the September 12, 2023 Los Angeles County Superior Court ruling in Californians for Homeownership, Inc. v. City of Beverly Hills, Case No. 23STCP00143.
The Applicant submitted the Project’s DPR Application on April 24, 2023, which was within the six-month statutory time period required by California Government Code Section 65941.1(d) to maintain the vested rights conferred by the SB330 Vesting Application. On May 12, 2023, within thirty days from receipt of the DPR Application, the City timely issued a letter deeming the DPR Application incomplete (the “Deemed Incomplete Letter”). On August 9, 2023, the Applicant submitted a formal written response to the Deemed Incomplete Letter (the “Response to Deemed Incomplete Letter”) which included detailed written responses to each of the Deemed Incomplete Letter’s 38 comments and attachments addressing all of the specific information identified as outstanding by the Deemed Incomplete Letter. The Response to Deemed Incomplete Letter was sent to the City within 90 days of the date of the Deemed Incomplete Letter, in conformance with Government Code Section 65941.1(d)(2). A copy of the Response to Deemed Incomplete Letter email transmittal is attached to this letter as Exhibit A.
As a next step, the State Permit Streamlining Act (“PSA”) (California Government Code Section 65943(a)) requires the City to review the Response to Deemed Incomplete Letter, and if the City determines that the DPR Application remains incomplete, the City must respond to the Applicant with that determination of incompleteness within 30 days of the transmittal of the Response to Deemed Incomplete Letter. Specifically, the relevant PSA provision states:
“Upon receipt of any resubmittal of the application, a new 30-day period shall begin, during which the public agency shall determine the completeness of the application. If the application is determined not to be complete, the agency’s determination shall specify those parts of the application which are incomplete and shall indicate the manner in which they can be made complete, including a list and thorough description of the specific information needed to complete the application.”
However, as of today’s date, 33 full calendar days have passed since the Applicant’s transmittal of the Response to Deemed Incomplete Letter and neither our firm nor the Applicant have received any communication from the City regarding a second completeness review or determination. The PSA further stipulates that: “If the written determination is not made within that 30-day period, the application together with the submitted materials shall be deemed complete for purposes of this chapter.” (California Government Code Section 65943(b)). Thus, having received no further response from the City within the subsequent 30 day statutory review period, the DPR Application was deemed complete by operation of law on September 8th.
Typically, after an application of this type is deemed complete the City would be required to undertake code compliance review and provide written documentation of any inconsistencies with any applicable plan, program, policy, ordinance, standard, requirement, or other similar provision within 60 days of the deemed complete date (i.e., on or before November 8, 2023) in compliance with the HAA.3 3 Government Code Section 65589.5(j)(2) states:
“If the local agency considers a proposed housing development project to be inconsistent, not in compliance, or not in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision as specified in this subdivision, it shall provide the applicant with written documentation identifying the provision or provisions, and an Edgar Arroyo
September 15, 2023
However, the City’s Deemed Incomplete Letter clearly rejected the entire legal premise that the Project may proceed under the Builder’s Remedy provision of the HAA, and instead instructed the Applicant to pursue a General Plan Amendment and zone change to cure areas where the Project does not comply with current zoning. In light of these prior comments rejecting the very basis of the DPR Application, coupled with the City’s lack of a timely response to the Applicant’s Response to Deemed Incomplete Letter, we can only assume at this point that the City refuses to further process this application. In other words, the City has terminated the DPR Application by inactivity in violation of SB330, the PSA and the HAA. Although the DPR Application is now deemed complete as a matter of State law, it appears clear the City is unwilling to further advance the Project through its normal application processing procedures, thus officially concluding the administrative review process. Left with no choice, we regrettably write to inform you that the Applicant now intends to pursue all available legal and judicial remedies to compel the City to further process the Project in accordance with State law.
In the event you are open to further discussing the Project, the DPR Application or the contents of this letter please do not hesitate to contact me.
Sincerely,
Dave Rand
Dave Rand
Partner
of RAND PASTER & NELSON, LLP
CC: David Snow, [email protected]
Attachments
A – Email Transmittal of Response to Deemed Incomplete Letter explanation of the reason or reasons it considers the housing development to be inconsistent, not in compliance, or not in conformity as follows:
(i) Within 30 days of the date that the application for the housing development project is determined to be complete, if the housing development project contains 150 or fewer housing units. (ii) Within 60 days of the date that the application for the housing development project is determined to be complete, if the housing development project contains more than 150 units.”
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ŵĂŝůdƌĂŶƐŵŝƚƚĂůŽĨZĞƐƉŽŶƐĞƚŽĞĞŵĞĚ/ŶĐŽŵƉůĞƚĞ>ĞƚƚĞƌ 1 Olivia Joncich
From: Olivia Joncich
Sent: Wednesday, August 9, 2023 4:56 PM
To: Edgar Arroyo
Cc: [email protected]; Dave Rand
Subject: RE: 125-129 S. Linden Dr. - Development Plan Review Incomplete Letter and Comments Hello Edgar,
Please see our response to the Incomplete Letter with attachments enclosed at this link: 2023Ͳ08Ͳ09ͲApplication Resubmittal 1
Please confirm receipt and let me know if you have any issues accessing the files.
Thank you,
Olivia Joncich
Senior Planner
Direct: 213.557.2703
Cell: 818.518.4496
633 W. Fifth Street, 64th Floor, Los Angeles, CA 90071
[email protected]
www.rpnllp.com
Please consider the environment before printing this e-mail.
From: Edgar Arroyo <[email protected]>
Sent: Friday, May 12, 2023 5:06 PM
To: Dave Rand <[email protected]>
Cc: Olivia Joncich <[email protected]>; [email protected] Subject: 125Ͳ129 S. Linden Dr.ͲDevelopment Plan Review Incomplete Letter and Comments Importance: High
Good Afternoon:
The City has finished the first round of review for your project at 125Ͳ129 South Linden Drive. Attached to this email is the City's Incomplete Letter and a copy of the redlined set of plans. If you have any questions, feel free to contact me.
