMC §10-3-3215A.4).

Type of Notice Required Period Actual Period Required
Date
Actual
Date
Newspaper Notice n/a n/a n/a n/a
Mailed Notice
(to property owner only)
10 days 7 days *Time
periods
waived
4/6/22
Property Posting n/a n/a n/a n/a
Agenda Posting 24 Hours 6 Days 4/10/22 4/7/22
Website (Agenda) 24 Hours 6 Days 4/10/22 4/7/22

RECOMMENDATION
The Commission should conduct a public hearing in accordance with Beverly Hills Municipal Code §10-3-3215A.5 and vote whether or not sufficient evidence exists and if the subject property merits formal consideration for nomination by the Commission.

NEXT STEPS
Should the Commission determine at the preliminary hearing that sufficient evidence exists to conclude that the subject property satisfies all applicable designation criteria, and that the property merits formal consideration for nomination, then the Commission shall schedule a future public hearing to consider nomination of the property and make a recommendation to the City Council on the matter. Finally, a public hearing and action by the City Council are required in order to designate the property as a local landmark and place it on the Beverly Hills Register of Historic Properties.
$77$&+0(17$
April 13
Cultural Heritage Commission Report
Preliminary Hearing - 9884 South Santa Monica Boulevard Preliminary Evaluation
completed by the
Director of Community Development
OF APRIL 13, 2022 CULTURAL HERITAGE COMMISSION STAFF REPORT

CITY OF BEVERLY HILLS

COMMUNITY DEVELOPMENT DEPARTMENT
455 N. Rexford Drive, Beverly Hills, CA 90210
Tel. (310) 285-1141 Fax. (310) 858-5966
LANDMARK DESIGNATION PROCEEDINGS (BHMC §10-3-3215)

PRELIMINARY EVALUATION
Property Address 9884 South Santa Monica Boulevard, Beverly Hills, CA 90210
Applicant (initiated by) David Kaplan
2526 18th Street
Santa Monica, CA 90405
Date of Initiation by Cultural
Heritage Commission
April 13, 2022
Date Prelmininary Evaluation
Issued
April 13, 2021

PRELIMINARY EVALUATION
In consideration of the property as a potential city of Beverly Hills Landmark under the criteria listed in Beverly Hills Municipal Code (BHMC) Section §10-3-3212, the Director preliminarily finds that the property at 9884 South Santa Monica Boulevard:
܈ Appears potentially eligible as a local landmark based on available evidence at this time
܆ Appears ineligible as a local landmark based on available evidence at this time The subject property appears to affirmatively satisfy all of the required criteria in BHMC 10-3- 3212 (Landmark Designation Criteria).

BACKGROUND
Property Description
Located on the corner of South Santa Monica Boulevard and Charleville Boulevard, the subject property at 9884 South Santa Monica Boulevard was designed in 1946 by John Lautner, who is on the City of Beverly Hills List of Master Architects. The commercial building, commonly known as “Darrow Office Building” was built for the owner, John Darrow. While the original building permit from 1946 lists Douglas Honnold (also on the City’s List of Master Architects) as the architect, the building’s design is actually attributed to Lautner, who was part of Honnold’s architectural practice at the time.

Master Architect John Lautner designed 188 structures (64 of which are listed on the National Register of Historic Places) over his 50-year career and is considered as one of Southern California’s most significant twentieth century architects. Lautner was known for his unique, modernist designs that revolved around organic ideas and was deeply influenced by another Master Architect, Frank Lloyd Wright. Post World War II, Lautner worked on more commercial projects after joining Honnold’s architectural practice and it was during this time that Lautner designed the Darrow Office Building in Beverly Hills.

Preliminary Evaluation
9884 South Santa Monica Boulevard
April 13, 2022

Designed in the Late Modern/ Mid-Century Modern architectural style, the two-story commercial building is generally rectangular in plan with a floor area of 6,546 square-feet. According to the City’s 2006 survey, the subject building is a rare, extant example of a commercial building designed by renowned Modernist, John Lautner. The subject building embodies characterdefining features of the architectural style, including bold geometric volumes, horizontal massing, large expanse of unadorned wall surface along the west elevation, and ribbon windows. Unique design elements like the staircase enclosed by a window-wall provide “in-between” spaces between the interior and the exterior. The building also utilizes sustainable design features such as the internal light court and a bank of louvers, which allows natural light and ventilation into the building.

Based on the City’s permit records, the building has had some changes since its original construction. Permitted exterior alterations to the building were for an exterior stair case at the rear (southern) elevation in 1976 and re-roofing in 1996. All other permits were for interior alterations, which no longer remain in 2021, as non-original structural elements and non-original interior walls and spaces were removed. It appears that the property at 9884 South Santa Monica Boulevard substantially retains its original, exterior appearance.

Landmark Initiation and Potential Nomination
The Cultural Heritage Commission voted to initiate landmark proceedings on the subject property at its meeting on April 13, 2021. Pursuant to Beverly Hills Municipal Code §10-3-3215 A.3, this Preliminary Evaluation has been prepared summarizing the information gathered to this point in assessment of the property’s eligibility under Beverly Hills Landmark criteria contained in BHMC §10-3-3212. A public hearing before the Cultural Heritage Commission is scheduled on April 13, 2022, to undertake a preliminary hearing based on this preliminary evaluation. The Cultural Heritage Commission will determine at that time whether sufficient evidence exists to support a finding that all applicable requirements for designation as a landmark can be met based on the supporting facts provided (pursuant to the requirements in Beverly Hills Municipal Code §10-3- 3215 A.3).

FINDINGS
The facts supporting the Director’s evaluation of eligibility are summarized in Table 1 below.

Table 1. Summary of Landmark Designation Criteria (BHMC §10-3-3212) Criterion
No.

Criterion Does the subject property appear to
meet criteria?
A landmark must satisfy all of the requirements in Section A:

A.1 It is at least forty-five (45) years of
age, or is a property of extraordinary
significance;
Yes
The property was constructed in 1946,
making it 76 years of age in 2022.

Preliminary Evaluation
9884 South Santa Monica Boulevard
April 13, 2022

A.2
It possesses high artistic or aesthetic
value, and embodies the distinctive
characteristics of an architectural
style or architectural type or
architectural period;
Yes
The property is a clear example of the “Late
Modern/Mid-Century Modern”. The subject
building embodies character-defining
features of the architectural style, including
bold geometric volumes, horizontal
massing, large expanse of unadorned wall
surface along the west elevation, and
ribbon windows.

A.3 It retains substantial integrity from its
period of significance; and
Yes
The period of significance for this property
would likely be 1946, the date of the original
construction of the commercial building.

The building has had some, more minor,
changes since its original construction.

Permitted exterior alterations to the building
was for an exterior stair case at the rear
(southern) elevation in 1976, re-roofing in
1996, and interior improvements and
remodeling. It appears that the property at
9884 South Santa Monica Boulevard
substantially retains its original, exterior
appearance and all character-contributing
features are intact.

A.4 It has continued historic value to the
community such that its designation
as a landmark is reasonable and
necessary to promote and further the
purposes of this article.

Yes
As an example of Late Modern/Mid-Century
Modern architecture directly associated
with Master Architect John Lautner, the
subject property has continued historic
value to the community. Based on the
evidence available at this time, furtherance
of landmark proceedings for the subject
property are considered to be reasonable
and necessary to promote the objectives of
the Historic Preservation Ordinance.

In addition to the requirements set forth in Section A above, a landmark must satisfy at least one of the following requirements in Section B:

Preliminary Evaluation
9884 South Santa Monica Boulevard
April 13, 2022

B.1 It is listed on the National Register of
Historic Places;
No
The site is not listed on the National
Register of Historic Places.

B.2 It is an exceptional work by a Master
Architect;
Potentially
The building at 9884 Santa Monica
Boulevard is an example of an early
commercial design from noted modernist
architect John Lautner.

While the subject property was designed by
a Master Architect (John Lautner), research
has not uncovered, at this time that the
building is considered an “exceptional
work”, pursuant to the definitions in Section
10-3-3202 the Municipal Code. More in
depth research may uncover publications or
awards.

B.3 It is an exceptional work that was
owned and occupied by a person of
great importance, and was directly
connected to a momentous event in
the person’s endeavors or the history
of the nation. For purposes of this
paragraph, personal events such as
birth, death, marriage, social
interaction, and the like shall not be
deemed to be momentous;
No
Research has not uncovered that the
commercial structure was owned and
occupied by a “person of great importance”
who forged a mark on the history of the
nation, pursuant to the definitions in Section
10-3-3202 the Municipal Code.

B.4 It is an exceptional property that was
owned and occupied by a person of
great local prominence;
No
Research has not uncovered that the
structure is an exceptional property that was
owned and occupied by a person of great
local prominence, pursuant to the
definitions in Section 10-3-3202 the
Municipal Code.

B.5 It is an iconic property;
[From BHMC 10-3-3202: An “iconic
property” is “a property that has been
visited and photographed so often by
residents and visitors to the city that
it has become inextricably
associated with Beverly Hills in the
No
Archival research does not find the Darrow
Office Building to be such a highly
photographed and widely recognizable
place in Beverly Hills that it would qualify as
an “iconic property.”
Preliminary Evaluation
9884 South Santa Monica Boulevard
April 13, 2022

PRELIMINARY HEARING (BHMC §10-3-3215A)
Pursuant to BHMC §10-3-3215A, the Cultural Heritage Commission is scheduled to conduct a preliminary hearing based on this preliminary evaluation to consider the property’s eligibility under local landmark criteria at its regular meeting on April 13, 2022. The Cultural Heritage Commission shall determine whether sufficient evidence exists to conclude that the subject property satisfies all applicable designation criteria and whether the property merits formal consideration for nomination. Should the Cultural Heritage Commission nominate the subject property as a local landmark at a future public hearing, final approval is required by the City Council in order to formally designate the property and list the subject residence on the Local Register of Historic Properties.
popular culture and forms part of the
city’s identity to the world at large.”]
B.6 Or, the landmark designation
procedure is initiated, or expressly
agreed to, by the owner(s) of the
property.

Yes
The landmark designation procedure has
been initiated by and expressly agreed to by
the owner(s) of the property.

Do all criteria in Section A appear to be met? Yes
Does at least one criterion in Section B
appear to be met? Yes
Does the subject property appear to satisfy all
the requirements in Beverly Hills Municipal
Code §10-3-3212 to be considered an eligible
property for landmark nomination and
designation?
Yes
Preliminary Evaiuation
9884 South Santa Monica Boulevard
April 13, 2022

Should you have any questions on this process during the meantime, please do not hesitate to contact my staff:

Preservation Program Manager
Mark Odell
Urban Designer
(310) 285-1116
[email protected]
Preservation Program Staff Member
Minjee Hahm
Associate Planner
(310) 285-1136
[email protected]
Sincerely,
Ryafi Gohlich, AlCP
pirector of Community Development
5-9
Planning Commission Staff Report
9884 South Santa Monica Boulevard
July 13, 2023

ATTACHMENT G
Applicant’s Loading and Deliveries Narrative
OF JULY 13, 2023 PLANNING COMMISSION STAFF REPORT
Edgar Arroyo
Community Development Department
455 N Rexford Dr
Beverly Hills, CA 90210

04.27.23 Loading and Deliveries Narrative
Loading and non-couriered deliveries made to the Darrow Office Building will utilize the loading/unloading zone provided in the parking lot on the project site. Delivery vehicles will be allowed 10 minutes to load or unload. In some cases, additional time will be allowed for more extensive deliveries or pick-ups. This would require approval from the Darrow Office Building management. Upon egress, the delivery vehicle would exit northbound on Charleville Boulevard.

It is recommended that deliveries to the Darrow Office Building be made during early mornings or evenings (non-peak office hours), if possible. In order to minimize congestion and traffic conflict, deliveries to be made during peak office hours shall be coordinated with building management. It is also recommended that the size of delivery vehicles should be limited to vans or small trucks with a maximum wheelbase of 18 feet.

According to executives at the Darrow Office Building, deliveries made are mostly limited to office supplies and are delivered by FedEx, UPS, and Amazon Prime vans and small trucks during business hours. It is anticipated that there will be roughly 10 deliveries made to the Darrow Office Building each week.

Planning Commission Staff Report
9884 South Santa Monica Boulevard
July 13, 2023

ATTACHMENT H
Project Plans
(Provided as a Separate Attachment)
PROVIDED AS ATTACHMENT 10
OF DECEMBER 5, 2023 CITY COUNCIL REPORT
OF JULY 13, 2023 PLANNING COMMISSION STAFF REPORT
ATTACHMENT 8
Planning Commission
Resolution No. 2029
RESOLUTION NO. 2029

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF BEVERLY HILLS CONDITIONALLY

APPROVING A DEVELOPMENT PLAN REVIEW AND

HISTORIC INCENTIVE PERMIT TO ALLOW FOR THE

REHABILITATION OF AN EXISTING TWO-STORY

COMMERCIAL BUILDING AND THE CONSTRUCTION

OF A NEW THIRD STORY, ALONG WITH WAIVERS AND

DEVIATIONS OF CERTAIN DEVELOPMENT
STANDARDS AT 9884 SOUTH SANTA MONICA
BOULEVARD (PL2200237)
The Planning Commission of the City of Beverly Hills hereby finds, resolves and determines as follows:

Section 1. Yaniv Tepper, on behalf of Impact Real Estate Group, LLC, (DPR)
and Historic Incentive Permit (HIP) to allow for the rehabilitation of an existing two-story commercial building with a new third story addition, along with deviations from certain development standards to allow for reduced minimum dimensions for rubbish storage facilities and alternative loading area requirements
Section 2. The Project consists of the rehabilitation of an existing two-story commercial building and the construction of a new third story at 9884 South Santa Monica Boulevard. The exist
was built in 1946 and was designed by John Lautner and Douglas Honnold, architects listed on the Local Master Architects. The Project includes the construction of a new 1,404 SF third story addition over the existing building to provide additional office space on the property and an outdoor terrace that would face South Santa Monica Boulevard and Charleville Boulevard.

The new third floor addition would increase the existing height of the building by approximately 2 - - 8 - addition of required elevators and stair shafts that provide access to all existing and proposed floors of the building and are exempt from counting against the allowable floor area ratio (FAR) for the site. While the proposed third story addition measures 1,404 SF, the overall Project results in a 765 SF net increase in floor area as a result of floor area reductions on the existing first and second floor to provide building-code required elevators and access stairs on each level. This results in a total floor area of 7,053 SF and a proposed FAR of 1.17. The existing structure would maintain its existing setbacks. The new third story addition is proposed within the footprint of the second floor and would not extend beyond the footprint of the existing building. The new third floor addition - onica - - differentiated from the design of the existing building through the use of building materials that clearly distinguish the historical portion of the structure from the proposed new construction, with exposed wood elements and full height storefront glazing on the front, street-side, and rear of the addition. The Project includes the reconfiguration the existing surface parking lot located at the rear of the property to provide a new transformer to provide improved electrical service to the property. The existing surface parking lot currently provides a total of seven (7) parking spaces for the existing building accessed from Charleville Boulevard by - Project would reduce the number of parking spaces on the Project site, from seven (7) to three (3) parking spaces, in order to accommodate the required van-accessible handicap stall, as well as the required transformer for the Project. Additionally, the Project requires modifications from the following BHMC development standards:
3 BHMC §9-3-1: Minimum Dimensions for Rubbish Storage Facilities BHMC §10-3-2741: On-Site Loading Space Requirements
Rubbish Storage Facilities
The existing Project site currently does not have a rubbish/trash storage room or on-site loading areas. The improvements to the site include providing a new rubbish room within the ground floor of the building, accessed directly from the parking lot to the rear, to store refuse bins inside the building and way from view of the street and sidewalk. Pursuant to BHMC §9-3-

1.F, the minimum dimensions for a rubbish room ar es to - - through the requested Historic Incentive Permit.

Loading Area
The applicant is proposing to provide an area for loading within the redesigned parking lot that would be accessible to a van providing scheduled deliveries to the Project site. The loading area would be located immediately behind the existing parking spaces and would measure ed in an
area that would block access to on-site parking areas, the use of this loading area would be managed to prevent from impacting access to available on-site parking. Deliveries would be managed by the property owner and would be limited to occurring during non-peak office hours to minimize congestion and traffic conflict from delivery vehicles and customer vehicles from accessing the parking lot at the same time. The requested deviation would allow for this managed loading area to be provided within the existing parking aisle, rather than as a standalone space, due 4 to the infeasibility of provided a standalone loading space without further eliminating available on-site parking.

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 Project qualifies for a Class 1 Categorical Exemption (Existing Facilities) and a Class 31 Categorical Exemption (Historical Resource Restoration/Rehabilitation) in accordance with the requirements of Section 15303 and 15331 of the State CEQA Guidelines. The Class 3 exemption is applicable to additions to existing structures that do not exceed 10,000 SF. Additionally, the Class 31 Categorical Exemption is applicable to the maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the of Historic Properties with Guidelines for
Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (SOI Standards).

Therefore, the Planning Commission finds the Project exempt from further review under CEQA.

Section 4. Notice of the Project and public hearing was mailed on June 23, 2023 to all property owners and residential occupants within a 500-foot radius of the property, extended to the block face. An on-site posted notice was displayed on the property beginning on June 23, 2023. On July 13, 2023, the Planning Commission considered the application at a duly noticed public hearing. Evidence, both oral and written, was presented at said hearing.

Section 5. In considering the request for approval of a Development Plan Review, pursuant to Section 10-3-3104 of the Beverly Hills Municipal Code (BHMC), the 5 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.

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

1. The proposed P
Plan Land Use Element, including City Places (Policy LU 2.1) through maintaining and enhancing the character of existing business districts, City History (Policy LU 2.6) through the preservation existing buildings while accommodating renovations of existing buildings to maintain their economic viability, and Revitalization of Vacant and Underutilized Land (LU 15.3) by promoting the revitalization of distressed, underutilized, and vacant buildings to sustain economic viability, activity, and provide income for City services. As such, the 6 proposed project is consistent with the general plan and the project site is not located in a specific plan area.

2. The Project includes the rehabilitation of an existing commercial building and the construction of a 1,400 SF third story addition. The project site is located directly to the east of an active construction project at 9908 South Santa Monica Boulevard (Rosewood Residences). The project site is currently improved with an existing surface parking lot at the rear that would be used to provide construction related parking and staging of building materials and equipment on-site. The small scale of this project is not anticipated to negatively impact existing development in the area, as the project would be required to submit a construction management during plan building plan check to ensure that the proposed work would not adversely affect planned construction in the vicinity of the project site. As such, the proposed project would not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.

3. The Project seeks to rehabilitate an existing two-story commercial building that was designed by John Lautner and Douglas Honnold, notable architects listed on the approximately 1,400 SF. The proposed addition would increase the existing height of the - 8 - would be retained for the existing building facing South Santa Monica Boulevard and - -
in a net floor area increase of 765 SF, for a total building floor area of 7,053 SF and an 7 maximum FAR of 2.0. The project would be constructed in compliance with all applicable density, height, and location requirements established for commercial development within -3 Zone. The closest existing
along Durant Drive, a two-story multi-family residential property located across the street and to the south of the project site. The request includes deviations of the development standard as part of the Historic Inventive Permit request that would facilitate the introduction of services that the existing building does not provide. The project seeks to provide an on-site loading area on a site that currently has no on-site loading areas.

Similarly, the project would provide a dedicated room in the building to house rubbish storage containers where currently none are provided. These features would upgrade the existing condition of the project site while promoting the rehabilitation of an architecturally location, density, height and manner of operation of the project will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.

4. The Project is screened
adopted Vehicle Miles Traveled (VMT) and Local Transportation Assessment (LTA) thresholds due to the small scale of the project consisting of the rehabilitation of an existing commercial building and the addition of a 1,400 SF third story. The project site is currently improved with an existing surface parking lot at the rear that would be used to provide construction related parking and staging of building materials and equipment on-site.

Additionally, the project would be required to submit a construction management during 8 plan building plan check to ensure that the proposed work would not adversely affect planned construction in the vicinity of the project site. As such, the proposed project would not create any significant adverse traffic impacts, traffic safety hazards, pedestrian vehicle conflicts, or pedestrian safety hazards.

5. The Project site is located within a commercial area and is required to be developed to all applicable development standards, including adherence to maximum height, FAR, and the SOI Standards for rehabilitation of historic structures. The proposed project seeks to rehabilitate an existing commercial building that was built in 1946 and designed by John Lautner, a notable architect in the Southern California region that is also of
the property as a local historic landmark, preserving a building possessing a unique style of architecture in the city. As such, the proposed project will not be detrimental to the public health, safety, or general welfare.

Section 7. In considering the request for approval of a Historic Incentive Permit, pursuant to Section 10-3-3252 of the Beverly Hills Municipal Code (BHMC), the Planning Commission considered whether it could make the following findings in support of the Project:

1. The proposed project complies with the "Secretary of The Interior's Standards For The Treatment Of Historic Properties With Guidelines For Preserving, Rehabilitating, Restoring, And Reconstructing Historic Buildings."

2. The proposed development will not have a substantial adverse impact on the scale, massing, or character of the streetscape.

3. The proposed development will not have a substantial adverse impact on the scale and massing of the property as viewed by neighboring properties. 9 4. The proposed development will not have a substantial adverse impact on the neighbors' access to light and air.

5. The proposed development will not have a substantial adverse impact on the neighbors' privacy.

6. The proposed development will not have a substantial adverse impact on the garden quality of the city.

7. The proposed development will not have a substantial adverse impact on the public health, safety, or welfare.

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

1. The Project complies with Standards of the Secretary of the Interiors Standards for Rehabilitation. The project provides for the rehabilitation of the existing structure and the preservation of unique architectural elements that are character-defining features of Late Modern architecture. Deteriorated historic building features would be repaired rather than replaced unless the features are deteriorated beyond repair. Any replacement feature will be required to match the original element in design, color, texture, and other visual qualities. The new third floor addition would allow for the construction of the additional level without necessitating additions or extensions of the existing first and second floor that would cause the removal and destruction of existing architecturally significant building elements. The thoughtful design and placement of the addition keeps the design of the existing Lautner-designed building while facilitating the additional improvements at the project site.
10 2. The Project seeks to rehabilitate an existing two-story commercial building, while providing a new third story addition of approximately 1,400 SF. While the project - is set back further than the existing building line along primary street frontages along South Santa Monica Boulevard and Charleville Boulevard - South Santa Monica Boulevard, where the existing structure maintains the - -
-
frontage. The proposed setbacks for the new addition orient the scale and massing of the building toward the center of the existing building and away from view of street.

Additionally, rehabilitation of the existing John Lautner-designed building preserves the existing character of the streetscape by retaining an architecturally significant building along South Santa Monica Boulevard. As such, the project will not have a substantial adverse impact on the scale, massing, or character of the streetscape.

3. The new third-story addition is proposed within the footprint of the second floor and would not extend beyond the footprint of the existing building. The new third - - Boulevard, a zero - South Santa Monica Boulevard and Charleville Boulevard, the design of the addition orients the scale and massing of the building away from view of neighboring properties.

To the east, the addition includes the extension of an existing solid building wall that abuts the neighboring three-story building on the Peninsula property that would also screen the 11 proposed outdoor terrace on the third floor. To the south, the project site faces a two-story - use by hotel guests. The floor level of the proposed third-story addition would be built on - the south elevation of the third-story addition primarily consists of stairs, a stair well, and a closet. The stairwell and closet are designed with solid walls and are closest to the east side property line abutting the Peninsula Hotel property. The Project would not have a direct view of the hotel rooftop areas on the Peninsula Hotel, as the floor level of the hotel - - than the floor level of the proposed third-story addition at the project site. As such, the project would not have a substantial adverse impact on the scale and massing of the property as viewed by neighboring properties.

4. The Project site abuts the Peninsula Hotel to the east and south. The existing hotel was developed as a fourincludes rooftop uses and pool areas. The project would increase the height of the existing - - proposed height of 38 - for development in commercial zones. In review of the provided shade and shadow study on the set of plans, shadows cast primarily during the winter month generally cast toward the street, while shadows cast from the proposed project would be largely contained onsite, with minimal shadows after 6:00 P.M. As such, the project would not have a substantial adverse impact to
12 5. As noted, the Project site abuts the Peninsula Hotel to the east and south.

Along the east elevation of the building abutting the hotel property, the existing building wall located at the property line would be extended, without openings to the neighboring property. This solid wall on the east elevation is designed to provide privacy to the neighboring property from working and open space areas on the third floor and outdoor terrace areas. No building programming would be visible from the east, and similarly, workers on the third-floor terrace would not be able to have a view into the hotel property.

To the south, the project site faces a two-
-
four stories that includes a rooftop pool and deck for use by hotel guests. The building programing along the south elevation of the third-story addition primarily consists of stairs, a stair well, and a closet. The project would not have a direct view of the hotel rooftop areas on the Peninsula Hotel, as the floor level of the hotel rooftop pool area begins at a - - proposed third-story addition at the project site. As such, the project would not have a

6. The Project includes a new site-wide landscape plans that would improve the quality of landscaping provided facing South Santa Monica Boulevard, Charleville Boulevard, and at the rear of the property in the redesigned surface parking lot. Typically, existing commercial development along Santa Monica Boulevard is built to the property retain existing landscape planters along these street frontages to provide a buffer from pedestrians and the property, while also enhancing the quality of landscaping on-site. As 13 such, the proposed project will not have a substantial adverse impact on the garden quality of the city.

7. The Project site is located within a commercial area and is required to be developed to all applicable development standards, including adherence to maximum height, FAR, and the SOI Standards for rehabilitation of historic structures. The proposed project seeks to rehabilitate an existing commercial building that was built in 1946 and designed by John Lautner, a notable architect in the Southern California region that is also the property as a local historic landmark, preserving a building possessing a unique style of architecture in the city. As such, the proposed project will not be detrimental to the public health, safety, or general welfare.

Section 9. Based on the foregoing, the Planning Commission hereby approves the requested Development Plan Review and Historic Incentive Permit associated with the rehabilitation of an existing two-story commercial building with a new third story addition at the property located at 9884 South Santa Monica Boulevard, subject to the following conditions:

Project-Specific Conditions

1. The Planning Commission hereby approves the requested Historic Incentive Request, which included deviations from the applicable dimensions for rubbish storage facilities and standards for on-site loading spaces. The Applicant shall provide a rubbish storage room on the first floor of the building abutting the parking lot with interior dimensions sufficient to accommodate a two (2) cubic yard refuse bin. Additionally, the Applicant shall provide one (1) on-site loading space in the surface parking lot at the rear 14 of the property available during off-peak office to facilitate deliveries to the building. The loading area shall be

2. This approval is for those plans submitted to the Planning Commission on July 13, 2023, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval.

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

4. Approval of the Development Plan Review and Historic Incentive Permit shall not become effective unless and until the City Council designates the subject property as a Local Historic Landmark.

5. 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.

6. Landscaping shall be maintained for the life of the Project in substantial compliance with the landscape plan included in the approved plans. Any modification to landscaping shall be subject to review and approval by the Community Development Director or his/her designee for a consistency determination with the original approval.

7. Loading and Deliveries Narrative. To minimize congestion and traffic conflicts, deliveries 15 shall be coordinated so that they occur primarily during morning or evening hours, during non-peak office hours (before 8:00 A.M. and after 5:00 P.M.) however, deliveries shall be prohibited between the hours of 10:00 P.M. and 7:00 A.M. the following day. Any deliveries occurring during peak office hours (between 8:00 A.M. and 5:00 P.M.) shall be coordinated and approved by building management in order to better manage access to the proposed parking areas. Delivery vehicles shall be allowed to utilize the loading area for a maximum of 10 minutes, unless additional time for a specific delivery is needed and has been authorized and coordinated by building management. The Director of Community Development shall have the authority to provide additional operational conditions on the use of the loading area if impacts result from the proposed operation, and may refer any loading operation issued to the Planning Commission for review, if necessary.

Construction-Related Conditions

8. The Applicant shall submit a Construction Traffic Management Plan to the Community Development Department for review and such Construction Traffic affic Engineer prior to the earlier of
the issuance of a demolition or the issuance of a building permit. The Construction Management Plan shall include, at a minimum the following:
a. Written information about the construction parking arrangements and hauling activities at different stages of demolition and construction to be reviewed and approved by the Engineering Division of Public Works and the Building & Safety Department.
b. Information regarding the anticipated number of workers, the location of parking with respect to schedules of the demolition and construction 16 period, the arrangements of deliveries, hauling activities, the length of time of operation, designation of construction staging area and other pertaining information regarding construction related traffic.
c. The proposed demolition construction staging for this Project to determine the amount, appropriate routes and time of day of heavy hauling truck traffic necessary for demolition, deliveries, etc., to the subject site.

9. The Applicant shall obtain the appropriate permits from the Community Development Department for the placement of construction canopies, fences, etc., for the construction of any improvements in the public right-of-way, and for use of the public right-of-way for staging and/or hauling certain equipment and materials related to the Project.

10. The Applicant shall post the names and telephone numbers of two construction representatives for the Project and a City contact on all construction fence signs. The phone numbers shall be manned at all times during construction hours.

11. The Applicant shall remove and replace all public sidewalks adjacent to the Project site that are rendered defective as a result of Project construction, as determined by the City Engineer.

12. The Applicant shall remove and replace all curbs and gutters adjacent to the Project site that are rendered defective as a result of Project construction, as determined by the City Engineer.

13. 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 17 be removed and/or relocated unless written approval from the Public Works Department and the City Engineer (or his/her designee) is first obtained.

14. Removal and/or replacement of any street trees shall not commence unless and until the Applicant has provided the City with an improvement security to ensure the establishment of any relocated or replaced street trees. The security amount will be determined by the Director of Public Works (or his/her designee), and shall be in a form approved by the Director of Community Development.

15. 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.

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

17. 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.

18. 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.

19. The Applicant shall underground, if necessary, the utilities in adjacent streets per requirements of the Utility Company and the City.

20. Any streets surrounding the Project site that are damaged as a result of Project construction shall be repaved and restored to the street centerline. 18 21. All survey monuments, streetlights, and underground utilities, and any existing offsite improvements affected by the construction shall be re-established according to the City standards, and shall be paid for by the applicant. No privately-owned structures or improvements are permitted within the public right-of-way without an encroachment permit.

Standard Conditions

22. 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 An appeal fee is required.

23. RECORDATION. This resolution approving this Development Plan Review and Density Bonus Permit shall not become effective until the owner of the Project site records a covenant, satisfactory in form and content to the City Attorney, accepting the conditions of approval set forth in this resolution. The covenant shall include a copy of this resolution as an exhibit. The Applicant shall deliver the executed covenant to the Department of Community Development within 180 days of the Planning Commission decision. At the time that the Applicant delivers the covenant to the City, the Applicant shall also provide the City with all fees necessary to record the document with the County Recorder. If the Applicant fails to deliver the executed covenant within the required 180 days, this resolution approving an amendment to the Planned Development shall be null and void and of no further effect. Notwithstanding the foregoing, the Director of Community Development may, upon a written request by the Applicant, submitted prior to the expiration of the 180-day period, grant a written waiver from the 180-day time limit for a period of no more than 180 days if, at the time of the request, the Director determines 19 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.

24. EXPIRATION. Development Plan Review and Historic Incentive Permit:

The exercise of rights granted in such approvals shall be commenced within three (3) years after the date of approval of this resolution, as provided for in BHMC §10-3-207.A., unless otherwise extended.

25. VIOLATION OF CONDITIONS: A violation of any of these conditions of approval may result in enforcement action by the City until such violation is abated or the entitlement granted herein is revoked pursuant to Section 10-3-258 of the BHMC, or its successor regulation. All costs incurred by the City as a result of abatement of a violation on the property shall be reimbursed by the party in breach of this resolution.

26. APPROVAL RUNS WITH LAND. These conditions shall run with the land and shall remain in full force for the duration of the life of the Project. ///
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20 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 13, 2023
Theresa M. Kaplan
Vice Chair of the Planning Commission of the
City of Beverly Hills
Attest:

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

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

Masa Alkire, AICP
City Planner

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. 2029 duly passed, approved and adopted by the Planning Commission of said City at a meeting of said Commission on July 13, 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 NOES: None
ABSTAIN: None
ABSENT: Chair Ross
________________________________

KAREN MYRON
Recording Secretary of the
Planning Commission
City of Beverly Hills, California
Certificate Of Completion
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ATTACHMENT 9
Updated Historic Evaluation Report
dated November 22, 2023
9884 Santa Monica Boulevard
Beverly Hills, California
Historic Resource Evaluation
November 22, 2023

Submitted by:

Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Principal
Pam O’Connor, Architectural Historian
Table of Contents
Executive Summary 1
Summary of Research and Field Methodology 1
Regulatory Framework 2
Property Location and Setting 5
Commercial Architecture in Beverly Hills and Development History 9 Architectural Style, Building Description and History 14 John Lautner, Architect 27
Evaluation of Eligibility 34
Conclusions 39
References 40
Attachments
Attachment A: Photographs
Attachment B: Maps
Attachment C: Permits
Attachment D: Historic Aerials and Sanborn Insurance Maps Attachment E: DPR Record
Attachment F: Letter from Judith Lautner, The John Lautner Foundation Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan 1 November 22, 2023

EXECUTIVE SUMMARY
Kaplan Chen Kaplan conducted an Historic Resource Assessment of the property at 9884 Santa Monica Boulevard in the City of Beverly Hills.

The building, known as the Darrow Office Building, is an excellent example of the design philosophy and design skills of Master Architect, John Lautner. Lautner’s expressionistic architectural designs are unique. SurveyLA observes that “most architects who are associated with the Mid-Century Modern style exercised some creative license, but generally worked within the broad aesthetic parameters that defined the style. Others, however, cast a more personal stamp on the Modern movement, designing buildings that are on the fringes of mainstream Modernism. One such architect is John Lautner.”1 As Lautner was active during the mid-century time period of the 20th Century, the category to fit his work into is “Mid-Century Modern.”
Lautner is recognized as a master architect with many published books by architectural historians and academics as well as articles published in national and international architectural journals and magazines that feature and evaluate Lautner’s body of work.

Lautner has been called a “lyrical technologist” whose designs are “unique entities unlike those of any other architect.”2 In 2016, sixty-four residential properties designed by Lautner were formally designated for inclusion on the National Register of Historic Places.

The Darrow Office Building is an excellent example of Lautner’s unique architectural design. It is an excellent example of Expressionist architecture as a more organic and expressive iteration of Mid-Century Modernism. It is also an early example of a building incorporating sustainable features. It is also a rare extant example of a commercial office building designed by Lautner early in his career.

The findings of this KCK report are the result of thorough research, field observations and building evaluations using current technical guidance from national, state, and local historic preservation agencies. Based on the data presented in the report below, the property at 9884 Santa Monica Boulevard meets the criteria to be eligible as a City of Beverly Hills Landmark, It also appears eligible for the National Register of Historic Places and the California Register of Historical Resources.

SUMMARY OF RESEARCH AND FIELD METHODOLOGY
A comprehensive methodology for researching the development history of the properties at 9884 Santa Monica Boulevard and evaluation of the research to determine potential historic eligibility included conducting the following activities:

1 https://planning.lacity.org/odocument/4f67bd39-631a-4f26-9a52-cd5809a66655/LA_Modernism_1919- 1980.pdf, p. 148. 2 https://www.thelautner.com/john-lautner, https://www.latimes.com/archives/la-xpm-1994-10-27-mn-55244- story.html
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• Field review of subject property in December 2021
• Field review of adjacent properties and area
• Photography of subject property and adjacent properties • Review of Beverly Hills Historic Resources Surveys, and related materials • Building Permit Research
• Los Angeles County Assessor data research
• Tract Map research
• Research online databases and sources
• Research Los Angeles and Beverly Hills Public Library online resources • Review of City Directories
• Review of aerial and topographic maps
• Review of Sanborn Insurance Maps
• Research online photographic databases
• Review of John Lautner histories and organizations
• Review of National Register of Historic Places registration documents • Research historic newspaper databases
• Review of publications including professional architectural publications and academic journals
• Analysis of all data and materials
• Evaluation of property in accordance with federal, state, and local eligibility criteria
All the field data and research data were analyzed and evaluated by an architectural historian who meets the Secretary of the Interior’s Professional Qualification Standards for Historic Preservation and by an architect who meets the Professional Qualification Standards for Historic Architect.

REGULATORY FRAMEWORK
The importance of historic resources has been recognized by federal, state, and local governments through programs and legislation that identify and recognize buildings, structures, object, landscapes, and districts that possess historic significance.

California Environmental Quality Act
The California Environmental Quality Act (CEQA) considers historical resources part of the environment. A project that may cause a substantial adverse effect on the significance of an historical resource may have a significant effect on the environment. A property that is eligible for listing in the California Register of Historical Resources, is listed in a local register of historical resources, or has been identified as historically significant in an historic resources survey that meets specific criteria is considered a historical resource under CEQA.

To determine if a property is a potential historical resource, it must be evaluated for its eligibility for inclusion on the National Register of Historic Places, the California Register of Historical Resources and/or as a local historical resource.

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National Register of Historic Places
The National Historic Preservation Act (NHPA) of 1966 established the National Register of Historic Places (National Register) as an authoritative guide “used by Federal, State, and local governments, private groups and citizens to identify the Nation’s cultural resources and indicate what properties should be afforded protection from destruction or impairment.”3
Buildings, districts, sites and structures may be eligible for listing in the National Register if they possess significance at the national, state or local level in American history, culture, architecture or archeology, and in general, are over 50 years old. Significance is evaluated using established criteria:

A. Are associated with events that have made a significant contribution to the broad patterns of our history; or
B. Are associated with the lives of persons significant in our past; or C. Embody the distinctive characteristics of a type, period, or method of construction or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or
D. Yield, or may be likely to yield, information important in prehistory or history.

Significance of Association. National Register Bulletin 32, Guidelines for Evaluating and Documenting Properties Associated with Significant Persons, provides guidance on evaluating potential historic association with people who have “made contributions or played a role that can be justified as significant.” For association with leaders or prominent families it is necessary “to explain their significant accomplishments” and they “must be compared to those of others who were active, successful, prosperous, or influential in the same field.” Most properties nominated for associations with significant persons also are nominated for other reasons and a majority of properties nominated under the association criterion are also significant in the area of architecture or for the area in which the individual(s) achieved recognition.

National Register Bulletin 32 adds that “the fact that we value certain professions, or the contributions of certain groups historically does not mean that every property associated with or used by a member of that group is significant. “Associations with “one or more individuals in a particular profession, economic or social class, or ethnic group will not automatically qualify a property.” The contribution must be distinctive: “it is not enough to show that an individual has acquired wealth, run a successful business, or held public office, unless any of these accomplishments, or their number or combination, is a significant achievement in the community in comparison with the activities and accomplishments of others.”
Integrity. Properties may be eligible for inclusion on the National Register as individual resources and/or as contributors to an historic district. National Register Bulletin 15: How to Apply National Register Criteria for Evaluation states that in addition to meeting at least one of the four criteria, a resource should be evaluated to assess its integrity. For individual resources to qualify for inclusion they must represent an important aspect of an area’s history and possess integrity. An historic district must retain integrity as a 336 Code of Federal Regulations, Section 60.

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whole, “the majority of the components that make up the district’s historic character must possess integrity even if they are individually undistinguished.” The seven aspects of integrity are location, design, feeling, association, setting, workmanship and materials. To “retain historic integrity a property will always possess several, and usually most, of the aspects.” For a resource to be evaluated as significant for its design, a “property important for illustrating a particular architectural style or construction technique must retain most of the physical features that constitute that style or technique.”
Historic Context. A resource must also be significant within an historic context. National Register Bulletin 15 states that an historic context explains “those patterns, themes, or trends in history by which a specific…property or site is understood and its meaning…is made clear.” To be determined eligible for listing on the National Register a property must possess significance within a historic context and possess integrity.

California Register of Historical Resources
The California Register, based on the National Register, is the “authoritative guide to be used by state and local agencies, private groups, and citizens to identify the state’s historical resources and indicate which properties are to be protected.” A building, site, structure, object, or historic district may be eligible for inclusion on the California Register if it meets one or more of the following criteria:

1. It is associated with events that have made a significant contribution to the broad patterns of local or regional history, or the cultural heritage of California or the United States

2. It is associated with the lives of persons important to local, California, or national history

3. It embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of a master, or possesses high artistic values

4. It has yielded, or has the potential to yield, information important to the prehistory or history of the local area, California, or the nation.