Regards,
Edgar Arroyo
2 Senior Planner
Community Development Department
City of Beverly Hills
455 North Rexford Drive
Beverly Hills, CA 90210
Office: (310) 285Ͳ1138 | Fax: (310) 273Ͳ0972
EͲmail: [email protected]
The City keeps a copy of all EͲmails sent and received for a minimum of 2 years. All retained EͲmails will be treated as a Public Record per the California Public Records Act, and may be subject to disclosure pursuant to the terms, and subject to the exemptions, of that Act.
1 Olivia Joncich
From: David Snow <[email protected]>
Sent: Monday, September 18, 2023 3:30 PM
To: Olivia Joncich; Edgar Arroyo
Cc: Dave Rand; [email protected]
Subject: RE: Confirmation of Deemed Complete DPR Application - 125–129 South Linden Dr (PL2300126) Ms. Joncich,
I have received your email below regarding 125Ͳ129 South Linden Drive, however, City staīhas no record of receiving the message.In fact, my aƩempts to forward Friday’s message to staīwere unsuccessful.Similarly, City staīhas no record of receiving any correspondence regarding the Linden maƩer on or around August 9, 2023. City staīis looking into the issue with its IT department to understand why your email correspondence has not been received by City staī, and we will followͲup accordingly. In light of these facts, we do not concur with your asserƟon that the applicaƟon has been deemed complete at thisƟme.
Best regards,
Dave Snow
Assistant City AƩorney
David M. Snow
Attorney
RICHARDS WATSON GERSHON
350 South Grand Avenue, 37th Floor
Los Angeles, CA 90071
T:213.626.8484
D:213.253.0259
E:[email protected]
W:rwglaw.com
From: Olivia Joncich <[email protected]>
Sent: Friday, September 15, 2023 11:47 AM
To: Edgar Arroyo <[email protected]>
Cc: Dave Rand <[email protected]>; David Snow <[email protected]> Subject: Confirmation of Deemed Complete DPR ApplicationͲ125–129 South Linden Dr (PL2300126) 2 Hello Edgar,
Please see the aƩached leƩer conĮrming the Deemed Complete applicaƟon status for the Development Plan Review applicaƟon (PL2300126) for the project located at 125Ͳ129 S. Linden Drive.
Please conĮrm receipt of this email and the aƩachments.
Thank you,
Olivia Joncich
Senior Planner
PLEASE NOTE CHANGE IN SUITE NUMBER
Direct: 213.557.2703
Cell: 818.518.4496
633 W. Fifth Street, Suite 5880, Los Angeles, CA 90071
[email protected]
www.rpnllp.com
Please consider the environment before printing this e-mail.
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NOTICE: This communication may contain privileged or other confidential information. If you are not the intended recipient of this communication, or an employee or agent responsible for delivering this communication to the intended recipient, please advise the sender by reply email and immediately delete the message and any attachments without copying or disclosing the contents. Thank you.
1 Edgar Arroyo, Senior Planner
Community Development Department
SENT VIA EMAIL October 13, 2023
Dave Rand
Rand Paster & Nelson LLP
633 W. Fifth Street, 64th Floor
Los Angeles, CA 90071
[email protected]
RE: 125 – 129 South Linden Drive – Development Plan Review for Mixed Use Development (PL2300126) Dear Mr. Rand:
Staff has reviewed your application and materials for the Development Plan Review resubmittal received on September 15, 2023,1
for September 15, 2023, for the proposed construction of a new mixed-use development at 125-129 South Linden Drive. The subject properties are located in the City’s R-4, Multiple Residential Zone, and High Density Multi-family residential General Plan land use designation. At this time, the application has been deemed incomplete for the reasons set forth below, and the previously filed Preliminary Application relating to the project site is deemed to be of no further effect due to changes in the project. Further, additional applications for amendments to the City’s General Plan and zoning ordinances are required to enable processing of the proposed project.
1. Preliminary Application
As part of the resubmittal received on September 15, 2023, the materials included a response letter dated August 9, 2023 with Attachment B, which includes written responses to the incomplete letter issued by the City. Attachment B included the following response to this correction:
“Per the explanation provided in the cover letter, the responses to the remaining comments reject the need to apply for additional entitlements or to comply with any provisions of the General Plan or zoning code (BHMC Title 10).”
1 Please note that the submittal attempt on August 9, 2023, was not received by the City until September 15, 2023, because the information apparently was caught by the City’s email security filter system. The City only became aware that a submittal attempt was made upon receipt of the September 15, 2023 letter asserting that the application was deemed complete by operation of law. In light of those facts, the City has concluded that the 30-day period to review the resubmitted information began no earlier than September 15, 2023, and that the application is not and was not deemed complete by operation of law. Nonetheless, at this time the City is not conceding that the submittal was timely.
ATTACHMENT F - SECOND INCOMPLETE LETTER
2 The City disagrees with the position that the Preliminary Application submitted on October 24, 2022 remains valid, as detailed in the May 12, 2023 incomplete letter and provided below.
As stated in the prior letter, on October 24, 2022,2
the property owner (9300 Wilshire LLC) submitted
a Preliminary Application pursuant to Government Code Section 65941.1 (the PA) for a housing development to vest the rights of a project under the ordinances, policies, and standards adopted and in effect at the time that the preliminary application was submitted. Thereafter, on April 14, 2023, the property owner submitted a formal Development Plan Review (DRP) application for a housing development project, which was within 180 days of the PA submittal date noted above as required to maintain the validity of the PA.
The project that was submitted as part of the PA (the PA project) consisted of a residential-only project that included 200 dwelling units within a 259,547 SF, 16-story building. The building was proposed with a height of 170’ and included 124 parking spaces within a four-level subterranean parking structure.
The project for which the DPR application was submitted (the DA project) is substantially different from the project for which the PA was submitted. The DPR plans submitted entail a mixed-use development that includes 165 dwelling units and a 73-room hotel and hotel restaurant within a 311,197 SF, 19-story building. The building contemplated in the DPR application is now proposed with a height of 200’ and includes 126 parking spaces within a four-level subterranean parking structure.
Pursuant to Govt. Code Section 65941.1 (a):
“An applicant for a housing development project … shall be deemed to have submitted a preliminary application upon providing all of the following information about the proposed project to the city … from which approval for the project is being sought and upon payment of the permit processing fee: ….” (Emphasis added.)
The information required in a preliminary application includes “[t]he proposed land uses by number of units and square feet of residential and nonresidential development using the categories in the applicable zoning ordinance.” (Govt. Code Sec. 65941.1(a)(4). (Emphasis added.)) The description of the proposed land uses included in the PA’s proposed project made no mention of any hotel or restaurant use or, for that matter, any other commercial or non-residential uses, and did not contemplate a mixed use project. The PA described the proposed land uses only as follows: “The proposed project will include 200 residential dwelling units in 259,547 (gross) sq. ft .” The argument in the August 9th letter that the PA remained valid even though it made no mention of any nonresidential development, as specifically required by Government Code Section 65941.1(a)(4), is flawed.
2 Although the Preliminary Application was submitted on Friday, October 21, 2022, the fees for the application were paid after hours, thus the submittal date is considered to be Monday, October 24, 2022.
3 The DPR application describes a very different project:
“The project consists of the construction of a new 19-story mixed use, multifamily residential and hotel building, with 165 rental apartment units (including 33 affordable housing units) and ancillary residential spaces, 73 hotel rooms and ancillary hotel spaces, and 126 parking spaces.” Based on the introduction of the new hotel use in the DPR project, which was not contemplated in the PA project, the Department continues to conclude that the DPR project submittal is for a project different from the PA project. Because the DPR project is substantially different from the project described in the PA, the Department continues to conclude that the DPR application, although filed within 180 days of the filing of the PA, is not sufficient to meet the filing requirement of Govt. Code Section 65941.1(d)(1). Therefore, the Department continues to find that the PA has expired and is of no further force or effect.
Further, as a separate and independent ground, the PA is expired and of no further effect because, for the reasons described below, the application remains incomplete. The September 15, 2023 resubmittal materials did not include all of the necessary information required in order to deem the application complete, and any subsequent submittals in response to this incomplete letter will necessarily be submitted well outside of the 90 days period following the City’s initial incompleteness letter dated May 12, 2023. Thus the application submittals have not and cannot meet the requirements of Govt. Code Section. 65941.1(d)(2).
2. General Plan Amendment and Zoning Amendment Applications Required The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Applications for a General Plan Amendment or Zone Change are not necessary, as the project retains its vesting rights to proceed with a Development Review Permit in conjunction with the Builder’s Remedy.”
The City disagrees with the position that applications for a General Plan Amendment or Zone Change are not required, as detailed in the May 12, 2023 incomplete letter and provided below. The City continues to believe it has the authority to require the applications to be filed and processed as part of an overall project, even if, assuming arguendo, that it may be constrained by state law in its ability to deny a project on consistency bases.
Comments from May 12, 2023 Incomplete Letter
The proposed DPR project does not conform to the City’s General Plan and various provisions of the City’s zoning code. These deviations include, but are not limited to that:
4 x Neither a hotel nor a mixed residential/commercial use project is a permissible use in either the High Density Multifamily Residential General Plan land use designation or the R-4 zoning applicable to the project site.
x The proposed height exceeds the maximum permissible heights allowed in the General Plan and R-4 zoning
x The proposed residential density exceeds the maximum allowed density on the site.
The substantial deviations from the General Plan and applicable R-4 zoning and related ordinance contemplated by the DPR project must be analyzed and processed pursuant to the City’s procedures, and nothing in the Housing Accountability Act (Govt. Code Sec. 65589.5.) divests the City of its authority to require an applicant to follow the City’s procedural and administrative requirements.
Thus, in order to process the DPR project application, the applicant must also submit applications for amendments to the City’s General Plan, and zoning ordinances and/or map for concurrent processing.
The applications for the respective amendments must clearly describe each of the amendments that are necessary to enable the proposed DPR project, including the land use designation and zoning so as to accommodate the mixed use and hotel uses, which are prohibited in the General Plan land use designation and R-4 zone in which the property is located. Further, the amendment applications must address any other necessary changes to related development standards with which the proposed DPR project does not comply, including but not limited to height, density, setbacks, and other standards as described in more detail below.
Following the proper amendment process, in addition to the DPR process, is critical to, among other considerations, ensuring that the due process rights of surrounding property owners are respected, and that those property owners may participate in the proceedings, including required public hearings, should they so choose.
3. Land Use – Sheets A01, A06, A07, A14, A15, A16, A28, A29, A30, A31, L1.10, and L1.13 The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Applications for a General Plan Amendment or Zone Change are not necessary, as the project retains its vesting rights to proceed with a Development Review Permit in conjunction with the Builder’s Remedy.”
For the reasons noted above, the City disagrees with the position that applications for a General Plan Amendment or Zone Change are not required to facilitate commercial uses on a residentially zoned lot, as detailed in the May 12, 2023, incomplete letter and provided below.