California Office of Historic Preservation Technical Assistance Series #6, California Register and National Register: A Comparison states that in addition to meeting one of the criteria of significance, a resource must “retain enough of their historic character or appearance to be recognizable as historical resources and to convey the reasons for their significance” and “integrity is evaluated with regard to the retention of location, design, setting, materials, workmanship, feeling, and association.” Historical resources that “have been rehabilitated or restored may be evaluated for listing.” Series 6 guidance also states, “Alterations over time to a resource or historic changes in its use may themselves have historical, cultural, or architectural significance.” Historical resources that do not retain sufficient integrity to qualify for the National Register may still be eligible for listing in the California Register: “a resource that has lost its historic character or appearance may still have sufficient integrity for the California Register if it Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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maintains the potential to yield significant scientific or historical information or specific data.”4
City of Beverly Hills Landmark Designation Criteria
An eligible property may be nominated and designated as a City of Beverly Hills landmark if it satisfies the following requirements.

A. A landmark must satisfy all of the following requirements:

1. It is at least forty five (45) years of age, or is a property of extraordinary significance;

2. It possesses high artistic or aesthetic value, and embodies the distinctive characteristics of an architectural style or architectural type or architectural period;

3. It retains substantial integrity from its period of significance; and

4. It has continued historic value to the community such that its designation as a landmark is reasonable and necessary to promote and further the purposes of this article.

B. In addition to the requirements set forth in subsection A of this section, a landmark must satisfy at least one of the following requirements:

1. It is listed on the national register of historic places;

2. It is an exceptional work by a master architect;

3. It is an exceptional work that was owned and occupied by a person of great importance and was directly connected to a momentous event in the person's endeavors or the history of the nation. For purposes of this subsection B3, personal events such as birth, death, marriage, social interaction, and the like shall not be deemed to be momentous;

4. It is an exceptional property that was owned and occupied by a person of great local prominence;

5. It is an iconic property; or

6. The landmark designation procedure is initiated, or expressly agreed to, by the owner(s)
of the property

PROPERTY LOCATION AND SETTING
The subject property, 9884 Santa Monica Boulevard, is located near the western border of the City of Beverly Hills at 9884 Santa Monica Boulevard. The building, sited on the southeast corner of Santa Monica Boulevard and Charleville Boulevard, also has the address of 9885 Charleville Boulevard. The following report will use the 9884 Santa Monica Boulevard address to reference the building and site.

The street was originally named Burton Way and has also been known as Santa Monica Boulevard South or colloquially as “Little Santa Monica.” The subject parcel is along a 4 California Office of Historic Preservation Technical Assistance Series #6: California Register and National Register: A Comparison, p. 3.

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segment of the commercial corridor that is just west of the “Golden Triangle” commercial district of Beverly Hills. This segment of Santa Monica Boulevard runs from the western City border and the crossing of Wilshire Boulevard.

Location Map (Google Earth, c2021)

Area Map (Google Earth, c2021)
There are two parallel (at this point) streets named Santa Monica Boulevard. The one to the north is the wider thoroughfare that functions more as a highway. The subject property is on the Santa Monica Boulevard to the south, a narrower street that is lined with commercial buildings as it runs through the City of Beverly Hills. The buildings on the north side of Santa Monia Boulevard (the south street) have a narrow surface parking lot that runs from the City’s west border to Wilshire Boulevard. That parking area provides a buffer from the wider and busier Santa Monica Boulevard to the north.

Wilshire Boulevard angles from the north and crosses both Santa Monica Boulevards about a block from the subject property. The area to the north of the northern Santa Monica Boulevard, a triangular section between the City limit and Wilshire Boulevard, Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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contains two large hotel properties, the Beverly Hilton, and the Waldorf Astoria Beverly Hills.

The subject parcel is at the west end of the southern Santa Monica Boulevard. There are small commercial buildings on the north of the street between the western City limit and the Wilshire Boulevard crossing. The south side of the 9900 block consists of small commercial buildings on the west end and vacant parcels on the east end.

City of Beverly Hills Zoning Map
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City of Beverly Hills Zoning Map excerpt

Portion of 9900 block of Santa Monica Boulevard and 9800 block of Santa Monica Boulevard South showing parking area to north and the northern Santa Monica Boulevard to its north. (Google Earth, c2021) 9800 block of S. Santa Monica Boulevard, bounded by Charleville Boulevard on the west, Durant Drive on the south, and S. Lasky Drive on the east.

The subject parcel is located on the south side of Santa Monica Boulevard on the southeast corner of the intersection of Santa Monica Boulevard and Charleville Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Boulevard.
5 The block that contains the subject parcel, 9884 Santa Monica Boulevard, is bounded by Charleville Boulevard on the west, Durant Drive on the south, and S. Laskey Drive on the east. The subject parcel is 50-feet wide by 114-feet deep. The 15 other parcels on the block were consolidated and contain the Peninsula Hotel which was initially developed in 1991.

The Los Angeles County Assessor Parcel Number for the property at 9884 Santa Monica Boulevard is 4328-003-001. The City of Beverly Hills zoning designation for the parcel is C3, Commercial Zone.

BRIEF HISTORY OF COMMERCIAL ARCHITECTURE IN BEVERLY HILLS AND DEVELOPMENT HISTORY OF 9884 SANTA MONICA BOULEVARD AND ENVIRONS The property at 9884 Santa Monica Boulevard is in Tract 7710 which was subdivided and recorded in 1924 for its owners, the Amalgamated Oil Company. Tract 7710 includes a triangular section of what is the west end of the City of Beverly Hills; this section is bounded by Santa Monica Boulevard (then known as Burton Way) on the north, Moreno Drive on the south, and Lasky Drive on the east. The streets are oriented on an angle running from southwest to northeast. Most of the parcels have a 50-foot street frontage and vary in depth from 110-feet to 140-feet.

The larger area of Tract is rectangular shaped, bounded ty Lasky Drive on the west, Olympic Boulevard (originally named Country Club Drive) on the south and Beverly Boulevard on the east. The northern boundary is generally Wilshire Boulevard or midblock between Wilshire Boulevard and Charleville Boulevard. Intervening streets include Spalding Drive, Linden Drive, McCarty Drive, Roxbury Drive, Bedford Drive, Peck Drive, Camden Drive, Rodeo Drive and El Camino Drive (originally Speedway Drive). The parcels in this section of Tract 7710 are oriented east-west and were generally uniform in size, from 50-feet to 67.5-feet wide and 122.5-feet to 127.5-feet in depth, to accommodate residential development.

The parcels on the north side of the 9800 and 9900 blocks of Santa Monica Boulevard had long widths of 150-feet facing Santa Monica Boulevard but were extremely shallow at 40-feet deep. The original size of the parcels on the south side of the 9800 and 9900 blocks were 50-feet wide facing Santa Monica Boulevard and 120-feet deep.

5 Charleville Boulevard starts at Santa Monica Boulevard and runs south to the end of the subject block where it crosses Durant Drive and then turns east continuing through the city.

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Tract 7710, recorded 19246
West portion of Tract 7710
6 Larger image of Tract Map in Attachments
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To the east of Lasky Drive, Santa Monica Boulevard continues its southwest to northeast trajectory and forms the northern boundary of the commercial center of Beverly Hills, dubbed the “Golden Triangle.” The 1985-86 Beverly Hills Historic Resources Survey describes this commercial triangle with boundaries of Santa Monica Boulevard on the north, Rexford Drive on the east and Wilshire Boulevard on the south.

In describing the historic commercial development in Beverly Hills, the 1985-86 report stated that “with the exception of spurs south of Wilshire on Beverly Drive and the eastern portion of Wilshire Boulevard to the city limits [on the east], the majority of commerce took place within the twenty square block area known as the ‘triangle.’” The short section of Santa Monica Boulevard, west of Lasky Drive to the western city boundary, is a commercial corridor that leads into the “Triangle.” The subject parcel is located along that stretch of Santa Monica Boulevard with the 9800 block is bounded by Lasky Drive on the east almost adjacent to where Wilshire Boulevard crosses Santa Monica Boulevard.

Most of the area of Tract 7710 was subdivided to accommodate residential development with commercial development focused on the Triangle to its north. 1985-86 Beverly Hills Historic Resources Survey observed that while commercial development began slowly after World War I in the 14-year period between 1920 and 1934 “a marathon construction campaign” resulted “in a fifteen-year buildout of the triangle” with 291 commercial buildings constructed.7
The principal center of commerce initially was Beverly Drive. Over the decades the buildings in this area have undergone “regeneration” which was “constant” with buildings “razed or remodeled every ten years or so to keep abreast of current design trends.” The Survey Report observed that “while many structures have played an important role in the history of commerce for the city, few display their original architectural characteristics.”8
In the mid-1920s “substantial buildings” were developed along Brighton Way near Camden. Many of these buildings were designed in the Spanish Colonial Revival style and had professional office spaces on their upper floor such as the Churrigueresque style Beverly Hills Professional Building (9601 Brighton Way, 1926). This building “became the address of choice for those in the medical profession.”9

In 1924 the Artists and Writers Building was constructed at 9501 Santa Monica Boulevard (a half mile to the east of the subject building). That building “occupies a special place in community history. Like the Beverly Professional Building, the Artists and Writers Building provided space for people of like professions to have offices…[and] thee building has been in continuous use by creative professionals ever since[1986].10 The 1985-86 Beverly Hills Historic Resources Survey stated “the development of the commercial triangle by a handful of developers and talented architects gave the district a concentration of quality structures designed in the Spanish Colonial Revival, Art Deco, and Moderne styles which were in keeping with the image the City was trying to create 7 1985-86 Beverly Hills Historic Resources Survey, pp. 63-64 8 1985-86 Beverly Hills Historic Resources Survey, p. 64 9 1985-86 Beverly Hills Historic Resources Survey, p. 66 10 1985-86 Beverly Hills Historic Resources Survey, p. 67 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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of a sophisticated, urbane suburb. The scale of these buildings remained small.

Continuous remodeling has eradicated any visual continuity, but fine examples” remain.11
The 2004 City of Beverly Hills Commercial Area 5 – Historic Resources Survey Update included context regarding commercial development in the City in the post-World War II period, 1945-1975. The Update observed that “a large number of medium to large-scale office buildings were erected along the commercial corridors of Beverly Hills…these buildings were predominantly architect designed by practitioners offering a wide range of modernistic interpretations. They represent an impressive collection of designs from the period.”12
City of Beverly Hills building permits show that the subject parcel contained a service station constructed in 1928; it was demolished in 1945 to make way for the subject building.

The 1950 Sanborn Map, the earliest for this area of the City, shows the north side of the 9800 and 9900 blocks of Santa Monica Boulevard with about half of the small parcels developed with stores. On the south side, about half of the parcels on the 9900 block were developed with larger commercial buildings. In 1950 the subject building at 9884 Santa Monica Boulevard was the only parcel developed on that block.

By 1969 the Sanborn Map shows that most of the south side of the 9900 block of Santa Monica Boulevard had been developed and many of the buildings took up most of their lot. The north side of the 9800 and 9900 blocks of Santa Monica Boulevard each had one additional building constructed since 1950. The 1969 Sanborn Map shows that one other building had been constructed on the block containing the subject property between 1950 and 1969. Located facing Durant Drive, the Beverly Hills Office Building has since been demolished.
1950 Sanborn Map excerpt
11 1985-86 Beverly Hills Historic Resources Survey, p. 71 12 2004 City of Beverly Hills Commercial Area 5 – Historic Resources Survey Update, p. 4 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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1969 Sanborn Map excerpt
Satellite view, c2021 (Google Earth)
On the north side of the 9800 and 9900 blocks of Santa Monica Boulevard of the extant buildings one was built in 1939, eight in the 1940s, four in the 1960s, two in the 1970s and one in the 1990s. On the south side of the 9900 block of Santa Monica Boulevard of the extant buildings, six were built in the 1950s, one in the 1960s and one in the 1980s.

On the 9800 block of Santa Monica Boulevard, the subject building was built in 1947 and the Peninsula Hotel was constructed in 1991.

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ARCHITECTURAL STYLE, BUILDING DESCRIPTION AND HISTORY OF 9884

SANTA MONICA BOULEVARD
The property at 9884 Santa Monica Boulevard is an office building constructed in 1946 for owner John Darrow. The 1946 building permit lists the architect of the building as Douglas Honnold. The contractor is Structon General Contractors. The building is twostories, 24-feet tall with a floor area of 6,546 square-feet. The building is generally rectangular in plan; its rear (south) elevation features a broad angle at the southwest corner of the building. There is a light well on the east side of the building facing the shared party wall of the building to the east.

Current plan view (Google Earth) 1950 Sanborn Map excerpt While the City of Beverly Hills building permit lists licensed architect Douglas Honnold as the architect of the building, the design of the building is attributed to John Lautner, the firm’s design associate. The attribution of the design to Lautner is documented in numerous published sources. Later in this report is a full discussion regarding John Lautner and his role as a master architect and as designer of the subject building.

The building’s architectural style is of the Expressionist style. With the end of World War II, the period of Early Modernism ended and later Modernistic styles, such as Expressionist, evolved, often lumped together under the nomenclature of “Mid-Century Modern”. The National Register of Historic Places Registration form for The Residential Architecture of John Lautner states that “Expressionist architecture is loosely based on the German Expressionist movement of the early twentieth century. Expressionism is a rejection of the modern ideals embodied in Miesian buildings. The architecture is meant to evoke an emotional, rather than intellectual, response. Expressionism repudiated modern rationalism and emphasized abstraction of form to symbolically express subjective interpretation of inner experience.” It adds that forms were used to produce “an architecture of motion and emotion, ambiance, radicalism, and sweeping change.” Innovative building materials such as concrete, plastics, and laminates are often incorporated in the design to achieve the artistic forms.”13 13 National Register of Historic Places Registration Form, Residential Architecture of John Lautner, p. E-25.

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Sketch of 9884 Santa Monica Boulevard, Douglas Honnold, architect From Getty Research Institute Archives.

Character-defining features of Expressionist architecture include:
• Distortion of form to evoke emotion
• Non-traditional structural elements
• Organic, asymmetrical design
• Use of experimental materials
• Unconventional roof designs
• Roofs as continuation of walls
• Irregularly-shaped windows
• Use of topography as design element

9884 Santa Monica Boulevard, north and west elevations (c. 1950s, undated, from Getty Institute files)

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9884 Santa Monica Boulevard, north and west elevations, 2021.

The building is designed to reflect the conditions of the corner site. The west and north elevations, which face streets, are of asymmetrical design. The shorter elevation, the north elevation, faces the more travelled east-west street of Santa Monica Boulevard.

The longer elevation is the west elevation, along Charleville Boulevard. While Charleville Boulevard is a not a major thoroughfare, the corner location of the building and relative width of the street, gives prominence to views of the west elevation.

9884 Santa Monica Boulevard, north and west elevations
from Getty Institute files, undated.

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9884 Santa Monica Boulevard, north and west elevations, 2021.

Review of City of Beverly Hills building permits for 9884 Santa Monica Boulevard show that the there are no permits for additions to the building. The only permits for exterior alterations to the building was the addition of an exterior staircase on the rear elevation in 1976 and re-roofing in 1996.

All the other permits were for changes to the interior, electrical and plumbing, HVAC and installation of signs. Over the decades numerous interior alterations/tenant improvements (permitted and likely some unpermitted) occurred. In 1976 a permit was taken to remodel the second-floor offices. In 1980 a permit for a “new stairway to the second-floor reverse front door” was applied for. Permits were taken out in 1978, 1985 and 1989 for non-structural interior changes and unspecified tenant improvements.

Permits were taken out for signage in 1989, 2001 and 2009. No interior space configurations or original interior finishes or materials remain and in 2021 those nonoriginal structural elements and non-original interior walls and spaces were removed.

Front, north elevation North elevation, looking west,
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North elevation with fins on upper-level Main building entry along north elevation The north elevation is the “front” elevation of the building as it faces Santa Monica Boulevard. This ground level of this elevation is divided into two modules. The eastern half abuts a projecting wing wall that functions as a party wall. The building design anticipated the parcel to the east would be developed with a building without any side setback. The projecting wing wall functions to delimit the building and not allow any adjacent building to interfere with the design of the subject building. A cantilevered, shed roof canopy with boxed eaves runs across the front elevation and is attached to the east wing wall. This overhang provides shading to the first-floor windows.

The east half of the ground level of the north elevation, recessed below the cantilevered canopy, consists of a large plate glass window, and two door assemblies – one with a single door and another with double doors. The doors have large expanses of glass. The west half of the ground level elevation consists of a brick exterior wall with a horizontal band or windows tucked under the canopy.

At the upper level there are a series of nine tall vertical windows. These windows are separated by angled fins that project out to the edge of the canopy. In addition to creating a dynamic rhythm across this elevation, the fins provide shading from the late summer sun on the northerly façade while allowing for natural lighting in other seasons.

Based on the original rendering and observation in the field it appears that four or five of the vertical fins originally extended all the way downward to the sidewalk in the area of the glazed storefronts.

East wing wall Entry doors on north elevation toward east. The vertical fins above the storefronts may have originally extended to the ground.

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Northwest corner of building West elevation from northwest corner of building The upper windows of the front, north, elevation stop short of the corner where they abut the geometric volume of the rectangular west elevation. The cantilevered canopy returns at the corner and runs along the entire west elevation. The band of horizontal windows under the canopy also returns and runs along the north half of the west elevation, terminating before the entry on the west elevation. The canopy provides shading from the sun. The portion of exterior wall at the ground level along the west elevation is of brick like that of the front elevation.

West elevation Geometric volume of west elevation
The west elevation is defined by a bold geometric volume expressed at the upper level.

The upper level had a major sustainability feature, a bank of louvers which also cover the south (rear) elevation. The metal louvers are angled from the edge of the canopy to the stucco clad exterior of the rectangular geometric volume, to about two-thirds of the height of the elevation. The louvers provide protection from the strong west sun exposure. There are wood frame sliding doors along the interior side of the louvers that allow for natural ventilation and daylight while protecting from direct sun. The louvers are angled to allow for views to the outside.

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Louvers on west elevation Entry on west elevation

Looking toward entry stairs, west elevation Lovers above canopy at west elevation The ground level of the west elevation has an entry way near the south end of that elevation. This side of the building has the Charleville Boulevard address listed, 9885 Charleville Boulevard. This entry is reached by a series of brick clad steps. The building exterior at this point consists of a window wall with a stepped design leading up to the entry door which is recessed under the cantilevered canopy. To the sidewalk side of the steps is a brick wall that continues southward to encase a portion of the rear surface parking area.

The staircase leads to an entrance on the first floor and then turns inward to reach the second floor. The stairwell to the second floor is located between the louvers and the building, creating an “in-between” or transitional space – connecting the outdoors and the indoors.

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Stair entry on west elevation, Stair entry on west elevation, current view Undated photo, Getty Institute
Window wall at west entry stairs Transitional space of the stairwell The south elevation of the building has an angled pop out along the west two-thirds of the elevation. The exterior wall at the lower level is recessed under the louvers. The ground level of this rear elevation also contains a band of horizontal windows along the west portion of the elevation. There is an entry door and an exterior staircase up to the second level. At the east end of the building is a secure caged area that provides access to building utilities. The rear of the parcel is paved to accommodate vehicle parking.

There are a few triangular shaped tree wells located in the parking lot which contain trees, the only landscaping features on the property.

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South elevation South elevation, canopy with lovers
Lower level on south elevation Exterior staircase, south elevation East side of south elevation and party wall Rear surface parking area

As evidenced by the building permits, over the decades tenant improvements and remodeling resulted in the loss of all interior configurations, materials, and finishes.

These non-structural alterations have been removed. There are a few sections of flooring laid in an angled pattern that may be original.

The exterior of the building, the brick wall, has been and remains exposed in areas. The wood-frame glass sliding doors adjacent to the louvers are original and remain. They are slightly canted. On the east side of the building interior is another original feature, an Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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internal light court. This opening is adjacent to the party wall on the east. This light court provides cross-ventilation for the building and daylight including light that is reflected off the party wall.

View of louvers and stairway from View of louvers and sliding doors Inside along interior corridor
Detail of louvers from inside building View of louvers and wood frame sliding doors Historic image of building interior, Current image of interior with louvers Getty Institute, undated
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Internal light court View out of north windows
Interior room, medical, Interior corridor, demolished
(exterior wall/windows extant)
Interior corridor, demolished Interior space, demolished Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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First floor after non-structural demolition First floor after non-structural demolition Second floor after non-structural demolition Second floor after non-structural demolition Interior looking at light well after non-structural Remaining flooring demolition
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City Directories provided information about businesses that occupied the building at 9884 Santa Monica Boulevard, also known as 9885 Charleville Boulevard. 9884 Santa Monica Boulevard
1946-1975 Darrow Agency/Darrow Development Inc.
1950-1954 Irving Berman, Physician
1950 Ralph Bookman, Physician
1950 Benjamin Feingold, Physician
1950 Alfred Goldman, Physician
1950-1954 Melville Jacobs, Physician
1950 George Piness, Physician
1954 Arnold Kadish, MD
1956 John Omar Fareed, MD
1962 Arc Construction Corp, General Contractors
1962 Catermat Corp of America
1962 Federman Stonehill & Co Investments
1962-1967 Chet Heintz Agency, Insurance
1962-1967 Ross Dick & Co, Investments
1962 N.F. Wallach
1962 Party Park
1965 B-K-S Oil Company
1965 Gladys Barnard, Realtor
1965 Gerson Cohen
1965 Nesbit-Barnard Realtors
1970 Beverly Hills Driving School
1970 California Testing Service
1970 Chorpash Lowell Insurance
1970-1975 Charles Morgan Realtor
1970 Harold Rahkis, MD
1970 Will Rosenfeld
1970 John Schumacher
1970 Two Group Mail Order
1971 Beverly Hills Offices
1971 Farmers Insurance Group
1975 Albert Ladies Tailoring
1975 Bedford Productions Inc.
1975 Jack Chazan
1975 Frank Gabriel and Associates
1975 Bob Haskell Enterprises
1975 Gregory Morton
1975 Pacific West Properties
1975 Palomino Production
1976 Marshall Donin
1981 Boardwalk Records
1985-1991 Golden Harvest Films Inc
1991 Day & Night Copy & Printing Center
1991 Flaherty Winters & Partners
1991 The Gabriel Group
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9885 Charleville Boulevard
1950 Darrow Agency
1950-1951 Albert Kandelin, Physician
1950 Herbert Kupper, Physician
1950-1951 Trans Pacific Film Corporation
1951-1954 Louis B. Mayer
1951-1954 Oscar Elkins, MD
1954 Joaquin Alvarez
1954 Bobby Shell, Attorney
1954 Gamer Brothers Livestock
1958 Albert Burford, Attorney
1958 W.B. Copes, Attorney
1958-1962 Dempsey Thayer Deibert & Kumler, Attorneys
1958 John Dinkins, Business Consultant
1958 William Kumler, Attorney
1958-1976 Lewislor Enterprises Television Films
1958 Rayner Wellman, Attorney
1958-1970 Robert Shewalter, CPA
1958 William Sreene, Attorney
1958-1970 Toreto Enterprises
1962-1965 Hrant Agbabian, Architect
1965 Paul Cornell
1965 Economics International, Inc.
1965 William Kamler, Attorney
1965 Val Powelson, Designer
1970-1975 LYL Productions
1970 Roe Financial Corp.
1970 Jesse Stool
1975 C.E. Christie Jr, Engineer
1975 Energy Development of California, Inc
1975 Peol-Huber & Associates
1980 American Red Cross
1980 Cavallo Ruffalo Management
1980 American Recording Co.

JOHN LAUTNER, ARCHITECT
John Lautner (1911-1994) is considered a master architect, “one of Southern California’s most significant twentieth century architects” according to the National Register of Historic Places.14 Architectural historian Thomas Hines described Lautner’s designs as “freeform, modernist, expressionism.”15
Architectural historian Alan Hess states that Lautner became “a quintessential Los Angeles architect, defining and expressing an entire spectrum of approaches to the 14 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf 15 Hines, p. 609 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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Southern California land, the culture, the cars, the city grid” adding that “it is not possible to have a complete picture of Los Angeles’ remarkable development of modern architecture without taking into account the series of houses that John Lautner designed.”16
John Edward Lautner, Jr., FAIA (1911-1994)
Lautner spent his 55-year career working in Southern California. Over his career he designed 188 structures of which 113 were built.17 Sixty-four of the residential buildings he designed are listed on the National Register of Historic Places. The “John Lautner:

An Annotated and Illustrated Bio-Bibliography” in addition to providing a timeline of Lautner’s career, lists 1,289 citations regarding Lautner and his work. Lautner and his works have been published in professional architectural publications and popular magazines including Progressive Architecture, Architectural Record, Arts & Architecture, Architecture + Urbanism, Architectural Digest, Modernism, LA Architect, Dwell, Wallpaper, and Interior Design, as well as in international publications. A documentary movie about Lautner and his career, The Spirit in Architecture: John Lautner, tells the story of his career and philosophy of architecture. His buildings have been used as locations in motion pictures such as James Bond movies, Lethal Weapon and Body Double. Several exhibitions focused on Lautner and his work have been shown at museums worldwide. And books studying Lautner and his body of work have been issued by prestigious architectural publishers including Taschen and Rizzoli International.

John Lautner was born in Marquette, Michigan in the state’s Upper Peninsula in 1911 to John and Vida Lautner. His mother was an artist, a painter, and his father was a professor at Northern State Teachers College in Marquette. Lautner’s school years were spent in Marquette and traveling with his parents – for a year in Boston and a year in New York City when he was an adolescent. Lautner attended college at Northern State Teachers College graduating in 1933 at the age of 22 with an A.B. Degree in English.

He initially contemplated taking a year to travel after his graduation but his mother encouraged him to apply to Frank Lloyd Wright’s newly founded Taliesin Fellowship at Wright’s estate in southern Wisconsin. The unorthodox architecture school offered the “experience of hearing and observing Wright in a Dewey-esque [architecture] course of ‘learning by doing.’” The fellows learned about architecture by observing Wright and having him direct them in “adding to and rebuilding Taliesin with their own hands.”18 It 16 Hines, p. 614 17 Hines, p. 614. 18 Hess, p. 13
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was an “integrated education” that included students working on the farm, cooking meals, and serving it in the communal dining room. Lautner believed that “such experiences enriched his professional skills.” 19
Lautner embraced Wright’s belief that “every building, and in fact, architecture itself, should revolve around an organic ‘idea,’ from which the structure’s details would follow.” Lautner said that “no other single person would impress and influence him as strongly.”20 Lautner worked with Wright on projects during his fellowship and in 1937 helped to build Wright’s Taliesin West in Scottsdale, Arizona. In 1938 Lautner moved to Los Angeles and worked as superintendent on Wright’s Surges House project. He built his own house in 1940 in Silver Lake for his wife and newly born child. Architectural historian Thomas Hines observed that the house “reflected Wrightian influences while also demonstrating, in certain small ways, Lautner’s increasing independence.” The house was noticed in the profession and “it testified to a talent that would soon inspire others to commission him for similar structures and then for increasingly complex buildings.”21 In the early 1940s Lautner supervised several of Wright’s Los Angeles area commissions including houses for the Bell and Mauer families. When the owners of those projects balked at the budgets, Wright withdrew. With Wright’s approval, Lautner took over the projects and designed smaller versions under his own practice. Lautner noted that he “had about twelve or fifteen clients built up over the first two or three years, and then the war stopped everything.”22
From Wright “Lautner acquired the sense of confidence required to push the boundaries of design and structure. Perhaps the most important quality that Lautner learned from Wright was a sense of independence when it came to architectural design. Lautner was able, unlike many other Wright students, to take what he had learned from the master and reconfigure it into his own unique design esthetic.”23 Architectural Historian BarbaraAnn Campbell-Lange noted that “Lautner’s early projects embodied some influences of the work of Frank Lloyd Wright…however, in time his work evolved a unique conception of architectural space, form and attitude to materials.”24 Architectural Historian Alan Hess agrees stating that “the separation [from Wright] was complex but was best for Lautner’s design ability. Los Angeles gave him the opportunity to grapple with his own sense of design, to apply Wright’s principles to new conditions.”25 At the time the connection to Frank Lloyd Wright was not an advantage. Lautner said that “when I came here [Los Angeles] if I told somebody I had studied with Frank Lloyd Wright, they’d kick me out. I wouldn’t get a job. I couldn’t get a job in any office because that’s too radical”26
19 Hines, p. 611 20 Hines, p. 612 21 Hines, p. 616 22 UCLA Oral History with John Lautner, p. 73. 23 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf 24 Campbell-Lange, p. 7. 25 Hess, p. 19 26 UCLA Oral History with John Lautner, p. 60 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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With World War II going on, Lautner joined the Structon Company in 1943 to work on wartime military construction and engineering projects. Near the end of the war, in 1944, Lautner joined the architectural firm of Douglas Honnold as a design associate. 27 Honnold (1901-1974) studied at Cornell University and the University of CaliforniaBerkeley. He apprenticed with George Washington Smith, known for his Spanish Colonial Revival style buildings. In the 1930s Honnold worked on set designs for MGM.

Around 1938 he used his movie industry connections to start his architectural practice.

At that time, he partnered with George Vernon Russell. They produced examples of period revival styles such as Colonial, as well as Hollywood Regency, Moderne, MidCentury Modern and late Modern. “At first glance Honnold and Lautner are very different types of architects. Lautner had “no patience for historical styles” and an early Lautner employee referred to Honnold as “an establishment type.”28 Honnold was older and had an established architectural practice. Lautner needed a steadier income so the pair worked together worked with for several years. “Small houses and commercial work, spurred by the restaurants and offices he did with Honnold kept Lautner going between 1946 and 1950. This was the period when Lautner brilliantly redefined the roadside coffee shop at Henry’s and Googie’s.” These flamboyant coffee shop designs were “a genre that both Lautner and Honnold would continue to develop after the partnership ended.” 29 Elizabeth Honnold-Harris stated that her father, Douglas Honnold “was 100 percent convinced of John’s excellence right from the beginning. He used to tell anyone who ever asked him that John was the best designer he ever saw. Doug was a gifted businessman…John loathed that side of the practice and was perhaps happy…to dig in and do what he did best while Doug shoveled the trenches and got signatures.”30 Honnold-Harris observed that “until John came, my father’s clients received a fine bunch of eclectic solutions to their needs. No new ground was broken, no surprises came, and the sedate rich of the movie colony could expect fine Georgian and Beaux Arts details and elegant moldings and finials and sweeping staircases” and then “one day John Lautner joined up. All we knew about him at first was that he had come from Frank Lloyd Wright, identified only as a faraway eminence whose stuff was out there somewhere being admired. Daddy said that everything Mr. Wright had built tended to leak and fall apart, so he hoped that John wouldn’t mind being careful about stuff like that. Little did we know.”31
Honnold-Harris continued to describe Lautner saying:
“My first encounter with John was at his first lunch hour with the draftsmen… I had never seen a grownup man wearing a bright turquoise shirt with a plaid wool tie before…I had never heard an architect laugh so loudly…and certainly none of the draftsmen had ever heard Serious Architecture and Principles of Beauty and Excellence talked about over their noon-time sandwiches. They hung on John’s 27 Crosse, John. John Lautner: An Annotated and Illustrated Bio-Bibliography,” p. 9. 28 Hess, p. 26. 29 Hines, p. 619 30 Hess, pp. 27-28. 31 “The High Impact Arrival and Influence of the Real Thing,” The John Lautner Foundation Newsletter, October 2001, p. 4.

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every word with their jaws ajar and their eyes very round indeed. Daddy, in his dark gray flannel slacks, white Brooks Bros. shirt and regimental striped tie, stood at one side with a very serious expression on his face. He was seeing the future and, with his keen eclectic sense of what works in everyday life, he wondered if he was really ready for it all. And as the weeks and months rolled by, Daddy found that turning John loose was the way to go, but for heaven’s sake keep him away from the clients…[with] those brilliantly colored shirts, that giant Irish guffaw, those massive hands that carved their jobs out of thin air…a risky flight indeed. And building by building, up one side of Rodeo Drive and down Doheny and around the corner on Sunset, the magical Lautner touch came to pass and when the most maidenly priss of a draftsman turned up at work one morning in a bright yellow shirt, Daddy wasn’t the only one who had seen the future. John had brought it with him to Grace Avenue [Honnold’s office], and the rest (as they say) is Architectural History.”32
Architectural Historian Alan Hess noted that “Honnold admired – was even envious of – Lautner’s work; Lautner’s strong design sense may well have influenced Honnold’s. In their office…Lautner designed houses and commercial buildings.”33 Lautner offered that he and Honnold “did some black-market work in Beverly Hills, because you weren’t allowed to build anything, and you couldn’t get any materials unless you had the priorities.” Lautner went on say that he worked with Honnold for “two or three years. And I designed about one hundred and fifty jobs while I was with him.

And, I don’t know, maybe ten or fifteen were built. But he knew how to – he had all the contacts , you know. Her knew how to get jobs.”34
One of the commercial buildings in Beverly Hills was the Darrow Office Building.

Architectural Historian Hess notes that “the Darrow office building at 9884 Little Santa Monica Boulevard in Beverly Hills began in the Honnold office and [was] completed by Lautner…[and] displays a louvered hood to protect windows and a deck, while distinctive geometric fins face the main street.”35
The professional relationship ended around 1947 when Lautner and Honnold’s wife fell in love, eventually marrying in 1950. With the divorce, Lautner’s wife, Mary, moved back to Marquette, Michigan with their children. 36 Lautner left Honnold’s firm and resumed private practice. Lautner did not discuss the situation in his 1986 UCLA Oral History Interview. He did not make any reference to his second wife, Honnold’s former wife, or to the “Googie” phenomenon that he and Honnold had fostered.

In his own words Lautner said that after separating with Honnold “I went completely on my own again…I’ve been on my own all the time, really.” He added that clients were “just people who came and found out about me. They came, and I did the work. And it’s been that way. I still get jobs the same way.”37 There were also many talented professionals who worked with Lautner. Campbell-Lange states that “Lautner was 32 Ibid. 33 Hess, p. 27 34 UCLA Oral History with John Lautner, p. 74 35 Hess, p. 27. 36 Hess, p. 28 37 UCLA Oral History with John Lautner, p. 76.

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familiar with the work of contemporary engineers…His architectural vision, combined with his appreciation of fine craftsmanship and daring structures, attracted gifted engineers, contractors and master-builders.”38 In 1952 Lautner acquired his license as an architect.

As Lautner established his own practice in the 1950s he decided to leave “the commercial world largely behind in 1957, devoting his inventiveness to houses.”39 In 1993 Lautner was honored with the first Gold Medal issued by the American Institute of Architects/Los Angeles Chapter. Lautner passed away in 1994.

Architectural Historian Hess observed that “reworking old territory was not Lautner’s desire. Each house remains as a remarkably complex, thoughtful, and inventive architectural idea” adding that Lautner’s commercial designs…had a measurable impact on the direction of commercial design nationally.” 40
Lautner provided some insight on his perspective regarding commercial buildings in his UCLA Oral History. He said that he built “some offices – but not too many because they [developers/owners] really don’t want any architecture.” He added that “office developers “don’t think about anything at all…it’s just enclosed the space fast and cheap.” In describing an office project in San Juan Capistrano, he built, he noted that he “did that with brick and natural light and ventilation” and that the “building didn’t cost any more than the typical concrete block building with air conditioning and fluorescent lights.” Lautner also stated that he had done a few similar commercial buildings – “like some of the jobs I did when I was with Honnold in Beverly Hills.”41 In assessing Lautner’s early career, historian Hess observed: “In the first twenty years of his career, Lautner proved the fertility of his imagination. The designs are remarkably varied, with round houses, angled houses, rectangular houses, wood, steel, and brick structures, prefab systems, and custom crafting. Each house, indeed, has a big idea, a concept which unites the space, structure, and program.”42 The National Register Registration Form observed that “Lautner’s work from this period integrated indoor and outdoor space…[and] Lautner sought to establish his own distinctive approach to connecting his residences with nature. Lautner’s work during this period expanded on Wright’s concept of the connection of a building to its environment…Lautner merged the building with its surrounding.”43 The National Register Registration Form adds that “by the close of the 1940s, Lautner had established hie own identity, and he had become increasingly daring in his spatial concepts and use of materials. His work from this period shows a strong preoccupation 38 Campbell-Lange, p. 10 39 Hess, Alan, “The Legacy of John Lautner, ‘Lyrical Technologist,’ “ Progressive Architecture, December 1994, p. 16.
40 Hines, p. 30 41 UCLA Oral History with John Lautner, p. 82 42 Hess, p. 37 43 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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with essential geometric forms, and it is significant for its radical expansion of both the technical and spatial vocabulary of domestic architecture.”44 In an interview with Historian Campbell-Lange, John Lautner said: “I choose not to be classified and remain instead continuously growing and changing, with basic real ideas contributing to life itself, for timeless enjoyment of spaces – which I call Real Architecture. No beginning, no end – always.”45 His architecture included the “seamless integration of natural elements into architectural design, and the way in which a building should emerge from and be inspired by the site.”46
In 2016, sixty-four of Lautner’s Southern California residential buildings were added to the National Register of Historic Places. The registration form states that “Lautner’s fascination with new shapes and structures came from his determination to humanize spaces and create what he referred to as ‘real’ architecture: ‘architecture that was authentic, creative, new – yet tied to ancient and timeless ways of building; based on the needs – including emotional needs – of his clients, and the demands of the site.’ He brought to architecture an expressive and adventurous use of structure, form, and materials.”47
SurveyLA observes that “most architects who are associated with the Mid-Century Modern style exercised some creative license, but generally worked within the broad aesthetic parameters that defined the style. Others, however, cast a more personal stamp on the Modern movement, designing buildings that are on the fringes of mainstream Modernism. One such architect is John Lautner.”48 The National Register Registration form states that “Lautner’s fascination with new shapes and structures came from his determination to humanize spaces and create what he referred to as ‘real’ architecture: architecture that was authentic, creative, new – yet tied to ancient and timeless ways of building; based on the needs – including emotional needs – of his clients, and the demands of the site. He brought to architecture an expressive and adventurous use of structure, form, and materials.” It added that “the 1940s were a period of experimentation for Lautner. Some projects expressed a strong design concept, while others focused on technological innovations and construction methods. Lautner's use of materials evolved from wood (specifically redwood) in the early years to concrete and steel in his works later in the decade; he also employed various structural systems during this period. 49
In a tribute to Lautner in Progressive Architecture in 1994, architectural historian Alan Hess observed that Lautner “was one of the last living links to the American organic architecture that Frank Lloyd Wright nurtured when the century was young. What made Lautner important, however, was that unlike many of Wright’s early apprentices, he escaped Wright’s spell, set out on his own, and spent 55 years in a highly personal and 44 Ibid. 45 Campbell-Lange 46 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf 47 Ibid. 48 https://planning.lacity.org/odocument/4f67bd39-631a-4f26-9a52-cd5809a66655/LA_Modernism_1919- 1980.pdf, p. 148. 49 National Register of Historic Places Multiple Property Documentation Form, p. E-3.

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productive exploration of organic architecture’s possibilities. Lautner’s wide-ranging search produced an astonishing variety of designs.”50
In !993 in the introduction to an interview with John Lautner in Progressive Architecture, architectural journalist Ziva Freiman observed that “most critics agree that while Lautner is undoubtedly a disciple of Wright in his mind, his more than 80 built works are hardly derivative; indeed, regarding structural and spatial tours de force such as the Arango, Elrod, and Silvertop houses, many acknowledge that the apprentice transcended the master.
51 In 1965 in Arts & Architecture architectural historian Esther McCoy observed that space, not style, had been Lautner’s concern: Lautner’s “primary interest was in the creation of space; his spaces are strong and democratic, never precious, and there is an idealism at work that conceives of man in a happy relationship with nature. There is a thoughtfulness in his work but no sense of its having been over designed to the point that spontaneity is refined out of it. For all the dramatic elements of structure, he strives more for a relaxed ampleness rather than purely dramatic effects-which is always a surprise, and a pleasant one, when entering one of his houses. There is nothing to suggest the artist isolated from society.”52
Freiman noted that Lautner’s “unselfconscious employment of ‘gadgets’ …[and] his avid use of industrial processes did not arise from mere infatuation with brilliant engineering” but according to McCoy, had come from “a search for certain universal answers.”53 McCoy further observed “if one tried to sum it up [his body of work], is that of the lyrical technologist.”54
Historian Hess observed that “in the end it is extraordinary that John Lautner kept his architecture practice going for 53 years. He lived on a shoestring, his office never made much money, and recognition was intermittent. Yet under these difficult conditions he was able to produce a remarkably varied and creative set of buildings that refused to be conventional” concluding that “Lautner’s buildings are profoundly significant. They confront the great themes of 20th Century architecture: the intersection of technology, the environment, and human habitation.55

EVALUATION OF ELIGIBILITY
Review of Previous Surveys
The City of Beverly Hills conducted a Historic Resource Surveys in 1985-86. This was a windshield survey conducted by volunteers. The subject building is in Area 5 of the survey. The property was not identified in that survey. In 2004 an historic resources survey was conducted for Area 5, the commercial areas of the City of Beverly Hills. That survey found the property at 9884 Santa Monica Boulevard to be eligible for the National Register of Historic Places and given a California Historical Resource Status Code of 50 Hess, Alan, Progressive Architecture, December 1994, p. 16 51 Frieman, Ziva, Progressive Architecture, December 1993, p. 64 52 McCoy, Esther, Arts & Architecture, August 1965. p. 22 53 Frieman, Ziva, p. 64 54 McCoy, Esther, p. 22. 55 Hess, p. 157 Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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3S, “appears eligible for National Register as an individual property through survey evaluation.” The property was evaluated as eligible under National Register Criterion C as “an important and extremely rare example of a commercial building designed by renowned Modernist architect John Lautner.”
In 2016 the “Residential Architecture of John Lautner in Southern California, 1940-1994,” which includes 64 residential properties, were listed on the National Register of Historic Places.56
Analysis of Eligibility of 9884 Santa Monica Boulevard
The property at 9884 Santa Monica Boulevard is being evaluated using the City of Beverly Hills criteria for designation of historic resources.

Evaluation of Eligibility as a Beverly Hills Landmark
A property may be nominated and designated as a City of Beverly Hills landmark if it satisfies the following requirements.

Criterion A. To meet Criterion A, a property must satisfy all of the elements of Criterion A.

Criterion A1. It is at least forty-five (45) years of age, or is a property of extraordinary significance.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, was constructed in 1946 and is over 45 years of age. It is also a rare extant commercial building designed by master architect, John Lautner.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion A1.

Criterion A2. It possesses high artistic or aesthetic value and embodies the distinctive characteristics of an architectural style or architectural type or architectural period.

The commercial building, the Darrow Office Building, at 9884 Santa Monica Boulevard is a rare extant commercial building designed by master architect John Lautner. Lautner’s commercial design work included creation of the iconic Southern California Googie style which was applied to coffee shops and restaurants. Lautner’s design for the Darrow Office Building, reflects his innovative design that incorporated sustainable features and creative interior spaces defined by the exterior walls and the building’s relationship with the outdoors.
56 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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The office building at 9884 Santa Monica Boulevard is an excellent example of Lautner’s unique design philosophy and is an excellent example of Expressionist architecture as a more organic and expressive iteration of Mid-Century Modernism. It is also an early example of sustainable design applied to a commercial building. The building’s asymmetrical design includes non-traditional elements such as the bold geometric louvered volume expressed at the upper level.

The building design is also representative of Lautner’s creation of unique spaces as evidenced by the canted sliding glass doors adjacent to the louvers. Unique design elements such as the staircase on the west elevation, provide “in-between” spaces – between the interior and exterior. The building is sited and fenestration arranged to adapt to sunlight and other environmental conditions. The building also includes early application of sustainable design including its siting on the parcel and includes sustainable features such as louvers that allow natural light and ventilation into the building while also allowing the outside to be seen through the spacing of the louvers.

These features were integral to the building to define interior spaces. It was expected that as a commercial building interior tenant improvements would be made over time, so elements such as the canted windows, louvers, stairs, were all permanent elements to provide some definition to the interior.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion A2.

Criterion A3. It retains substantial integrity from its period of significance.

The building at 9884 Santa Monica Boulevard retains a high level of historic architectural integrity from its period of significance, when it was built in the late 1940s. The exterior of the building has had very few alterations and all are reversible. On the front elevation, the continuation of the concrete fins from the second floor to the ground floor were removed; these can be accurately reconstructed. There is a small cut-out on the west elevation that can be re-filled. At the rear an exterior staircase was added but did not remove any original building elements; the staircase can be removed.

Over the decades the interior spaces of the building (excluding the perimeter walls) have undergone alterations to accommodate the needs of the building’s office and medical tenants. There are no original interior spaces extant.

The building’s exterior retains a high level of integrity. The building remains in its original location. The corner setting has not changed – and the building was designed to take advantage of its setting, with its long west elevation having shaded windows on the west and a large metal louver system to mitigate the strong western sun. Also recognizing that the adjacent parcel along Santa Monica Boulevard would be developed, there is a wall that projects out to the lot line so that the front elevation of any adjacent building would not be seen as “connected” to the subject building. The workmanship represents that of the era in which the building was constructed. The building possesses is original materials and there have been no major exterior alterations. The building retains a very high level of integrity.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion A3.

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Criterion A4. It has continued historic value to the community such that its designation as a landmark is reasonable and necessary to promote and further the purposes of this article.

The commercial building at 9884 Santa Monica Boulevard is a rare extant commercial building designed by master architect John Lautner. Lautner’s body of work, and this specific building, has been recognized as being among the most significant buildings in Southern California in the mid-century period of the 20th Century. This commercial design, which reflects Lautner’s expressionist styling has an emphasis on space as well as on sustainability features and is a significant example of his early design work within the category of Mid-Century Modern architecture. It is a rare extant commercial building designed by Lautner. As such, it is an important historic building that is located in the City of Beverly Hills.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion A4.

Criterion B. In addition to the requirements set forth in subsection A of this section, a landmark must satisfy at least one of the following requirements:

Criterion B1. Is listed on the National Register of Historic Places.

The building is not listed in the National Register of Historic Places. However, most of the extant buildings that Lautner designed are residential dwellings. Under a multiple property registration, 64 of his buildings are included, and have been listed on the National Register of Historic Places.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, does not meet Criterion B1.

Criterion B2. It is an exceptional work by a master architect The building at 9884 Santa Monica Boulevard is an example of an early commercial design from master architect John Lautner. It is also an exceptional design of a commercial office building incorporating Lautner’s unique design styling representing the Expressionist architectural style within the oeuvre of the Mid-Century Modern period.

The building also employs innovative sustainability features. Lautner’s ability to create spaces in which the indoors and outdoors merge is reflected in the design of this commercial building. The Darrow Office Building is an exceptional work by master architect John Lautner.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion B2.

Criteria B3 and B4 both deal with a property’s association with a person of historic Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
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significance.

Criterion B3: It is an exceptional work that was owned and occupied by a person of great importance and was directly connected to a momentous event in the person's endeavors or the history of the nation. For purposes of this subsection B3, personal events such as birth, death, marriage, social interaction, and the like shall not be deemed to be momentous.

Criterion B4. It is an exceptional property that was owned and occupied by a person of great local prominence.

There is no evidence that any person or business of historic significance operated in the Darrow Office Building. The Darrow Agency was a talent agency active in the 1930s into the 1950s. There is no evidence that the Darrow Agency achieved historic significance in terms of their business operations.

The building is not an early example of a building dedicated to house talent/production agencies; the first building in Beverly Hills dedicated for officers for professionals in the entertainment industry is the Artists and Writers Building (9501 Santa Monica Boulevard) that was constructed in 1924, over 20 years earlier.

Master architect John Lautner did not have any association with the building beyond his design and construction of the building.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, does not meet Criteria B3 and B4.

Criterion 5. It is an iconic property
As a rare example of the early designs of master architect John Lautner, the Expressionist architecture style Darrow Building is a rare example of a commercial building designed by Lautner, and as such is considered an iconic property.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion B5.

Criterion 6. The landmark designation procedure is initiated, or expressly agreed to, by the owner(s) of the property
The owners of the property are initiating a landmark designation procedure. They intend to rehabilitate this historic building.

The property at 9884 Santa Monica Boulevard, the Darrow Office Building, meets Criterion B8.

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan 39 November 22, 2023
Summary of Evaluation of Individual Eligibility:

The property at 9884 Santa Monica Boulevard, the commercial building known as the Darrow Office Building, designed by master architect John Lautner, meets all four subcriteria of Criterion A as well as Criterion B2, B5 and B6. Thus, the building at 9884 Santa Monica Boulevard is eligible for designation as a City of Beverly Hills Historic Landmark under the City of Beverly Hills Historic Preservation Ordinance.

The City of Beverly Hills criterion for designation as a historic landmark are similar to the National Register of Historic Places criteria and the California Register criteria. Based on the analysis and evaluation explained above for City of Hill designation, the subject property at 9884 Santa Monica Boulevard is eligible for inclusion on the National Register of Historic Places and the California Register of Historical Resources.

CONCLUSION
Based on the facts and analyses presented in this report, the office building at 9884 Santa Monica Boulevard, known as the Darrow Office Building, in the City of Beverly Hills is eligible for designation as a City of Beverly Hills historic landmark as the property:

--is an excellent example the Expressionist style of Mid-Century Modern --is the work of a master architect, John Lautner
--is a rare example from the first decade of John Lautner’s architectural career --is a rare example of a commercial building designed by John Lautner --retains a high level of historic architectural integrity The building at 9884 Santa Monica Boulevard is also eligible for inclusion on the National Register of Historic Places and to the California Register of Historical Resources.

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan 40 November 22, 2023

REFERENCES
Aerial Photographs. EDR Environmental Data Resources, Inc.

The Avery Index to Architectural Periodicals, at Los Angeles Public Library, lapl.org Campbell-Lange, Barbara-Ann. John Lautner, 191101994: Disappearing Space. Koln, Germany: Taschen, 2005.

City of Beverly Hills Building Permit Records
City of Beverly Hills, Historic Resources Survey Report 1985-86. http://www.beverlyhills.org/cbhfiles/storage/files/6333100111590038901/HistoricResourc esInventory(1985-1986).pdf
City of Beverly Hills, Historic Resources Survey Report, Survey Area 5: Commercial Properties.
https://www.laconservancy.org/sites/default/files/community_documents/City%20of%20 Beverly%20Hills%20Historic%20Resources%20Survey%2C%20commercial%20properti es%20update%2C%202006.pdf
City Directories, EDR Environmental Data Resources, Inc.

Crosse, John. John Lautner: An Annotated and Illustrated Bio-Bibliography, 2010 file:///Users/pamelaoconnor/Downloads/John%20Lautner%20Annotated%20Bibliograph y%202010.pdf
Gebhard, David, and Robert Winter. Los Angeles: An Architectural Guide.

Salt Lake City: Gibbs-Smith. 2003.

Hess, Alan. The Architecture of John Lautner. New York: Rizzoli International Publications, 1999.

Hines, Thomas. Architecture of the Sun: Los Angeles Modernism 1900-1970. New York: Rizzoli International Publications, 2010.

Honnold-Harris, Elizabeth, “The High Impact Arrival and Influence of the Real Thing,” The John Lautner Foundation Newsletter, October 2001
https://www.johnlautner.org/oct2001.pdf
Kikkert, Jan-Richard, and Saariste, Tycho. Lautner, A-Z. Arnhem, Netherlands: ArtEZ Press, 2018
Los Angeles County Assessor Records.

McAlester, Virginia Savage. A Field Guide to American Houses: The Definitive Guide to Identifying and Understanding America’s Domestic Architecture. New York: Alfred A.

Knopf, 2013.

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan 41 November 22, 2023
McCoy, Esther. “West Coast Architects V/John Lautner,” Arts & Architecture, August, 1965.

National Register Bulletin #15, How to Apply the National Register Criteria for Evaluation. http://www.nps.gov/nr/publications/bulletins/nrb15/ National Register Bulletin #32, Guidelines for Evaluating and Nominating Properties Associated with Significant Persons.
(www.cr.nps.gov/nr/publications/bulletins/nrb32)
National Register of Historic Places Multiple Property Documentation Form; Residential Architecture of John Lautner in Southern California, 1940-1994. Added to National Register of Historic Places, 2016. https://planning.lacity.org/odocument/65df4e3f-569a4010-a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940- 1994.pdf
Olsberg, Nicholas, ed. Between Earth and Heaven: The Architecture of John Lautner.

New York: Rizzoli International Publications, 2008.

Progressive Architecture
Freiman, Ziva. “Perspectives, Interview: John Lautner,” December 1993 Hess, Alan. “The Legacy of John Lautner “Lyrical Technologist,” December 1994

“Responsibility, Infinity, Nature: John Lautner.” Interview by Marlene L. Laskey. Oral History Program, University of California, Los Angeles. 1986.

Sanborn Fire Insurance Maps
The John Lautner Foundation, https://www.johnlautner.org/wp/?page_id=5 U.S. Modernist, “John Edward Lautner, Jr., FAIA (1911-1994)” https://usmodernist.org/lautner.htm?gclid=CjwKCAjwrqqSBhBbEiwAlQeqGiduTUbVOH0 ZyEOsoYpd4C0b0rzynDoO5bVRKs2F-MmuUmieY0dy3hoC6o0QAvD_BwE YouTube:

John Lautner(1978 Part 1 of 2) Sci-Arc Media Archive
https://www.youtube.com/watch?v=YeuYl6yfv14
John Lautner(1978 Part 2 of 2) Sci-Arc Media Archive
https://www.youtube.com/watch?v=XOo5_vknCPc
Sci-Arc 1991 Lecture Series, John Lautner
https://www.youtube.com/watch?v=l7txeJU4oRM
The Spirit in Architecture: John Lautner -- A film by Bette Jane Cohen Syracuse University Department of Architecture
https://www.youtube.com/watch?v=oPvadMFJaXk
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan i November 22, 2023
Attachment A: Photographs
Darrow Building, 9884 Santa Monica Boulevard

1. Drawing of 9884 Santa Monica Boulevard, proposed building, from Getty Research Collection, listed as Douglas Honnold, architect

2. Current photograph of building
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan ii November 22, 2023
3 Undated photo of north and west elevations, Getty Research Institute

4. Undated photo of north and west elevations, Getty Research Institute Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan iii November 22, 2023

5. Undated photo of stair entrance on west elevation, Getty Research Institute

6. Undated photo of interior, Getty Research Institute
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan iv November 22, 2023

7. North and west elevations

8. West elevation
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan v November 22, 2023

9. West elevation

10. West elevation
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan vi November 22, 2023

11. South elevation
North Elevation

12. North elevation
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan vii November 22, 2023

13. North elevation (party wall with adjacent property on left)

14. North elevation showing main entry
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan viii November 22, 2023

15. North elevation, main entry

16. North elevation, upper windows and party wall
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan ix November 22, 2023

17. North elevation, upper windows detail

18. North elevation, ground floor windows
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan x November 22, 2023

19. North elevation, ground floor windows

20. North elevation, looking west
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xi November 22, 2023

21. Corner of north and west elevations

22. North elevation, west end
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xii November 22, 2023

23. North elevation, upper corner
West Elevation

24. West elevation at north corner looking south
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xiii November 22, 2023

25. West elevations, windows at north end

26. West elevation, band of windows
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xiv November 22, 2023

27. West elevation, looking south

28. West elevation, window band at ground level; louvers at upper level Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xv November 22, 2023

29. West elevation, louvers

30. West elevation, louvers detail
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xvi November 22, 2023

31. West elevation, south end by staircase

32. West elevation, looking north from mid-section
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xvii November 22, 2023

33. West elevation, looking south toward staircase

34. West elevation, staircase and window wall
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xviii November 22, 2023

35. West elevation, staircase and window wall

36. West elevation, window wall
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xix November 22, 2023

37. West elevation, looking down at exterior staircase

38. West elevation, looking at back side of louvers
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xx November 22, 2023

39. West elevation, south end with brick wall
South Elevation

40. South elevation
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxi November 22, 2023

41. South elevation, louver detail at corner of west and south elevations

42. Sleuth elevation at west corner
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxii November 22, 2023

43. South elevation

44. South elevation, entry and exterior staircase
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxiii November 22, 2023

45. South elevation, exterior staircase

46. South elevation, exterior staircase and utility area Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxiv November 22, 2023

47. South elevation

48. South elevation, party wall on right
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxv November 22, 2023

49. Perimeter of rear parking area

50. Perimeter of rear parking area
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxvi November 22, 2023

51. Rear parking area and driveway
Interiors of Building

52. Staircase on west elevation with window wall
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxvii November 22, 2023

53. Interior view of louvers

54. Interior corridor and louvers
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxviii November 22, 2023

55. Interior louver detail

56. Interior louvers
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxix November 22, 2023

57. Corner office with louvers

58. Internal light court
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxx November 22, 2023

59. Front (north elevation) windows

60. First floor office
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxxi November 22, 2023

61. Former medical office interior

62. Former interior corridor
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxxii November 22, 2023

63.. Former interior staircase and corridor

64. Former interior corridor
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxxiii November 22, 2023

65.. Former interior corridor from parking area

66.. Former interior office area
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxxiv November 22, 2023

67. Current interior, ground floor showing internal light court windows and north windows

68. Current interior, ground floor showing front (north) windows and entry Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxxv November 22, 2023

69. Current interior, ground floor showing bands of windows, north and west elevations

70. Current interior, second floor showing windows and louvers Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxxvi November 22, 2023

71. Current interior, second floor showing windows and louvers

72. Current interior, second floor showing windows and louvers, and internal light well windows Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxxvii November 22, 2023

73. Current interior, second floor showing internal light well windows

74. Interior, remaining wood flooring
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxxviii November 22, 2023
Area Around 9884 Santa Monica Boulevard

75. Garage entrance for Peninsula Hotel and subject building on Santa Monica Blvd.

76. Peninsula Hotel to east of subject building, south side of 9800 block of Santa Monica Bl.

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xxxix November 22, 2023

77. Peninsula Hotel to east of subject building

78. Peninsula Hotel to east of subject building
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xl November 22, 2023

79.North side of 9800 block of Santa Monica Blvd. across from subject building

80. North side of 9800 and 9700 blocks of Santa Monica Boulevard Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xli November 22, 2023

81. North side of 9700 block of Santa Monica Boulevard

82. South side of 9700 block of Santa Monica Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xlii November 22, 2023

83. Looking north on Charleville Boulevard, 9800 block of Charleville Boulevard

84. East side of 9800 block of Charleville Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xliii November 22, 2023

85. East side of 9800 block of Charleville Boulevard

86. West side of 9800 block of Charleville Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xliv November 22, 2023

87. West side of 9800 block of Charleville Boulevard
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan i November 22, 2022
Attachment B: Maps
Aerial photograph (ca. 2019)
Los Angeles County Assessor's Map
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan ii November 22, 2022
Original Tract Map (number TR0013-062) Page 1
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan iii November 22, 2022
Original Tract Map (number TR0013-062) Page 2
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan iv November 22, 2022
Original Tract Map (number TR0013-062) Page 3
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan v November 22, 2022
Original Tract Map (number TR0013-062) Page 4
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan vi November 22, 2022
Original Tract Map (number TR0038-065) Page 1
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan vii November 22, 2022
Original Tract Map (number TR0038-065) Page 2
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan viii November 22, 2022
Original Tract Map (number TR0083-094) Page 1
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan ix November 22, 2022
Original Tract Map (number TR0083-094) Page 2
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan November 22, 2023
ATTACHMENT C: Building Permits

Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan i Nnvember 22, 2023
Attachment D: Historic Aerials and Sanborn Insurance Maps Historic Aerials
Aerial Photo 1928
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan ii Nnvember 22, 2023
Aerial Photo 1938
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan iii Nnvember 22, 2023
Aerial Photo 1948
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan iv Nnvember 22, 2023
Aerial Photo 1953
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan v Nnvember 22, 2023
Aerial Photo 1964
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan vi Nnvember 22, 2023
Aerial Photo 1967
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan vii Nnvember 22, 2023
Aerial Photo 1977
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan viii Nnvember 22, 2023
Aerial Photo 1979
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan ix Nnvember 22, 2023
Aerial Photo 1983
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan x Nnvember 22, 2023
Aerial Photo 1989
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xi Nnvember 22, 2023
Aerial Photo 1994
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xii Nnvember 22, 2023
Aerial Photo 2002
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xiii Nnvember 22, 2023
Aerial Photo 2005
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xiv Nnvember 22, 2023
Aerial Photo 2009
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xv Nnvember 22, 2023
Aerial Photo 2012
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xvi Nnvember 22, 2023
Aerial Photo 2016
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xvii Nnvember 22, 2023
Sanborn Insurance Maps
Sanborn Insurance Map 1950
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan xviii Nnvember 22, 2023
Sanborn Insurance Map 1969
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan November 22, 2023
ATTACHMENT E: DPR Records
Page1of 2 *Resource Name or #: (Assigned by recorder) 9884 Santa Monica Boulevard, Beverly Hills, CA P1. Other Identifier: Darrow Building ____
DPR 523A (9/2013) * Required information
S tate of California  The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIM ARY RECORD Trinomial
NRHP S tatus Code 3S
Other Lis tings R eview Code R eviewer Date
*P2. Location:Not for PublicationUnrestricted
*a. County Los Angeles and (P2c, P2e, and P2b or P2d. A ttach a Location M ap as necessary.) *b. US GS 7.5' Quad Date T; R; of of S ec; B.M.
c. Address City 9884 Santa Monica Boulevard, Beverly Hills Zip 90210 d. UTM: (Give m ore than one for large and/or linear resources) Zone, mE/ mN e. Other Locational Data: (e.g., parcel #, directions to resource, elevation, decimal degrees, etc., as appropriate) APN: 4328-003-001
*P3a. Description: (Describe resource and its m ajor elem ents. Include design, m aterials, condition, alterations, size, setting, and boundaries) The north elevation is the “front” elevation of the building as it faces Santa Monica Boulevard. This ground level of this elevation is divided into two modules. A cantilevered, shed roof canopy with boxed eaves runs across the front elevation and is attached to the east wing wall. This overhang provides shading to the first-floor windows. At the upper level there are a series of nine tall vertical windows. These windows are separated by angled fins that projects out to the edge of the canopy. In addition to creating a dynamic rhythm across this elevation, the fins provide shading from the late summer sun on the northerly façade while allowing for natural lighting in other seasons. The west elevation is defined by a bold geometric volume expressed at the upper level. The upper level had a major sustainability feature, a bank of louvers which also cover the south (rear) elevation. The metal louvers are angled from the edge of the canopy to the stucco clad exterior of the rectangular geometric volume, to about two-thirds of the height of the elevation. The louvers provide protection from the strong west sun exposure. There are wood frame sliding doors along the interior side of the louvers that allow for natural ventilation and daylight while protecting from direct sun. The louvers are angled to allow for views to the outside.
*P3b. Resource Attributes: (List
attributes and codes) HP6
*P4.Resources Present:X Building
S tructure Object S ite District
E lement of Dis trict Other (Isolates,
etc.)
P5b. Description of Photo: (view, date,
accession #) J anuary 2022
*P6. Date Constructed/Age and
S ource: X His toric Prehistoric
Both
1946
*P7. Owner and Address:
*P8. Recorded by: (N am e, affiliation,
and address) Pam O’Connor, Kaplan Chen
Kaplan, 2526 18thSt., Santa Monica, CA
90405
*P9. Date Recorded: 3/2022 Survey
Type: (Describe) Intensive
*P11. R eport Citation: (Cite survey
report and other sources, or enter "none.")
Historic Resources Survey, 9884 Santa
Monica Boulevard, Beverly Hills, Kaplan Chen Kaplan,11/2023 *Attachments:NONELocation M apContinuation S heetBuilding, S tructure, and Object R ecord Archaeological RecordDistrict R ecordLinear Feature R ecordM illing S tation R ecordR ock Art R ecord Artifact R ecordPhotograph R ecord Other (Lis t):

P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.)
50400290175040029017
1*Resource Name or # (Assigned by recorder) Darrow Building, 9884 Santa Monica Boulevard *NRHP Status Code: 3S Page2of2
DPR 523B (9/2013) *Required information
State of California  The Resources Agency Primary # DEPARTMENT OF PARKS AND RECREATION HRI#

BUILDING, STRUCTURE, AND OBJECT RECORD
(This space reserved for official comments.)
2100 N Cahuenga Blvd
B1Historic Name: B2. Common Name: B3. Original Use: Commercial B4. Present Use: Commercial
*B5. Architectural Style: Late Modern
*B6. Construction History: (Construction date, alterations, and date of alterations) In 1976 a permit was taken to remodel the second-floor offices. In 1980 a permit for a “new stairway to the second-floor reverse front door” was applied for. Permits were taken out in 1978, 1985 and 1989 for non-structural interior changes and unspecified tenant improvements. Permits were taken out for signage in 1989, 2001 and 2009. No interior space configurations or original interior finishes or materials remain and in 2021 those non-original structural elements and non-original interior walls and spaces were removed. All the other permits were for changes to the interior, electrical and plumbing, HVAC and installation of signs. Over the decades numerous interior alterations/tenant improvements (permitted and likely some unpermitted) occurred. *B7. Moved? No Date: Original Location:
*B8. Related Features:

B9a. Architect: John Lautner; Douglas Honnold b. Builder: Structon General Contractors *B10. Significance: Theme: Late Modern Architecture Area: Architecture and Engineering Period of Significance: 1945-1980 Property Type: Commercial Applicable Criteria None (Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also address integrity.

The office building at 9884 Santa Monica Boulevard is an excellent example of the design philosophy of master architect John Lautner, is an excellent example of the Late Modern Architectural style, and an early example of sustainable design applied to a commercial building. The Late Modern styling of the building includes its horizontal massing. bold geometric volumes, and large expanse of unadorned wall surface along the west elevation, and ribbon windows. The building design is also representative of Lautner’s creation of unique spaces as evidenced by the canted sliding glass doors adjacent to the louvers. Unique design elements such as the staircase on the west elevation, provide “in-between” spaces – between the interior and exterior. The building is sited and fenestration arranged to adapt to sunlight and other environmental conditions. The building also includes early application of sustainable design including its siting on the parcel and includes sustainable features such as louvers that allow natural light and ventilation into the building while also allowing the outside to be seen through the spacing of the louvers.

B11. Additional Resource Attributes: (List attributes and codes) *B12. References:

Historic Resources Survey, 9884 Santa Monica Blvd.,
Beverly Hills, Kaplan Chen Kaplan,11/2023
B13. Remarks:
*B14. Evaluator: Pam O’Connor, Kaplan Chen Kaplan
*Date of Evaluation: 3/2022
Historic Resource Evaluation 9884 Santa Monica Boulevard Beverly Hills, California
Kaplan Chen Kaplan November 22, 2023
ATTACHMENT F: Letter from Judith Lautner, The John Lautner Foundation Post Office Box 29517
Los Angeles, California 90029-0517
http://www.johnlautner.org

THE JOHN LAUTNER

F O U N D A T I O N
14 February 2022

TO WHOM IT MAY CONCERN
SUBJECT: Darrow Building, 9884 Santa Monica Boulevard, Beverly Hills From: Judith Lautner, President
The John Lautner Foundation
The John Lautner Foundation supports the designation of the Darrow Building, located at 9884 Santa Monica Boulevard in the City of Beverly Hills, as a City of Beverly Hills Historic Resource.

The building was designed in the office of Douglas Honnold in 1945 by architect John Lautner, who was at the time the principal design architect for Honnold. All buildings Lautner designed in the period just after the war, 1945-1946, were done in Honnold's office. He left Honnold’s employment in 1946 to start his own practice. Unfortunately, Honnold’s work was burned in a fire many years ago so plans no longer exist. However, the John Lautner Archive, held at the Getty Research Center, contains photographs and a print of a rendering of the building. A visit to the building in 2007 confirmed that while changes have been made to the interior, the exterior is essentially unchanged.

The building is one of only a few extant commercial buildings designed by John Lautner. In addition to the building’s exceptional aesthetic design, the building incorporates innovative sustainable features – decades before today’s growing emphasis on sustainable architecture.

The John Lautner Foundation, Federal Taxpayer I.D. 95-4629545, is a nonprofit entity as defined under 501(c)(3) of the Internal Revenue Code.

Contributions are deductible to the extent allowed by law. __________________________________________________________________________________ Board of Directors
Judith Lautner, President, Treasurer, Henderson, NV * Christopher Carr, Vice President, Los Angeles, CA * Frank Escher, Archive Affairs, Los Angeles, CA * John C. English, Preservation Affairs, Los Angeles, CA * Eleanor Schrader, Secretary, Los Angeles, CA ATTACHMENT 10
Updated Historic Impact Analysis
dated November 22, 2023
9884 Santa Monica Boulevard
Darrow Office Building
Beverly Hills, California
Impacts Analysis
November 22, 2023
Submitted by:

Kaplan Chen Kaplan
2526 Eighteenth Street
Santa Monica, CA 90405
David Kaplan, Principal
Pam O’Connor, Architectural Historian
Table of Contents
Introduction 1
Property Description 2
Regulatory Framework 6
Proposed Project Description 8
Analysis of Compliance with the Secretary of the Interior’s Standards 11 Analysis of Compliance with City of Beverly Hills Historic Incentive Program 14 Conclusion 15
Attachments: Proposed Project Drawing Set
Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 1 November 22, 2023
Introduction
The office building at 9884 Santa Monica Boulevard, designed by master architect John Lautner, is an excellent example of his unique design philosophy, an excellent example of Lautner’s Expressionist design as a more organic and expressive iteration of MidCentury Modernism. It is also a rare extant example of a commercial office building designed by Lautner early in his career and an early example of sustainable design on a commercial building. The Expressionist architectural styling of the building includes its horizontal massing, bold geometric volumes and sculptural design, and large expanse of unadorned wall surface along the side elevation. The building design is also representative of Lautner’s creation of unique spaces as evidenced by the canted sliding glass doors adjacent to the louvers. Unique design elements such as the staircase on the west elevation, provide “in-between” spaces – between the interior and exterior.

Sketch of 9884 Santa Monica Boulevard (Getty Research Institute Archives) 9884 Santa Monica Boulevard, front and side elevations (undated from Getty Institute files)

9884 Santa Monica Boulevard, front and side elevations, 2021.

Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 2 November 22, 2023
The building is sited and fenestration arranged to adapt to sunlight and other environmental conditions. A major character-defining feature of the building is its sustainable design that includes the bank of louvers (along the side and rear elevations) that allows natural light and ventilation into the building while also allowing the outside to be seen through the spacing of the louvers. This building is eligible to be designated a City of Beverly Hills historic landmark. The building is also eligible for inclusion on the National Register of Historic Places and on the California Register of Historical Resources.

Property Description
The building is designed to take advantage of its corner site. The shorter elevation, the front elevation, faces the more travelled east-west street of Santa Monica Boulevard.

This section of the alignment is narrow and thus the views of the elevations of buildings is also limited. The longer elevation, the side elevation, faces Charleville Boulevard.

While Charleville Boulevard is a not a major thoroughfare, the corner location of the building and relative width of the street, gives prominence to views of the side elevation.

The rear elevation is visible from Charleville Boulevard. 9884 Santa Monica Boulevard, front and side elevation Front elevation Review of City of Beverly Hills building permits for 9884 Santa Monica Boulevard show that the there are no permits for additions to the building. The only permits for exterior alterations to the building was the addition of an exterior staircase on the rear elevation in 1976 and re-roofing in 1996.

All the other permits were for changes to the interior, electrical and plumbing, HVAC and installation of signs. Over the decades numerous interior alterations/tenant improvements (permitted and likely some unpermitted) occurred. In 1976 a permit was taken to remodel the second-floor offices. In 1980 a permit for a “new stairway to the second-floor reverse front door” was applied for. Permits were taken out in 1978, 1985 and 1989 for non-structural interior changes and unspecified tenant improvements.

Permits were taken out for signage in 1989, 2001 and 2009. No interior space configurations or original interior finishes or materials remain and in 2021 those nonoriginal structural elements and non-original interior walls and spaces were removed.

The front elevation of the building faces Santa Monica Boulevard. The ground level of this elevation is divided into two modules. One half abuts a projecting wing wall that functions as a party wall. The building’s design anticipated that the adjacent parcel would be developed with a building without any side setback. The projecting wing wall Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 3 November 22, 2023
functions to delimit the subject building and not allow any adjacent building to interfere with the design of the subject building.

This half of the ground level of the front elevation, recessed below the cantilevered canopy, consists of a large plate glass window, and two door assemblies – one with a single door and another with double doors. The doors have large expanses of glass.

Originally the four fins from the upper level extended down to the sidewalk; these fins separated the two building entries as well as providing shade.

The other half of the ground level of the front elevation consists of a brick exterior wall with a horizontal band or windows tucked under the canopy. It appears that the brick was originally unpainted; currently it is painted white.

A cantilevered, shed roof canopy with boxed eaves runs across the front elevation and is attached to the wing wall. It also turns to run across a portion of the long side elevation that faces Charleville Boulevard. The overhang provides shading to the first-floor windows.

At the upper level of the front elevation there is a series of nine tall vertical windows.

These windows are separated by angled fins that project out to the edge of the canopy.

In addition to creating a dynamic rhythm across this elevation, the fins provide shading from the late summer sun on the northerly façade while allowing for natural lighting in other seasons. There is a canted hood above these windows.

The upper windows of the front, north, elevation stop short of the corner where they abut the geometric volume of the rectangular west elevation. The cantilevered canopy returns at the corner and runs along the entire west elevation. The band of horizontal windows under the canopy also returns and runs along the north half of the west elevation, terminating before the stairway and entry on the west elevation. The canopy provides shading from the sun. The portion of exterior wall at the ground level along the west elevation is of brick like that of the front elevation.

Geometric volume of the side elevation
The side elevation is defined by a bold geometric volume strongly expressed at the upper level above the overhang of the first floor. This sculptural upper area is stucco clad without any ornament. The upper level has a major sustainability feature, a bank of louvers which also runs across the rear elevation. The individual metal louvers are angled from the edge of the canopy to the exterior of the rectangular geometric volume, to about two-thirds of the height of the elevation. The louvers provide protection from the strong west sun exposure.

Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 4 November 22, 2023
There are wood frame sliding doors along the interior side of the louvers that allow for natural ventilation and daylight while protecting from direct sun. The louvers are angled to allow for views to the outside. To the front of the bank of louvers, a small opening was later cut into the wall and contains a small mechanical unit; this opening is not an original element.

The ground level of the west elevation has an entry way near the south end of that elevation. This side of the building has the Charleville Boulevard address listed, 9885 Charleville Boulevard. This entry is reached by a series of brick clad steps. The building exterior at this point consists of a window wall with a stepped design leading up to the entry door which is recessed under the cantilevered canopy. To the sidewalk side of the steps is a brick wall that continues southward to encase a portion of the rear surface parking area.

The staircase leads to an entrance on the first floor and then turns inward to reach the second floor. The stairwell to the second floor is located between the louvers and the building, creating an “in-between” or transitional space – connecting the outdoors and the indoors.

Stair entry on side elevation Window wall at side entry stairs The rear elevation of the building has an angled pop out along two-thirds of the elevation. The bank of louvers conforms to the profile of this elevation and extends across the full width of the elevation. The exterior wall at the lower level is recessed under the louvers. The ground level of this rear elevation contains a band of horizontal windows along the west portion of the elevation. Later additions include a secure caged area that provides access to building utilities and an exterior staircase.

Side elevation Rear elevation

As evidenced by the building permits, over the decades tenant improvements and remodeling resulted in the loss of all interior configurations, materials, and finishes.

These non-structural alterations have been removed. There are a few sections of flooring laid in an angled pattern that may be original.

Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 5 November 22, 2023
The exterior of the building, the brick wall, has been and remains exposed on the interior of the ground. The wood-frame glass sliding doors adjacent to the louvers are original and remain. They are slightly canted. On the far side of the building interior is another original feature, an internal light court. This opening is adjacent to the party wall on the east. This light court provides cross-ventilation for the building and daylight including light that is reflected off the party wall. The non-original interior configuration and tenant improvements have been removed.

View of louvers and stairway View of louvers and sliding from Inside doors along interior corridor

First floor interior, interior side First floor interior of brick exterior
Second floor interior showing Second floor interior with sliding canted sliding doors doors
Character-Defining Features
The significant character-defining features of the building are:
• Sculptural and geometric massing of building’s three visible elevations • Brick and stucco on exterior elevations
Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 6 November 22, 2023
• Fins on front elevation
• Vertical windows on front upper elevation
• Ground level storefront/entry assemblies on front elevation • Band of windows under canopy on ground level of front and side elevations • Organic styled bank of louvers on upper level of side and rear elevations • Stairway on side elevation
• Brick wall along the side elevation
• Canted sliding doors with wood frame and glazing under louvers • Light court on party wall side of building
Regulatory Framework
Secretary of the Interior’s Standards for Rehabilitation The Secretary of the Interior’s Standards for Rehabilitation1 were developed by the National Park Service to regulate the Historic Preservation Tax Incentives program. “Rehabilitation” is defined as ”the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values. The Rehabilitation Standards acknowledge the need to alter or add to a historic building to meet continuing or new uses while retaining the building’s historic character.”2

The Guidelines for Rehabilitating Historic Buildings and the Guidelines on Sustainability for Rehabilitating Historic Buildings provide guidance on how to repair, alter and construct additions to historic building. The Sustainability Guidelines state that “the key to a successful rehabilitation project is to identify and understand any lost original and existing energy-efficient aspects of the historic building, as well as to identify and understand its character-defining features to ensure they are preserved. The most sustainable building may be one that already exists. Thus, good preservation practice is often synonymous with sustainability.” The Sustainability Guidelines add: “whether a historic building is rehabilitated for a new or continuing use, it is important to utilize the building’s inherently sustainable qualities as they were intended.”3

The Secretary of the Interior’s Standards for Rehabilitation are also used by state and local governments to evaluate proposed repairs and additions to historic buildings. The ten Standards for Rehabilitation are:

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.
1 Codified as 36 DRF 67
2 The Secretary of the Interior’s Treatments for Historic Properties, p. 2. https://www.nps.gov/tps/standards/treatment-guidelines-2017.pdf 3 The Secretary of the Interior’s Standards for Rehabilitation and Illustrated Guidelines on Sustainability for Rehabilitating Historic Buildings, p. 1.
https://www.nps.gov/tps/standards/rehabilitation/sustainability-guidelines.pdf Impacts Analysis 9884 Santa Monica Boulevard
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Kaplan Chen Kaplan 7 November 22, 2023

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

City of Beverly Hills Historic Incentive Findings
The City of Beverly Hills conducts an Historic Incentive Permit Program. To be eligible for the program the following findings must be made:

1. The proposed project either:
a. Complies with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”; or
b. Does not demonstrate strict compliance with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 8 November 22, 2023
Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”, but nonetheless protects and preserves the historic and architectural qualities and the character defining features that make the property a landmark or contributing property; and

2. The proposed development will not have a substantial adverse impact on:
a. The scale, massing, or character of the streetscape, b. The scale and massing of the property as viewed by neighboring properties; c. Neighbors’ access to light and air,
d. Neighbors’ privacy,
e. The garden quality of the city, and
f. The public health, safety, or welfare.

Proposed Project Description
The rehabilitation project for 9884 Santa Monica Boulevard proposes to:
• Retain, repair, and restore character-defining historic exterior features o Retain sustainable character-defining elements such as fins o Restore ground level fins on front elevation (extension of upper-level fins) to original location; match finish
o Exterior stucco to be repainted
o Metal louvers to be restores or replaced with similar o Window frames to be restored; existing glazing to be replaced o Remove paint from exterior brick to bring back original natural finish • Configure interior spaces for offices and retail (no original interiors are extant) • Construct additional office space
Sculptural geometric volume of side elevation Rear elevation John Lautner designed the subject building in an Expressionist architectural style; it was an early conception and interpretation of a style in which buildings were not “a simple, straightforward set of volumes” as most Mid-Century Modern designs were, but rather were “highly articulated sculptural forms.”4 Lautner also merged the buildings he designed with their surroundings. The subject building makes use of the corner site 4 National Register of Historic Places Multiple Property Documentation Form, Residential Architecture of John Lautner in Southern California, 1940-1990.” https://planning.lacity.org/odocument/65df4e3f-569a-4010- a2e7-93e1bdd0bdda/ResidentialArchitectureofJohnLautnerinSoCalifornia_1940-1994.pdf Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 9 November 22, 2023
using the length of the parcel along Charleville Boulevard to display the sculptural geometric volume of the building. All three visible sides of the building (the fourth side is shared with the adjacent building) contain significant architectural design features.