Comments from May 12, 2023 Incomplete Letter
The project site is located within the City’s R-4 Zone, and the High Density Multi-family Residential General Plan land use designation. BHMC Sections 10-3-1202 and 10-3-1203 detail the types of
5 permitted and conditionally permitted uses within the R-4 Zone. As proposed, the DPR project3 consists of a mixed-use development that includes 165 dwelling units and a 73-room hotel and hotel restaurant. While residential development is permissible within the R-4 Zone and the High Density Multi-family Residential General Plan land use designation, subject to the applicable development standards, as noted above, mixed-use developments, including hotel and hotel restaurant uses, are not permissible in the R-4 Zone or the High Density Multi-family Residential General Plan land use designation.
Revise the project to remove commercial uses in the project or, as noted above, submit Zone Change and General Plan Amendment applications to seek consideration of the project, as well as the regulations within the R-4 Zone that do not facilitate the type of proposed mixed-use development.
4. Density – Sheet A01
The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Applications for a General Plan Amendment or Zone Change are not necessary, as the project retains its vesting rights to proceed with a Development Review Permit in conjunction with the Builder’s Remedy.”
For the reasons provided above, the City disagrees with the position that applications for a General Plan Amendment or Zone Change are not required to facilitate a project that exceeds the allowable density for a project site, as detailed in the May 12, 2023, incomplete letter and provided below.
Comments from May 12, 2023 Incomplete Letter
The proposed project includes the development of 165 dwelling units on a 21,676.05 square-foot (SF) project site. The application materials submitted for this project note that the proposed project is not a density bonus project and is not seeking incentives, concessions, and/or waivers, or any subdivision which may be contemplated to separate the hotel uses from the residential uses. Specifically, as to density bonus, the PA specifically says “The project does not include a density bonus request under State Density Bonus Law”.
The City’s General Plan details the applicable density requirements for multi-family properties in the city. The applicable density for properties located in Multi-family Residential High Density Area is 50 dwelling units per acre (or 1 unit for every 871.2 SF of lot area). As such, the applicable density requirements would facilitate 25 dwelling units on the project site (21,676.05 / 871.2 = 24.88 units).
Fractional figures are rounded up to the nearest whole number.
As designed, the project exceeds the maximum number of allowable units by over 140 dwelling units.
Revise the project with a reduction in proposed units to comply with applicable density requirements. 3 Hereafter, the word “project” refers to the DPR project, unless otherwise noted.
6 Alternatively, the project may seek additional dwelling units above the otherwise applicable requirements by applying for a Density Bonus Permit. A density bonus project would be reviewed in compliance with applicable state density bonus law requirements.
Should the density of the project not be revised to comply with code requirements or pursuant to a density bonus proposal, the project as designed would require a zone change and general plan amendment, as noted above, because the project currently exceeds all applicable development standards for multi-family development in the City’s R-4 Zone and does not conform with the City’s General Plan.
5. Minimum Floor Area for Dwelling Units – Sheet A01 and Sheets A16 through A23 The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Adherence to this zoning standard is not required.” The City disagrees with the position that adherence to the standards for minimum floor area for dwelling units is not required, as detailed in the May 12, 2023, incomplete letter and provided below.
Comments from May 12, 2023 Incomplete Letter
BHMC Section 10-3-2802 details the applicable minimum dwelling unit requirements for new development on properties located within the City’s R-4 Zone. The applicable minimum dwelling unit size are as follows:
x Studio/Efficiency Unit: Minimum floor area of 600 SF
x One Bedroom Unit: Minimum floor area of 1,000 SF
x Two Bedroom Unit: Minimum floor area of 1,300 SF
x Three Or More Bedroom Unit: Minimum floor area of 1,500 SF In review of the set of plans, the residential portion of the project consists of 165 dwelling units with a mix of 13 studio, 59 one-bedroom, and 93 two-bedroom units. As noted on Sheet A01, the average size of a studio unit is between 450 SF and 486 SF, the average size of a one-bedroom unit is between 652 SF and 658 SF, and the average size of a two-bedroom unit not located on the penthouse level (19th floor) is between 892 SF to 970 SF. As such, these units do not appear to provide the applicable minimum floor area for an efficiency, one-bedroom, or two-bedroom unit. Revise the project and design of each unit to provide the minimum floor area required.
6. Outdoor Living Space – Sheets A01, A08, and A09
The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
7 “Refer to the response to item #1 and the cover letter. Adherence to this zoning standard is not required.
For informational purposes, the plans have been updated to include dimensions on the open space areas that are provided and to revise the data discrepancy in the tables to reflect the correct number of units.
Refer to sheets A08 and A09.”
The City disagrees with the position that adherence to the outdoor living space requirements is not required, as detailed in the May 12, 2023, incomplete letter and provided below.
Comments from May 12, 2023 Incomplete Letter
a. Required Outdoor Living Space – BHMC Section 10-3-2803 details the applicable open space requirements for new development on properties located within the City’s R-4 Zone. Pursuant to this section, 200 SF of outdoor living space is required per dwelling unit. The required outdoor living space can be provided as private outdoor living space with a minimum dimension of 6’-0” on all sides, or as common outdoor living space with a minimum dimension of 15’ on all sides.
While the proposed development of 165 dwelling units exceeds the density allowed for the project site, should the applicant seek a zone change/general plan amendment to facilitate the project, the project would need to provide 33,000 SF of open space. As provided on the Open Space tables on Sheets A01, A08, and A09, the proposed project is proposing 18,228 SF of open space, which is approximately 14,772 SF less than what is otherwise required. Revise the project to provide the applicable area of outdoor living space per unit.
b. Outdoor Living Space Dimensions – Pursuant to BHMC Section 10-3-2803, outdoor living space can be provided as private outdoor living space with a minimum dimension of 6’-0” on all sides, or as common outdoor living space with a minimum dimension of 15’ on all sides. Based on the Open Space tables provided on Sheets A08 and A09, it appears that the project is providing open space in both common and private outdoor living areas. While the 18,228 SF of proposed outdoor living area is not sufficient to meet the required outdoor living space required per unit (33,000 SF of outdoor living space is required for 165 dwelling units), the open space diagrams provided do not include any dimensions to show that the minimum outdoor living space dimensions are being provided. Revise the open space diagrams to include the dimensions of each proposed common and private outdoor living space areas. Each area shall provide the minimum dimensions required to count toward the required outdoor living space.
c. Number of Dwelling Units – The number of dwelling units noted on the Open Space tables provided on Sheets A01, A08, and A09 do not match the number of units proposed for the project.
The Open Space tables show that 171 dwelling units are proposed, while the plans for the project show a total of 165 dwelling units proposed. Revise the tables according to reflect the correct number of proposed units. Revise the amount of required open space to reflect the correct unit count.
8 7. Building Height – Sheets A01, A11, A24, A25, A26, A27, A28, A29, A30 and A31 The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Adherence to this zoning standard is not required.
For informational purposes, the plans have been revised to include additional data on the height and screening of the roof structures. Refer to sheets A23-A31.” The materials included new plan sheets in this round of review where comments/corrections from the city have been provided regarding building height. The City disagrees with the position that adherence to the height requirements is not required, as detailed in the May 12, 2023, incomplete letter and provided below.
Comments from May 12, 2023 Incomplete Letter
a. Maximum Allowable Height – The project site is comprised of two properties located within the City’s R-4 Zone. BHMC Section 10-3-2804 details the applicable height requirements for properties located in the R-4 Zone. The first property at 125 S. Linden Drive is located within Height District C, which allows for development up to five (5) stories with a maximum height of 55’. The second property at 129 S. Linden Drive is located within Height District B, which allows for development up to four (4) stories with a maximum height of 45’.
In review of the project plans, the new development is designed with 19 stories and at a height of approximately 200’ tall. As designed, the portion of the project located in Height District B exceeds the maximum allowable height by 155’. Similarly, the portion of the project located in Height District C exceeds the maximum allowable height by 145’. Reduce the height of the proposed project to conform to the maximum allowable height for each applicable height district. b. Height of Rooftop Elements – Call out the height of all proposed rooftop elements on all sections and elevations, including the height of the proposed rooftop elevators, rooftop stairs, mechanical equipment screening, and any unoccupied architectural features (e.g., rooftop trellises and similar).
The rooftop elements shall comply with the maximum heights detailed under the definition of "Height of Building" for Multiple-Family Residential Zones in BHMC Section 10-3-100, as provided below, otherwise these features shall not be exempt from height and shall be counted toward the overall height of building:
x Structures enclosing elevator equipment and/or elevator lobbies if such structures are not higher than fifteen feet (15') above the adjacent roof deck and are not larger than the shaft of the elevator or elevators and their respective lobby areas. x Structures enclosing stairs required by law to be carried to the roof if such enclosing structure is used for no other purpose than enclosing the stairs and is no larger than the stair shaft below and if such enclosure is not more than twelve feet (12') in height as measured from the adjacent roof deck.
9 x Penthouse structures used exclusively for mechanical equipment for the building or structure if such penthouse structure is not more than ten feet (10') in height as measured from the adjacent roof deck.
x Parapets or handrails not more than forty-five inches (45") in height as measured from the roof or floor which they surround.
c. Mechanical Equipment Screening – Show the proposed rooftop mechanical equipment screening on all sections and elevations, as the proposed screening is not shown on the sections and elevations provided. Pursuant to BHMC Section 10-3-100 (Height), the max height is 15'-0" for mechanical equipment penthouses and enclosures.
8. Alley Dedication – Sheets A11 through A29 L1.10 through L1.15 Sheets A11 though A29 have been updated to reflect the required alley dedication on the north side and rear. However, the new landscape plans submitted for this second round of review (Sheets L1.10 – L1.15) do not have these dedication areas shown and show landscaping and site paving in the required alley dedication area. Revise the landscape plans accordingly per the city’s correction issued on May 12, 2023 and listed below.
Comments from May 12, 2023 Incomplete Letter
As required by the City’s Street Master Plan, a 2’-6” dedication is required along the north side and rear of the project site for widening of the existing 15’ alley to improve vehicular circulation. (See also BHMC Section 10-6-2, regarding street dedication and improvement requirements.) This dedication area needs to be shown on all details of the set of plans. Additionally, any required property setback shall be measured from the adjusted property line, post-alley dedication.
Show the required 2’-6” alley dedication area on all details of the set of plans, including on landscape plans site plan, floor plans, and all sections and elevations provided. Adjust the location of the property lines adjacent to the required dedication areas accordingly.
9. Setbacks – Sheets A01 and A11 through A29, A30, A31, and L1.10 through L1.15 The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Adherence to this zoning standard is not required.
For informational purposes, the plans have been revised to include additional data on the proposed setbacks, relative to the new property line location after the dedication. Refer to sheets A11-A23.” The materials included new plan sheets in this round of review where comments/corrections from the city have been provided regarding required setbacks. The City disagrees with the position that adherence to the setback requirements is not required, as detailed in the May 12, 2023, incomplete letter and provided below.
10 Comments from May 12, 2023 Incomplete Letter
a. Front Setback – The applicable front yard setback for the project site is 15’-0”. As designed, portions of the proposed building located above ground level would encroach into the required setback.
As proposed, complete sections of the building on almost every floor level appear to encroach into the required front yard setback, with a seven-inch (7”) setback shown on the site plan provided on Sheet A11 of the set of plans. Such building encroachment is not permissible within the front yard setback area.