The “rear” of the building is in the “rear” of the parcel but was not treated as the “back of the house.” While the front and side elevations were built to the lot line, the rear elevation was not. This allowed for the rear elevation to include an additional geometric element with a portion of that elevation featuring an angled projection. The louver bank that begins on the side elevation continues to wrap around the building covering the full width of the rear elevation. This louver bank is an early innovative sustainability feature that is integrated into the form and design of the building.

The rehabilitation proposal includes construction of additional office space. The challenge for the subject building is where to build an addition. The typical option of building additional space at the rear of a building would require that most of that rear elevation, with its articulated elevation and louver bank, would have to be demolished.

The constraints of the site led to the proposed solution to construct a partial third story on the building.

The proposed partial third story would use the roof as its platform. The interior of the third floor would be recessed on the front and side elevations; along the rear elevation it would conform to the edge of the building except for the projecting angled feature. The elevation of the partial third story, along the building’s side, would have a zig-zag design and would be set back from the front and side elevations of the building. The exterior of the partial third story would be predominantly glazed including fixed windows and sliding doors.

The area in front of the partial third story’s exterior on the front and side would function as a terrace and be enclosed by a transparent wall. The flat roof of the partial third story would project out over the terrace area.

Plan view of proposed partial third story5
5 Drawing set in Attachments
Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 10 November 22, 2023
Existing front and side elevations Drawing with proposed partial third story

Existing front elevation Drawing with proposed partial third story

Proposed partial third story, front elevation
Existing side elevation Drawing with partial third story Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 11 November 22, 2023

Proposed partial third story, side elevation
Existing rear elevation Proposed partial third story, rear elevation Analysis of Compliance with the Secretary of the Interior’s Standards for Rehabilitation

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

The property will be used for its historic purpose, as a commercial office and retail building. The only change will be the addition of more office space. The proposed project complies with Standard 1.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

The proposed design will retain and rehabilitate the three major historic elevations of the building, all of which are visible from the right of way and all of which contain major character-defining features. All replacement windows will be compatible with existing window types. The documented ground floor fins will be restored. The louver banks will be repaired or replaced with similar materials. The proposed project complies with Standard 2.

Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 12 November 22, 2023

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

The project will retain all original extant elements. The project will repair damaged historic elements wherever possible or will replace in kind. There are no changes that would impart a false sense of historical elements. The proposed project complies with Standard .3

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

Limited changes have occurred on the building’s exterior (addition of rear staircase; small cutout for mechanical equipment on side elevation). None of these have achieved historic significance and they will be removed. The proposed project complies with Standard 4.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

The building has a major sustainable feature integrated into its design, the bank of louvers along the side and rear elevations. This bank of louvers will be retained and repaired. Sustainable features on the front elevation include fins along the front elevation. The ground floor fins were removed in the past; they are proposed to be reconstructed. Original windows, the side staircase, door assemblies, and exterior cladding will be retained and repaired as needed. The proposed project complies with Standard 5.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

The priority of the project is to repair historic features. If any historic feature is beyond repair, it will be replaced with an in-kind material. The fins on the ground floor will be reconstructed; their location and design are based on photographic and physical documentation. The proposed project complies with Standard 6.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

Originally the brick exterior was not painted; it currently is painted white. The proposed project will remove the paint to restore the original natural brick color. The least intrusive method of removal will be employed. The proposed project complies with Standard 7.

Impacts Analysis 9884 Santa Monica Boulevard
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Kaplan Chen Kaplan 13 November 22, 2023

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

The site was previously disturbed with the original construction of the building. No excavation is planned for the site. Only surface regrading of the rear parking lot is planned. Although unlikely, if any archeological resources are found during construction activities it is recommended that work cease until a qualified archeologist reviews the site. The proposed project complies with Standard 8.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

The proposed project includes addition of more office space. The challenge of the subject property is that the three elevations in public view all have major characterdefining features. Two of the elevations, the side and rear, are defined by an early sustainable building feature, a bank of louvers. The bank of louvers extends over the width of the rear elevation. Constructing an addition to the rear of the building would result either in the demolition of the louvers, or if left in place, the loss of a major feature that allows natural light into the interior of the building. Thus, the project proposed to add a partial third story to the building will allow the full bank of louvers, a significant early integrated sustainable design feature, to be retained.

This story is less than the full area of the footprint of the building and will be recessed from two of the building’s edges (it will go to the building line of the rear elevation and abut the adjacent building that shares a party wall). The added partial story will be recessed on the front and side elevations. The materials include glazed windows and sliding doors which to further “lighten” the new elevations helping them to also recede visually.

The new construction of a partial third story will not destroy any historic materials that characterize the property. The design of the partial third story is differentiated from the historic features and materials of the building. The partial third story will alter the massing of the building but its design and materials work to minimize the visual effect or impact of the added partial story. The proposed project generally complies with Standard

9. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

The proposed project adds a partial third story to the building. As noted under Standard 9, the added partial third story would take up less square footage than the other floors of the building. The roof of the existing building will be its platform. This partial third story Impacts Analysis 9884 Santa Monica Boulevard
Beverly Hills
Kaplan Chen Kaplan 14 November 22, 2023
could be removed in the future without impacting any of the original historic characterdefining features of the building. The proposed project meets Standard 10.

Analysis of Compliance with the City of Beverly Hills Historic Incentive Program Findings
The City of Beverly Hills conducts an Historic Incentive Permit Program. To be eligible for the program the following findings must be made:

1. The proposed project either:
a. Complies with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”; or
b. Does not demonstrate strict compliance with the “Secretary of the Interiors Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings”, but nonetheless protects and preserves the historic and architectural qualities and the character defining features that make the property a landmark or contributing property; and
The proposed project complies with Standards 1 through 8 and 10 of the Secretary of the Interiors Standards for Rehabilitation. The proposed project generally complies with Standard 9. The original historic design of the building includes three major elevations (the fourth is a party wall). Construction of a rear addition would result in adverse impacts to the historic bank of louvers, an integrated design and sustainable historic feature of the building. Thus, the constraints of the building’s historic design led to a solution that adds a partial third story to the building. The design of the partial third story is differentiated from the historic features and materials of the building. The partial third story will alter the massing of the building but its design and materials work to minimize the visual effect or impact of the added partial story. As such, the proposed addition generally meets Standard 9.

2. The proposed development will not have a substantial adverse impact on:
a. The scale, massing, or character of the streetscape.

The two-story building is sited along a commercial boulevard that contains a range of commercial buildings with varying heights. The subject building and is adjacent to a large multi-story hotel. The addition of a partial third story will not have an adverse impact on the commercial corridor of Santa Monica Boulevard. The building’s side is along Charleville Boulevard. The section Charleville Boulevard that runs south to Durant Street is zoned commercial on the side of the street that the subject building is located and the north half of the other side of the street is also zoned commercial. Thus, the character of that streetscape is commercial and the existing subject commercial building will not have any substantial adverse impact under this criterion.

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Kaplan Chen Kaplan 15 November 22, 2023
b. The scale and massing of the property as viewed by neighboring properties; A partial third story will be added to the subject building. The subject building is on a single parcel on the block; all of the other parcels on the block were consolidated into a single parcel and a large hotel complex with multi-story buildings was constructed. The scale and massing of the subject building on a single parcel will not have an adverse impact as viewed from the larger adjacent hotel development. The proposed project will not have an adverse impact under this Criterion.
c. Neighbors’ access to light and air,
Similar to Criterion B, the subject building is on a single parcel will not have any impact on the access to light and air from the adjacent large multi-story hotel complex. The proposed project will not have an adverse impact under this Criterion. d. Neighbors’ privacy,
Similar to Criterion B, the subject building is on a single parcel will not have any impact on the access to light and air from the adjacent large multi-story hotel complex. The proposed project will not have an adverse impact under this Criterion. e. The garden quality of the city, and
The subject building and proposed project is in the commercial area of the city. The character of this zone is that of urbanized commercial development with most buildings constructed to the lot line. Thus, this criterion does not apply to commercial zones such as the zone in which the subject building is located.
f. The public health, safety, or welfare.

There is no evidence that the proposed project would have any adverse impact on the public health, safety, or welfare. The proposed project will not have an adverse impact under this Criterion.

Conclusion
Based on the analysis and evaluation above under the Secretary of the Interior’s Standards for Rehabilitation section and the City of Beverly Hills Incentive Program, it is found that the findings can be made that the proposed project generally complies with the Secretary of the Interior’s Standards for Rehabilitation and complies with the City of Beverly Incentive Program. The proposed project would not result in a substantial adverse change to the historic resource at 9884 Santa Monica Boulevard.

A101
A101
1 1
1 1
1 A101
SIM

EXTERIOR ELEVATION

BUILDING SECTION

INTERIOR ELEVATION

SPOT ELEVATION / CEILING TAG

SPOT ELEVATIONS ARE TO

FINISH GRADE, FLOOR, OR

CEILING, UNLESS OTHERWISE
NOTED.
1 RFI 101
A101
1 SIM

ENLARGED PLAN / DETAIL

REVISION CLOUD

DIMENSIONS
NOTE: PLAN DIMENSIONS OF

WALLS ARE TO FACE OF STUD,

CONCRETE, OR MASONRY
UNLESS OTHERWISE NOTED.

CENTERLINE

PROPERTY LINE
0 GRID BUBBLE

ROOM TAG

ROOM NAME

ROOM NUMBER

DOOR TAG

WINDOW TAG

WALL FRAMING TAG

MATERIAL TAG
101
6 LEVEL CHANGE /

SLAB DEPRESSION
10' - 0"
GYP-1
CON-1
1i
RC-1 LIGHTING TAG
SINK-4 PLUMBING FIXTURE TAG
A·6·B WALL FINISH TAG
5'-0"
1 Ref
1 Ref
1 Ref
1 Ref

BEDROOM
101

PROJECT
NORTH

S SANTA MONICA BLVD

N SANTA MONICA BLVD

CHARLEVILLE BLVD

DURANT DR

S LASKY DR

SPALDING DR

WILSHIRE BLVD

THE BEVERLY
HILTON

WALDORF

ASTORIA

THE PENINUSLA

B E L Z B E R G A R C H I T E C T S
L L P

ABBREVIATIONS SYMBOL LEGEND PROJECT DIRECTORY

ACOUSTICAL CEILING TILE

ABOVE FINISH FLOOR

ACCESSORY LIVING QUARTERS

ALTERNATE

AREA DRAIN

BEVERLY HILLS CITY CODE

BUILDING
BOTTOM

CALIFORNIA BUILDING CODE

CALIFORNIA BUILDING STANDARDS CODE

CAST IN PLACE

CENTER LINE

CEILING
CLEAR
COLUMN

CONCRETE

CONTINUOUS
CARPET

CERAMIC TILE

CONCRETE MASONRY UNIT

DIAMETER

DIMENSION
DOWN

DOWN SPOUT
DETAIL

DRAWING
EAST

EXISTING
EACH

ELEVATION

ELECTRIC(AL)

ELEVATOR
EQUAL

EXPOSED

FLOOR DRAIN

FINISH GRADE
FLOOR

FACE OF FINISH
FOOT
GAUGE

GLAZING

GYPSUM WALL BOARD

HOSE BIBB

HOLLOW CORE

HARDWARE

HOLLOW METAL

HORIZONTAL
HOUR
HEIGHT

HEATING, VENTILATION AND AIR

CONDITIONING

INSIDE DIAMETER

INSULATION

MATERIAL

MAXIMUM

MANUFACTURER

MINIMUM

MISCELLANEOUS
METAL
NEW
NORTH

NOT IN CONTRACT
NUMBER

NOT TO SCALE

ON CENTER

OUTSIDE DIAMETER

RADIUS/RISER

REFERENCE

REQUIRED

REVISION

RIGHT OF WAY
SOUTH

SOLID CORE

SIMILAR

SINGLE FAMILY DWELLING

SPECIFICATIONS

SLOPE TO DRAIN

STRUCTURAL

SQUARE FEET

STONE TILE
STUCCO
STEEL
STONE
TREAD

TOP OF BEAM

TOP OF CONCRETE

TOP OF FLOOR

TOP OF SLAB

TOP OF WALL

TERAZZO

TYPICAL

UNLESS NOTED OTHERWISE

VERTICAL
WEST
WOOD

WATERPROOF(ING)
ACT
AFF
ALQ
ALT
AD
BHCC
BLDG
BOT
CBC
CBSC
CIP
CL
CLG
CLR
COL
CONC
CONT
CPT
CT
CMU
DIA
DIM
DN
DS
DTL
DWG
E
(E)
EA
EL
ELEC
ELEV
EQ
EXP
FD
FG
FL
FOF
FT
GA
GLZ
GWB
HB
HC
HDWR
HM
HOR
HR
HT
HVAC
ID
INS
MAT
MAX
MFR
MIN
MISC
MTL
(N)
N
NIC
No
NTS
OC
OD
R
REF
REQ
REV
ROW
S
SC
SIM
SFD
SPEC
STD
STRUCT
SF
ST
STC
STL
STN
T
TOB
TOC
TOF
TOS
TOW
TRZ
TYP
UNO
VERT
W
WD
WP

VICINITY MAP

PROPERTY DESCRIPTION

REVISION SCHEDULE

ZONING CONFORMANCE SUMMARY

SHEET INDEX

APPLICABLE CODES

DESCRIPTION OF WORK

REQUESTED ENTITLEMENTS

DARROW OFFICE BUILDING
February 18, 2022
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN REVIEW
2019 CALIFORNIA BUILDING STANDARDS CODE (CCR, TITLE
24) INCLUDING ERRATA MADE EFFECTIVE THROUGH THE
ISSUANCE DATE OF THESE PLANS.

BEVERLY HILLS CITY CODE ("BHCC"), TITLE 9 BUILDING AND

PROPERTY HEALTH AND SAFETY REGULATIONS

INCLUDING ADOPTIONS AND AMENDMENTS TO PARTS OF
THE 2019 CALIFORNIA BUILDING STANDARDS CODE.

PROPERTY ADDRESS
9884 S. SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

LEGAL DESCRIPTION
LOT 746 OF TRACT NO. 7710, IN THE CITY OF BEVERLY HILLS, COUNTY OF

LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 83, PAGES 94 AND 95 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER

OF SAID COUNTY

ASSESSOR'S PARCEL DETAILS
ASSESSOR'S ID NO. 4328-003-001

PROPERTY TYPE COMMERCIAL / INDUSTRIAL
TRACT # 7710
LOT # 746
BUILDING AREA 6,546 SF
YEAR BUILT 1947
EFFECTIVE YEAR BUILT 1949
LOT/PARCEL AREA (CALC.) 6,006 SF, 0.14 ACRES

PLANNING & ZONING

LAND USE COMMERCIAL LOW DENSITY GENERAL

ZONING AREA DESIGNATION CENTRAL AREA
ZONING C-3

R-ZONE NONE

PARKING ZONE NONE

PREVIOUS / CURRENT USE

THE PREVIOUS USE OF THE BUILDING WAS MEDICAL OFFICES WITH GROUND FLOOR RETAIL.

IN JUNE 2021, INTERIOR NON-STRUCTURAL DEMOLITION AND RELATED ASBESTOS ABATEMENT WAS PERFORMED:
• PERMIT #BS2102940 ISSUED 6/14/2021 FINAL
• PERMIT #BS2102939 ISSUED 6/14/2021 FINAL
HEIGHT
MAX. ALLOWABLE HEIGHT PER CITY........................

EXISTING BUILDING HEIGHT.....................................

PROPOSED BUILDING HEIGHT.................................. *HEIGHT MEASURED PER BHCC 10-3-100
DEFINITION OF "HEIGHT OF BUILDING"
MAX. ALLOWABLE HEIGHT PER CBC........................

PROPOSED BUILDING HEIGHT................................. *HEIGHT MEASURED FROM GRADE PLANE TO

AVERAGE HEIGHT OF HIGHEST ROOF SURFACE

SETBACKS

NO SETBACKS ARE REQUIRED FOR

COMMERCIAL USE IN A COMMERCIAL ZONE

GROSS FLOOR AREA

EXISTING
• OFFICES.....................................................................

PROPOSED (TOTAL).................................................... • OFFICES..................................................................... • RETAIL.........................................................................

FLOOR AREA RATIO (F.A.R.)
LOT AREA......................................................................

MAX. ALLOWABLE F.A.R..............................................

EXISTING F.A.R.............................................................

PROPOSED F.A.R.........................................................

PARKING

EXISTING ON-SITE PARKING SPACES
• OFFICE........................................................................

ADDITIONAL PARKING SPACES REQUIRED
• OFFICE........................................................................ • RETAIL.......................................................................

ADDITIONAL PARKING SPACES PROPOSED
• OFFICE........................................................................ • RETAIL.........................................................................

CONSTRUCTION:

CONSTRUCTION TYPE.................................................

SPRINKLERS..................................................................

FIRE ALARMS.................................................................

Planning

SD DD PC CD
G100 COVER SHEET ● ○ ○ ○ ○
G101 GENERAL NOTES ● ○ ○ ○ ○
G120 ADA DIAGRAMS ● ○ ○ ○ ○
G140 OCCUPANCY & EGRESS ● ○ ○ ○ ○
G141 EGRESS CODE COMPLIANCE SUMMARY ● ○ ○ ○ ○
G150 FAR CALCULATIONS ● ○ ○ ○ ○
G160 ALTA SURVEY ● ○ ○ ○ ○
G170 SHADE AND SHADOW STUDY ● ○ ○ ○ ○
A100 GROUND FLOOR EXISTING PLAN ● ○ ○ ○ ○
A101 SECOND FLOOR EXISTING PLAN ● ○ ○ ○ ○
A103 ROOF DEMO PLAN ● ○ ○ ○ ○
A110 SITE PLAN ● ○ ○ ○ ○
A200 BASEMENT PLAN ● ○ ○ ○ ○
A201 GROUND FLOOR PLAN ● ○ ○ ○ ○
A202 SECOND FLOOR PLAN ● ○ ○ ○ ○
A203 THIRD FLOOR PLAN ● ○ ○ ○ ○
A204 ROOF PLAN ● ○ ○ ○ ○
A300 EXTERIOR ELEVATIONS ● ○ ○ ○ ○
A301 RENDERINGS ● ○ ○ ○ ○
A400 BUILDING SECTIONS ● ○ ○ ○ ○
A401 BUILDING SECTIONS ● ○ ○ ○ ○
A610 WINDOW WALL SCHEDULE ● ○ ○ ○ ○
A620 DOOR SCHEDULE ● ○ ○ ○ ○

IMPACT REAL ESTATE GROUP, LLC
2029 CENTURY PARK EAST, SUITE 2980
LOS ANGELES, CA 90067
T: 310.552.2727
M&M&CO
26074 AVENUE HALL, SUITE 12
VALENCIA, CA 91355
T: 818.891.9100
T.B.D.

T.B.D.

BELZBERG ARCHITECTS LLP
2740 MAIN STREET
SANTA MONICA, CA 90405
T: 310.453.9611

NOUS ENGINEERING, INC
600 WILSHIRE BLVD, SUITE 760
LOS ANGELES, CA 90017
T: 213.627.6687

GREEN DINOSAUR, INC
8695 WASHINGTON BLVD, #210
CULVER CITY, CA 90232
T: 213.455.3311
T.B.D.

T.B.D.

OWNER & APPLICANT:

LAND SURVEYOR:

CIVIL ENGINEER:

LANDSCAPE ARCHITECT:

ARCHITECT:

STRUCTURAL ENGINEER:

SUSTAINABILITY & ENERGY:

MEP ENGINEER:

GENERAL CONTRACTOR:

DESCRIPTION OF WORK:

EXISTING, TWO-STORY, COMMERCIAL OFFICE BUILDING IS AN HISTORIC RESOURCE

DESIGNED BY JOHN LAUTNER, AN ARCHITECT NAMED ON THE CITY'S LIST OF LOCAL MASTER ARCHITECTS. SCOPE OF WORK INCLUDES PRESERVATION AND RESTORATION OF EXISTING BUILDING FACADE. WORK ALSO ENTAILS REMODELING INTERIOR OF THE EXISTING BUILDING AND A ONE-STORY ADDITION. BUILDING TO BE USED FOR COMMERCIAL OFFICES WITH PARTIAL GROUND-FLOOR RETAIL.
45'-0" OR 3 STORIES PER BHCC 10-3-2726(A)
23'-9" (APPROXIMATE HEIGHT)
39'-0"
85'-0" AND 6 STORIES (CBC TABLE 504.3)
34'-4" AND 3 STORIES
6,061 SF
6,786 SF
5,972 SF
814 SF
6,006 SF

2.00 1.01

1.15 7 (NON-CONFORMING IN QUANTITY &

DIMENSION)
0 (NO NET INCREASE IN OFFICE FLOOR AREA)
3 (ONE PER 350 SF)
0 0 (IN-LIEU PARKING FEES TO BE PAID TO

OFFSET REQUIREMENT)
III-A (PER BHCC 3701.1)
FULLY SPRINKLERED PER CBC 903.3.1.1
FIRE ALARM SYSTEM PER CBC 907.2 & NFPA 72
# DESCRIPTION DATE
T.B.D.

PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:52:01 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

GENERAL NOTES
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
G101

GENERAL NOTES

NOTES ON STRUCTURAL, ELECTRICAL, MECHANICAL AND PLUMBING PLANS ARE IN ADDITION TO THE FOLLOWING NOTES. IF CONFLICTING NOTES ARE FOUND, THE

CONTRACTOR SHALL BRING SUCH DISCREPANCY TO THE ATTENTION OF THE ARCHITECT AND RELEVANT CONSULTANTS.

DIVISION 01 - GENERAL REQUIREMENTS

THE CONTRACTOR AND ANY TIER SUBCONTRACTOR SPECIFICALLY REPRESENTS

AND WARRANTS TO THE OWNER THAT THE CONTRACT DOCUMENTS ARE

SUFFICIENT TO PERMIT CONTRACTOR AND ITS SUBCONTRACTOR(S) TO

ESTABLISH THE CONTRACT SUM, TO PREPARE ANY REQUIRED SHOP DRAWINGS, AND TO PERFORM THE WORK. THE CONTRACT DOCUMENTS ARE

COMPLEMENTARY, AND WHAT IS REQUIRED BY EACH SHEET, PLAN, ELEVATION, SECTION, INTERIOR ELEVATION, DETAIL, CONSULTANTS’ INFORMATION AND

SPECIFICATION BOOK CONTENT SHALL BE BINDING TO EACHOTHER AND AS IF REQUIRED BY ALL. THE CONTRACTOR (AND ANY TIER SUBCONTRACTOR UPON

EXECUTION OF ANY SUBCONTRACT) FURTHER ACKNOWLEDGES AND DECLARES

THAT IT HAS VISITED AND EXAMINED THE SITE, EXAMINED ALL PHYSICAL, LEGAL

AND OTHER CONDITIONS AFFECTING THE WORK AND IS FULLY FAMILIAR WITH ALL OF THE CONDITIONS THEREON AND THEREUNDER AFFECTING THE SAME. IN

CONNECTION THEREWITH, CONTRACTOR (AND ANY TIER SUBCONTRACTOR UPON

EXECUTION OF ANY SUBCONTRACT), SPECIFICALLY REPRESENTS AND

WARRANTS TO OWNER THAT IT HAS, BY CAREFUL EXAMINATION, SATISFIED

ITSELF AS TO AND SHALL NOT BE ENTITLED TO ANY INCREASE IN THE CONTRACT SUM OR CONTRACT TIME ON THE BASIS OF: (1) THE NATURE, LOCATION, AND

CHARACTER OF THE PROJECT AND THE SITE, INCLUDING, WITHOUT LIMITATION,

THE SURFACE CONDITIONS OF THE SITE AND ALL STRUCTURES AND

OBSTRUCTIONS THEREON AND THEREUNDER, BOTH NATURAL AND MAN-MADE,

ALL SURFACE AND SUBSURFACE WATER CONDITIONS OF THE SITE AND THE SURROUNDING AREA; (2) THE NATURE, LOCATION, AND CHARACTER OF THE

GENERAL AREA IN WHICH THE PROJECT IS LOCATED, INCLUDING, WITHOUT

LIMITATION, ITS CLIMATIC CONDITIONS, AVAILABLE LABOR SUPPLY AND LABOR

COST, LOCATION OF STAGING AND LAYDOWN AREAS, PARKING, CONSTRUCTION

ACTIVITY ADJACENT TO THE PROJECT, AND AVAILABLE EQUIPMENT SUPPLY AND EQUIPMENT COSTS; (3) THE QUALITY AND QUANTITY OF ALL MATERIALS,

SUPPLIES, TOOLS, EQUIPMENT, LABOR, AND PROFESSIONAL SERVICES

NECESSARY TO COMPLETE THE WORK IN THE MANNER AND WITHIN THE COST AND TIME FRAME REQUIRED BY THE CONTRACT DOCUMENTS; AND (4) ANY

APPLICABLE FEDERAL, STATE AND LOCAL LAWS, ORDINANCES, RULES,

REGULATIONS OR ORDERS, INCLUDING, WITHOUT LIMITATION, INSPECTION PROCEDURES AND TIMING.
1A. THE GENERAL NATURE OF THESE NOTES SHALL IN NO WAY DIMINISH THE

CONTRACTOR AND SUB-CONTRACTORS FROM COMPLETING ALL WORK IN STRICT

CONFORMANCE WITH ALL ASPECTS OF APPLICABLE BUILDING CODES AND WITH

OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF THE BUILDING. EACH SUB-CONTRACTOR SHALL BECOME FAMILIAR WITH ANY PART OF THE AFOREMENTIONED BUILDING CODES, RULES, ETC. THAT MAY AFFECT HIS WORK. IN THE EVENT THE FOLLOWING CONSTRUCTION DOCUMENTS HAVE NOT

INCLUDED DETAILS PERTAINING TO SPECIFIC CONDITIONS, BY ACCEPTING THE

CONTRACT, THE CONTRACTOR AND SUBCONTRACTORS AGREE TO

INCORPORATE AND BUILD TO THE PREVAILING BUILDING CODES, REGULATIONS AND INDUSTRY STANDARDS.
1B. THE FINAL SPECIFICATIONS MANUAL SHALL BE INCLUDED AS PART OF THE GENERAL CONTRACTOR'S CONTRACT. BY ACCEPTING THIS CONSTRUCTION SET

AND THE FINAL SPECIFICATIONS MANUAL, THE CONTRACTOR AGREES THAT ALL

INFORMATION CONTAINED IN ONE PAGE SHALL BE INCORPORATED AND

COORDINATED WITH INFORMATION CONTAINED ON EACH OF THE OTHER PAGES IN THE CONSTRUCTION SET AND FINAL SPECIFICATIONS MANUAL. THE GENERAL

CONTRACTOR IS RESPONSIBLE FOR DISTRIBUTING ALL DOCUMENTS AND INFORMATION AVAILABLE TO ALL SUB-CONTRACTORS. IT IS THE RESPONSIBILITY

OF THE GENERAL CONTRACTOR TO ENSURE THAT EACH SUB-CONTRACTOR

UNDERSTANDS THE NEEDS OF THEIR TRADE WITH RESPECT TO OTHER TRADES

GIVEN THE INTENT OF THE WORK AS DESCRIBED IN THE CONSTRUCTION SET AND FINAL SPECIFICATIONS MANUAL.
1C. THE OWNER AND ARCHITECT SHALL BE NOTIFIED IF QUESTIONS,

DISCREPANCIES OR CONFLICTS ARE FOUND DURING THE REVIEW PERIOD PRIOR TO CONSTRUCTION. ONCE UNDER CONSTRUCTION, SHOULD DISCREPANCIES

ARISE BETWEEN INDIVIDUAL DRAWINGS AND/OR SPECIFICATIONS, THE

CONTRACTOR SHALL PURCHASE AND/OR BUILD THE SOLUTION WHICH PROVIDES

THE GREATEST DEGREE OF BUILDING INTEGRITY WITH REGARD TO SAFETY AND DURABILITY WITHOUT COST TO THE OWNER OR ARCHITECT.

2. SCOPE OF PERMIT
A. LIMIT OF AUTHORIZATION. THE ISSUANCE OF A PERMIT IS NOT AN APPROVAL OR AN AUTHORIZATION OF THE WORK SPECIFIED THEREIN. A PERMIT IS MERELY

AN APPLICATION FOR INSPECTION, THE ISSUANCE OF WHICH ENTITLES THE PERMITTEE TO INSPECTION OF THE WORK, WHICH IS DESCRIBED THEREIN.

PERMITS ISSUED UNDER THE REQUIREMENTS OF THIS CODE SHALL NOT RELIEVE

THE OWNER OF RESPONSIBILITY FOR SECURING REQUIRED PERMITS FOR WORK

TO BE DONE WHICH IS REGULATED BY ANY OTHER CODE, DEPARTMENT OR DIVISION OF THE CITY IN WHICH THE WORK IS PERFORMED.

B. VALIDITY OF OTHER LAWS. NEITHER ISSUANCE OF A PERMIT NOR THE

APPROVAL OF THE BUILDING DEPARTMENT OF ANY DOCUMENT SHALL

CONSTITUTE AN APPROVAL OF ANY VIOLATION OF ANY PROVISION OF THIS CODE

OR OF ANY OTHER LAW OR ORDINANCE, AND A PERMIT OR OTHER DOCUMENT

PURPORTING TO GIVE AUTHORITY TO VIOLATE ANY LAW SHALL NOT BE VALID WITH RESPECT THERETO.

3. ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL

PROVISIONS OF THE CURRENT EDITION OF THE GOVERNING BUILDING CODE AND

WITH OTHER RULES, REGULATIONS, AND ORDINANCES GOVERNING THE PLACE OF THE BUILDING. BUILDING CODE REQUIREMENTS AS INTERPRETED BY THE

BUILDING OFFICIAL TAKE PRECEDENCE OVER THE DOCUMENTS, AND IT SHALL BE

THE RESPONSIBILITY OF ANYONE SUPPLYING LABOR, MATERIAL OR BOTH TO

INSTALL HIS WORK IN CONFORMANCE WITH THE APPLICABLE CODES AT NO

ADDITIONAL COST, AND TO BRING TO THE ATTENTION OF THE ARCHITECT ANY

DISCREPANCIES OR CONFLICTS BETWEEN THE REQUIREMENTS OF THE BUILDING CODE AND THE DRAWINGS. THE ABOVE SHALL APPLY TO ALL DIVISIONS.

4. DIMENSION & CONDITIONS AT THE JOB SITE SHALL BE VERIFIED BY THE CONTRACTOR(S). DISCREPANCIES IN THE DRAWINGS OR BETWEEN THE

DRAWINGS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE ARCHITECT IN WRITING AND DRAWING FORM. CORRECTED DRAWINGS AND/OR

INSTRUCTIONS SHALL BE ISSUED BY THE ARCHITECT PRIOR TO THE INSTALLATION OF ANY WORK.

5. SCAFFOLDING OR FALSEWORK: THE CONSTRUCTION AND DEMOLITION OF ANY BUILDING, STRUCTURE, SCAFFOLDING OR FALSE WORK MORE THAN 3 STORIES OR 36' IN HEIGHT, REQUIRES A PERMIT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT.

DIVISION 7 - THERMAL & MOISTURE PROTECTION

1. ENERGY INSULATION
A. ALL NEW EXTERIOR WALLS SHALL BE INSULATED WITH BLANKET-TYPE MINERAL

FIBER OR GLASS FIBER INSULATION CONFORMING TO FEDERAL SPECIFICATION HH-1-521E WITH THERMAL RESISTANCE (R) CONFORMING TO THE VALUES SPECIFIED IN THE TITLE 24 REPORTS BUT NOT LESS THAN 13. BATTS SHALL BE KRAFT PAPER FACED.

B. ALL ROOF INSULATION SHALL BE INSULATED WITH BATT OR RIGID INSULATION (SEE DWGS FOR LOCATION) WITH A THERMAL RESISTANCE (R) CONFORMING TO THE VALUES SPECIFIED IN THE TITLE 24 REPORTS BUT NOT LESS THAN 30.

C. ALL SLIDING GLASS DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED

TO SHOW CONFORMANCE WITH CURRENT AIR INFILTRATION STANDARDS OF THE AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI 134.1, ANSI 134.3, AND ANSI 134.4) WHEN TESTED IN ACCORDANCE WITH ASTM 283-7 WITH A PRESSURE DIFFERENTIAL OF 1.57 LB/SQ. FT.

D. REQUIRED TINTING AND GLAZING SHALL BE PERMANENTLY TINTED OR

PERMANENTLY SURFACE-COATED BY THE MANUFACTURER OF THE GLAZING MATERIAL.

E. ALL RETURN PIPING AND ALL CONTINUOUSLY CIRCULATING DOMESTIC OR

HEATING HOT WATER PIPING SHALL BE INSULATED AS REQUIRED BY THE PLUMBING DIVISION.

F. A CERTIFICATE OF COMPLIANCE SIGNED BY THE INSULATION CONTRACTOR AND GENERAL CONTRACTOR SHALL BE PROMINENTLY POSTED ON THE SITE. BLANK CERTIFICATES CAN BE OBTAINED AT ALL BUILDING DEPARTMENT OFFICES.

F. ALL GLAZING AND INSULATION SHALL CONFORM TO THE STATE INSULATION STANDARDS.

2. BELOW GRADE WATER-PROOFING: REQUIRED AT ALL WALLS BELOW GRADE THAT ENCLOSE USABLE SPACE AND BASEMENT FLOOR SLAB.

3. ROOF DRAINAGE: MINIMUM ROOF SLOPE SHALL BE 1/4" VERTICAL FOR EVERY 1'- 0" HORIZONTAL. PER SECTION 1101.11.2.2 OF THE CALIFORNIA PLUMBING CODE,

THE MAXIMUM HEIGHT OF THE ROOF DRAINS SHALL BE A HEIGHT TO PREVENT THE

DEPTH OF PONDING WATER FROM EXCEEDING THAT FOR WHICH THE ROOF WAS DESIGN AS DETERMINED BY SECTION 1101.11.1. IF SECONDARY DRAINS ARE NOT

PRESENT ON THE DRAWINGS, CONTRACTOR SHALL NOTIFY THE ARCHITECT,

STRUCTURAL ENGINEER AND PLUMBING ENGINEER PRIOR TO COMMENCING RELATED PLUMBING WORK.

DIVISION 8 - OPENINGS

1. GLAZING:

A. GLASS THICKNESS, STRENGTH, MATERIALS AND METHOD OF INSTALLATION SHALL CONFORM WITH REQUIREMENTS OF LOCAL BUILDING CODES.

B. GLASS AND GLAZING IN LOCATIONS WHICH MAY BE SUBJECT TO HUMAN IMPACT

SUCH AS FRAMELESS GLASS DOORS, GLASS PANELS, GLASS EXIT AND ENTRANCE

DOORS, SLIDING GLASS DOORS, SHOWER DOORS, TUB ENCLOSURES, AND STORM

DOORS SHALL MEET THE REQUIREMENTS SET FORTH IN THE LOCAL BUILDING CODE.

C. GLASS DOORS, ADJACENT PANELS AND ALL GLAZED OPENINGS WITHIN 18" OF THE ADJACENT FLOOR, WHOSE LEAST DIMENSION IS GREATER THAN 18", SHALL BE OF GLASS APPROVED FOR IMPACT HAZARD.

D. ALL GLASS MUST COMPLY WITH U.S. CONSUMER SAFETY PROTECTION COMMISSION REQUIREMENTS.

2. SMOKE AND DRAFT CONTROL: DOORS REQUIRED TO HAVE SMOKE AND DRAFT

CONTROL ASSEMBLIES SHALL BE PROVIDED WITH A GASKET SO INSTALLED AS TO

PROVIDE A SEAL WHERE THE DOOR MEETS THE STOP ON BOTH SIDES AND ACROSS THE TOP.

3. SECURITY PROVISIONS: ALL OPENINGS NOTED WITH SYMBOL ARE SECURITY OPENINGS AND THE FOLLOWING NOTES SHALL APPLY: GLAZED OPENINGS SHALL

CONFORM TO THE REQUIREMENTS OF SECURITY PROVISION OF LOCAL BUILDING CODE. ENTRY DOORS SHALL BE ARRANGED SO THAT THE OCCUPANT HAS A VIEW OF THE AREA IMMEDIATELY OUTSIDE THE DOOR. SUCH A VIEW MAY BE PROVIDED WITH A DOOR VIEWER.

4. SWINGING DOORS:

A. DOOR STOPS OF IN-SWINGING DOORS SEPARATING DWELLING UNITS FROM

PUBLIC AREAS SHALL BE OF ONE- PIECE CONSTRUCTION WITH THE JAMB OR JOINED BY A RABBET JOINT TO THE JAMB.

B. ALL PIN-TYPES HINGES WHICH ARE ACCESSIBLE FROM OUTSIDE THE SECURED AREA WHEN THE DOOR IS CLOSED SHALL HAVE NON-REMOVABLE HINGE PINS. IN ADDITION THEY SHALL HAVE MINIMUM 1 / 4" DIAMETER STEEL JAMB STUD WITH 1 / 4" MINIMUM PROJECTION UNLESS THE HINGES ARE SHAPED TO PREVENT REMOVAL OF THE DOOR IF THE HINGE PINS ARE REMOVED.

C. THE STRIKE PLATE FOR LATCHES AND THE HOLDING DEVICE FOR PROJECTING

DEADBOLTS IN WOOD CONSTRUCTION SHALL BE SECURED TO THE JAMB AND THE WALL FRAMING WITH SCREWS OF NOT LESS THAN TWO 1-1/2" LENGTH.

D. DEADBOLTS SHALL CONTAIN HARDENED INSERTS.

E. STRAIGHT DEADBOLTS SHALL HAVE A MINIMUM THROW OF 1" AND EMBEDMENT OF NOT LESS THAN 5/8" INTO THE HOLDING DEVICE RECEIVING THE PROJECTED BOLT.

F. A HOOK-SHAPED OR AN EXPANDING-LUG DEADBOLT SHALL HAVE A MINIMUM THROW OF 3 /4".

G. GLASS DOORS SHALL HAVE TEMPERED/ LAMINATED GLAZING FULLY COMPLYING WITH THE LOCAL BUILDING CODE.

H. DOORS SHALL BE PROVIDED WITH A KEY-OPERATED LOCKS ON THE EXTERIOR

AND SHALL BE OPENABLE FROM THE INTERIOR WITHOUT A KEY, SPECIAL KNOWLEDGE OR SPECIAL EFFORT.

I. GLAZED OPENINGS WITHIN 40" OF THE LOCKING DEVICE OF THE DOOR OR

WINDOW SHALL BE FULLY TEMPERED GLASS OR APPROVED BURGLARY

RESISTANT MATERIAL, OR SHALL BE PROTECTED BY METAL BARS, SCREENS OR GRILLS HAVING A PATTERN SUCH THAT THE MAX. DIMENSION OF ANY OPENING DOES NOT EXCEED 2"
J. DOOR LOCKING DEVICES SHALL BE A TYPE THAT WILL BE READILY DISTINGUISHABLE AS LOCKED. EXIT DOORS USED IN PAIRS SHALL HAVE APPROVED AUTOMATIC FLUSH BOLTS.

K. ONE-HOUR RATED DOOR ASSEMBLIES SHALL HAVE NON-COMBUSTIBLE STILES EXTENDING THE FULL WIDTH OF THE DOOR FRAME. THE ASSEMBLY SHALL BE CAPABLE OF WITHSTANDING A MAXIMUM 450 F TEMPERATURE RISE ABOVE AMBIENT TEMPERATURE AFTER 30 MINUTES OF FIRE TEST.

L. THE DOOR KNOB AND THE THUMB TURN WHICH OPERATES THE DEADBOLT SHALL NOT BE SEPARATED BY MORE THAN 8".

5. CYLINDER GUARDS: SHALL BE INSTALLED ON ALL CYLINDER LOCKS WHENEVER

THE CYLINDER PROJECTS BEYOND THE FACE OF THE DOOR OR IS OTHERWISE ACCESSIBLE TO GRIPPING TOOLS.