Revise the project to provide the applicable 15’-0” front setback for the project. b. Side Yard Setbacks – BHMC Section 10-3-2807 details the applicable side yard setbacks for properties located within the City’s R-4 Zone. Pursuant to this section, the development of a project with more than four (4) stories or greater than 45’ in height shall be subject to a cumulative setback of 23’-0’, with a minimum setback of at least 9’ required on one side. When a project is subject to a dedication of land required for improving and widening existing alleys adjacent to the project site, the required setback shall be measured from the adjusted property line post-alley dedication.
As proposed, complete sections of the building on most floor levels appear to encroach into the required side setback, with a 7’-0” side setback provided to the north and an 11’-0” side setback provided to the south. The 18’-0” cumulative setback does not appear to meet the applicable cumulative setback of 23’-0’ required for a project that exceeds four stories and 45’ in height.
Similarly, the 7’-0” setback shown on the north side does not appear to meet the minimum side setback required for properties in the R-4 zone. Revise the project to provide the required minimum and cumulative side yard setback.
c. Rear Setback – BHMC Section 10-3-2808 details the applicable rear yard setback for properties located within the City’s R-4 Zone. Pursuant to this section, a setback of 15’ is required for all new development in the R-4 zone. When a project is subject to a dedication of land required for improving and widening existing alleys adjacent to the project site, the required setback shall be measured from the adjusted property line post-alley dedication.
As proposed, sections of the building on several floor levels appear to encroach into the required rear setback, with a portion of the building designed with a 2’-6” rear from existing property lines.
Revise the project to provide the applicable 15’-0” rear yard setback to the project. d. Setbacks Throughout Plan Set - Show all applicable front, side, and rear setback lines on the site plan, floor plans, sections, and elevation on the set of plans. These details are missing from several sheets of the plan set.
e. Garage Encroachment in Front Setback – Pursuant to BHMC Section 10-3-2811, basement garages are allowed to encroach into the front yard setback area. However, as designed, the portion of the basement garage built into these setback areas needs to be 2'-0” lower than the grade of the adjacent
11 sidewalk. Additionally, that 2'-0” depression shall be used to provide planting areas within the front yard setback area.
As shown on Section 2 on Sheet A29, the portion of the basement garage within the front yard setback is currently designed to be at the same level as the adjacent sidewalk along South Linden Drive, which is not permissible. Revise the design of the basement garage that encroaches into the front yard setback area so that it is 2'-0” lower than the adjacent sidewalk along South Linden Drive. f. Modulation – BHMC Section 10-3-2806 details the applicable front modulation standards for properties located within the City’s R-4 Zone. In review of the set of plans provided, no details were included as to the amount of front building modulation provided for the project. As a separate exhibit to the set of plans, provide front modulation diagrams showing the required amount of modulation required and the modulation proposed for the project. Additionally, the diagrams shall show the depth of the modulation provided per floor and calculations for the aggregate principal building area.
Adjust the project design accordingly to provide the applicable front modulation for the project pursuant to BHMC Section 10-3-2806.
10. “NO BUILD ZONE” Area – Sheets A12 and A13
Area of no build zone added to the set of plans.
In reviewing the Fault Rupture Hazard Investigation dated October 7, 2020, previously prepared for the project site, several active earthquake faults were discovered on the properties at 125 and 129 S. Linden Drive. The “Structural Setback Plan” on Page 60 of the document establishes a “NO BUILD ZONE” where no portion of a habitable structure could be built.
Please show this no build zone area on the site plans and floor plans provided for the first floor and every subterranean level of the project to ensure that the proposed building does not encroach into the NO BUILD ZONE.
11. Front Yard Paving – Sheets A14, L1.10 and L1.13
The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Adherence to this zoning standard is not required.” The materials included new plan sheets in this round of review where comments/corrections from the city have been provided regarding front yard paving. The City disagrees with the position that adherence to the front yard paving requirements is not required, as detailed in the May 12, 2023, incomplete letter and provided below.
12 Comments from May 12, 2023 Incomplete Letter
BHMC Section 10-3-2813 details the applicable front yard paving standards for properties located within the City’s R-4 Zone. Pursuant to this section, no portion of any front yard within the R-4 Zone shall be paved, except for not more than one walkway not exceeding five feet (5') in width and one driveway not exceeding the width of its curb cut. Based on the design provided on Sheet A14, the project includes a paved courtyard and walkway to the north side of the property. No driveway paving is proposed within the front yard setback area. Together, these walkways exceed the maximum allowable width for walkways located in the front yard setback area.
Revise the design of the paving proposed in the front yard setback area to include one (1) walkway that does not exceed 5’ in width. Additional walkways not exceeding 5’ in width may be permissible as detailed in BHMC Section 10-3-2813.
12. Site Walls and Fences – Sheets A11, A14, L1.10, and L1.13 The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Adherence to this zoning standard is not required.
For informational purposes, the plans have been revised to show details on the site walls and fences. Refer to sheets A11 and A14.”
The materials included new plan sheets in this round of review where comments/corrections from the city have been provided regarding front yard paving. Sheets A11 and A14 were revised to show a proposed 6’ tall security gate and fence at the rear of the property, however, the revised plans did not include details or sections showing the height or design of the wall. Provide sections and details for the proposed site fences and gate at the rear of the property. The City disagrees with the position that adherence to the site fence and wall requirements is not required, as detailed in the May 12, 2023, incomplete letter and provided below.
Comments from May 12, 2023 Incomplete Letter
Show all proposed site fences and walls on the site plan for the project. Provide additional details and sections on the set of plans showing the design and height of any proposed fences and walls. All site fences and walls shall be designed in conformance with the applicable fence/wall standards provided in BHMC Section 10-3-2814.
13. Parking – Sheets A01, A12 and A13
The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Adherence to this zoning standard is not required.”
13 The City disagrees with the position that adherence to the parking standards is not required, as detailed in the May 12, 2023, incomplete letter and provided below. Further, we note that the provisions of Assembly Bill 2097 do not apply to this project because the project includes a hotel component. (Cal.
Govt. Code Sec. 65863.2(e)(6).)
Comments from May 12, 2023 Incomplete Letter
a. Residential Parking – BHMC Section 10-3-2816 details the applicable parking standards for properties located within the City’s R-4 Zone. Pursuant to this section, the project shall provide the following number of parking spaces per dwelling unit type:
x One (1) parking space shall be provided for each multiple-family dwelling unit that is an efficiency unit of less than one thousand (1,000) square feet. x Two (2) spaces shall be provided for each multiple-family dwelling unit that contains one bedroom.
x Two and one-half (2 ½) parking spaces shall be provided for each multiple-family dwelling unit that contains two (2) bedrooms.
In review of the set of plans, the residential portion of the project consists of 165 dwelling units with a mix of 13 studio, 59 one-bedroom, and 93 two-bedroom units. Based on the unit mix proposed, 364 parking spaces would be required for the 165 dwelling units proposed. The total number of required parking spaces will be confirmed once floor plans of the residential portion of the project are provided to confirm an accurate bedroom count. As the project is only designed with 127 parking spaces, the project does not conform to the applicable parking standards. As provided on the set of plans and application materials, this project is not a density bonus project and thus is not eligible for the reduced parking standards under state density bonus provisions.
Revise the project to provide the required number of parking spaces. b. Guest Parking – BHMC Section 10-3-2817 details the applicable parking standards for properties located within the City’s R-4 Zone. Pursuant to this section, guest parking shall be provided for the project at a ratio of 0.25 spaces/unit. As proposed, a project with 165 dwelling units would be subject to 42 guest parking spaces (41.25 rounded up to the nearest whole number).
Revise the project to provide the required number of guest parking spaces. Clearly call out which parking spaces for the project are being allocated for only guest parking. c. Hotel and Hotel Restaurant Parking – While previously noted that the hotel and hotel restaurant uses proposed for this project are not permissible within the R-4 Zone, should the applicant seek a Zone Change/General Plan Amendment to facilitate the proposed commercial uses, such uses shall be designed in compliance with the applicable parking requirements detailed in BHMC Section 10- 3-2730. Such parking shall be provided on-site.
14 Based on the plans provided, a 73-room hotel would require 73 parking spaces (1 space/room).
Additionally, the proposed 3,497 SF hotel restaurant would require 14 parking spaces (1 space/350 SF for first 3,000 SF – 1 space/100 SF for portion over 3,000 SF). However, 25% of the spaces required to be provided for the hotel may also be applied toward the hotel restaurant, which can provide a credit of approximately 19 parking spaces for hotel restaurant use.
As designed, the parking garage for the development does not currently provide any parking for the commercial uses of the project. Each space is labeled as “RES”, implying that the parking spaces are reserved for the residential uses of the project and not available to service the proposed hotel and hotel restaurant uses. Should the applicant seek a Zone Change/General Plan Amendment for consideration of this project, parking for the proposed hotel and hotel restaurant uses shall be provided on-site.
d. Parking Stall Dimensions – The City’s parking standards require all parking spaces provided for a project to be provided in standard configuration, with a minimum parking stall width of 9’-0” and a length of 19’-0”. Compact parking stall dimensions are not allowable for any required parking stall associated with the residential use of the property. However, pursuant to BHMC Section 10-3- 2727, the proposed hotel use may provide up to 25% of the required parking as compact parking stalls and through tandem spaces as part of a Conditional Use Permit.
In review of the set of plans, the subterranean parking structure includes compact parking stalls on each of the four levels for the residential uses, which is not permissible. No parking appears to be specifically provided for the commercial hotel and hotel restaurant uses proposed for the project.
Revise the design of the parking garage to include standard parking stalls with the minimum required stall width and length and remove compact stalls for the residential uses. Provide the required parking for the hotel and hotel restaurant uses. e. Parking Aisle Depth – The minimum aisle width required for parking spaces provided at a 90 degree angle is 26’-0” per the City’s parking standards. The drawings prepared for parking levels P1 - P4 show that a 24’-0” parking aisle is proposed where parking spaces are provided with a 90 degree turning angle.
Revise the design of the parking aisle width to provide the 26’-0” wide minimum aisle width. f. Garage Encroachment into Alley Dedication Area – Correct addressed. Basement garage no longer encroaches into alley dedication area.
As designed, the basement garage would encroach into the 2’-6” alley dedication area required along the north side and rear of the property. The garage cannot encroach into the required alley dedication area. Revise the design of the parking garage so that no portions of the building encroach into the required alley dedication areas.
15 g. Replacement Parking for 9740 Wilshire Blvd –
The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“The Project provides parking which can be shared between multiple uses. Additionally, the Project and the existing office building are eligible for a total reduction of parking requirements per recent updates to state law (Assembly Bill 2097), so in providing 126 spaces it provides more parking than is required.”
First, as noted above, Assembly Bill 2097 does not apply to this project because the project includes a hotel component. (Cal. Govt. Code Sec. 65863.2(e)(6).) Thus, the City disagrees with the position that AB 2097 impacts the obligation to provide replacement parking for 9740 Wilshire Blvd, as detailed in the May 12, 2023, incomplete letter and provided below. Furthermore, even if AB 2097 did apply, pursuant to Government Code Section 65863.2(h)(1), the city retains the ability to enforce a covenant or contractual agreement for parking. As noted in the city’s May 12, 2023, incomplete letter, “…a parking covenant was filed with the city and recorded on August 12, 1957, against the properties at 9740 Wilshire Blvd and 129 S. Linden Drive to provide a portion of the required parking off-site. The use of the 129 South Linden Drive site for commercial parking purposes was approved through Variances issued by the City Council in 1941 and 1958 (City Council Resolution Nos. 1061 and 2841).”