6. SCREENS, BARRICADES, AND FENCES: SHALL BE CONSTRUCTED OF MATERIAL

WHICH PRECLUDE HUMAN CLIMBING AND SHALL BE PROVIDED AT EVERY PORTION OF EVERY ROOF, BALCONY, OR SIMILAR SURFACE WHICH IS WITHIN 8' OF A UTILITY POLE OR SIMILAR STRUCTURE.

6. CONSTRUCTION SAFETY:

A. ALL WORK SHALL CONFORM TO THE REQUIREMENTS OF LOCAL CODE.

B. PEDESTRIAN PROTECTION SHALL CONFORM TO THE REQUIREMENTS OF THE CALIFORNIA BUILDING CODE.

7. TEMPORARY TOILET: MAINTAIN SANITARY TOILET FACILITIES DURING CONSTRUCTION.

8. SITE COORDINATION: CONTRACTOR TO COORDINATE TRADES & EXISTING CONDITIONS WITH INSTALLATION & OPERATION FOR EACH SYSTEM.

9. STAIRS: PRIOR TO INSTALLATION OF ANY STAIR, THE CONTRACTOR SHALL

VERIFY THE RISE, RUN, HEADROOM AND THE NUMBERS OF TREADS AND RISERS,

AND SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE DRAWING AND THE ACTUAL FIELD CONDITIONS IN WRITING. SEE 'DIMENSIONS AND CONDITIONS' ABOVE.

10. GUARDRAILS: ALL UNENCLOSED FLOOR AND DOOR OPENINGS, OPEN AND

GLAZED SIDES OF LANDINGS AND STAIRS,BALCONIES OR PORCHES WHICH ARE MORE THAN 30" ABOVE GRADE, AND ROOFS USED FOR OTHER THAN SERVICE OF

THE BUILDING SHALL BE PROTECTED BY A GUARDRAIL WITH A MINIMUM HEIGHT OF 42". OPEN GUARDRAILS AND STAIR RAILINGS SHALL HAVE INTERMEDIATE RAILS OR AN ORNAMENTAL PATTERN SUCH THAT NO OBJECT 4" IN DIAMETER CAN PASS THROUGH. GUARD RAILS SHALL BE DESIGNED FOR 50. LB/FT. LATERAL LOAD AT EXIT FACILITIES SERVING AN OCCUPANT LOAD > 50, 20.LB/FT. LATERAL LOAD ELSEWHERE. SEE STRUCTURAL CALCULATIONS AND DETAILS.

11. BATHROOMS:

A. REFER TO SECTION 092900 – GYPSUM BOARD.

B. TOILET ROOM FLOORS SHALL HAVE A SMOOTH, HARD, NON-ABSORBENT,

MATERIAL SUCH AS PORTLAND CEMENT, CONCRETE, CERAMIC TILE, OR OTHER APPROVED MATERIAL WHICH EXTENDS UPWARD ONTO THE WALLS AT LEAST 5".

WALLS WITHIN WATER CLOSET COMPARTMENTS AND WALLS WITHIN 2 FT. OF THE FRONT AND SIDES OF URINALS SHALL BE SIMILARLY FINISHED TO A HEIGHT OF 4 FT. MINIMUM.

C. PROVIDE TWO-HOUR CONSTRUCTION BEHIND ALL TUBS PLACED ADJACENT TO DIVISION WALLS.

D. SHOWERS: WALLS IN ALL OCCUPANCIES, SHALL BE FINISHED AS SPECIFIED IN SUBSECTION (B) ABOVE TO A HEIGHT OF 70" MINIMUM ABOVE THE DRAIN INLET. SEE ALSO SECTION 092900 – GYPSUM BOARD.

E. GLAZING AT SHOWERS AND TUBS: GLAZING USED IN DOORS AND PANELS OF

SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLY TEMPERED / LAMINATED SAFETY GLASS OR APPROVED PLASTIC.

12. CEILING PROJECTIONS: THERE WILL BE NO PROJECTIONS, (LIGHT FIXTURES, ETC.) BELOW THE 7'-0" HIGH CEILINGS AT HALLWAYS, CLOSETS, KITCHENS, ETC. IF PROJECTIONS SUCH AS LIGHT FIXTURES ARE BELOW 7'-0" THEN THEY MUST PROJECT NO MORE THAN 4" FROM THE FINISH SURFACE.

13. TRASH ENCLOSURES: SHALL BE OF NON-COMBUSTIBLE CONSTRUCTION.

THE FOLLOWING SPECIFICATIONS SHALL APPLY UNLESS SHOWN OTHERWISE ON THE DRAWINGS:

14. OPENINGS:

A. FLOOR - CEILING OR ROOF - CEILING OPENINGS.

B. OPENINGS IN WALLS AND PARTITIONS SHALL BE PROTECTED. WHERE FIRERATED WALLS AND PARTITIONS REQUIRE PROTECTED OPENINGS, THE FOLLOWING PENETRATIONS INTO OR THROUGH SUCH CONSTRUCTION ARE PERMITTED:
1) COPPER OR FERROUS PIPES OR CONDUITS MAY PENETRATE WALLS OR PARTITIONS, IF FIRE STOPPED AS REQUIRED BY THE BUILDING CODE. 2) STEEL ELECTRICAL OUTLET BOXES NOT EXCEEDING 16 SQ. IN. IN AREA,

PROVIDED THAT THE AREA OF SUCH OPENINGS DOES NOT AGGREGATE MORE THAN 100 SQ. IN. FOR ANY 100SQ.FT. OF WALL OR PARTITION AREA. OUTLET BOXES

ON OPPOSITE SIDES OF WALLS OR PARTITIONS SHALL BE SEPARATED BY A HORIZONTAL DISTANCE OF 24". THE SPACE BETWEEN THE PENETRATING MATERIALS DESCRIBED IN ITEMS 1 & 2 MOVEMENT OF FLAMES AND GASES.

C. FLOORS: BUILDING PAPER SHALL BE LAID BETWEEN SUBFLOOR AND FINISHED FLOOR.

D. WALLS: 5/8" APPROVED TYPE "X" GYPSUM WALLBOARD FASTENED METAL STUDS PER BUILDING CODE; JOINTS CEMENTED, TAPED, SANDED, PRIMED AND PAINTED.

E. CEILINGS: ANY ASSEMBLY SPECIFIED PER LOCAL BUILDING CODE

16. PARTS OR PORTIONS OF STRUCTURES, NON-STRUCTURAL COMPONENTS AND

THEIR ANCHORAGE TO THE MAIN STRUCTURAL SYSTEM SHALL BE DESIGNED FOR LATERAL FORCES.

DIVISION 02 – EXISTING CONDITIONS

1. EXISTING CONDITIONS: ALL DEBRIS, MISCELLANEOUS FORMWORK, OR OTHER

REMNANT FROM PREVIOUS CONSTRUCTION OR DEMOLITION IS TO BE REMOVED FROM THE SITE PRIOR TO COMMENCING NEW WORK. THIS WORK IS DEEMED TO BE INCLUDED IN THE SCOPE OF WORK SET FORTH IN THESE DOCUMENTS.

DIVISION 6 – WOOD, PLASTICS, AND COMPOSITES

1. GENERAL: ALL REQUIREMENTS OF THE LOCAL BUILDING CODE SHALL BE MET.

2. FIRE STOPS FOR STUD WALLS AND PARTITIONS: ENCLOSED SPACES IN STUD

WALLS, PARTITIONS AND FURRED WALLS SHALL BE FIRE-STOPPED AT THE TOP AND BOTTOM AND ALSO AT THE MID-POINT IN WALLS MORE THAN 10 FEET HIGH. THE DISTANCE BETWEEN FIRE-STOPS IN WALLS AND PARTITIONS SHALL NOT EXCEED 10 FEET MEASURED HORIZONTALLY OR VERTICALLY. TOP AND BOTTOM PLATES

WHICH FILL ALL SPACES BETWEEN STUDS AND FURRING SHALL BE CONSIDERED FIRE-STOPS.

3. NOTCHING & BORING: AT EXTERIOR WALLS AND BEARING WALLS STUDS SHALL NOT BE NOTCHED MORE THEN 25 % WIDTH OF STUD: AT NON-BEARING PARTITIONS NOT MORE THAN 40% WIDTH OF STUDS. BORED HOLES: MAX DIAMETER 40% ANY STUD AND 60% NON-BEARING STUD PARTITIONS OR IN ANY WALL WHERE EACH BORED STUD IS DOUBLED, PROVIDED NOT MORE THEN 2 SUCH SUCCESSIVE DOUBLED STUDS ARE SO BORED: NO BORED HOLE CLOSER THEN 5 / 8" TO EDGE OF STUD. VERIFY WITH STRUCTURAL DRAWINGS. (SEE DIVISION 22, PLUMBING NOTES

WITHIN THESE GENERAL NOTES)

4. PENETRATIONS: PENETRATIONS IN WALLS REQUIRING PROTECTED OPENINGS SHALL BE FIRE-STOPPED. FIRESTOPPING SHALL BE AN APPROVED MATERIAL

SECURELY INSTALLED AND CAPABLE OF MAINTAINING ITS INTEGRITY WHEN

SUBJECTED TO TEST TEMPERATURES PRESCRIBED IN THE CALIFORNIA BUILDING CODE FOR THE SPECIFIC WALL OR PARTITION.

5. PROVIDE DRAFT STOPS FOR FLOOR-CEILING ASSEMBLIES. DRAFT STOPS ARE

REQUIRED ABOVE AND IN LINE WITH WALLS SEPARATING TENANT SPACES FROM EACH OTHER AND FROM OTHER USES.

7. SLIDING GLASS DOORS/ WINDOWS:

A. SHALL BE EQUIPPED WITH LOCKING DEVICES AND SHALL BE SO CONSTRUCTED

AND INSTALLED THAT THEY MAY REMAIN INTACT AND ENGAGED WHEN SUBJECTED TO THE TESTS SPECIFIED IN THE LOCAL BUILDING CODE.

B. SHALL BE PROVIDED WITH A DEVICE IN THE UPPER CHANNEL OF THE MOVING

PANEL TO PROHIBIT RAISING AND REMOVING THE MOVING PANEL FROM ITS TRACK, IN THE CLOSED OR PARTIALLY OPEN POSITION.

8. METAL OR WOODEN OVERHEAD OR SLIDING DOORS SHALL BE SECURED WITH A CYLINDER LOCK, PADLOCK WITH A MIN. 9/32" DIAMETER HARDENED STEEL

SHACKLE AND BOLTED, HARDENED STEEL HASPS, METAL SLIDE BOARD, BOLT OR EQUIVALENT DEVICE UNLESS SECURED ELECTRICALLY OPERATED.

9. LOUVERED WINDOWS: SHALL BE PROTECTED BY METAL BARS OR GRILLS WITH OPENINGS THAT HAVE AT LEAST ONE DIMENSION OF 6" OR LESS, WHICH ARE CONSTRUCTED TO PRECLUDE HUMAN ENTRY. LOCKING DEVICES SHALL BE LOCATED AT THE INSIDE OF THE ADJACENT ROOM AT LEAST 24" FROM THE OPENING.

10. OTHER OPENABLE WINDOWS SHALL BE PROVIDED WITH SUBSTANTIAL LOCKING DEVICES.

11. ACRYLIC/ PLASTIC SKYLIGHTS: SYSTEMS SHALL CONFORM TO THE UNIFORM BUILDING CODE SECTION 2603.7.1

12. PROVIDE 32" WIDE DOORS TO ALL INTERIOR ACCESSIBLE ROOMS (6304.1) DIVISION 9 - FINISHES

1. INTERIOR FINISHES SHALL COMPLY WITH THE FLAME SPREAD AND SMOKE DENSITY REQUIREMENTS OF THE LOCAL BUILDING CODE. SEE FIRE GENERAL NOTES.

2. PLASTERED SURFACES: ON WALLS, CEILINGS, AND ROOF SOFFITS EXPOSED TO WEATHER SHALL HAVE EXTERIOR LATH AND PLASTER.

3. LATH AND WALLBOARD: IN-PLACE INSPECTION IS REQUIRED FOR ALL INTERIOR

AND EXTERIOR LATH AND/OR WALLBOARD BEFORE ANY PLASTERING IS APPLIED OR ANY JOINTS AND FASTENERS HAVE BEEN TAPED AND FINISHED.

4. DRYWALL:

A. DRYWALL SHALL CONFORM TO LOCAL BUILDING CODES.

B. DRYWALL LOCATED BEHIND REQUIRED NON-ABSORBENT SURFACES SHALL BE WATER-RESISTANT.

C. ALL DRYWALL SURFACES SHALL BE TAPED, PATCHED, SANDED, PRIMED, AND PAINTED (COLOR BY ARCHITECT) UNLESS NOTED OTHERWISE.

D. PROVIDE CORNER BEAD AND J-MOLD AT ALL EXPOSED DRYWALL EDGES AND TERMINATIONS.

DIVISION 13 - SPECIAL CONSTRUCTION

1. SOUND TRANSMISSION CONTROL: REFER TO STATE NOISE INSULATION

STANDARDS FOR SOUND RATED PARTITIONS AND IMPACTED RATED FLOOR/CEILING ASSEMBLIES.

A. WALLS: SHALL HAVE AIRBORNE SOUND CONTROL WITH MINIMUM STC RATING OF 50.

B. FLOORS/CEILINGS: SHALL HAVE AIRBORNE SOUND CONTROL WITH MINIMUM STC RATING OF 50 AND IMPACT SOUND CONTROL WITH MINIMUM LLC RATING OF

50. 2. ADDITIONAL REQUIREMENTS:

A. AN APPROVED PERMANENT AND RESILIENT ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND THE SEPARATION WALLS.

B. ALL PENETRATIONS INTO SOUND RATED PARTITIONS OR FLOOR/CEILING ASSEMBLIES WILL BE SEALED WITH APPROVED RESILIENT SEALANT.

C. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED

IN SOUND ASSEMBLIES WILL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. (EXCEPTION: GAS PIPING NEED NOT BE ISOLATED).

D. METAL VENTILATING AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED. (EXCEPTION: DUCTS SERVING ONLY KITCHEN COOKING FACILITIES, AND BATHROOMS NEED NOT BE LINED.)
E. WALL MOUNTED LAVATORIES AND TOILETS ARE NOT PERMITTED ON SOUND RATED PARTITIONS.

F. COMBUSTION AIR, KITCHEN AND BATHROOM EXHAUST DUCTS WITHIN SOUNDSEPARATION ASSEMBLIES SHALL BE WRAPPED WITH APPROVED INSULATION.

3. ELECTRICAL REQUIREMENTS:

A. OUTLET BOXES MAY BE INSTALLED IN THE SOUND RATED WALLS AND CEILINGS AS FOLLOWS:
1) BOXES WHICH PENETRATE THE WALL IN ONE AREA OR OCCUPANCY SHALL

NOT BE INSTALLED IN THE SAME SPACE BETWEEN STUDS CONTAINING A BOX WHICH PENETRATES INTO ANOTHER AREA OR OCCUPANCY.
2) THERE SHALL BE ONE SOLID STUD BETWEEN OUTLET BOXES AND MINIMUM 24" SEPARATION FROM CENTER TO CENTER.
3) OUTLET BOXES SHALL HAVE A DEPTH OF NOT MORE THEN 1-1/2", SO AS TO ALLOW THE REQUIRED 2" UNCOMPRESSED INSULATION TO BE INSTALLED IN A STANDARD 2" X 4" WALL. ON WALLS OF DEEPER DIMENSIONS, BOXES OF GREATER DEPTH MAY BE USED.
4) BACK AND SIDES OF BOXES SHALL BE SEALED WITH 1/8" RESILIENT SEALANT AND BACKED WITH 2" MINIMUM MINERAL FIBER INSULATION (TV, TELEPHONE AND INTERCOM OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY). 5) CONDUITS OR RACEWAYS (STUBOUTS) MAY PENETRATE THE SOUND RATED

WALLS OR CEILINGS, PROVIDED THE CONDUIT IS COVERED AT THE PENETRATION POINT WITH A PERMANENTLY RESILIENT SEALANT.
6) THE REQUIREMENTS FOR OUTLET BOXES INSTALLED FOR TELEVISIONS,

TELEPHONES AND THERMOSTATS (ELECTRICAL AND PNEUMATIC) SHALL BE THE SAME AS FOR RECEPTACLES OR SWITCHES. PLASTER RINGS, OPEN BACK BOXES, OR MOUNTING PLATES SHALL NOT BE PERMITTED.
7) WHERE METALLIC RACEWAYS MATERIAL (RIGID METAL CONDUIT, STEEL TUBE)

IS INSTALLED IN SOUND RATED FLOOR JOIST WITH A RESILIENT MATERIAL AT THE POINTS OF SUPPORT. AT THE POINT WHERE THE RACEWAYS PASS THROUGH

HOLES OR NOTCHES, CARE SHOULD BE TAKEN TO INSURE THAT THE RACEWAY DOES NOT TOUCH THE SURFACE OF THE JOISTS. THE RESILIENT MATERIAL USED MAY BE RUBBER, CARPET PADDING, OR OTHER APPROVED MATERIAL. 8) WHEN RIGID METALLIC RACEWAY IS INSTALLED IN THE FLOOR-CEILING SPACES, THE SPACE SHALL HAVE A MINIMUM OF 2" OF MINERAL INSULATION BELOW. CARE

SHOULD BE TAKEN DURING INSTALLATION OF THE RACEWAY TO ALLOW FOR THIS 2" OF NONCOMPRESSED INSULATION BELOW.

B. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12" BEYOND THE PIPE OR DUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY FROM WITHIN A WALL.

C. SURFACE MATERIAL (INCLUDING CARPETS) ARE PART OF THE FLOOR-CEILING

ASSEMBLY AND MUST BE INSTALLED AND INSPECTED BEFORE THE CERTIFICATE OF OCCUANCY IS ISSUED.

DIVISION 22 - PLUMBING -

1. THE SIZES OF CUTS, NOTCHES, OR HOLES MADE INTO WOOD FRAME MEMBERS,

THROUGH WHICH PLUMBING OR WATER PIPING MAY PASS, MAY BE OF SUCH SIZING OR

SHAPE, AND SO LOCATED AS TO PERMIT A GENERAL DOWNWARD FREE MOVEMENT OF THE WOOD FRAMING, RELATIVE TO THE PLUMBING OR WATER PIPING OF 5/8" AT THAT LEVEL FOR EACH FLOOR BELOW THE NOTCH OR HOLE LEVEL. OBTAIN STRUCTURAL

ENGINEER'S PERMISSION IN WRITING BEFORE CUTTING OR NOTCHING STRUCTURAL MEMBER.

2. ALL WATER OUTLETS INCLUDING TUBS, SHOWERS AND LAVATORIES SHALL BE POSITIONED IN THE GYPSUM BOARD WALLS WITH 5/8" CLEAR AT TOP SHALL NOT BE FITTED WITH NON-HARDENING MASTIC AND COVERED WITH ESCUTCHEON PLATES.

3. IN COMPENSATING FOR MOVEMENT OF WOOD FRAMING IN EITHER DIRECTION, SWING

JOINTS, LOOPS, ACCEPTABLE SLEEVE CONNECTIONS, FLEXIBLE CONNECTORS, AND /OR

OTHER APPLICABLE TYPES OF JOINTS APPROPRIATELY LOCATED AT EACH FLOOR AND

ACCEPTABLE TO THE DEPARTMENT OF BUILDING AND SAFETY MAY BE USED IN LIEU OF CUTS, NOTCHES, OR HOLES AS SPECIFIED ABOVE. DETAILED INFORMATION SHOWING

PROPOSED METHOD MUST BE FURNISHED TO THE CONTRACTOR PRIOR TO ISSUANCE OF A PLUMBING PERMIT.

4. PLUMBING CLEAN OUTS SHALL NOT BE VISIBLE FROM LIVING, DINING AND HALL EXCEPT AS NOTED ON PLANS. CONTRACTOR TO VERIFY LOCATION WITH ARCHITECT.

5. ALL GAS PIPING SHALL HAVE JOINTS AT EACH FLOOR OR OTHER PLUMBING CODE APPROVED DEVICE FOR FLEXIBLE GAS PIPE INSTALLATION.

6. PROVIDE SWAY BRACING ON ANY PIPING SO DESIGNATED BY THE BUILDING INSPECTOR.

7. ALL WATER CLOSETS SHALL BE ULTRA FLUSH, LOW WATER CONSUMPTION FIXTURES.

8. UNLESS OTHERWISE INDICATED ON THE DRAWINGS ALL PLUMBING LINES,

ELECTRICAL CONDUIT, AND ALL OTHER PIPING TO RUN ABOVE LEVEL OF CEILING JOIST LINE. CONTRACTOR TO VERIFY ON ALL PLANS IF NO SOFFIT IS INDICATED THEN ALL PIPING TO BE NOTCHED OR BORED THRU PER BUILDING CODE ABOVE THE CEILING LINE.

SEE DIVISION 6 UNDER CARPENTRY.

9. ROOF DRAINAGE:

A. WHERE ROOF SYSTEMS ARE NOT DESIGNED TO SUPPORT ACCUMULATED WATER, THEY SHALL BE SLOPED FOR DRAINAGE.

B. UNLESS ROOFS ARE SLOPED TO BE DRAINED OVER ROOF EDGES OR DESIGNED TO SUPPORT ACCUMULATED WATER, ROOF DRAINS SHALL BE INSTALLED.

C. WHERE ROOF DRAINS ARE REQUIRED, OVERFLOW DRAINS OR SCUPPERS SHALL BE PROVIDED.

D. ROOF DRAINS DISCHARGING WATER WITHIN 25 FEET OF A STREET PROPERTY LINE MUST BE CONDUCTED UNDER SIDEWALK. ALL ROOF DRAINAGE SHALL BE CONDUCTED TO THE STREET BY MEANS OF APPROVED NON-EROSIVE DEVICE.

E. OVERFLOW DRAIN LINES SHALL BE INDEPENDENT FROM THE ROOF DRAIN LINES.

10. FIRE SPRINKLER SYSTEMS MUST BE APPROVED BY PLUMBING DIVISION PRIOR TO FINAL OCCUPANCY. CONTRACTOR TO PROVIDE DESIGN BUILD OF ENTIRE SYSTEM AND

OBTAIN ALL NECESSARY APPROVAL FROM PLUMBING DIVISION, BUILDING DEPARTMENT, AND STATE FIRE MARSHALL.

11. ALL GAS APPLIANCES EXCEPT WATER HEATERS AND RANGE TOP BURNERS SHALL BE EQUIPPED WITH INTERMITTENT IGNITION DEVICES.

DIVISION 23 - MECHANICAL -

1. GAS SHUT-OFF: SHALL BE PROVIDED OUTSIDE THE BUILDING AND SHALL BE CONSPICUOUSLY MARKED.

2. AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS

LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED

TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING.

3. DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO.26 GAUGE SHEET STELL OR

OTHER APPROVED MATERIAL AND THERE SHALL BE NO OPENINGS FROM THE DUCTS INTO THE GARAGE.

4. FAN EXHAUST SYSTEMS:

A. FOR MECHANICAL VENTILATION SYSTEMS USED IN LIEU OF REQUIRED WINDOWS AT

TOILET ROOMS, LAUNDRIES, AND OTHER AREAS REQUIRING WINDOWS, PROVIDE A FAN

EXHAUST SYSTEM OPERABLE FROM LIGHT SWITCH WHICH PROVIDES FIVE AIR CHANGES PER HOUR DIRECT TO OUTSIDE AIR. MECHANICALLY OPERATED VENTILATING SYSTEM SHALL BE CAPABLE OF SUPPLYING A MINIMUM OF 5 CUBIC FEET PER MINUTE OF OUTSIDE AIR PER OCCUPANT WITH A TOTAL CIRCULATED OF NOT LESS THAN 15 CUBIC FEET PER MINUTE PER OCCUPANT.

B. EVERY EXHAUST SYSTEM SHALL TERMINATE AT A POINT OUTSIDE OF THE BUILDING NOT LESS THAN 15 FT. FROM ANY OPENABLE WINDOW OR FRESH AIR INTAKE.

5. WATER HEATERS, BOILERS, AND STORAGE TANKS WITH NON-RIGID WATER CONNECTIONS SHALL BE STRAPPED FOR LATERAL SUPPORT. SEE DIVISION 1.

6. APPROVED GAS VENTS INSTALLED IN WALLS OR BUILDINGS 3 STORIES OR LESS IN HEIGHT (4 STORIES IF EQUIPPED WITH AN AUTOMATIC FIRE-EXTINGUISHING SYSTEM) NEED NOT BE ENCLOSED.

7. HEATING:

A. PLANS AND CALCULATIONS FOR THE CAPACITY OF THE COMFORT HEATERS SHALL BE SUBMITTED TO THE MECHANICAL BUREAU PRIOR TO INSTALLATION. SYSTEM SHALL BE CAPABLE OF MAINTAINING A MINIMUM ROOM TEMPERATURE OF 68°f AT A POINT 3 FEET FROM EXTERIOR WALLS IN ALL HABITABLE ROOMS AT THE DESIGN TEMPERATURE.

B. ALL HEATERS OR COOLING DUCTS LOCATED OUTSIDE THE BUILDING ENERGY

ENVELOP SHALL HAVE ALL JOINTS AND SEAMS SEALED AND SHALL BE INSULATED WITH A MINIMUM OF 1" THICK (0.6 KBS/CU. FT.) FIBROUS INSULATION.

8. PROVIDE BACK DRAFT DAMPERS IN ALL FAN SYSTEMS EXHAUSTING AIR FROM THE ENERGY ENVELOPE.

DIVISION 26 - ELECTRICAL -

1. LIGHTING SHALL CONFORM TO THE REQUIREMENTS OF THE GOVERNING ELECTRICAL CODE. SEE ELECTRICAL DRAWINGS AND NOTES.

2. UNLESS OTHERWISE INDICATED ON THE DRAWINGS ALL PLUMBING

LINES, ELECTRICAL CONDUIT, AND ALL OTHER PIPING TO RUN ABOVE LEVEL OF CEILING JOIST LINE. CONTRACTOR TO VERIFY ON ALL PLANS IF NO SOFFIT IS INDICATED THEN

ALL PIPING TO BE NOTCHED OR BORED THRU PER BUILDING CODE ABOVE THE CEILING LINE. SEE DIVISION 06 UNDER ROUGH CARPENTRY.
# DESCRIPTION DATE
10" MIN.
32" MIN CLR
48" MIN
24" MIN
28" MIN.
18"
17" MIN.
18" MIN.
11 TYPICAL RAMP SECTION

SCALE VARIES
10 SINGLE OCCUPANT TOILET
SCALE 1/2"=1'-0"
02 THRESHOLDS

SCALE FULL
04 PROTRUDING OBJECTS
SCALE 1/4"=1'-0"
06 HANDRAIL EXTENSIONS
SCALE 1/2" = 1'-0"
03 CLEARANCES
SCALE 1/2" = 1'-0"
05 REACH RANGES
SCALE 1/2" = 1'-0"
07 DRINKING FOUNTAIN
SCALE 1/2" = 1'-0"
09 SINK OR VANITY
SCALE 1/2" = 1'-0"
14 DOOR CONSTRUCTION

SCALE NTS
2'-3" OR BELOW
HIGHER THAN 2'-3"
80" MIN.
1/2" MAX.
4" MAX.
1/4
" MAX.
1/2" MAX
3'-4" MAX.
2'-10" MAX.
2'-5" MIN.
2'-3" MIN.
2'-0" MAX. DEPTH
FOR MIN. CLEARANCE
2'-0" MAX.

PROTRUDING OBJECTS

MAY NOT REDUCE THE

REQUIRED CLEAR WIDTH

OF AN ACCESSIBLE

ROUTE OR MANEUVERING
SPACE.
(WALKING PARALLEL TO A WALL)
ANY
AMOUNT

REQUIRED
CLEAR
WIDTH
3'-0" MIN.
1:2 SLOPE MAX
1 2
6" MAX TOE CLEARANCE
6" MAX TOE CLEARANCE
1'-5" MIN.
4'-0" MIN.

KNEE CLEARANCE 8" MIN.

FLOOR
SPACE
CLEAR
32" MIN.
1'-5" TO 1'-7" 2'-3" MIN. 9" MIN.
3'-0" MAX
1'-5" TO 1'-7"

EQUIPMENT PERMITTED IN

SHADED AREA
1'-7" MAX.
4'-0" MIN.
2'-6" MIN.

FLOOR
SPACE
CLEAR
1'-5" MIN. DEPTH
KNEE CLEARANCE 8" MIN.
9" MIN.

Y

HAS A CLOSER AND
2'-8" MIN.
10" MAX. 2'-6"
4'-0"
4'-0" MIN.
4'-0" MIN.

HAS A CLOSER
Y=4'-0" MIN. IF DOOR
NOTE: Y= 44" MIN.;
2'-0"
Y

SIDE REACH RANGE
9"
4'-6"
10"
4'-0"
2'-6"
2'-6"
NOTE: Y= 5'-0" MIN.

Y=4'-0" MIN. IF DOOR
NOTE: Y= 44" MIN.;
Y
4'-6"
NOTE: X =3'-0" MIN. IF Y=5'-0" MIN.
2'-0"
Y
X

FORWARD REACH RANGE
1'-3" MIN.
4'-0"
4'-0"
NOTE: X = 1'-0" IF DOOR HAS BOTH
A CLOSER AND A LATCH 4'-0"
X
5'-0"
1'-6"
30"X48" CLEAR FLOOR SPACE
GRAB BAR, 36" MIN.

GRAB BAR, 48" MIN.

C
L
60" MIN DIA.

X IS THE 1'-0" MINIMUM HANDRAIL EXTENSION

REQUIRED AT EACH TOP RISER
Y IS THE MINIMUM HANDRAIL EXTENSION OF 1'-0" PLUS

THE WIDTH OF ONE TREAD THAT IS REQUIRED AT EACH
BOTTOM RISER.

A A
1'-0" MIN
Y
1'-0"
X
LESS THAN 2'-3"
LESS THAN 2'-3"

INSULATE HOT WATER

PIPES AND DRAIN TO

PREVENT CONTACT

LINE OF REQUIRED

CLEARANCE
MIRROR

SMOOTH OR

UNINTERRUPTED

BOTTOM RAIL OR

INSTALL

SMOOTH PANEL
NOTE: LATCHING & LOCKING DOORS THAT ARE HAND

ACTIVATED & WHICH ARE

IN AN ACCESSIBLE PATH OF TRAVEL SHALL BE OPERABLE WITH

A SINGLE

EFFORT BY LEVER TYPE HARDWARE PANIC BARS, PUSH PULL

ACTIVATING BARS

OR OTHER HARDWARE DESIGNED TO PROVIDE PASSAGE

WITHOUT REQUIRING THE

ABILITY TO GRASP THE OPENING HARDWARE
(SEC. 10004.B.1)

A LATCH
1'-0" MIN
34" A.F.F.
1'-0" MIN
1 1/2" DIA. HANDRAIL
HAND
RAIL
SUPP
ORT
BRAC
KETS
@ 4'-0"
O.C.

MAX.SLOPE 1:12
ACCESSIBILITY GUIDELINES PROVIDED BY CHAPTER 11B CALIFORNIA BUILDING CODE 60" MIN.
40" MAX.

VARIES
2'-10" MIN
2'-5" MIN
3'-2" MAX.
6" MAX
2'-3" MIN
8" MIN
9"MIN
17" MIN
38"
VARIES
17"-19"17"
19" MIN.
-19"
2'-9"
17" MAX.17" MAX.
14"
14"
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:52:02 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

ADA DIAGRAMS
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
G120
NORTH
SCALE: 1/2" = 1'-0"

ADA DIAGRAMS
1 NORTH
SCALE: 1/2" = 1'-0"

ADA HEIGHTS
2 # DESCRIPTION DATE
12' - 10"
1A
13' - 7"
1D
3' - 1"
1F
8' - 8"
1B
31' - 7"
1N
5' - 0"
1D
14' - 10"
1A
16' - 0"
1P
1' - 6"
DN
1P
18' - 10"
1C
26' - 0"
1M
12' - 2"
1M
12' - 9"
1F
7' - 6"
1G
15' - 3"
1G
4' - 10"
1E
5' - 0"
1H
15' - " 7
1J
4' - 6"
1J
8' - 4"
1K
15' - " 1
1L
3' - 4"
1L
34' - 4"
3K
13' - 3"
3E
6' - 8"
3B
20' - 11"
3D
2' - 2"
3A
26' - 2"

EGRESS SEPARATION
8' - 0"
3C
23' - 0"
3J
20' - 8"
3I
7' - 0"
3P
11' - 9"
3N
8' - 4"
3M
18' - 9"
3L
75' - 5"

MAX OVERALL DIAGONAL
7' - 1"
20' - 8" 3F
3G
8' - 1"
3H
4' - 6"
2A
8' - 5"
2B
5' - 5"
2M
7' - 11"
2C
21' - 5"
2Q
15' - 11"
2S
10' - 9"
2R
8' - 4"
2W
16' - 6"
2W
8' - 2"
2T
8' - 4"
2Z
6' - 8"
2U
16' - 3"
2U
27' - 1"
2D
6' - 1"
2K
12' - 6"
2J
18' - 6"
2J
17' - 4"
2G
11' - 6"
2E 9' - 6"
2L
12' - 6"
2L
18' - 9"
2E
12' - 0"
2G
4' - 4"
2H
12' - 4"
2F
3' - 5"
2V
17' - 11"
2N
12' - 2"
2P

ROOM NUMBER
168
1 EXIT CAPACITY

ACTUAL EGRESS

OCCUPANCY OF DOOR OR
STAIR

MAXIMUM ALLOWABLE

EGRESS OCCUPANCY OF

DOOR OR STAIR

CODE PLAN LEGEND

DIRECTION OF TRAVEL

WITH PATH ID & DISTANCE

ACCESSIBLE AREA
1 HOUR FIRE RATED WALL
(TIGHT TO DECK ABOVE)
145'
1 HOUR FIRE RATED FLOOR

CONSTRUCTION, TYPICAL
103

ROOM NAME

PLUMBING OR DUCT SHAFT

RATED CONSTRUCTION
100SF
OCC. : A-1
OCC. LOAD : 1
AREA

OCCUPANT LOAD

OCCUPANCY

ROOM NAME

AREA TAG

EXIT SIGN

DIRECTION OF SIGN

DIRECTION OF ARROW ON SIGN
1A
535 SF
RETAIL
OCC. : M
110
269 SF
OFFICE
OCC. : B
106
177 SF
OFFICE
OCC. : B
111
464 SF

OPEN OFFICE
OCC. : B
101
89 SF

VESTIBULE
OCC. : M
107
75 SF

RESTROOM
OCC. : M
109
59 SF

RESTROOM
OCC. : M
108
131 SF
OFFICE
OCC. : B
102
139 SF
OFFICE
OCC. : B
103
79 SF

STORAGE
OCC. : B
104
38 SF
IT/AV
OCC. : B
105
62 SF
EV1
OCC. : B
EV1
441 SF
LOBBY
OCC. : B
100
106 SF
SA1
OCC. : B
SA1
180
13 16 SF
JC
OCC. : M
112
47 SF
TRASH
OCC. : B
113
17'- 11"

TRAVEL DISTANCE

FOR STAIR

MEASURED

PARALLEL TO

SLOPE OF STAIR
180
9 222 SF
EXT. COURTYARD
OCC. : B
114
180
11 PER CBC 303.1.2 LOBBY
#100 CLASSIFIED AS

GROUP B OCCUPANCY
117 SF
STAIR
OCC. : B
SA3
206 SF
OFFICE
OCC. : B
303
523 SF

CONFERENCE
OCC. : B
302
153 SF
LOUNGE
OCC. : B
301
87 SF
STAIR
OCC. : B
SB3
711 SF

ROOF TERRACE
OCC. : B
306
60 SF
ELEV
OCC. : B
EV3
332 SF
LOBBY
OCC. : B
300
75 SF
CLOSET
OCC. : B
305
53 SF

RESTROOM
OCC. : B
304
180
8 PER CBC 303.1.2 ROOF
TERRACE #306

CLASSIFIED AS GROUP B

OCCUPANCY
PER CBC 303.1.2
CONFERENCE RM. #302

CLASSIFIED AS GROUP B

OCCUPANCY
OPEN STAIR IN ACCORDANCE WITH CBC 1019.3.4
-AREA OF VERTICAL OPENING: 107 SF
-HORIZONTAL PROJECTED AREA OF STARIWAY: 71 SF
299 SF
OFFICE
OCC. : B
202
307 SF
OFFICE
OCC. : B
203
272 SF
OFFICE
OCC. : B
204
745 SF

OPEN OFFICE
OCC. : B
200
134 SF
OFFICE
OCC. : B
205
241 SF

EMPLOYEE LOUNGE
OCC. : B
211
145 SF
OFFICE
OCC. : B
206
155 SF
OCC. LOAD : 2
STAIR
OCC. : B
207
53 SF

OUTDOOR TERRACE
OCC. : B
14 247 SF

OUTDOOR PATIO
OCC. : B
212
61 SF

ELEVATOR
OCC. : B
EV2
74 SF

RESTROOM
OCC. : B
209
65 SF

RESTROOM
OCC. : B
210
92 SF

CORRIDOR
OCC. : B
208
176 SF
OFFICE
OCC. : B
201
19'- 11"
14'- 4"

DISTANCES MEASURED

PARALELL TO SLOPE OF STAIR
180
11 OPEN
PER CBC 303.1.2 OUTDOOR PATIO
#212 CLASSIFIED AS GROUP B

OCCUPANCY
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:52:07 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

OCCUPANCY &
EGRESS
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
G140
OCC. OCCUPANCY GROUP
FIRE-RESISTANCE RATING PER 2019 CBC TABLE 601 & 602 ALLOW. BLDG HT, STORIES, & AREAS PER CBC TABLE 504.3, 504.4, & 506.2

ACTUAL BLDG HT
(S / FT)
REQ'D SEP. OF OCC.

PER CBC TABLE 508.4
CONST. TYPE
PRIMARY STRUCT.

FRAME
BEARING WALLS NONBEARING WALLS FLOOR CONST. & ASSOC.

SECONDARY MEMBERS
ROOF CONST. & ASSOC.

EXTERIOR INTERIOR EXTERIOR INTERIOR SECONDARY MEMBERS ALLOW. HT ALLOW. S ALLOW. A B, M B BUSINESS III A 1 2 1 0 1 1 40 3 27,000 3/40 N
M III A 1 2 1 0 1 1 40 2 27,000 3/40 N
MEANS OF EGRESS PER 2019 CBC CH. 10
OCC.

OCCUPANCY TABULATION PER CBC TABLE 1004.1.2 EGRESS WIDTHS PER OCCUPANT SERVED CBC SECTION 1005.3 EGRESS TRAVEL DISTANCES PER CBC TABLE 1006.2.1 & 1017.2 -

SPRINKLERED GREATEST ACTUAL

COMMON PATH OF

EGRESS TRAVEL

GREATEST ACTUAL EXIT

ACCESS TRAVEL
OCCUPANCY GROUP AREA SF TYPE SF PER OCCUPANT OCCUPANTS STAIRWAYS (0.3 in.) OTHER EGRESS (0.2 in.) DISTANCE MAX. COMMON PATH OF EGRESS
TRAVEL
MAX. EXIT ACCESS TRAVEL

DISTANCE
01 GROUND FLOOR
B BUSINESS AREAS 1,953 SF GROSS 150 18 5.4 3.6 100 300 - - M MERCANTILE 775 SF GROSS 60 15 4.5 3.0 75 250 - -
2,728 SF 33 9.9 6.6
02 SECOND FLOOR
B BUSINESS AREAS 3,065 SF GROSS 150 27 8.1 5.4 100 300 74'-9" 94'-8" 3,065 SF 27 8.1 5.4
03 THIRD FLOOR
B BUSINESS AREAS 2,188 SF GROSS 150 19 5.7 3.8 100 300 61'-11" 130'-4" 2,188 SF 19 5.7 3.8
7,981 SF 79 23.7 15.8
NORTH
SCALE: 1/8" = 1'-0"
01 GROUND FLOOR
1 NORTH
SCALE: 1/8" = 1'-0"
03 THIRD FLOOR 3
NORTH
SCALE: 1/8" = 1'-0"
02 SECOND FLOOR 2
B 7,557 SF 200 SF 18.89 18.89
MINIMUM PLUMBING FACILITIES PER 2019 CPC TABLE 422.1
OCC. AREA

OCCUPANT
LOAD

FACTOR SF

OCCUPANTS MEN WOMEN URINALS LAVATORIES DRINKING FOUNTAINS SERVICE SINKS

MEN WOMEN WC REQ'D WC PROVIDED WC REQ'D WC PROVIDED REQ'D PROVIDED

MEN WOMEN

DF REQ'D DF PROVIDED SERVICE SINK REQ'D

SERVICE SINK

LAV REQ'D LAV PROVIDED LAV REQ'D LAV PROVIDED PROVIDED
M 775 SF 200 SF 1.94 1.94 1
1 1
2 1
2 1 1 1
1 1
1 2
1 1
1 1
3 2
1 1
1 1 1
1 1
PER CBC 303.1.1 SMALL BUILDING AND TENANT SPACES:

A BUILDING OR TENANT SPACE USED FOR ASSEMBLY PURPOSES WITH AN OCCUPANT LOAD OF LESS THAN 50 PERSONS SHALL BE CLASSIFIED AS A GROUP B OCCUPANCY.
303.1.2 SMALL ASSEMBLY SPACES:

THE FOLLOWING ROOMS AND SPACES SHALL NOT BE CLASSIFIED AS ASSEMBLY OCCUPANCIES:

1. A ROOM OR SPACE USED FOR ASSEMBLY PURPOSES WITH AN
OCCUPANT LOAD OF LESS THAN 50 PERSONS AND ACCESSORY TO

ANOTHER OCCUPANCY SHALL BE CLASSIFIED AS A GROUP B OCCUPANCY OR AS A PART OF THAT OCCUPANCY.

2. A ROOM OR SPACE USED FOR ASSMBLY PURPOSES THAT IS LESS THAN 750 SF IN AREA AND ACCESSORY TO ANOTHER OCCUPANCY SHALL BE

CLASSIFIED AS A GROUP B OCCUPANCY OR AS PART OF THAT OCCUPANCY 2 1
85 85
6 5
85,500
55,500
NONE
NONE
PER CBC 1019.3.4:

EXIT ACCESS STAIRWAYS AND RAMPS IN BUILDINGS EQUIPPED

THROUGHOUT WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1, WHERE THE AREA OF THE VERTICAL OPENING

BETWEEN STORIES DOES NOT EXCEED TWICE THE HORIZONTAL

PROJECTED AREA OF THE STAIRWAY OR RAMP AND THE OPENING IS

PROTECTED BY A DRAFT CURTAIN AND CLOSELY SPACED SPRINKLERS IN ACCORDANCE WITH NFPA 13. IN OTHER THAN GROUP B AND M

OCCUPANCIES, THIS PROVISION IS LIMITED TO OPENINGS THAT DO NOT CONNECT MORE THAN FOUR STORIES.
# DESCRIPTION DATE
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:52:08 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

EGRESS CODE

COMPLIANCE

SUMMARY
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
G141
CBC TABLE 1006.3.2 EGRESS BASED ON OCCUPANT LOAD

EACH STORY AND OCCUPIED ROOF SHALL HAVE THE MINIMUM

NUMBER OF SEPARATE AND DISTINCT EXITS, OR ACCESS TO
EXITS, AS SPECIFIED IN TABLE 1006.3.2.

CBC SECTION 1006.3 ADJACENT STORY

THE PATH OF EGRESS TRAVEL TO AN EXIT SHALL NOT PASS
THROUGH MORE THAN ONE ADJACENT STORY.

CBC TABLE 1006.3.2 EGRESS BASED ON OCCUPANT LOAD
...THE REQUIRED NUMBER OF EXITS, OR EXIT ACCESS

STAIRWAYS OR RAMPS PROVIDING ACESS TO EXITS, FROM ANY

STORY OR OCCUPIED ROOF SHALL BE MAINTAINED UNTIL
ARRIVAL AT THE EXIT DISCHARGE OR A PUBLIC WAY.

CBC TABLE 1006.3.3(2) STORIES WITH ONE EXIT...

THE FIRST STORY ABOVE GRADE PLANE (GROUND FLOOR) FOR
B & M OCCUPANIES WITH MAXIMUM OCCUPANT LOAD OF 49 PER

STORY AND A MAXIMUM COMMON PATH OF EGRESS TRAVEL
DISTANCE OF 75 FT ARE ALLOWED.

THE SECOND STORY ABOVE GRADE PLANE (SECOND FLOOR)
FOR B OCCUPANIES WITH MAXIMUM OCCUPANT LOAD OF 29

PER STORY AND A MAXIMUM COMMON PATH OF EGRESS
TRAVEL DISTANCE OF 75 FT ARE ALLOWED.

GROUND FLOOR &

SECOND FLOOR
THIRD
FLOOR

GROUP B & M OCCUPANCIES DO NOT EXCEED THE

MAXIMUM OCCUPANT LOADS AND MAXIMUM COMMON
PATH OF EGRESS TRAVEL DISTANCES FOR EACH STORY.

THEREFORE, ONLY ONE EXIT IS REQUIRED FOR EACH

OCCUPANY ON THE GROUND FLOOR AND SECOND
FLOOR.

AN EXIT STAIR IS PROVIDED TO SERVE BOTH STORIES,

AND THE EXISTING HISTORIC STAIR WILL REMAIN AND

SERVE AS AN EXIT ACCESS STAIR AND SECOND MEANS
OF EGRESS FOR THE SECOND STORY.

CBC SECTION 1016.2 EGRESS THROUGH INTERVENING SPACES

2. EGRESS FROM A ROOM OR SPACE SHALL NOT PASS

THROUGH ADJOINING OR INTERVENING ROOMS OR AREAS,

EXCEPT WHERE SUCH ADJOINING ROOMS OR AREAS AND THE

AREA SERVED ARE ACCESSORY TO ONE OR THE OTHER, ARE

NOT GROUP H OCCUPANCY AND PROVIDE A DISCERNABLE
PATH OF EGRESS TRAVEL TO AN EXIT.

MEANS OF EGRESS

CODE REFERENCE NOTES ON PROPOSED DESIGN

THE THIRD FLOOR IS REQUIRED TO HAVE TWO EXITS OR
ACCESS TO EXITS.

MEANS OF EGRESS FROM THIRD FLOOR INCLUDES ONE

EXIT STAIRWAY AND ONE EXIT ACCESS STAIRWAY THAT

PASSES THROUGH THE SECOND FLOOR TO AN EXIT PER
CBC SECTION 1006.3.

THE EXISTING HISTORIC STAIR CONNECTING THE EXIT

DOOR FRONTING CHARLEVILLE BLVD TO THE SECOND

FLOOR WILL REMAIN AND SERVE AS AN EXIT ACCESS

STAIR AND SECOND MEANS OF EGRESS THROUGH TO
EXIT DISCHARGE AT GRADE.

CODE REFERENCE NOTES ON PROPOSED DESIGN
CBC TABLE 1017.2 EXIT ACCESS TRAVEL DISTANCE

FOR B OCCUPANCIES IN A SPRINKLERED BUILDING THE
MAXIMUM EXIT ACCESS TRAVEL DISTANCE IS 300 FT.

THE BUILDING IS PROPOSED TO BE FULLY SPRINKLERED

ALLOWING A MAXIMUM EXIT ACCESS TRAVEL DISTANCE
OF 300 FT.

THE MAXIMUM EXIT ACCESS TRAVEL DISTANCE
PROPOSED IS 120 FT.

EXIT ACCESS TRAVEL DISTANCE
CBC SECTION 1007.1.1 TWO EXITS OR EXIT ACCESS DOORWAYS

WHERE TWO EXITS, EXIT ACCESS DOORWAYS, EXIT ACCESS

STAIRWAYS OR RAMPS, OR ANY COMBINATION THEREOF, ARE

REQUIRED FROM ANY PORTION OF THE EXIT ACCESS, THEY

SHALL BE PLACED A DISTANCE APART EQUAL TO NOT LESS

THAN ONE-HALF OF THE LENGTH OF THE MAXIMUM OVERALL

DIAGONAL DIMENSION OF THE BUILDING OR AREA TO BE
SERVED MEASURED IN A STRAIGHT LINE BETWEEN THEM.

EXCEPTION 2

WHERE A BUILDING IS EQUIPPED THROUGHOUT WITH AN

AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH
SECTION 903.3.1.1 OR 903.3.1.2, THE SEPARATION DISTANCE

SHALL BE NOT LESS THAN ONE-THIRD OF THE LENGTH OF THE

MAXIMUM OVERALL DIAGONAL DIMENSION OF THE AREA
SERVED.

THE MAXIMUM DIAGONAL DIMENSION OF THE AREA
SERVED IS 75'-5". ONE THIRD OF THAT DIMENSION IS 25'-2".

THE DISTANCE BETWEEN PROPOSED EXIT AND EXIT
ACCESS STAIR IS 26'-2".

EXIT / EXIT ACCESS SEPARATION

ALL EXISTING EXTERIOR BALCONIES AND PROPOSED

EXTERIOR TERRACES ARE ACCESSORY TO THE
ADJOINING ROOMS THEY SERVE.

BALCONIES &

TERRACES

NOT APPLICABLE AS PROPOSED EXIT ACCESS STAIRWAYS

ONLY CONNECT STORIES, NOT LEVELS IN THE SAME
STORY.

BUILDING WILL BE EQUIPPED WITH AN AUTOMATIC
SPRINKLER SYSTEM. THEREFORE, EXIT ACCESS
STAIRWAYS NOT REQUIRED TO MAINTAIN 48" OF CLEAR
WIDTH BETWEEN HANDRAILS.

BUILDING WILL BE EQUIPPED WITH AN AUTOMATIC
SPRINKLER SYSTEM. THEREFORE, AN AREA OF REFUGE
AT STAIRWAYS IS NOT REQUIRED.

CBC SECTION 1009.3 STAIRWAYS

IN ORDER TO BE CONSIDERED PART OF AN ACCESSIBLE MEANS

OF EGRESS, A STAIRWAY BETWEEN STORIES SHALL COMPLY
WITH...

CBC SECTION 1009.3.1

EXIT ACCESS STAIRWAYS THAT CONNECT LEVELS IN THE SAME

STORY ARE NOT PERMITTED AS PART OF AN ACCESSIBLE
MEANS OF EGRESS.

CBC SECTION 1009.3.2
STAIRWAYS SHALL HAVE A CLEAR WIDTHOF 48 INCHES

MINIMUM BETWEEN HANDRAILS
EXCEPTION: THE CLEAR WIDTH OF 48 INCHES BETWEEN

HANDRAILS IS NOT REQUIRED IN BUILDINGS EQUIPPED

THROUGHOUT WITH AN AUTOMATIC SPRINKLER INSTALLED IN
ACCORDANCE WITH SECTION 903.3.1.1.

CBC SECTION 1009.3.3
STAIRWAYS SHALL...INCORPORATE AN AREA OF REFUGE...

EXCEPTION #2: AREAS OF REFUGE ARE NOT REQUIRED AT

STAIRWAYS IN BUILDINGS EQUIPPED THROUGHOUT WITH AN

AUTOMATIC SPRINKLER SYSTEM INSTALLED IN ACCORDANCE
WITH SECTION 903.3.1.1.

EXIT ACCESS STAIRWAYS SERVING AS

AN ACCESSIBLE MEANS OF EGRESS

COMPONENT
CBC 1019.3
...FLOOR OPENINGS CONTAINING EXIT ACCESS STAIRWAYS OR

RAMPS THAT DO NOT COMPLY WITH ONE OF THE CONDITIONS

LISTED IN THIS SECTION SHALL BE ENCLOSED WITH A SHAFT

ENCLOSURE CONSTRUCTED IN ACCORDANCE WITH SECTION
713.

4. EXIT ACCESS STAIRWAYS AND RAMPS IN BUILDINGS

EQUIPPED THROUGHOUT WITH AN AUTOMATIC SPRINKLER
SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1, WHERE THE

AREA OF THE VERTICAL OPENING BETWEEN STORIES DOES

NOT EXCEED TWICE THE HORIZONTAL PROJECTED AREA OF

THE STAIRWAY OR RAMP AND THE OPENING IS PROTECTED BY

A DRAFT CURTAIN AND CLOSELY SPACED SPRINKLERS IN
ACCORDANCE WITH NFPA 13.

THE HORIZONTAL PROJECTED AREA OF THE STAIRWAY IS
71 SF. THE AREA OF THE VERTICAL OPENING BETWEEN
THE SECOND AND THIRD STORIES IS 107 SF WHICH IS

LESS THAN TWICE THE HORIZONTAL PROJECTED AREA OF
THE STAIRWAY.

A DRAFT CURTAIN AND CLOSELY SPACED SPRINKLERS IN
ACCORDANCE WITH NFPA 13 WILL BE INSTALLED.

EXIT ACCESS STAIRWAYS
# DESCRIPTION DATE
DN DN
EXEMPT

AREA BOUNDARY

INCLUDED
1,922 SF

01. GROUND FLOOR -
OFFICE
814 SF

01. GROUND FLOOR -
RETAIL
61 SF

ELEVATOR
45 SF
TRASH
118 SF
STAIR
2,803 SF

02. SECOND FLOOR -
OFFICE
74 SF

ELEVATOR
171 SF
STAIR
1,350 SF

03. THIRD FLOOR -
OFFICE
73 SF

ELEVATOR
132 SF
STAIR
3,089 SF

OFFICE - GROUND
FLOOR
2,972 SF

OFFICE - SECOND
FLOOR
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:52:12 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

FAR CALCULATIONS
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
G150
SCALE: 1/8" = 1'-0"
01 GROUND FLOOR - PROPOSED
1 SCALE: 1/8" = 1'-0"
02 SECOND FLOOR - PROPOSED
2 SCALE: 1/8" = 1'-0"
03 THIRD FLOOR - PROPOSED
3 SCALE: 1/8" = 1'-0"
01 GROUND FLOOR - EXISTING 4
SCALE: 1/8" = 1'-0"
02 SECOND FLOOR - EXISTING 5
TOTAL OFFICE AREA EXISTING - 6,061 SF
AREA CALCULATIONS PER BHCC 10-3-100

FLOOR NAME AREA FAR
01 01. GROUND FLOOR - OFFICE 1,922 SF
01 01. GROUND FLOOR - RETAIL 814 SF
02 02. SECOND FLOOR - OFFICE 2,803 SF
03 03. THIRD FLOOR - OFFICE 1,350 SF
TOTAL SF 6,889 SF
TOTAL OFFICE AREA PROPOSED - 5,972 SF
TOTAL RETAIL AREA PROPOSED - 814 SF
MAXIMUM ALLOWED SF = 12,012 SF
TOTAL PROPOSED SF 1.15
MAXIMUM ALLOWED FAR = 2.00
# DESCRIPTION DATE
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:52:13 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

ALTA SURVEY
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
G160
# DESCRIPTION DATE
N
E
S
W
6:00 AM
5:44 AM
8:07 PM
June 21
6:00 AM
8:07 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

N
E
S
W
9:00 AM
5:44 AM
8:07 PM
June 21
9:00 AM
8:07 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

N
E
S
W
12:00 PM
5:44 AM
8:07 PM
June 21
12:00 PM
8:07 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

S. SANTA MONICA BLVD.

N
E
S
W
3:00 PM
5:44 AM
8:07 PM
June 21
3:00 PM
8:07 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

N
E
S
W
6:00 PM
5:44 AM
8:07 PM
June 21
6:00 PM
8:07 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

N
E
S
W
8:07 PM
5:44 AM
8:07 PM
June 21
8:07 PM8:07 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

N
E
S
W
7:57 AM
7:57 AM
5:47 PM
December 21
7:57 AM
5:47 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

N
E
S
W
9:00 AM
7:57 AM
5:47 PM
December 21
9:00 AM
5:47 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

N
E
S
W
12:00 PM
7:57 AM
5:47 PM
December 21
12:00 PM
5:47 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

N
E
S
W
3:00 PM
7:57 AM
5:47 PM
December 21
3:00 PM
5:47 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

N
E
S
W 5:47 PM
7:57 AM
5:47 PM
December 21
5:47 PM5:47 PM
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:52:27 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

SHADE AND

SHADOW STUDY
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
SUMMER EQUINOX - 3PM
SCALE: 1/32" = 1'-0" 4
SUMMER EQUINOX - 12PM
SCALE: 1/32" = 1'-0"
3 SUMMER EQUINOX - 9AM
SCALE: 1/32" = 1'-0"
2 SUMMER EQUINOX - SUNRISE
SCALE: 1/32" = 1'-0"
1 G170
SCALE: 1/32" = 1'-0"
SUMMER EQUINOX - 6PM
5 SCALE: 1/32" = 1'-0"

SUMMER EQUINOX - SUNSET
6 SCALE: 1/32" = 1'-0"
WINTER EQUINOX - SUNRISE 7 SCALE: 1/32" = 1'-0"WINTER EQUINOX - 9AM 8 SCALE: 1/32" = 1'-0"
WINTER EQUINOX - 12PM
9 SCALE: 1/32" = 1'-0"
WINTER EQUINOX - 3PM
10 SCALE: 1/32" = 1'-0"
WINTER EQUINOX - SUNSET 11
# DESCRIPTION DATE
UP
UP
DN UP
UP UP
12345
ABC
16'-0" 16'-0" 16'-0" 16'-0"
20'-0" 20'-0"
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.
(E) BRICK LANDING AND

PLANTER AT ENTRY

CLERESTORY
WINDOWS @
5' AFF

LINE OF

OVERHANG
ABOVE
(E) CLERESTORY
WINDOWS @ 5' AFF
(E) EXTERIOR COURTYARD
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:50:59 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

GROUND FLOOR

EXISTING PLAN
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A100
NORTH
SCALE: 1/4" = 1'-0"

GROUND FLOOR - EXISTING
1 # DESCRIPTION DATE
DN
DN
DN
1 2 3 4 5
A
B
C
16'-0" 16'-0" 16'-0" 16'-0"

OPEN TO BELOW

EXTERIOR PATIO

OPEN TO BELOW
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.
(E) PLANTER IN
FLOOR

PROTECT HISTORIC

ARCHITECTURAL

SCREENING ELEMENTS

AND SUPPORTING

STRUCTURE
20'-0" 20'-0"
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:01 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

SECOND FLOOR

EXISTING PLAN
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A101
NORTH
SCALE: 1/4" = 1'-0"

SECOND FLOOR-EXISTING
1 # DESCRIPTION DATE
1 2 3 4 5
A
B
C
CHARLEVILLE BLVD.

SANTA MONICA BLVD.
50'-0"
(E) WTR,
TYP.
(E) CURB (E) STREET TREE
9882 S. SANTA MONICA BLVD.
(COMMERCIAL)
(E) STREET TREE
9882 S. SANTA MONICA BLVD.
(COMMERCIAL)
(E) PARKING SIGN (E)PARKING MTR, TYP.
(E) SEWER
(E) WTR
(E) BOLLARD, TYP.
(E) GAS MTR, TYP.
(E) SEWER ACCESS
(E) SEWER ACCESS
(E) DRAIN
(E) STREET

LIGHTING
(E) POSTAL BOX
(E) PLANTING
(E) GAS MTR
GAS
(E) TRANSFORMER
(E) TRAFFIC SIGNAL
(E) STREET LIGHTING
(E) TRAFFIC LIGHT
(E) STREET LIGHTING
OVERHANG, TYP.

PROPERTY LINE
TOTAL AREA: 6,006 SF
(N) PLANTING
(E) TRAFFIC SIGNAL
(E) TRAFFIC LIGHT
(E) PLANTER

W/ TREE
(E) STORM DRAIN
(E) HISTORIC BRICK WALL
(E)
HEDGES @

ADJACENT

PROPERTY
P
R
O
P
E
R
T
Y LIN
E
50'-0"

PROPERTY LINE
120'-0"
(E) HISTORIC

ENTRY STAIR
UP UP
12'-3"
2 A400
(E) SEWER
5'-0"
5'-0"

NO SETBACK REQUIRED
38'-10" SETBACK

PARTIAL HEIGHT BRICK WALL (HISTORICAL ELEMENT TO

BE RESTORED)

NEW PLANTED AREA, TO BE DEVELOPED W/ LANDSCAPE

ARCHITECT
(N) CURB

LINE OF OVERHANG
ABOVE
01 STANDARD

EV CHARGING
02 STANDARD

EV CHARGING
03 VAN ACCESSIBLE

EV CHARGING

NEW PLANTED AREA

REQUIRED ACCESIBLE ROUTE FROM PUBLIC
ACCESS
(N) TRASH

ENCLOSURE

REFUSE AND

RECYCLING
(E) UTILITY
POLE
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:02 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

SITE PLAN
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A110
NORTH
SCALE: 3/16" = 1'-0"

SITE PLAN
1 # DESCRIPTION DATE
UP
SD /
CMD
SD
1 A400
1 2 3 4 5
A
B
C
2 A401
1 A401
2 A400
10'-9"
12'-8 1/2"
121 SF

MECHANICAL
ROOM
001

ROOM NAME & NUMBER

DOOR NUMBER

PLAN SYMBOLS

WALL FRAMING TYPE

WINDOW WALL NUMBER / SKYLIGHT TYPE

MATERIAL TAG
1i
6 101
Bedroom
101
GYP-1

PLAN NOTES

1. EACH APPLIANCE PROVIDED AND INSTALLED MEETS ENERGY STAR IN AN ENERGY STAR DESIGNATION IS APPLICABLE FOR THAT APPLIANCE (4.210.1, 9.210.1)

2. THE FLOW RATES FOR ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES IN TABLE 4.403.2 / TABLE 9.403.2 (4.303.1, 9.303.1). REFER TO GRN 16 ON G0.20.

3. BATHROOM FANS NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE

VENTILATION SYSTEM MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE (4.506.1, 9.506.1).

4. DIMENSIONS TO PARTITIONS ON FLOOR PLANS ARE TO FACE OF STUD OR FACE OF CONCRETE, UNLESS OTHERWISE NOTED. SEE A650 & A651 FOR

5. ALL ROOF RUNOFF TO DRAIN TO RAIN WATER STORAGE TANK. SEE PLUMBING AND CIVIL DRAWINGS.

EXHAUST FAN IN CEILING, ENERGY STAR
COMPLIANT. DUCTED TO TERMINATE

OUTSIDE THE BUILDING

COMBINATION SMOKE / CARBON MONOXIDE

DETECTOR

SMOKE DETECTOR
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:03 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

BASEMENT PLAN
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A200
NORTH
SCALE: 1/4" = 1'-0"

BASEMENT PLAN
1 # DESCRIPTION DATE
UP
UP
DN
SD /
CMD
SD
1 A300
A300 3
1 A400
1 2 3 4 5
A
B
C
UP 6R UP 4R
16'-0" 16'-0" 16'-0" 16'-0"
20'-0" 20'-0"
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.
2 A401
UP

TO BASEMENT
444 SF

OPEN OFFICE
101
520 SF
RETAIL
110
170 SF
OFFICE
111
217 SF

EXTERIOR

COURTYARD
112
251 SF
OFFICE
106
77 SF

VESTIBULE
107
69 SF

ALL GENDER

RESTROOM
109
52 SF

MENS RESTROOM
108
377 SF
LOBBY
100
127 SF
OFFICE
102
132 SF
OFFICE
103
73 SF

STORAGE
104
74 SF
STAIR
SA1
53 SF

ELEVATOR
EV1
29 SF
IT/AV
105
13 SF
JC
113
34 SF

ELEVATOR MECH
114
3'-9"
1 A401
2 A400
X112
X110
107B
107A
109 108
106
102
103
104
EV1
XSA1
X114
105
113
X101A
X101B
111
WW-1
4'-0"
1'-0"
X100B
WW-2
WW-3
WW-5 WW-4
WW-6
WW-7 WW-8
WW-9
WW-10
WW-11 WW-12
WW-13

LINE OF

OVERHANG ABOVE
11'-5 1/4"
6'-5 3/4"
11'-6 1/2"
2'-4 1/4"

BUILT IN

SEATING
X100A

ROOM NAME & NUMBER

DOOR NUMBER

PLAN SYMBOLS

WALL FRAMING TYPE

WINDOW WALL NUMBER / SKYLIGHT TYPE

MATERIAL TAG
1i
6 101
Bedroom
101
GYP-1

PLAN NOTES

1. EACH APPLIANCE PROVIDED AND INSTALLED MEETS ENERGY STAR IN AN ENERGY STAR DESIGNATION IS APPLICABLE FOR THAT APPLIANCE (4.210.1, 9.210.1)

2. THE FLOW RATES FOR ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES IN TABLE 4.403.2 / TABLE 9.403.2 (4.303.1, 9.303.1). REFER TO GRN 16 ON G0.20.

3. BATHROOM FANS NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE

VENTILATION SYSTEM MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE (4.506.1, 9.506.1).

4. DIMENSIONS TO PARTITIONS ON FLOOR PLANS ARE TO FACE OF STUD OR FACE OF CONCRETE, UNLESS OTHERWISE NOTED. SEE A650 & A651 FOR

5. ALL ROOF RUNOFF TO DRAIN TO RAIN WATER STORAGE TANK. SEE PLUMBING AND CIVIL DRAWINGS.

EXHAUST FAN IN CEILING, ENERGY STAR
COMPLIANT. DUCTED TO TERMINATE

OUTSIDE THE BUILDING

COMBINATION SMOKE / CARBON MONOXIDE

DETECTOR

SMOKE DETECTOR
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:07 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

GROUND FLOOR
PLAN
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A201
NORTH
SCALE: 1/4" = 1'-0"

GROUND FLOOR PLAN
1 # DESCRIPTION DATE
SD /
CMD
SD
UP
DN
UP
DN

ROOM NAME & NUMBER

DOOR NUMBER

PLAN SYMBOLS

WALL FRAMING TYPE

WINDOW WALL NUMBER / SKYLIGHT TYPE

MATERIAL TAG
1i
6 101
Bedroom
101
GYP-1

PLAN NOTES

1. EACH APPLIANCE PROVIDED AND INSTALLED MEETS ENERGY STAR IN AN ENERGY STAR DESIGNATION IS APPLICABLE FOR THAT APPLIANCE (4.210.1, 9.210.1)

2. THE FLOW RATES FOR ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES IN TABLE 4.403.2 / TABLE 9.403.2 (4.303.1, 9.303.1). REFER TO GRN 16 ON G0.20.

3. BATHROOM FANS NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE

VENTILATION SYSTEM MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE (4.506.1, 9.506.1).

4. DIMENSIONS TO PARTITIONS ON FLOOR PLANS ARE TO FACE OF STUD OR FACE OF CONCRETE, UNLESS OTHERWISE NOTED. SEE A650 & A651 FOR

5. ALL ROOF RUNOFF TO DRAIN TO RAIN WATER STORAGE TANK. SEE PLUMBING AND CIVIL DRAWINGS.

EXHAUST FAN IN CEILING, ENERGY STAR
COMPLIANT. DUCTED TO TERMINATE

OUTSIDE THE BUILDING

COMBINATION SMOKE / CARBON MONOXIDE

DETECTOR

SMOKE DETECTOR
1 A300
A300
A300 3
2 1
A400
1 2 3 4 5
A
B
C
16'-0" 16'-0" 16'-0" 16'-0"
20'-0" 20'-0"

OPEN TO
BELOW

OPEN TO BELOW
CHARLEVILLE BLVD.

S. SANTA MONICA BLVD.

OPEN TO BELOW
2 A401
BUILT IN MILLWORK @ BRACEFRAME
PANTRY
123 SF
OFFICE
206
321 SF

EMPLOYEE

LOUNGE/

KITCHEN
211
55 SF

MENS RESTROOM
210
66 SF
WOMENS

RESTROOM
209
130 SF
STAIR
SA2
289 SF

LIBRARY
202
290 SF
OFFICE
203
261 SF
OFFICE
204
162 SF
OFFICE
201
80 SF

CORRIDOR
208
53 SF

ELEVATOR
EV2
736 SF

OPEN OFFICE/

RECEPTION
200
52 SF

OUTDOOR

TERRACE
205
278 SF

OUTDOOR

TERRACE
212
142 SF
OFFICE
207
1 A401
2 A400
SA2
206
EV2
513
512
201
202
203
204
WW-4
WW-17
WW-16
WW-20
WW-14
WW-15
WW-21
WW-22
WW-23
WW-24
WW-25
WW-18
WW-19
4'-1 1/4"
1'-6"
207
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:12 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

SECOND FLOOR
PLAN
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A202
NORTH
SCALE: 1/4" = 1'-0"

SECOND FLOOR PLAN
1 # DESCRIPTION DATE
SD /
CMD
SD
DN
DN

ROOM NAME & NUMBER

DOOR NUMBER

PLAN SYMBOLS

WALL FRAMING TYPE

WINDOW WALL NUMBER / SKYLIGHT TYPE

MATERIAL TAG
1i
6 101
Bedroom
101
GYP-1

PLAN NOTES

1. EACH APPLIANCE PROVIDED AND INSTALLED MEETS ENERGY STAR IN AN ENERGY STAR DESIGNATION IS APPLICABLE FOR THAT APPLIANCE (4.210.1, 9.210.1)

2. THE FLOW RATES FOR ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES IN TABLE 4.403.2 / TABLE 9.403.2 (4.303.1, 9.303.1). REFER TO GRN 16 ON G0.20.

3. BATHROOM FANS NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE

VENTILATION SYSTEM MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE (4.506.1, 9.506.1).

4. DIMENSIONS TO PARTITIONS ON FLOOR PLANS ARE TO FACE OF STUD OR FACE OF CONCRETE, UNLESS OTHERWISE NOTED. SEE A650 & A651 FOR

5. ALL ROOF RUNOFF TO DRAIN TO RAIN WATER STORAGE TANK. SEE PLUMBING AND CIVIL DRAWINGS.

EXHAUST FAN IN CEILING, ENERGY STAR
COMPLIANT. DUCTED TO TERMINATE

OUTSIDE THE BUILDING

COMBINATION SMOKE / CARBON MONOXIDE

DETECTOR

SMOKE DETECTOR
1 A300
1 A400
1 2 3 4 5
A
B
C
2 A401

OPEN TO
BELOW

OPEN TO
BELOW
149 SF
LOUNGE
301
508 SF

CONFERENCE
302
53 SF

ELEVATOR
EV2
67 SF
CLOSET
305
98 SF
STAIR
SA3
198 SF
OFFICE
303
46 SF

RESTROOM
304
MEP
945 SF

OUTDOOR

TERRACE
306
PLANTER, TYP.

SKYLIGHT
1 A401
16'-0" 16'-0" 16'-0" 16'-0"
20'-0" 20'-0"
2 A400
SA3
304
EV3 305
X306
GRILL

OUTDOOR SINK &

CASEWORK
WW-27
WW-26
WW-28
WW-29
WW-30
WW-32
WW-33
WW-34
WW-35
WW-31
WW-36
PLANTER, TYP.
1'-6"
5'-0"
ROOF
ACCESS
HATCH
ABOVE
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:21 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

THIRD FLOOR PLAN
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A203
NORTH
SCALE: 1/4" = 1'-0"
03 THIRD FLOOR
2 # DESCRIPTION DATE
SD /
CMD
SD
1 A300
A300
A300 3
2 1
A400
1 2 3 4 5
A
B
C
2 A401

DECK BELOW

AWNING OVER DECK BELOW
42" GLASS GUARDRAIL
SOLAR PANELS, TYP.

ROOF GUARD FOR MECH.

EQUIP. PER CBC 1015.6
1 A401
2 A400

ROOF DRAIN W/

OVERFLOW DRAIN
1/4"/1' MIN SLOPE
8 1/4" / 1'-0"
8 1/4" / 1'-0"
1/4"/1' MIN SLOPE
EXTG. 1/4"/1'

MIN SLOPE
EXTG. 1/4"/1'

MIN SLOPE

ROOF ACCESS

HATCH WITH RAIL

SYSTEM PER CMC
304.3 AND CBC 1015.7

OPEN TO
BELOW

ROOF COVERING TO

BE CLASS A

ROOM NAME & NUMBER

DOOR NUMBER

PLAN SYMBOLS

WALL FRAMING TYPE

WINDOW WALL NUMBER / SKYLIGHT TYPE

MATERIAL TAG
1i
6 101
Bedroom
101
GYP-1

PLAN NOTES

1. EACH APPLIANCE PROVIDED AND INSTALLED MEETS ENERGY STAR IN AN ENERGY STAR DESIGNATION IS APPLICABLE FOR THAT APPLIANCE (4.210.1, 9.210.1)

2. THE FLOW RATES FOR ALL PLUMBING FIXTURES SHALL COMPLY WITH THE MAXIMUM FLOW RATES IN TABLE 4.403.2 / TABLE 9.403.2 (4.303.1, 9.303.1). REFER TO GRN 16 ON G0.20.

3. BATHROOM FANS NOT FUNCTIONING AS A COMPONENT OF A WHOLE HOUSE

VENTILATION SYSTEM MUST BE CONTROLLED BY A HUMIDISTAT WHICH SHALL BE READILY ACCESSIBLE (4.506.1, 9.506.1).

4. DIMENSIONS TO PARTITIONS ON FLOOR PLANS ARE TO FACE OF STUD OR FACE OF CONCRETE, UNLESS OTHERWISE NOTED. SEE A650 & A651 FOR

5. ALL ROOF RUNOFF TO DRAIN TO RAIN WATER STORAGE TANK. SEE PLUMBING AND CIVIL DRAWINGS.

EXHAUST FAN IN CEILING, ENERGY STAR
COMPLIANT. DUCTED TO TERMINATE

OUTSIDE THE BUILDING

COMBINATION SMOKE / CARBON MONOXIDE

DETECTOR

SMOKE DETECTOR
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:25 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

ROOF PLAN
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A204
# DESCRIPTION DATE

ELEVATION & SECTION SYMBOLS
CON-1

MATERIAL TAG
SEE SCHEDULE ON A6.00

ELEVATION & SECTION NOTES

1. SEE MATERIAL SCHEDULES ON A600.
1i

WINDOW WALL TAG
SEE SCHEDULE ON A6.10

EXTERIOR GRADE
-1'-6"
01 GROUND FLOOR
0'-0"
02 SECOND FLOOR
9'-8"

SECOND FLOOR CLG (E)
17'-7"
GROUND FLOOR CLG.
8'-2"
C B A

PAINT TO BE REMOVED
(SANDBLASTED OR SIM.) FROM
EXT. BRICK WALLS. BRICK TO
BE NATURAL FINISH, TYP.

EXTG.PAINTED METAL

LOUVERS TO BE RESTORED
OR REPLACED WITH SIM.

WINDOW FRAMES TO BE
RESTORED. EXTG GLAZING TO
BE REPACED, TBC.

EXT. STUCCO TO BE

REPAINTED, FINISH TBD
EXTG. STANDING SEAM TO BE
REPLACED WITH SIM.

MTL-7
STC-01
?

ADDITION ROOF
37'-0"
03 THIRD FLOOR
25'-0"

MAX ALLOWABLE HEIGHT
45'-0"
SECOND FLOOR CLG.
(PROPOSED)
21'-2"
2 A400
X114 XSA1
WW-2 WW-1
WW-3
WW-27 WW-26
04 T.O. STRUCTURE
39'-0"

EXTERIOR GRADE
-1'-6"
01 GROUND FLOOR
0'-0"
02 SECOND FLOOR
9'-8"

SECOND FLOOR CLG (E)
17'-7"
GROUND FLOOR CLG.
8'-2"
1 2 3 4 5
WINDOW FRAMES TO BE RESTORED. EXTG
GLAZING TO BE REPACED, TYP.

EXTG. PAINTED METAL

LOUVERS TO BE REPLACED

OR RESTORED
EXT. STUCCO TO BE
REPAINTED, FINISH TBD.

METAL FINS TO BE EXTENDED TO GROUND
FLOOR. FINISH TO MATCH FINS ABOVE

STANDING SEAM TO BE REPLACED WITH
SIM. SPEC TBC.

BRK-01
BRK-01
MTL-7

ADDITION ROOF
37'-0"
03 THIRD FLOOR
25'-0"

MAX ALLOWABLE HEIGHT
45'-0"
STC-01
STC-01

SOLAR PANELS
E
XIS
TIN
G
B
UILDIN
G
H
EIG
H
T (T.O. P
A
R
A
P
E
T)
23'-9"
MECHANICAL EQUIP. SCREENING
X100B
WW-5 WW-4 WW-2
WW-32 WW-30 WW-28
WW-3
04 T.O. STRUCTURE
39'-0"
A B C
BRK-01
2 A400
WW-22
WW-33 WW-32
X112 WW-10 X110
WW-6
WW-34
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:46 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

EXTERIOR

ELEVATIONS
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A300
NORTH
SCALE: 3/16" = 1'-0"

EAST ELEVATION
1 NORTH
SCALE: 3/16" = 1'-0"

SOUTH ELEVATION
2 NORTH
SCALE: 3/16" = 1'-0"
WEST ELEVATION 3
# DESCRIPTION DATE
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:47 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

RENDERINGS
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A301
SCALE: 3/4" = 1'-0"

EXTERIOR RENDERING - SW ELEV
2 SCALE: 3/4" = 1'-0"
EXTERIOR RENDERING - WEST ELEV. 3 SCALE: 3/4" = 1'-0"EXTERIOR RENDERING - SOUTH ELEV. 1 NTS NTS
NTS
# DESCRIPTION DATE

ELEVATION & SECTION SYMBOLS
CON-1

MATERIAL TAG
SEE SCHEDULE ON A6.00

ELEVATION & SECTION NOTES

1. SEE MATERIAL SCHEDULES ON A600.
1i

WINDOW WALL TAG
SEE SCHEDULE ON A6.10

EXTERIOR GRADE
-1'-6"
01 GROUND FLOOR
0'-0"
02 SECOND FLOOR
9'-8"

SECOND FLOOR CLG (E)
17'-7"
GROUND FLOOR CLG.
8'-2"
1 2 3 4 5

ADDITION ROOF
37'-0"
03 THIRD FLOOR
25'-0"

MAX ALLOWABLE HEIGHT
45'-0"
CLG. H
T. @
S
H
A
R
E
D
S
P
A
C
E
S, T
Y
P.
11'-6"
OFFICE
203

EMPLOYEE

LOUNGE/

KITCHEN
211
RETAIL
110

OPEN OFFICE
101
LOBBY
100
OFFICE
106
SECOND FLOOR CLG.
(PROPOSED)
21'-2"

OPEN OFFICE/

RECEPTION
200

OUTDOOR

TERRACE
212

CONFERENCE
302

OUTDOOR

TERRACE
306
EV2
EV1
EV3
305
SA2
204
SA3
8'-0" 12'-0" 3'-10" 3'-7" 7'-11" 1'-6" 8'-2" 1'-6"
00 BASEMENT FLOOR
-9'-2"
7'-8"
04 T.O. STRUCTURE
39'-0"

MECHANICAL EQUIPMENT

ENCLOSURE

PHOTOVOLTAIC PANEL
ARRAY
3'-6"

EXTERIOR GRADE
-1'-6"
01 GROUND FLOOR
0'-0"
02 SECOND FLOOR
9'-8"

SECOND FLOOR CLG (E)
17'-7"
GROUND FLOOR CLG.
8'-2"
5 4 3 2 1

ADDITION ROOF
37'-0"
03 THIRD FLOOR
25'-0"

MAX ALLOWABLE HEIGHT
45'-0"
SECOND FLOOR CLG.
(PROPOSED)
21'-2"
OFFICE
204

EXTERIOR

COURTYARD
112
OFFICE
103
OFFICE
207
OFFICE
303
STAIR
SA1
STAIR
SA3

OUTDOOR

TERRACE
306
STAIR
SA2

HATCHED AREA

REPRESENTS EXTERIOR
SPACES
SA2
SA3
204
WOMENS

RESTROOM
209
1'-6" 8'-2" 1'-6" 7'-11" 3'-7" 3'-10" 12'-0" 8'-0"
00 BASEMENT FLOOR
-9'-2"
7'-8"
04 T.O. STRUCTURE
39'-0"
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:53 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

BUILDING SECTIONS
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A400
SCALE: 3/16" = 1'-0"

LONGITUDINAL SECTION A
1 SCALE: 3/16" = 1'-0"

LONGITUDINAL SECTION B
2 # DESCRIPTION DATE

EXTERIOR GRADE
-1'-6"
01 GROUND FLOOR
0'-0"
02 SECOND FLOOR
9'-8"

SECOND FLOOR CLG (E)
17'-7"
1 A400
GROUND FLOOR CLG.
8'-2"
C B A

ADDITION ROOF
37'-0"
03 THIRD FLOOR
25'-0"

MAX ALLOWABLE HEIGHT
45'-0"
217 SF

EXTERIOR

COURTYARD
112
52 SF

OUTDOOR

TERRACE
205
736 SF

OPEN OFFICE/

RECEPTION
200
162 SF
OFFICE
201
52 SF

MENS RESTROOM
108
77 SF

VESTIBULE
107
444 SF

OPEN OFFICE
101
SECOND FLOOR CLG.
(PROPOSED)
21'-2"

HATCHED AREA

REPRESENTS EXTERIOR
SPACES

SOLAR PANELS

CONFERENCE
302

OUTDOOR

TERRACE
306

OUTDOOR

TERRACE
205
6'-0" 2'-0" 12'-0" 3'-10" 3'-7" 7'-11" 1'-6" 8'-2" 1'-6" 2 A400
107B
202 203
00 BASEMENT FLOOR
-9'-2"
7'-8"
04 T.O. STRUCTURE
39'-0"

EXTERIOR GRADE
-1'-6"
01 GROUND FLOOR
0'-0"
02 SECOND FLOOR
9'-8"

SECOND FLOOR CLG (E)
17'-7"
GROUND FLOOR CLG.
8'-2"
A B C

ADDITION ROOF
37'-0"
03 THIRD FLOOR
25'-0"

MAX ALLOWABLE HEIGHT
45'-0"
SECOND FLOOR CLG.
(PROPOSED)
21'-2"
PROPOSED MECH. SCREEN

SOLAR PANELS
6'-0" 2'-0" 12'-0" 3'-10" 3'-7" 7'-11" 1'-6" 8'-2" 1'-6" OFFICE
106
OFFICE
102
OFFICE
103
OFFICE
207
OFFICE
206

OPEN OFFICE/

RECEPTION
200
OFFICE
303
LOUNGE
301

OUTDOOR

TERRACE
306

OPEN OFFICE
101
2 A400
102
00 BASEMENT FLOOR
-9'-2"
7'-8"
04 T.O. STRUCTURE
39'-0"

ELEVATION & SECTION SYMBOLS
CON-1

MATERIAL TAG
SEE SCHEDULE ON A6.00

ELEVATION & SECTION NOTES

1. SEE MATERIAL SCHEDULES ON A600.
1i

WINDOW WALL TAG
SEE SCHEDULE ON A6.10
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:56 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

BUILDING SECTIONS
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW

CROSS SECTION B
SCALE: 3/16" = 1'-0"
2 CROSS SECTION A
SCALE: 3/16" = 1'-0"
1 A401
# DESCRIPTION DATE

1. GLAZING IN THE FOLLOWING LOCATIONS SHALL BE SAFETY GLAZING CONFORMING TO THE HUMAN IMPACT LOADS OF SECTION R308.3:

A) FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOOR ASSEMBLIES.

B) GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE IS WITHIN A 24" ARC OF THE DOOR IN A CLOSED POSITION AND WHOSE BOTTOM EDGE IS LESS THEN 60" ABOVE THE FLOOR OR WALKING SURFACE.

C) GLAZING IN AN INDIVIDUAL FIXED OR OPERTABLE PANEL THAT MEETS ALL OF THE FOLLOWING CONDITIONS:

1. EXPOSED AREAS OF AN INDIVIDUAL PANE GREATER THAN 9 SQUARE FEET.

2. BOTTOM EDGE LESS THAN 18" ABOVE THE FLOOR

3. TOP EDGE GREATER THAN 36" ABOVE THE FLOOR

4. ONE OR MORE WALKING SURFACES WITHIN 36" HORIZONTALLY OF THE

GLAZING

D) GLAZING IN RAILINGS

E) GLAZING IN ENCLOSURES FOR OR WALLS FACING HOT TUBS, WHIRLPOOLS,

SAUNAS, SETAM ROOMS, BATHRUBS AND SHOWERS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60" MEASURED VERTICALLY ABOVE ANY STANDING OR WALKING SURFACE.

2. PER VHFHSZ ALL EXTERIOR GLAZING SHALL BE TEMPERED, INSULATING GLASS OR HAVE A FIRE RATING OF AT LEAST 20 MINUES.

3. CONTRACTOR TO VERIFY IN FIELD ALL WINDOW & WINDOW WALL OPENINGS

PRIOR TO FABRICATION

DOOR HARDWARE NOTES

1. ALL PIN-TYPE HINGES ACCESSIBLE FROM THE EXTERIOR SHALL HAVE NON REMOVABLE HINGE PINS. HINGES SHALL HAVE MIN. 1/4"Ø STEEL JAMB STUD WITH 1/4" MIN PROTECTION. STRIKE PLATE SHALL BE SECURED TO JAMBS WITH MIN 2.5" LENGTH SCREWS.

2. DEAD BOLTS SHALL HAVE HARDENED INSERTS, DEADLOCKING LATCH WITH KEY OPERATED LOCKS ON EXTERIOR. STRAIGHT DEAD BOLTS SHALL HAVE A MIN. THROW OF 1", EMBEDMENT OF NOT LESS THAN 5/8".

HOOKSHAPED OR EXPANDING LUG DEADBLOTS SHALL HAVE A MIN THROW OF 3/4". DOOR KNOBS AND DEADBOLT THUMB TURNS SHALL NOT BE SEPARATED BY MORE THAN 8 INCHES.

3. SLIDING DOORS SHALL BE PROVIDED WITH A DEVICE IN THE UPPER

CHANNEL TO PROHIBIT RAISING AND REMOVING OF THE PANEL IN THE CLOSED OR PARTIALLY OPEN POSITION. SLIDING GLASS DOORS SHALL BE

EQUIPPED WITH LOCKING DEVICES TO REMAIN INTACT WHEN TESTED PER SEC 6717.1.

GLAZING NOTES
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:58 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

WINDOW WALL

SCHEDULE
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A610

GLAZING LEGEND

MARK MATERIAL DESCRIPTION COMMENTS
GLZ-1 (GLZ-1) GLASS, CLEAR TEMPERED CLEAR GLAZING, TEMPERED CLEAR TEMPERED GLAZING FOR EXTERIOR WINDOWS GLZ-03 <GLZ-3> GLASS, CLEAR TEMPERED 1/2" CLEAR GLAZING, TEMPERED CLEAR TEMPERED GLAZING FOR GUARDRAILS AND INTERIOR PARTITIONS

WINDOW WALL SCHEDULE

MARK SYSTEM AREA GLAZING TYPE FRAME TYPE COMMENTS
WW-36 FIXED 165 SF GLZ-1
WW-35 FIXED 60 SF GLZ-1
WW-34 FIXED 138 SF GLZ-1
WW-33 LIFT & SLIDE 223 SF GLZ-1
WW-32 LIFT & SLIDE 334 SF GLZ-1
WW-30 LIFT & SLIDE 169 SF GLZ-1
WW-28 FIXED 177 SF GLZ-1
WW-27 FIXED 399 SF GLZ-1
WW-26 FIXED 90 SF GLZ-1
WW-25 FIXED 180 SF GLZ-1
WW-24 LIFT & SLIDE 83 SF GLZ-1
WW-23 FIXED 113 SF GLZ-1
WW-20 FIXED 18 SF GLZ-1
WW-19 FIXED 28 SF GLZ-1
WW-18 FIXED 31 SF GLZ-1
WW-17 LIFT & SLIDE GLZ-1
WW-16 LIFT & SLIDE GLZ-1
WW-15 FIXED 18 SF GLZ-1
WW-14 FIXED 96 SF GLZ-1
WW-13 LIFT & SLIDE 113 SF GLZ-1
WW-12 FIXED GLZ-1
WW-11 FIXED 41 SF GLZ-1
WW-10 FIXED 75 SF GLZ-1
WW-9 FIXED 38 SF GLZ-1
WW-8 FIXED 15 SF GLZ-1
WW-7 FIXED 11 SF GLZ-1
WW-6 FIXED 78 SF GLZ-1
WW-5 FIXED 129 SF GLZ-1
WW-4 FIXED GLZ-1
WW-3 FIXED 69 SF GLZ-1
WW-2 FIXED 9 SF GLZ-1
WW-1 FIXED 23 SF GLZ-1
# DESCRIPTION DATE

1. GLAZING IN THE FOLLOWING LOCATIONS SHALL BE SAFETY GLAZING CONFORMING TO THE HUMAN IMPACT LOADS OF SECTION R308.3:

A) FIXED AND OPERABLE PANELS OF SWINGING, SLIDING AND BIFOLD DOOR ASSEMBLIES.

B) GLAZING IN AN INDIVIDUAL FIXED OR OPERABLE PANEL ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE IS WITHIN A 24" ARC OF THE DOOR IN A CLOSED POSITION AND WHOSE BOTTOM EDGE IS LESS THEN 60" ABOVE THE FLOOR OR WALKING SURFACE.

C) GLAZING IN AN INDIVIDUAL FIXED OR OPERTABLE PANEL THAT MEETS ALL OF THE FOLLOWING CONDITIONS:

1. EXPOSED AREAS OF AN INDIVIDUAL PANE GREATER THAN 9 SQUARE FEET.

2. BOTTOM EDGE LESS THAN 18" ABOVE THE FLOOR

3. TOP EDGE GREATER THAN 36" ABOVE THE FLOOR

4. ONE OR MORE WALKING SURFACES WITHIN 36" HORIZONTALLY OF THE

GLAZING

D) GLAZING IN RAILINGS

E) GLAZING IN ENCLOSURES FOR OR WALLS FACING HOT TUBS, WHIRLPOOLS,

SAUNAS, SETAM ROOMS, BATHRUBS AND SHOWERS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60" MEASURED VERTICALLY ABOVE ANY STANDING OR WALKING SURFACE.

2. PER VHFHSZ ALL EXTERIOR GLAZING SHALL BE TEMPERED, INSULATING GLASS OR HAVE A FIRE RATING OF AT LEAST 20 MINUES.

3. CONTRACTOR TO VERIFY IN FIELD ALL WINDOW & WINDOW WALL OPENINGS

PRIOR TO FABRICATION

DOOR HARDWARE NOTES

1. ALL PIN-TYPE HINGES ACCESSIBLE FROM THE EXTERIOR SHALL HAVE NON REMOVABLE HINGE PINS. HINGES SHALL HAVE MIN. 1/4"Ø STEEL JAMB STUD WITH 1/4" MIN PROTECTION. STRIKE PLATE SHALL BE SECURED TO JAMBS WITH MIN 2.5" LENGTH SCREWS.

2. DEAD BOLTS SHALL HAVE HARDENED INSERTS, DEADLOCKING LATCH WITH KEY OPERATED LOCKS ON EXTERIOR. STRAIGHT DEAD BOLTS SHALL HAVE A MIN. THROW OF 1", EMBEDMENT OF NOT LESS THAN 5/8".

HOOKSHAPED OR EXPANDING LUG DEADBLOTS SHALL HAVE A MIN THROW OF 3/4". DOOR KNOBS AND DEADBOLT THUMB TURNS SHALL NOT BE SEPARATED BY MORE THAN 8 INCHES.

3. SLIDING DOORS SHALL BE PROVIDED WITH A DEVICE IN THE UPPER

CHANNEL TO PROHIBIT RAISING AND REMOVING OF THE PANEL IN THE CLOSED OR PARTIALLY OPEN POSITION. SLIDING GLASS DOORS SHALL BE

EQUIPPED WITH LOCKING DEVICES TO REMAIN INTACT WHEN TESTED PER SEC 6717.1.

GLAZING NOTES
PROJECT NUMBER:
1729 21st STREET
SANTA MONICA, CA 90404
310.453.9611
www.belzbergarchitects.com
belzberg architects
2/18/2022 5:51:59 PM

DARROW OFFICE

BUILDING
February 18, 2022
21004

DOOR SCHEDULE
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

DEVELOPMENT PLAN
REVIEW
A620

DOOR SCHEDULE
DOOR # FROM ROOM TO ROOM TYPE WIDTH HEIGHT
HW

GROUP DOOR TYPE FRAME TYPE COMMENTS
102 OPEN OFFICE OFFICE 3'-0" 8'-1"
103 OPEN OFFICE OFFICE 2'-10" 8'-1"
104 OPEN OFFICE STORAGE 2'-10" 7'-0"
105 OPEN OFFICE IT/AV 2'-8" 7'-0"
106 OFFICE OPEN OFFICE 3'-0" 8'-0"
107A OPEN OFFICE VESTIBULE 2'-10" 7'-0"
107B RETAIL VESTIBULE 2'-10" 7'-0"
108 VESTIBULE MENS RESTROOM 2'-10" 7'-0"
109 VESTIBULE ALL GENDER RESTROOM 2'-10" 7'-0"
111 OPEN OFFICE OFFICE 3'-0" 8'-1"
113 JC ALL GENDER RESTROOM 2'-6 15/32" 8'-1"
EV1 LOBBY ELEVATOR 5'-8" 7'-6"
X100A LOBBY 3'-3 23/32" 7'-10"
X100B C 2'-10 3/4" 6'-7 11/32"
X101A EXTERIOR COURTYARD OPEN OFFICE 4'-9 1/2" 8'-2"
X101B EXTERIOR COURTYARD OPEN OFFICE 4'-9 1/2" 8'-2"
X110 RETAIL C 3'-2" 7'-10"
X112 EXTERIOR COURTYARD C 3'-1 17/32" 7'-10"
X114 ELEVATOR MECH 3'-0" 7'-0"
XSA1 STAIR 3'-0" 7'-0"
201 OFFICE OPEN OFFICE/ RECEPTION 3'-0 21/32" 9'-6"
202 LIBRARY OPEN OFFICE/ RECEPTION 3'-0 3/8" 9'-6"
203 OFFICE OPEN OFFICE/ RECEPTION 3'-0 3/4" 9'-6"
204 OPEN OFFICE/ RECEPTION OFFICE 3'-0" 9'-6"
206 OFFICE OPEN OFFICE/ RECEPTION 3'-0" 9'-6"
207 OFFICE OPEN OFFICE/ RECEPTION 3'-0" 9'-6"
512 CORRIDOR WOMENS RESTROOM 3'-0" 7'-0"
513 CORRIDOR MENS RESTROOM 3'-0" 7'-0"
EV2 EMPLOYEE LOUNGE/ KITCHEN ELEVATOR 5'-8" 7'-6"
SA2 CORRIDOR STAIR 3'-0" 7'-0"
304 RESTROOM 3'-0" 7'-0"
305 CLOSET 3'-0" 7'-0"
EV3 ELEVATOR 5'-8" 7'-6"
SA3 STAIR 3'-0" 7'-0"
X306 OFFICE OUTDOOR TERRACE 2'-10 31/32" 11'-8"
CLOSET C 2'-7 3/4" 6'-0"
zzz CLOSET C 0'-4 1/4" 6'-0"
# DESCRIPTION DATE
ATTACHMENT 11
Notice of Public Hearing
City Clerk’s Office

NOTICE OF PUBLIC HEARING
The Council of the City of Beverly Hills, at its regular meeting to be held on Tuesday, December 5, 2023, at 7:00 p.m., or as soon thereafter as the matter may be heard, in the Council Chamber of the City Hall, 455 N. Rexford Drive, Beverly Hills, CA 90210, will hold a public hearing to consider:

AN APPEAL OF THE PLANNING COMMISSION’S JULY 13, 2023 DECISION

APPROVING A DEVELOPMENT PLAN REVIEW AND HISTORIC

INCENTIVE PERMIT TO ALLOW FOR REHABILITATION OF AN

EXISTING TWO-STORY COMMERCIAL BUILDING AND A THIRD-STORY

ADDITION, ALONG WITH WAIVERS AND DEVIATIONS FROM CERTAIN DEVELOPMENT STANDARDS AT 9884 SOUTH SANTA MONICA

BOULEVARD
The proposed project consists ofthe construction of a third-story addition and rehabilitation of an existing two-story commercial building located at 9884 South Santa Monica Boulevard. The existing commercial building, generally referred to as the “Darrow Office Building”, was designed by John Lautner and Douglas Honnold, architects on the City’s List of Master Architects. The proposed 814 square-foot third-story addition would increase the height of the building by approximately 15’-3”, from 23’-9” to 39’-O”. Parking for the project would be provided at the rear of the property within a surface parking lot for three vehicles. As part of the Historic Incentive Permit request, the applicant is seeking approval of waivers or deviations from development standards relating to the minimum dimensions for rubbish storage facilities and on-site loading space requirements. The project site is located within the City’s C-3, Commercial Zone and MU, Mixed Use Overlay Zone.

On July 13, 2023, the Planning Commission adopted a resolution conditionally approving a Development Plan Review and Historic Incentive Permit to allow for the proposed project.

Subsequent to this approval, a timely appeal of the Planning Commission’s decision was filed on July 26, 2023. On September 12, 2023, the City Council set the appeal hearing date for the City Council’s regular meeting of December 5, 2023.

GdTM
City ofBeverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 p (310) 285-1141f(310) 858-5966 BeverlyHils.org

ENVIRONMENTAL REVIEW
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 1 Categorical Exemption (Existing Facilities) and a Class 31 Categorical Exemption (Historical Resource Restoration/Rehabilitation) in accordance with the requirements of Sections 15301 and 15331 of the state CEQA Guidelines. Therefore, the City Council may find the project exempt from further review under CEQA.

HOW TO PARTICIPATE IN THE CITY COUNCIL MEETING
Please be advised that pre-entry metal detector screening requirements are now in place at City Hall. Members of the public are requested to plan visits accordingly. Members of the public may participate in the meeting by attending in-person or telephonically, and may view the meeting through live webcast or BHTV Channel 10 on Spectrum Cable. City Council meetings are broadcast on local Beverly Hills television and on other media platforms. Anyone who participates at the meeting and/or enters the City Council Chamber is subject to having their image displayed.

These recordings will remain publicly accessible in perpetuity.

Public Comment Participation:
• Oral Comment/Listen only: (310) 288-2288
• Email: cityc1erkDbeverlyhills.org
• Video (during public comment only): http://beverlyhills.org/comment • To Watch Video Live: http://beverlyhills.org/live or
• On-Demand: http://beverlyhills.org/citycouncilmeetings • In-Person: Submit a Speaker Card to the City Clerk at the meeting How to Submit Public Comment (Email/Video):

It is recommended that public written comments be submitted to the City Clerk’s office by 12:00 p.m. on the meeting date. Public comments will also be taken during the meeting when the topic is being reviewed by the City Council/Parking Authority. Written comments should identify the Agenda Item Number or Topic in the subject line of the email. The City Clerk will read only the first three minutes (approximately 350 words) of a written comment. In the event of a large number of written comments on one item, written comments may be summarized by the City Clerk’s Office. The entire written comment shall be archived in full as part of the record.

If a comment is received after the agenda item is heard, it will not be a part of the record. Public comment via video conference will be no longer than three (3) minutes per each individual comment, subject to City Council discretion based on the anticipated length in the meeting. In person speaker cards may be submitted to the City Clerk directly during the meeting.

City ofBeverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 I t(310) 285-2400 f(310) 385-0862 I BeverlyHills.org Any interested person may participate in the meeting and be heard or present written comments to the City Council. According to Government Code Section 65009, if you challenge the Council’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.

In Person Participation:

All interested persons are invited to attend and speak on this matter in person. Please see the above information on the location and time of this meeting.

If there are any questions regarding this notice, please contact Edgar Arroyo, Senior Planner in the Planning Division at (310) 285-1138, or by email at [email protected]. Please also contact us to add your email to the interested parties list for this ordinance, so that important updates and notifications may be sent to you.

HUMA ARMED
City Clerk
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) 285-2400 (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.

City ofBeverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 I t(310) 285-2400 f(310) 385-0862 BeverlyHills.org ATTACHMENT 12
Project Plans
A101
A101
1 1
1 1
1 A101
SIM

EXTERIOR ELEVATION

BUILDING SECTION

INTERIOR ELEVATION

SPOT ELEVATION / CEILING TAG

SPOT ELEVATIONS ARE TO

FINISH GRADE, FLOOR, OR

CEILING, UNLESS OTHERWISE
NOTED.
1 RFI 101
A101
1 SIM

ENLARGED PLAN / DETAIL

REVISION CLOUD

DIMENSIONS
NOTE: PLAN DIMENSIONS OF

WALLS ARE TO FACE OF STUD,

CONCRETE, OR MASONRY
UNLESS OTHERWISE NOTED.

CENTERLINE

PROPERTY LINE
0 GRID BUBBLE

ROOM TAG

ROOM NAME

ROOM NUMBER

DOOR TAG

WINDOW TAG

WALL FRAMING TAG

MATERIAL TAG
101
6 LEVEL CHANGE /

SLAB DEPRESSION
10' - 0"
GYP-1
CON-1
1i
RC-1 LIGHTING TAG
SINK-4 PLUMBING FIXTURE TAG
A·6·B WALL FINISH TAG
5'-0"
1 Ref
1 Ref
1 Ref
1 Ref

BEDROOM
101

PROJECT
NORTH

S SANTA MONICA BLVD

N SANTA MONICA BLVD

CHARLEVILLE BLVD

DURANT DR

S LASKY DR

SPALDING DR

WILSHIRE BLVD

THE BEVERLY
HILTON

WALDORF

ASTORIA

THE PENINUSLA

B E L Z B E R G A R C H I T E C T S
L L P

ABBREVIATIONS SYMBOL LEGEND PROJECT DIRECTORY

ACOUSTICAL CEILING TILE

ABOVE FINISH FLOOR

ACCESSORY LIVING QUARTERS

ALTERNATE

AREA DRAIN

BEVERLY HILLS CITY CODE

BUILDING
BOTTOM

CALIFORNIA BUILDING CODE

CALIFORNIA BUILDING STANDARDS CODE

CAST IN PLACE

CENTER LINE

CEILING
CLEAR
COLUMN

CONCRETE

CONTINUOUS
CARPET

CERAMIC TILE

CONCRETE MASONRY UNIT

DIAMETER

DIMENSION
DOWN

DOWN SPOUT
DETAIL

DRAWING
EAST

EXISTING
EACH

ELEVATION

ELECTRIC(AL)

ELEVATOR
EQUAL

EXPOSED

FLOOR DRAIN

FINISH GRADE
FLOOR

FACE OF FINISH
FOOT
GAUGE

GLAZING

GYPSUM WALL BOARD

HOSE BIBB

HOLLOW CORE

HARDWARE

HOLLOW METAL

HORIZONTAL
HOUR
HEIGHT

HEATING, VENTILATION AND AIR

CONDITIONING

INSIDE DIAMETER

INSULATION

MATERIAL

MAXIMUM

MANUFACTURER

MINIMUM

MISCELLANEOUS
METAL
NEW
NORTH

NOT IN CONTRACT
NUMBER

NOT TO SCALE

ON CENTER

OUTSIDE DIAMETER

RADIUS/RISER

REFERENCE

REQUIRED

REVISION

RIGHT OF WAY
SOUTH

SOLID CORE

SIMILAR

SINGLE FAMILY DWELLING

SPECIFICATIONS

SLOPE TO DRAIN

STRUCTURAL

SQUARE FEET

STONE TILE
STUCCO
STEEL
STONE
TREAD

TOP OF BEAM

TOP OF CONCRETE

TOP OF FLOOR

TOP OF SLAB

TOP OF WALL

TERAZZO

TYPICAL

UNLESS NOTED OTHERWISE

VERTICAL
WEST
WOOD

WATERPROOF(ING)
ACT
AFF
ALQ
ALT
AD
BHCC
BLDG
BOT
CBC
CBSC
CIP
CL
CLG
CLR
COL
CONC
CONT
CPT
CT
CMU
DIA
DIM
DN
DS
DTL
DWG
E
(E)
EA
EL
ELEC
ELEV
EQ
EXP
FD
FG
FL
FOF
FT
GA
GLZ
GWB
HB
HC
HDWR
HM
HOR
HR
HT
HVAC
ID
INS
MAT
MAX
MFR
MIN
MISC
MTL
(N)
N
NIC
No
NTS
OC
OD
R
REF
REQ
REV
ROW
S
SC
SIM
SFD
SPEC
STD
STRUCT
SF
ST
STC
STL
STN
T
TOB
TOC
TOF
TOS
TOW
TRZ
TYP
UNO
VERT
W
WD
WP

APPLICABLE CODES

PROPERTY DESCRIPTION

REVISION SCHEDULE

ZONING CONFORMANCE SUMMARY

SHEET INDEX

VICINITY MAP

DESCRIPTION OF WORK

REQUESTED ENTITLEMENTS

DARROW OFFICE BUILDING
APRIL 27, 2023
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

PLANNING RESUBMITTAL
2022 CALIFORNIA BUILDING STANDARDS CODE (CCR, TITLE 24) INCLUDING ERRATA MADE EFFECTIVE THROUGH THE ISSUANCE DATE OF THESE PLANS.

BEVERLY HILLS CITY CODE ("BHCC"), TITLE 9 BUILDING AND PROPERTY HEALTH AND

SAFETY REGULATIONS INCLUDING ADOPTIONS AND AMENDMENTS TO PARTS OF THE 2019 CALIFORNIA BUILDING STANDARDS CODE.

PROPERTY ADDRESS
9884 S. SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

LEGAL DESCRIPTION
LOT 746 OF TRACT NO. 7710, IN THE CITY OF BEVERLY HILLS, COUNTY OF

LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 83, PAGES 94 AND 95 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER

OF SAID COUNTY

ASSESSOR'S PARCEL DETAILS
ASSESSOR'S ID NO. 4328-003-001

PROPERTY TYPE COMMERCIAL / INDUSTRIAL
TRACT # 7710
LOT # 746
YEAR BUILT 1947
EFFECTIVE YEAR BUILT 1949
LOT/PARCEL AREA (CALC.) 6,006 SF, 0.14 ACRES

PLANNING & ZONING

LAND USE COMMERCIAL LOW DENSITY GENERAL

ZONING AREA DESIGNATION CENTRAL AREA
ZONING C-3

R-ZONE NONE

PARKING ZONE NONE

SEISMIC FAULT ZONE YES

PREVIOUS / CURRENT USE

THE PREVIOUS USE OF THE BUILDING WAS MEDICAL OFFICES WITH GROUND FLOOR RETAIL.

IN JUNE 2021, INTERIOR NON-STRUCTURAL DEMOLITION AND RELATED ASBESTOS ABATEMENT WAS PERFORMED:
• PERMIT #BS2102940 ISSUED 6/14/2021 FINAL
• PERMIT #BS2102939 ISSUED 6/14/2021 FINAL
HEIGHT
MAX. ALLOWABLE HEIGHT PER CITY........................

EXISTING BUILDING HEIGHT.....................................

PROPOSED BUILDING HEIGHT.................................. *HEIGHT MEASURED PER BHCC 10-3-100
DEFINITION OF "HEIGHT OF BUILDING"
MAX. ALLOWABLE HEIGHT PER CBC........................

PROPOSED BUILDING HEIGHT................................. *HEIGHT MEASURED FROM GRADE PLANE TO

AVERAGE HEIGHT OF HIGHEST ROOF SURFACE

SETBACKS

NO SETBACKS ARE REQUIRED FOR

COMMERCIAL USE IN A COMMERCIAL ZONE

NET FLOOR AREA

EXISTING
• OFFICES.....................................................................

PROPOSED (TOTAL).................................................... • OFFICES..................................................................... • AREA OF PROPOSED ADDITION............................

FLOOR AREA RATIO (F.A.R.)
LOT AREA......................................................................

MAX. ALLOWABLE F.A.R..............................................

MAX. ALLOWABLE FLOOR AREA ...............................

EXISTING F.A.R.............................................................

PROPOSED F.A.R.........................................................

PARKING

EXISTING ON-SITE PARKING SPACES
• OFFICE........................................................................

ADDITIONAL PARKING SPACES REQUIRED
• OFFICE........................................................................

TOTAL PARKING SPACES PROPOSED
• OFFICE........................................................................

CONSTRUCTION
CONSTRUCTION TYPE.................................................

SPRINKLERS..................................................................

FIRE ALARMS.................................................................

Planning

SD DD PC CD
G100 COVER SHEET ● ● ● ○ ○
G101 GENERAL NOTES ● ● ● ○ ○
G102 GENERAL NOTES ● ● ● ○ ○
G120 ADA DIAGRAMS ● ● ● ○ ○
G140 OCCUPANCY & EGRESS ● ● ● ○ ○
G141 EGRESS CODE COMPLIANCE SUMMARY ● ● ● ○ ○
G150 FAR CALCULATIONS ● ● ● ○ ○
G160 ALTA SURVEY ● ● ● ○ ○
G161 ALTA SURVEY ● ● ●
G170 SHADE AND SHADOW STUDY - SUMMER EQUINOX ● ○ ● ○ ○
G171 SHADE AND SHADOW STUDY - SUMMER EQUINOX ● ○ ●
G172 SHADE AND SHADOW STUDY - WINTER EQUINOX ● ○ ●
G173 SHADE AND SHADOW STUDY - WINTER EQUINOX ● ○ ●
L0.0 COVER SHEET ● ○ ●
L0.1 GENERAL NOTES ● ○ ●
L2.0 GROUND LEVEL HARDSCAPE PLAN ● ○ ●
L2.2 SECOND FLOOR HARDSCAPE PLAN ● ○ ●
L2.3 THIRD FLOOR HARDSCAPE PLAN ● ○ ●
L3.0 GROUND LEVEL PLANTING PLAN ● ○ ●
L3.2 SECOND FLOOR PLANTING PLAN ● ○ ●
L3.3 THIRD FLOOR PLANTING PLAN ● ○ ●
L3.4 GROUND LEVEL PLANT IMAGES ● ○ ●
L3.5 SECOND FLOOR PLANT IMAGES ● ○ ●
L3.6 THIRD FLOOR PLANT IMAGES ● ○ ●
L3.7 ELEVATION ● ○ ●
L5.0 LANDSCAPE LIGHTING PLAN ● ○ ●
L5.1 LIGHTING CUT SHEET ● ○ ●
A100 GROUND FLOOR EXISTING PLAN ● ● ● ○ ○
A101 SECOND FLOOR EXISTING PLAN ● ● ● ○ ○
A110 SITE PLAN ● ● ● ○ ○
A200 BASEMENT PLAN ● ● ● ○ ○
A201 GROUND FLOOR PLAN ● ● ● ○ ○
A202 SECOND FLOOR PLAN ● ● ● ○ ○
A203 THIRD FLOOR PLAN ● ● ● ○ ○
A204 ROOF PLAN ● ● ● ○ ○
A300 EXTERIOR ELEVATIONS ● ● ● ○ ○
A301 EXTERIOR ELEVATIONS ● ●
A302 RENDERINGS ● ● ● ○ ○
A400 BUILDING SECTIONS ● ● ● ○ ○
A401 BUILDING SECTIONS ● ● ● ○ ○
A610 WINDOW WALL SCHEDULE ● ● ● ○ ○
A612 WINDOW WALL SCHEDULE-EXISTING WINDOWS ● ●
A620 DOOR SCHEDULE ● ● ● ○ ○

IMPACT REAL ESTATE GROUP, LLC
2029 CENTURY PARK EAST, SUITE 2980
LOS ANGELES, CA 90067
T: 310.552.2727
M&M&CO
26074 AVENUE HALL, SUITE 12
VALENCIA, CA 91355
T: 818.891.9100

SHERWOOD DESIGN ENGINEERS
2301 E 7TH ST SUITE A-238
LOS ANGELES, CA 90023
[email protected]
T:213.921.4623

STEPHEN BILLINGS LANDSCAPE ARCHITECTURE
12818 VENICE BLVD.

LOS ANGELES, CA 90066
[email protected]
T:323.894.7711

BELZBERG ARCHITECTS LLP
2740 MAIN STREET
SANTA MONICA, CA 90405
[email protected]
T: 310.453.9611

NOUS ENGINEERING, INC
600 WILSHIRE BLVD, SUITE 760
LOS ANGELES, CA 90017
[email protected]
T: 213.627.6687

GREEN DINOSAUR, INC
8695 WASHINGTON BLVD, #210
CULVER CITY, CA 90232
T: 213.455.3311
NOVUS
155 S. FAIR OAKS AVE.

PASADENA, CA 91105
[email protected]
TBC
OWNER & APPLICANT:

LAND SURVEYOR:

CIVIL ENGINEER:

LANDSCAPE ARCHITECT:

ARCHITECT:

STRUCTURAL ENGINEER:

SUSTAINABILITY & ENERGY:

MEP ENGINEER:

LIGHTING DESIGNER:

DESCRIPTION OF WORK:

EXISTING, TWO-STORY, COMMERCIAL OFFICE BUILDING IS AN HISTORIC RESOURCE DESIGNED BY JOHN LAUTNER, AN ARCHITECT NAMED ON THE CITY'S LIST OF LOCAL MASTER ARCHITECTS. SCOPE

OF WORK INCLUDES PRESERVATION AND RESTORATION OF EXISTING BUILDING FACADE, INTERIOR REMODEL OF THE EXISTING BUILDING, AND A ONE-STORY ADDITION. BUILDING TO BE USED FOR COMMERCIAL OFFICES.
45'-0" OR 3 STORIES PER BHCC 10-3-2726(A)
23'-9" (APPROXIMATE HEIGHT)
39'-0"
85'-0" AND 6 STORIES (CBC TABLE 504.3)
34'-4" AND 3 STORIES
6,288 SF
7,053 SF
7,053 SF
1,404 SF
6,006 SF

2.00 12,012 SF

1.04 1.17
7 (NON-CONFORMING)
4 (ONE PER 350 SF OF NEW AREA PROPOSED)
(1,404SF / 350 SF = 4 SPACES REQUIRED FOR

ADDITION)
3 (PROJECT EXEMPT FROM MINIMUM PARKING
REQUIREMENTS PER AB 2097)
III-A (PER BHCC 3701.1)
FULLY SPRINKLERED PER CBC 903.3.1.1
FIRE ALARM SYSTEM PER CBC 907.2 & NFPA 72
APPROVAL OF PROJECT AS DESCRIBED WITH DEVELOPMENT PLAN REVIEW.

APPROVAL TO DESIGNATE THE PROPERTY AN HISTORIC LANDMARK.

APPROVAL OF AN HISTORIC INCENTIVE PERMIT FOR THE FOLLOWING:
• RELIEF FROM MINIMUM STANDARDS FOR LOADING SPACES PER BHMC 10-3-2740: LOADING SPACE; MINIMUM STANDARDS FOR LOADING SPACES.
• RELIEF FROM REQUIRED MINIMUM DIMENSIONS FOR RUBBISH STORAGE ROOM DUE TO PROPOSED ADDITION PER BHMC 9-3-1: RUBBISH STORAGE AND HANDLING FACILITIES. # DESCRIPTION DATE
PROJECT NUMBER:
2740 MAIN STREET
SANTA MONICA, CA 90405
310.453.9611
www.belzbergarchitects.com
belzberg architects

APPLICANT

IMPACT REAL ESTATE GROUP, LLC
2029 CENTURY PARK EAST
SUITE 2980
LOS ANGELES, CA 90067
310.552.2727
[email protected]

ARCHITECT

BELZBERG ARCHITECTS LLP
2740 MAIN STREET
SANTA MONICA, CA 90405
BROCK DESMIT, R.A.
313.477.9477
[email protected]
4/28/2023 9:44:34 A
M

DARROW OFFICE

BUILDING
APRIL 27, 2023
21004

GENERAL NOTES
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

PLANNING RESUBMITTAL
G101

GENERAL NOTES

NOTES ON STRUCTURAL, ELECTRICAL, MECHANICAL AND PLUMBING PLANS ARE IN ADDITION TO THE FOLLOWING NOTES. IF CONFLICTING NOTES ARE FOUND, THE

CONTRACTOR SHALL BRING SUCH DISCREPANCY TO THE ATTENTION OF THE ARCHITECT AND RELEVANT CONSULTANTS.

DIVISION 01 - GENERAL REQUIREMENTS

THE CONTRACTOR AND ANY TIER SUBCONTRACTOR SPECIFICALLY REPRESENTS AND

WARRANTS TO THE OWNER THAT THE CONTRACT DOCUMENTS ARE SUFFICIENT TO

PERMIT CONTRACTOR AND ITS SUBCONTRACTOR(S) TO ESTABLISH THE CONTRACT SUM, TO PREPARE ANY REQUIRED SHOP DRAWINGS, AND TO PERFORM THE WORK. THE

CONTRACT DOCUMENTS ARE COMPLEMENTARY, AND WHAT IS REQUIRED BY EACH SHEET, PLAN, ELEVATION, SECTION, INTERIOR ELEVATION, DETAIL, CONSULTANTS’

INFORMATION AND SPECIFICATION BOOK CONTENT SHALL BE BINDING TO EACHOTHER AND AS IF REQUIRED BY ALL. THE CONTRACTOR (AND ANY TIER SUBCONTRACTOR

UPON EXECUTION OF ANY SUBCONTRACT) FURTHER ACKNOWLEDGES AND DECLARES

THAT IT HAS VISITED AND EXAMINED THE SITE, EXAMINED ALL PHYSICAL, LEGAL AND

OTHER CONDITIONS AFFECTING THE WORK AND IS FULLY FAMILIAR WITH ALL OF THE CONDITIONS THEREON AND THEREUNDER AFFECTING THE SAME. IN CONNECTION

THEREWITH, CONTRACTOR (AND ANY TIER SUBCONTRACTOR UPON EXECUTION OF ANY

SUBCONTRACT), SPECIFICALLY REPRESENTS AND WARRANTS TO OWNER THAT IT HAS,

BY CAREFUL EXAMINATION, SATISFIED ITSELF AS TO AND SHALL NOT BE ENTITLED TO ANY INCREASE IN THE CONTRACT SUM OR CONTRACT TIME ON THE BASIS OF: (1) THE

NATURE, LOCATION, AND CHARACTER OF THE PROJECT AND THE SITE, INCLUDING,

WITHOUT LIMITATION, THE SURFACE CONDITIONS OF THE SITE AND ALL STRUCTURES

AND OBSTRUCTIONS THEREON AND THEREUNDER, BOTH NATURAL AND MAN-MADE, ALL

SURFACE AND SUBSURFACE WATER CONDITIONS OF THE SITE AND THE SURROUNDING AREA; (2) THE NATURE, LOCATION, AND CHARACTER OF THE GENERAL AREA IN WHICH

THE PROJECT IS LOCATED, INCLUDING, WITHOUT LIMITATION, ITS CLIMATIC

CONDITIONS, AVAILABLE LABOR SUPPLY AND LABOR COST, LOCATION OF STAGING AND

LAYDOWN AREAS, PARKING, CONSTRUCTION ACTIVITY ADJACENT TO THE PROJECT, AND AVAILABLE EQUIPMENT SUPPLY AND EQUIPMENT COSTS; (3) THE QUALITY AND

QUANTITY OF ALL MATERIALS, SUPPLIES, TOOLS, EQUIPMENT, LABOR, AND

PROFESSIONAL SERVICES NECESSARY TO COMPLETE THE WORK IN THE MANNER AND WITHIN THE COST AND TIME FRAME REQUIRED BY THE CONTRACT DOCUMENTS; AND (4)

ANY APPLICABLE FEDERAL, STATE AND LOCAL LAWS, ORDINANCES, RULES,

REGULATIONS OR ORDERS, INCLUDING, WITHOUT LIMITATION, INSPECTION PROCEDURES AND TIMING.
1A. THE GENERAL NATURE OF THESE NOTES SHALL IN NO WAY DIMINISH THE

CONTRACTOR AND SUB-CONTRACTORS FROM COMPLETING ALL WORK IN STRICT

CONFORMANCE WITH ALL ASPECTS OF APPLICABLE BUILDING CODES AND WITH OTHER RULES, REGULATIONS AND ORDINANCES GOVERNING THE PLACE OF THE BUILDING.

EACH SUB-CONTRACTOR SHALL BECOME FAMILIAR WITH ANY PART OF THE AFOREMENTIONED BUILDING CODES, RULES, ETC. THAT MAY AFFECT HIS WORK. IN THE

EVENT THE FOLLOWING CONSTRUCTION DOCUMENTS HAVE NOT INCLUDED DETAILS

PERTAINING TO SPECIFIC CONDITIONS, BY ACCEPTING THE CONTRACT, THE

CONTRACTOR AND SUBCONTRACTORS AGREE TO INCORPORATE AND BUILD TO THE PREVAILING BUILDING CODES, REGULATIONS AND INDUSTRY STANDARDS. 1B. THE FINAL SPECIFICATIONS MANUAL SHALL BE INCLUDED AS PART OF THE GENERAL CONTRACTOR'S CONTRACT. BY ACCEPTING THIS CONSTRUCTION SET AND

THE FINAL SPECIFICATIONS MANUAL, THE CONTRACTOR AGREES THAT ALL

INFORMATION CONTAINED IN ONE PAGE SHALL BE INCORPORATED AND COORDINATED

WITH INFORMATION CONTAINED ON EACH OF THE OTHER PAGES IN THE CONSTRUCTION SET AND FINAL SPECIFICATIONS MANUAL. THE GENERAL CONTRACTOR

IS RESPONSIBLE FOR DISTRIBUTING ALL DOCUMENTS AND INFORMATION AVAILABLE TO ALL SUB-CONTRACTORS. IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO

ENSURE THAT EACH SUB-CONTRACTOR UNDERSTANDS THE NEEDS OF THEIR TRADE

WITH RESPECT TO OTHER TRADES GIVEN THE INTENT OF THE WORK AS DESCRIBED IN THE CONSTRUCTION SET AND FINAL SPECIFICATIONS MANUAL.
1C. THE OWNER AND ARCHITECT SHALL BE NOTIFIED IF QUESTIONS, DISCREPANCIES OR CONFLICTS ARE FOUND DURING THE REVIEW PERIOD PRIOR TO CONSTRUCTION.

ONCE UNDER CONSTRUCTION, SHOULD DISCREPANCIES ARISE BETWEEN INDIVIDUAL

DRAWINGS AND/OR SPECIFICATIONS, THE CONTRACTOR SHALL PURCHASE AND/OR

BUILD THE SOLUTION WHICH PROVIDES THE GREATEST DEGREE OF BUILDING

INTEGRITY WITH REGARD TO SAFETY AND DURABILITY WITHOUT COST TO THE OWNER OR ARCHITECT.

2. SCOPE OF PERMIT
A. LIMIT OF AUTHORIZATION. THE ISSUANCE OF A PERMIT IS NOT AN APPROVAL OR AN AUTHORIZATION OF THE WORK SPECIFIED THEREIN. A PERMIT IS MERELY AN

APPLICATION FOR INSPECTION, THE ISSUANCE OF WHICH ENTITLES THE PERMITTEE TO INSPECTION OF THE WORK, WHICH IS DESCRIBED THEREIN. PERMITS ISSUED UNDER

THE REQUIREMENTS OF THIS CODE SHALL NOT RELIEVE THE OWNER OF

RESPONSIBILITY FOR SECURING REQUIRED PERMITS FOR WORK TO BE DONE WHICH IS

REGULATED BY ANY OTHER CODE, DEPARTMENT OR DIVISION OF THE CITY IN WHICH THE WORK IS PERFORMED.

B. VALIDITY OF OTHER LAWS. NEITHER ISSUANCE OF A PERMIT NOR THE APPROVAL

OF THE BUILDING DEPARTMENT OF ANY DOCUMENT SHALL CONSTITUTE AN APPROVAL

OF ANY VIOLATION OF ANY PROVISION OF THIS CODE OR OF ANY OTHER LAW OR

ORDINANCE, AND A PERMIT OR OTHER DOCUMENT PURPORTING TO GIVE AUTHORITY TO VIOLATE ANY LAW SHALL NOT BE VALID WITH RESPECT THERETO.

3. ALL WORK, CONSTRUCTION AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS

OF THE CURRENT EDITION OF THE GOVERNING BUILDING CODE AND WITH OTHER RULES, REGULATIONS, AND ORDINANCES GOVERNING THE PLACE OF THE BUILDING.

BUILDING CODE REQUIREMENTS AS INTERPRETED BY THE BUILDING OFFICIAL TAKE

PRECEDENCE OVER THE DOCUMENTS, AND IT SHALL BE THE RESPONSIBILITY OF

ANYONE SUPPLYING LABOR, MATERIAL OR BOTH TO INSTALL HIS WORK IN

CONFORMANCE WITH THE APPLICABLE CODES AT NO ADDITIONAL COST, AND TO BRING

TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES OR CONFLICTS BETWEEN THE REQUIREMENTS OF THE BUILDING CODE AND THE DRAWINGS. THE ABOVE SHALL APPLY TO ALL DIVISIONS.

DIVISION 6 – WOOD, PLASTICS, AND COMPOSITES

1. GENERAL: ALL REQUIREMENTS OF THE LOCAL BUILDING CODE SHALL BE MET.

2. FIRE STOPS FOR STUD WALLS AND PARTITIONS: ENCLOSED SPACES IN STUD WALLS,

PARTITIONS AND FURRED WALLS SHALL BE FIRE-STOPPED AT THE TOP AND BOTTOM AND ALSO AT THE MID-POINT IN WALLS MORE THAN 10 FEET HIGH. THE DISTANCE BETWEEN FIRE-STOPS IN WALLS AND PARTITIONS SHALL NOT EXCEED 10 FEET MEASURED HORIZONTALLY OR VERTICALLY. TOP AND BOTTOM PLATES WHICH FILL ALL SPACES BETWEEN STUDS AND FURRING SHALL BE CONSIDERED FIRE-STOPS.

3. NOTCHING & BORING: AT EXTERIOR WALLS AND BEARING WALLS STUDS SHALL NOT BE NOTCHED MORE THEN 25 % WIDTH OF STUD: AT NON-BEARING PARTITIONS NOT MORE THAN 40% WIDTH OF STUDS. BORED HOLES: MAX DIAMETER 40% ANY STUD AND 60% NON-BEARING STUD PARTITIONS OR IN ANY WALL WHERE EACH BORED STUD IS DOUBLED, PROVIDED NOT MORE THEN 2 SUCH SUCCESSIVE DOUBLED STUDS ARE SO BORED: NO BORED HOLE CLOSER THEN 5 / 8" TO EDGE OF STUD. VERIFY WITH STRUCTURAL DRAWINGS. (SEE DIVISION 22, PLUMBING NOTES WITHIN THESE GENERAL NOTES)

4. PENETRATIONS: PENETRATIONS IN WALLS REQUIRING PROTECTED OPENINGS SHALL BE FIRE-STOPPED. FIRESTOPPING SHALL BE AN APPROVED MATERIAL SECURELY

INSTALLED AND CAPABLE OF MAINTAINING ITS INTEGRITY WHEN SUBJECTED TO TEST

TEMPERATURES PRESCRIBED IN THE CALIFORNIA BUILDING CODE FOR THE SPECIFIC WALL OR PARTITION.

5. PROVIDE DRAFT STOPS FOR FLOOR-CEILING ASSEMBLIES. DRAFT STOPS ARE

REQUIRED ABOVE AND IN LINE WITH WALLS SEPARATING TENANT SPACES FROM EACH OTHER AND FROM OTHER USES.

DIVISION 7 - THERMAL & MOISTURE PROTECTION

1. ENERGY INSULATION
A. ALL NEW EXTERIOR WALLS SHALL BE INSULATED WITH BLANKET-TYPE MINERAL

FIBER OR GLASS FIBER INSULATION CONFORMING TO FEDERAL SPECIFICATION HH-1-521E WITH THERMAL RESISTANCE (R) CONFORMING TO THE VALUES SPECIFIED IN THE TITLE 24 REPORTS BUT NOT LESS THAN 13. BATTS SHALL BE KRAFT PAPER FACED.

B. ALL ROOF INSULATION SHALL BE INSULATED WITH BATT OR RIGID INSULATION (SEE

DWGS FOR LOCATION) WITH A THERMAL RESISTANCE (R) CONFORMING TO THE VALUES SPECIFIED IN THE TITLE 24 REPORTS BUT NOT LESS THAN 30.

C. ALL SLIDING GLASS DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED TO

SHOW CONFORMANCE WITH CURRENT AIR INFILTRATION STANDARDS OF THE AMERICAN NATIONAL STANDARDS INSTITUTE (ANSI 134.1, ANSI 134.3, AND ANSI 134.4) WHEN TESTED IN ACCORDANCE WITH ASTM 283-7 WITH A PRESSURE DIFFERENTIAL OF

1.57 LB/SQ. FT.

D. REQUIRED TINTING AND GLAZING SHALL BE PERMANENTLY TINTED OR PERMANENTLY SURFACE-COATED BY THE MANUFACTURER OF THE GLAZING MATERIAL.

E. ALL RETURN PIPING AND ALL CONTINUOUSLY CIRCULATING DOMESTIC OR HEATING HOT WATER PIPING SHALL BE INSULATED AS REQUIRED BY THE PLUMBING DIVISION.

F. A CERTIFICATE OF COMPLIANCE SIGNED BY THE INSULATION CONTRACTOR AND GENERAL CONTRACTOR SHALL BE PROMINENTLY POSTED ON THE SITE. BLANK CERTIFICATES CAN BE OBTAINED AT ALL BUILDING DEPARTMENT OFFICES.

F. ALL GLAZING AND INSULATION SHALL CONFORM TO THE STATE INSULATION STANDARDS.

2. BELOW GRADE WATER-PROOFING: REQUIRED AT ALL WALLS BELOW GRADE THAT ENCLOSE USABLE SPACE AND BASEMENT FLOOR SLAB.

3. ROOF DRAINAGE: MINIMUM ROOF SLOPE SHALL BE 1/4" VERTICAL FOR EVERY 1'- 0" HORIZONTAL. PER SECTION 1101.11.2.2 OF THE CALIFORNIA PLUMBING CODE, THE

MAXIMUM HEIGHT OF THE ROOF DRAINS SHALL BE A HEIGHT TO PREVENT THE DEPTH

OF PONDING WATER FROM EXCEEDING THAT FOR WHICH THE ROOF WAS DESIGN AS DETERMINED BY SECTION 1101.11.1. IF SECONDARY DRAINS ARE NOT PRESENT ON THE

DRAWINGS, CONTRACTOR SHALL NOTIFY THE ARCHITECT, STRUCTURAL ENGINEER AND PLUMBING ENGINEER PRIOR TO COMMENCING RELATED PLUMBING WORK.

DIVISION 8 - OPENINGS

1. GLAZING:

A. GLASS THICKNESS, STRENGTH, MATERIALS AND METHOD OF INSTALLATION SHALL CONFORM WITH REQUIREMENTS OF LOCAL BUILDING CODES.

B. GLASS AND GLAZING IN LOCATIONS WHICH MAY BE SUBJECT TO HUMAN IMPACT

SUCH AS FRAMELESS GLASS DOORS, GLASS PANELS, GLASS EXIT AND ENTRANCE

DOORS, SLIDING GLASS DOORS, SHOWER DOORS, TUB ENCLOSURES, AND STORM DOORS SHALL MEET THE REQUIREMENTS SET FORTH IN THE LOCAL BUILDING CODE.

C. GLASS DOORS, ADJACENT PANELS AND ALL GLAZED OPENINGS WITHIN 18" OF THE ADJACENT FLOOR, WHOSE LEAST DIMENSION IS GREATER THAN 18", SHALL BE OF GLASS APPROVED FOR IMPACT HAZARD.

D. ALL GLASS MUST COMPLY WITH U.S. CONSUMER SAFETY PROTECTION COMMISSION REQUIREMENTS.

2. SMOKE AND DRAFT CONTROL: DOORS REQUIRED TO HAVE SMOKE AND DRAFT

CONTROL ASSEMBLIES SHALL BE PROVIDED WITH A GASKET SO INSTALLED AS TO

PROVIDE A SEAL WHERE THE DOOR MEETS THE STOP ON BOTH SIDES AND ACROSS THE TOP.

3. SECURITY PROVISIONS: ALL OPENINGS NOTED WITH SYMBOL ARE SECURITY OPENINGS AND THE FOLLOWING NOTES SHALL APPLY: GLAZED OPENINGS SHALL CONFORM TO THE REQUIREMENTS OF SECURITY PROVISION OF LOCAL BUILDING CODE.

ENTRY DOORS SHALL BE ARRANGED SO THAT THE OCCUPANT HAS A VIEW OF THE AREA IMMEDIATELY OUTSIDE THE DOOR. SUCH A VIEW MAY BE PROVIDED WITH A DOOR VIEWER.

4. DIMENSION & CONDITIONS AT THE JOB SITE SHALL BE VERIFIED BY THE CONTRACTOR(S). DISCREPANCIES IN THE DRAWINGS OR BETWEEN THE DRAWINGS AND

ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE ARCHITECT IN WRITING AND DRAWING FORM. CORRECTED DRAWINGS AND/OR INSTRUCTIONS SHALL BE ISSUED BY THE ARCHITECT PRIOR TO THE INSTALLATION OF ANY WORK.

5. SCAFFOLDING OR FALSEWORK: THE CONSTRUCTION AND DEMOLITION OF ANY BUILDING, STRUCTURE, SCAFFOLDING OR FALSE WORK MORE THAN 3 STORIES OR 36' IN HEIGHT, REQUIRES A PERMIT PRIOR TO THE ISSUANCE OF A BUILDING PERMIT.

6. CONSTRUCTION SAFETY:

A. ALL WORK SHALL CONFORM TO THE REQUIREMENTS OF LOCAL CODE.

B. PEDESTRIAN PROTECTION SHALL CONFORM TO THE REQUIREMENTS OF THE CALIFORNIA BUILDING CODE.

7. TEMPORARY TOILET: MAINTAIN SANITARY TOILET FACILITIES DURING CONSTRUCTION.

8. SITE COORDINATION: CONTRACTOR TO COORDINATE TRADES & EXISTING CONDITIONS WITH INSTALLATION & OPERATION FOR EACH SYSTEM.

9. STAIRS: PRIOR TO INSTALLATION OF ANY STAIR, THE CONTRACTOR SHALL VERIFY

THE RISE, RUN, HEADROOM AND THE NUMBERS OF TREADS AND RISERS, AND SHALL

NOTIFY THE ARCHITECT OF ANY DISCREPANCIES BETWEEN THE DRAWING AND THE ACTUAL FIELD CONDITIONS IN WRITING. SEE 'DIMENSIONS AND CONDITIONS' ABOVE.

10. GUARDRAILS: ALL UNENCLOSED FLOOR AND DOOR OPENINGS, OPEN AND GLAZED SIDES OF LANDINGS AND STAIRS,BALCONIES OR PORCHES WHICH ARE MORE THAN 30"

ABOVE GRADE, AND ROOFS USED FOR OTHER THAN SERVICE OF THE BUILDING SHALL BE PROTECTED BY A GUARDRAIL WITH A MINIMUM HEIGHT OF 42". OPEN GUARDRAILS

AND STAIR RAILINGS SHALL HAVE INTERMEDIATE RAILS OR AN ORNAMENTAL PATTERN SUCH THAT NO OBJECT 4" IN DIAMETER CAN PASS THROUGH. GUARD RAILS SHALL BE DESIGNED FOR 50. LB/FT. LATERAL LOAD AT EXIT FACILITIES SERVING AN OCCUPANT LOAD > 50, 20.LB/FT. LATERAL LOAD ELSEWHERE. SEE STRUCTURAL CALCULATIONS AND DETAILS.

11. BATHROOMS:

A. REFER TO SECTION 092900 – GYPSUM BOARD.

B. TOILET ROOM FLOORS SHALL HAVE A SMOOTH, HARD, NON-ABSORBENT, MATERIAL

SUCH AS PORTLAND CEMENT, CONCRETE, CERAMIC TILE, OR OTHER APPROVED MATERIAL WHICH EXTENDS UPWARD ONTO THE WALLS AT LEAST 5". WALLS WITHIN WATER CLOSET COMPARTMENTS AND WALLS WITHIN 2 FT. OF THE FRONT AND SIDES OF URINALS SHALL BE SIMILARLY FINISHED TO A HEIGHT OF 4 FT. MINIMUM.

C. PROVIDE TWO-HOUR CONSTRUCTION BEHIND ALL TUBS PLACED ADJACENT TO DIVISION WALLS.

D. SHOWERS: WALLS IN ALL OCCUPANCIES, SHALL BE FINISHED AS SPECIFIED IN SUBSECTION (B) ABOVE TO A HEIGHT OF 70" MINIMUM ABOVE THE DRAIN INLET. SEE ALSO SECTION 092900 – GYPSUM BOARD.

E. GLAZING AT SHOWERS AND TUBS: GLAZING USED IN DOORS AND PANELS OF

SHOWER AND BATHTUB ENCLOSURES SHALL BE FULLY TEMPERED / LAMINATED SAFETY GLASS OR APPROVED PLASTIC.

12. CEILING PROJECTIONS: THERE WILL BE NO PROJECTIONS, (LIGHT FIXTURES, ETC.) BELOW THE 7'-0" HIGH CEILINGS AT HALLWAYS, CLOSETS, KITCHENS, ETC. IF PROJECTIONS SUCH AS LIGHT FIXTURES ARE BELOW 7'-0" THEN THEY MUST PROJECT NO MORE THAN 4" FROM THE FINISH SURFACE.

13. TRASH ENCLOSURES: SHALL BE OF NON-COMBUSTIBLE CONSTRUCTION.

THE FOLLOWING SPECIFICATIONS SHALL APPLY UNLESS SHOWN OTHERWISE ON THE DRAWINGS:

14. OPENINGS:

A. FLOOR - CEILING OR ROOF - CEILING OPENINGS.

B. OPENINGS IN WALLS AND PARTITIONS SHALL BE PROTECTED. WHERE FIRE-RATED

WALLS AND PARTITIONS REQUIRE PROTECTED OPENINGS, THE FOLLOWING PENETRATIONS INTO OR THROUGH SUCH CONSTRUCTION ARE PERMITTED:
1) COPPER OR FERROUS PIPES OR CONDUITS MAY PENETRATE WALLS OR PARTITIONS, IF FIRE STOPPED AS REQUIRED BY THE BUILDING CODE. 2) STEEL ELECTRICAL OUTLET BOXES NOT EXCEEDING 16 SQ. IN. IN AREA, PROVIDED THAT THE AREA OF SUCH OPENINGS DOES NOT AGGREGATE MORE THAN 100 SQ. IN.

FOR ANY 100SQ.FT. OF WALL OR PARTITION AREA. OUTLET BOXES ON OPPOSITE SIDES OF WALLS OR PARTITIONS SHALL BE SEPARATED BY A HORIZONTAL DISTANCE OF 24".

THE SPACE BETWEEN THE PENETRATING MATERIALS DESCRIBED IN ITEMS 1 & 2 MOVEMENT OF FLAMES AND GASES.

C. FLOORS: BUILDING PAPER SHALL BE LAID BETWEEN SUBFLOOR AND FINISHED FLOOR.

D. WALLS: 5/8" APPROVED TYPE "X" GYPSUM WALLBOARD FASTENED METAL STUDS PER BUILDING CODE; JOINTS CEMENTED, TAPED, SANDED, PRIMED AND PAINTED.

E. CEILINGS: ANY ASSEMBLY SPECIFIED PER LOCAL BUILDING CODE

16. PARTS OR PORTIONS OF STRUCTURES, NON-STRUCTURAL COMPONENTS AND

THEIR ANCHORAGE TO THE MAIN STRUCTURAL SYSTEM SHALL BE DESIGNED FOR LATERAL FORCES.

DIVISION 02 – EXISTING CONDITIONS

1. EXISTING CONDITIONS: ALL DEBRIS, MISCELLANEOUS FORMWORK, OR OTHER

REMNANT FROM PREVIOUS CONSTRUCTION OR DEMOLITION IS TO BE REMOVED FROM THE SITE PRIOR TO COMMENCING NEW WORK. THIS WORK IS DEEMED TO BE INCLUDED IN THE SCOPE OF WORK SET FORTH IN THESE DOCUMENTS.

4. SWINGING DOORS:

A. DOOR STOPS OF IN-SWINGING DOORS SEPARATING DWELLING UNITS FROM PUBLIC

AREAS SHALL BE OF ONE- PIECE CONSTRUCTION WITH THE JAMB OR JOINED BY A RABBET JOINT TO THE JAMB.

B. ALL PIN-TYPES HINGES WHICH ARE ACCESSIBLE FROM OUTSIDE THE SECURED AREA WHEN THE DOOR IS CLOSED SHALL HAVE NON-REMOVABLE HINGE PINS. IN ADDITION THEY SHALL HAVE MINIMUM 1 / 4" DIAMETER STEEL JAMB STUD WITH 1 / 4" MINIMUM

PROJECTION UNLESS THE HINGES ARE SHAPED TO PREVENT REMOVAL OF THE DOOR IF THE HINGE PINS ARE REMOVED.

C. THE STRIKE PLATE FOR LATCHES AND THE HOLDING DEVICE FOR PROJECTING

DEADBOLTS IN WOOD CONSTRUCTION SHALL BE SECURED TO THE JAMB AND THE WALL FRAMING WITH SCREWS OF NOT LESS THAN TWO 1-1/2" LENGTH.

D. DEADBOLTS SHALL CONTAIN HARDENED INSERTS.

E. STRAIGHT DEADBOLTS SHALL HAVE A MINIMUM THROW OF 1" AND EMBEDMENT OF NOT LESS THAN 5/8" INTO THE HOLDING DEVICE RECEIVING THE PROJECTED BOLT.

F. A HOOK-SHAPED OR AN EXPANDING-LUG DEADBOLT SHALL HAVE A MINIMUM THROW OF 3 /4".

G. GLASS DOORS SHALL HAVE TEMPERED/ LAMINATED GLAZING FULLY COMPLYING WITH THE LOCAL BUILDING CODE.

H. DOORS SHALL BE PROVIDED WITH A KEY-OPERATED LOCKS ON THE EXTERIOR AND

SHALL BE OPENABLE FROM THE INTERIOR WITHOUT A KEY, SPECIAL KNOWLEDGE OR SPECIAL EFFORT.

I. GLAZED OPENINGS WITHIN 40" OF THE LOCKING DEVICE OF THE DOOR OR

WINDOW SHALL BE FULLY TEMPERED GLASS OR APPROVED BURGLARY RESISTANT

MATERIAL, OR SHALL BE PROTECTED BY METAL BARS, SCREENS OR GRILLS HAVING A PATTERN SUCH THAT THE MAX. DIMENSION OF ANY OPENING DOES NOT EXCEED 2" J. DOOR LOCKING DEVICES SHALL BE A TYPE THAT WILL BE READILY DISTINGUISHABLE AS LOCKED. EXIT DOORS USED IN PAIRS SHALL HAVE APPROVED AUTOMATIC FLUSH BOLTS.

K. ONE-HOUR RATED DOOR ASSEMBLIES SHALL HAVE NON-COMBUSTIBLE STILES EXTENDING THE FULL WIDTH OF THE DOOR FRAME. THE ASSEMBLY SHALL BE CAPABLE OF WITHSTANDING A MAXIMUM 450 F TEMPERATURE RISE ABOVE AMBIENT TEMPERATURE AFTER 30 MINUTES OF FIRE TEST.

L. THE DOOR KNOB AND THE THUMB TURN WHICH OPERATES THE DEADBOLT SHALL NOT BE SEPARATED BY MORE THAN 8".

5. CYLINDER GUARDS: SHALL BE INSTALLED ON ALL CYLINDER LOCKS WHENEVER THE

CYLINDER PROJECTS BEYOND THE FACE OF THE DOOR OR IS OTHERWISE ACCESSIBLE TO GRIPPING TOOLS.

6. SCREENS, BARRICADES, AND FENCES: SHALL BE CONSTRUCTED OF MATERIAL

WHICH PRECLUDE HUMAN CLIMBING AND SHALL BE PROVIDED AT EVERY PORTION OF EVERY ROOF, BALCONY, OR SIMILAR SURFACE WHICH IS WITHIN 8' OF A UTILITY POLE OR SIMILAR STRUCTURE.

7. SLIDING GLASS DOORS/ WINDOWS:

A. SHALL BE EQUIPPED WITH LOCKING DEVICES AND SHALL BE SO CONSTRUCTED AND

INSTALLED THAT THEY MAY REMAIN INTACT AND ENGAGED WHEN SUBJECTED TO THE TESTS SPECIFIED IN THE LOCAL BUILDING CODE.

B. SHALL BE PROVIDED WITH A DEVICE IN THE UPPER CHANNEL OF THE MOVING PANEL

TO PROHIBIT RAISING AND REMOVING THE MOVING PANEL FROM ITS TRACK, IN THE CLOSED OR PARTIALLY OPEN POSITION.

8. METAL OR WOODEN OVERHEAD OR SLIDING DOORS SHALL BE SECURED WITH A CYLINDER LOCK, PADLOCK WITH A MIN. 9/32" DIAMETER HARDENED STEEL SHACKLE

AND BOLTED, HARDENED STEEL HASPS, METAL SLIDE BOARD, BOLT OR EQUIVALENT DEVICE UNLESS SECURED ELECTRICALLY OPERATED.

9. LOUVERED WINDOWS: SHALL BE PROTECTED BY METAL BARS OR GRILLS WITH OPENINGS THAT HAVE AT LEAST ONE DIMENSION OF 6" OR LESS, WHICH ARE CONSTRUCTED TO PRECLUDE HUMAN ENTRY. LOCKING DEVICES SHALL BE LOCATED AT THE INSIDE OF THE ADJACENT ROOM AT LEAST 24" FROM THE OPENING.

10. OTHER OPENABLE WINDOWS SHALL BE PROVIDED WITH SUBSTANTIAL LOCKING DEVICES.

11. ACRYLIC/ PLASTIC SKYLIGHTS: SYSTEMS SHALL CONFORM TO THE UNIFORM BUILDING CODE SECTION 2603.7.1

12. PROVIDE 32" WIDE DOORS TO ALL INTERIOR ACCESSIBLE ROOMS (6304.1) DIVISION 9 - FINISHES

1. INTERIOR FINISHES SHALL COMPLY WITH THE FLAME SPREAD AND SMOKE DENSITY REQUIREMENTS OF THE LOCAL BUILDING CODE. SEE FIRE GENERAL NOTES.

2. PLASTERED SURFACES: ON WALLS, CEILINGS, AND ROOF SOFFITS EXPOSED TO WEATHER SHALL HAVE EXTERIOR LATH AND PLASTER.

3. LATH AND WALLBOARD: IN-PLACE INSPECTION IS REQUIRED FOR ALL INTERIOR AND

EXTERIOR LATH AND/OR WALLBOARD BEFORE ANY PLASTERING IS APPLIED OR ANY JOINTS AND FASTENERS HAVE BEEN TAPED AND FINISHED.

4. DRYWALL:

A. DRYWALL SHALL CONFORM TO LOCAL BUILDING CODES.

B. DRYWALL LOCATED BEHIND REQUIRED NON-ABSORBENT SURFACES SHALL BE WATER-RESISTANT.

C. ALL DRYWALL SURFACES SHALL BE TAPED, PATCHED, SANDED, PRIMED, AND PAINTED (COLOR BY ARCHITECT) UNLESS NOTED OTHERWISE.

D. PROVIDE CORNER BEAD AND J-MOLD AT ALL EXPOSED DRYWALL EDGES AND TERMINATIONS.
# DESCRIPTION DATE
PROJECT NUMBER:
2740 MAIN STREET
SANTA MONICA, CA 90405
310.453.9611
www.belzbergarchitects.com
belzberg architects

APPLICANT

IMPACT REAL ESTATE GROUP, LLC
2029 CENTURY PARK EAST
SUITE 2980
LOS ANGELES, CA 90067
310.552.2727
[email protected]

ARCHITECT

BELZBERG ARCHITECTS LLP
2740 MAIN STREET
SANTA MONICA, CA 90405
BROCK DESMIT, R.A.
313.477.9477
[email protected]
4/28/2023 9:44:35 AM

DARROW OFFICE

BUILDING
APRIL 27, 2023
21004

GENERAL NOTES
9884 S SANTA MONICA BLVD
BEVERLY HILLS, CA 90212

PLANNING RESUBMITTAL
G102
DIVISION 13 - SPECIAL CONSTRUCTION

1. SOUND TRANSMISSION CONTROL: REFER TO STATE NOISE INSULATION STANDARDS FOR SOUND RATED PARTITIONS AND IMPACTED RATED FLOOR/CEILING ASSEMBLIES.

A. WALLS: SHALL HAVE AIRBORNE SOUND CONTROL WITH MINIMUM STC RATING OF 50.

B. FLOORS/CEILINGS: SHALL HAVE AIRBORNE SOUND CONTROL WITH MINIMUM STC RATING OF 50 AND IMPACT SOUND CONTROL WITH MINIMUM LLC RATING OF 50.

2. ADDITIONAL REQUIREMENTS:

A. AN APPROVED PERMANENT AND RESILIENT ACOUSTICAL SEALANT SHALL BE PROVIDED ALONG THE JOINT BETWEEN THE FLOOR AND THE SEPARATION WALLS.

B. ALL PENETRATIONS INTO SOUND RATED PARTITIONS OR FLOOR/CEILING ASSEMBLIES WILL BE SEALED WITH APPROVED RESILIENT SEALANT.

C. ALL RIGID CONDUIT, DUCTS, PLUMBING PIPES AND APPLIANCE VENTS LOCATED IN

SOUND ASSEMBLIES WILL BE ISOLATED FROM THE BUILDING CONSTRUCTION BY MEANS OF RESILIENT SLEEVES, MOUNTS OR MINIMUM 1/4" THICK APPROVED RESILIENT MATERIAL. (EXCEPTION: GAS PIPING NEED NOT BE ISOLATED).

D. METAL VENTILATING AND CONDITIONED AIR DUCTS LOCATED IN SOUND ASSEMBLIES SHALL BE LINED. (EXCEPTION: DUCTS SERVING ONLY KITCHEN COOKING FACILITIES, AND BATHROOMS NEED NOT BE LINED.)
E. WALL MOUNTED LAVATORIES AND TOILETS ARE NOT PERMITTED ON SOUND RATED PARTITIONS.

F. COMBUSTION AIR, KITCHEN AND BATHROOM EXHAUST DUCTS WITHIN SOUND- SEPARATION ASSEMBLIES SHALL BE WRAPPED WITH APPROVED INSULATION.

3. ELECTRICAL REQUIREMENTS:

A. OUTLET BOXES MAY BE INSTALLED IN THE SOUND RATED WALLS AND CEILINGS AS FOLLOWS:
1) BOXES WHICH PENETRATE THE WALL IN ONE AREA OR OCCUPANCY SHALL NOT BE

INSTALLED IN THE SAME SPACE BETWEEN STUDS CONTAINING A BOX WHICH PENETRATES INTO ANOTHER AREA OR OCCUPANCY.
2) THERE SHALL BE ONE SOLID STUD BETWEEN OUTLET BOXES AND MINIMUM 24" SEPARATION FROM CENTER TO CENTER.
3) OUTLET BOXES SHALL HAVE A DEPTH OF NOT MORE THEN 1-1/2", SO AS TO ALLOW THE REQUIRED 2" UNCOMPRESSED INSULATION TO BE INSTALLED IN A STANDARD 2" X 4" WALL. ON WALLS OF DEEPER DIMENSIONS, BOXES OF GREATER DEPTH MAY BE USED.
4) BACK AND SIDES OF BOXES SHALL BE SEALED WITH 1/8" RESILIENT SEALANT AND BACKED WITH 2" MINIMUM MINERAL FIBER INSULATION (TV, TELEPHONE AND INTERCOM OUTLETS MUST BE INSTALLED IN BOXES ACCORDINGLY).
5) CONDUITS OR RACEWAYS (STUBOUTS) MAY PENETRATE THE SOUND RATED WALLS

OR CEILINGS, PROVIDED THE CONDUIT IS COVERED AT THE PENETRATION POINT WITH A PERMANENTLY RESILIENT SEALANT.
6) THE REQUIREMENTS FOR OUTLET BOXES INSTALLED FOR TELEVISIONS,

TELEPHONES AND THERMOSTATS (ELECTRICAL AND PNEUMATIC) SHALL BE THE SAME AS FOR RECEPTACLES OR SWITCHES. PLASTER RINGS, OPEN BACK BOXES, OR MOUNTING PLATES SHALL NOT BE PERMITTED.
7) WHERE METALLIC RACEWAYS MATERIAL (RIGID METAL CONDUIT, STEEL TUBE) IS

INSTALLED IN SOUND RATED FLOOR JOIST WITH A RESILIENT MATERIAL AT THE POINTS OF SUPPORT. AT THE POINT WHERE THE RACEWAYS PASS THROUGH HOLES OR

NOTCHES, CARE SHOULD BE TAKEN TO INSURE THAT THE RACEWAY DOES NOT TOUCH THE SURFACE OF THE JOISTS. THE RESILIENT MATERIAL USED MAY BE RUBBER, CARPET PADDING, OR OTHER APPROVED MATERIAL.
8) WHEN RIGID METALLIC RACEWAY IS INSTALLED IN THE FLOOR-CEILING SPACES, THE SPACE SHALL HAVE A MINIMUM OF 2" OF MINERAL INSULATION BELOW. CARE SHOULD BE TAKEN DURING INSTALLATION OF THE RACEWAY TO ALLOW FOR THIS 2" OF NONCOMPRESSED INSULATION BELOW.

B. MINERAL FIBER INSULATION SHALL BE INSTALLED IN JOIST SPACES TO A POINT 12"

BEYOND THE PIPE OR DUCT, WHENEVER A PLUMBING PIPE OR DUCT PENETRATES A FLOOR-CEILING ASSEMBLY FROM WITHIN A WALL.

C. SURFACE MATERIAL (INCLUDING CARPETS) ARE PART OF THE FLOOR-CEILING

ASSEMBLY AND MUST BE INSTALLED AND INSPECTED BEFORE THE CERTIFICATE OF OCCUANCY IS ISSUED.

DIVISION 22 - PLUMBING -

1. THE SIZES OF CUTS, NOTCHES, OR HOLES MADE INTO WOOD FRAME MEMBERS,

THROUGH WHICH PLUMBING OR WATER PIPING MAY PASS, MAY BE OF SUCH SIZING OR

SHAPE, AND SO LOCATED AS TO PERMIT A GENERAL DOWNWARD FREE MOVEMENT OF THE WOOD FRAMING, RELATIVE TO THE PLUMBING OR WATER PIPING OF 5/8" AT THAT LEVEL FOR EACH FLOOR BELOW THE NOTCH OR HOLE LEVEL. OBTAIN STRUCTURAL

ENGINEER'S PERMISSION IN WRITING BEFORE CUTTING OR NOTCHING STRUCTURAL MEMBER.

2. ALL WATER OUTLETS INCLUDING TUBS, SHOWERS AND LAVATORIES SHALL BE POSITIONED IN THE GYPSUM BOARD WALLS WITH 5/8" CLEAR AT TOP SHALL NOT BE FITTED WITH NON-HARDENING MASTIC AND COVERED WITH ESCUTCHEON PLATES.

3. IN COMPENSATING FOR MOVEMENT OF WOOD FRAMING IN EITHER DIRECTION, SWING

JOINTS, LOOPS, ACCEPTABLE SLEEVE CONNECTIONS, FLEXIBLE CONNECTORS, AND /OR

OTHER APPLICABLE TYPES OF JOINTS APPROPRIATELY LOCATED AT EACH FLOOR AND

ACCEPTABLE TO THE DEPARTMENT OF BUILDING AND SAFETY MAY BE USED IN LIEU OF CUTS, NOTCHES, OR HOLES AS SPECIFIED ABOVE. DETAILED INFORMATION SHOWING

PROPOSED METHOD MUST BE FURNISHED TO THE CONTRACTOR PRIOR TO ISSUANCE OF A PLUMBING PERMIT.

4. PLUMBING CLEAN OUTS SHALL NOT BE VISIBLE FROM LIVING, DINING AND HALL EXCEPT AS NOTED ON PLANS. CONTRACTOR TO VERIFY LOCATION WITH ARCHITECT.

5. ALL GAS PIPING SHALL HAVE JOINTS AT EACH FLOOR OR OTHER PLUMBING CODE -
APPROVED DEVICE FOR FLEXIBLE GAS PIPE INSTALLATION.

6. PROVIDE SWAY BRACING ON ANY PIPING SO DESIGNATED BY THE BUILDING INSPECTOR.

7. ALL WATER CLOSETS SHALL BE ULTRA FLUSH, LOW WATER CONSUMPTION FIXTURES.

8. UNLESS OTHERWISE INDICATED ON THE DRAWINGS ALL PLUMBING LINES,

ELECTRICAL CONDUIT, AND ALL OTHER PIPING TO RUN ABOVE LEVEL OF CEILING JOIST LINE. CONTRACTOR TO VERIFY ON ALL PLANS IF NO SOFFIT IS INDICATED THEN ALL

PIPING TO BE NOTCHED OR BORED THRU PER BUILDING CODE ABOVE THE CEILING LINE. SEE DIVISION 6 UNDER CARPENTRY.

9. ROOF DRAINAGE:

A. WHERE ROOF SYSTEMS ARE NOT DESIGNED TO SUPPORT ACCUMULATED WATER, THEY SHALL BE SLOPED FOR DRAINAGE.

B. UNLESS ROOFS ARE SLOPED TO BE DRAINED OVER ROOF EDGES OR DESIGNED TO SUPPORT ACCUMULATED WATER, ROOF DRAINS SHALL BE INSTALLED.

C. WHERE ROOF DRAINS ARE REQUIRED, OVERFLOW DRAINS OR SCUPPERS SHALL BE PROVIDED.

D. ROOF DRAINS DISCHARGING WATER WITHIN 25 FEET OF A STREET PROPERTY LINE MUST BE CONDUCTED UNDER SIDEWALK. ALL ROOF DRAINAGE SHALL BE CONDUCTED TO THE STREET BY MEANS OF APPROVED NON-EROSIVE DEVICE.

E. OVERFLOW DRAIN LINES SHALL BE INDEPENDENT FROM THE ROOF DRAIN LINES.

10. FIRE SPRINKLER SYSTEMS MUST BE APPROVED BY PLUMBING DIVISION PRIOR TO FINAL OCCUPANCY. CONTRACTOR TO PROVIDE DESIGN BUILD OF ENTIRE SYSTEM AND

OBTAIN ALL NECESSARY APPROVAL FROM PLUMBING DIVISION, BUILDING DEPARTMENT, AND STATE FIRE MARSHALL.

11. ALL GAS APPLIANCES EXCEPT WATER HEATERS AND RANGE TOP BURNERS SHALL BE EQUIPPED WITH INTERMITTENT IGNITION DEVICES.

DIVISION 23 - MECHANICAL-

1. GAS SHUT-OFF: SHALL BE PROVIDED OUTSIDE THE BUILDING AND SHALL BE CONSPICUOUSLY MARKED.

2. AN APPROVED SEISMIC GAS SHUTOFF VALVE WILL BE INSTALLED ON THE FUEL GAS

LINE ON THE DOWN STREAM SIDE OF THE UTILITY METER AND BE RIGIDLY CONNECTED

TO THE EXTERIOR OF THE BUILDING OR STRUCTURE CONTAINING THE FUEL GAS PIPING.

3. DUCTS PENETRATING THE WALLS OR CEILINGS SEPARATING THE DWELLING FROM THE GARAGE SHALL BE CONSTRUCTED OF A MINIMUM NO.26 GAUGE SHEET STELL OR

OTHER APPROVED MATERIAL AND THERE SHALL BE NO OPENINGS FROM THE DUCTS INTO THE GARAGE.

4. FAN EXHAUST SYSTEMS:

A. FOR MECHANICAL VENTILATION SYSTEMS USED IN LIEU OF REQUIRED WINDOWS AT

TOILET ROOMS, LAUNDRIES, AND OTHER AREAS REQUIRING WINDOWS, PROVIDE A FAN

EXHAUST SYSTEM OPERABLE FROM LIGHT SWITCH WHICH PROVIDES FIVE AIR CHANGES PER HOUR DIRECT TO OUTSIDE AIR. MECHANICALLY OPERATED VENTILATING SYSTEM SHALL BE CAPABLE OF SUPPLYING A MINIMUM OF 5 CUBIC FEET PER MINUTE OF OUTSIDE AIR PER OCCUPANT WITH A TOTAL CIRCULATED OF NOT LESS THAN 15 CUBIC FEET PER MINUTE PER OCCUPANT.