Comments from May 12, 2023 Incomplete Letter
The project site at 129 S. Linden Drive is currently improved with a surface parking lot that provides required parking for the commercial office building located at 9740 Wilshire Blvd. The original building plans for the commercial building at 9740 Wilshire Boulevard show that the surface parking lot at 129 S. Linden Drive was designed with diagonal parking for 50 vehicles. To facilitate this, a parking covenant was filed with the city and recorded on August 12, 1957, against the properties at 9740 Wilshire Blvd and 129 S. Linden Drive to provide a portion of the required parking off-site. The use of the 129 South Linden Drive site for commercial parking purposes was approved through Variances issued by the City Council in 1941 and 1958 (City Council Resolution Nos. 1061 and 2841).
In review of the project, 126 parking spaces would be provided for the residential portion of the project. No parking is specifically provided for on the set of plans for the proposed the hotel and hotel restaurant uses. Additionally, the plans for the project and the application materials do not address how the required covenanted parking for 9740 Wilshire Blvd would be replaced.
However, Pursuant to BHMC Section 10-3-2737, it is not permissible to locate parking required for a commercial use or commercial property on a site that is zoned for residential land uses. As it pertains to the replacement parking for 9740 Wilshire, the replacement parking would either need to be provided on an alternative site zoned for commercial uses, or the applicant would need to seek a code amendment to allow for replacement of the required parking within this new
16 development. As previously noted, in addition to the parking required for the proposed project, a total of 50 parking spaces will need to be provided as replacement parking for the 9740 Wilshire site because the new development is proposing the removal of the existing covenanted parking required for the development on that property.
14. Loading – Sheets A06, A14, L1.10, and L1.13
The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Adherence to this zoning standard is not required.” The materials included new plan sheets in this round of review where comments/corrections from the city have been provided regarding the proposed loading area. The City disagrees with the position that adherence to the loading requirement is not required, as detailed in the May 12, 2023, incomplete letter and provided below. In addition, the loading study and maneuvering information is necessary to disclose the potential effects of the project and to provide decision-makers adequate information to conduct the required discretionary review of the project.
Comments from May 12, 2023 Incomplete Letter
a. Number of Loading Spaces Required – BHMC Sections 10-3-2740 [through] 10-3-2743 detail the applicable loading space requirements. Based on the area schedule provided on Sheet A06, approximately 48,034 SF of floor area is proposed for use as hotel and hotel restaurant on the first and second floors. Pursuant to BHMC Section 10-3-2741, the number of loading spaces required for the proposed commercial floor area is three (3) truck spaces. Each truck loading space shall have a minimum length of 35’, width of 12’, and overhead clearance of 10’.
As proposed on Sheet A14, the project is designed with what appears to be one (1) loading space accessed from the alley that is 12’ wide by 30’ long. This single loading space provided does not appear to comply with the number of loading spaces required for the project or the minimum dimensions required for a truck loading space.
Revise the project to provide the applicable number of loading spaces at the required minimum dimensions.
b. Loading Study – Provide a loading study that evaluates the loading demands of the proposed project and determines the adequacy of the loading areas proposed. The loading study shall also study vehicle maneuverability into the proposed loading areas, particularly truck maneuverability for accessing the loading space located adjacent to the alley at the rear, as it appears difficult to maneuver a truck in the alley due the existing width. The existing alley measures 15’ in width, but would be widened to 17’-6” feet once the project dedicates land along the alleys.
17 c. Location of Loading Spaces – Pursuant to BHMC Section 10-3-2742, when a project site or structure abuts an alley, access to loading spaces shall be provided from the alley. Alley accessed loading spaces shall be parallel to the alley unless the project applicant establishes one of the following:
x Site constraints preclude construction of a parallel loading space or spaces; or, x The alternative loading space configuration proposed by the project applicant meets the functional requirements of the code.
As currently designed, the loading space provided on Sheet A14, is perpendicular to the alley instead of parallel to it. Revise the project to include the required loading spaces in compliance with BHMC Section 10-3-2742. If this cannot be achieved and the applicant is seeking an alternative configuration, provide findings as noted above detailing site constraints and how the alternative loading space will meet the functional requirements of the code. d. Maneuvering – Pursuant to BHMC Section 10-3-2740, loading spaces shall be directly accessible for the distribution of goods within the structure or use. For multi-story structures, such access shall be direct to an elevator or stairway serving all stories, and in this case, all stories of the hotel and hotel restaurant. In order to meet the functional requirements, loading spaces shall have a minimum maneuvering area as specified in the MINIMUM STANDARDS FOR LOADING SPACES table in BHMC Section 10-3-2740. Said maneuvering area shall be contiguous to the end of the loading space and may include the width of the alley or street.
Provide maneuvering diagrams showing truck ingress and egress to the loading spaces provided for the project.
15. Survey – Sheet A10
Comments regarding survey have been addressed. New survey file submitted in response to comments. a. Scale of Plan – In review of the survey provided on Sheet A10, the drawing does not appear to match the scale noted on the plan sheet. When several site features with dimensions are measured at the noted scale (1” = 10’), the dimensions scale out to less than what are noted on the survey. Provide a survey that is drawn to the scale noted on the plan sheet. b. Survey Legibility – The survey provided appears to be scanned from an original of that document and placed on the set of plans. As such, the details and dimensions provided are pixelated and not very legible. Provide a survey that is clear, legible, and not pixelated. c. Surveyor’s License Expiration – The survey provided notes that the surveyor’s license expired on 12/31/2020. Provide an updated survey with an updated expiration date of the surveyor of record.
16. Title Report – Sheet A10
Title report provided with resubmittal. No easements recorded against property per title report.
18 Provide a Title Report of the project site to verify whether any easements exist on the properties at 125 and 129 S. Linden Drive. The survey provided on Sheet A10 notes that there are no easements on the project site, “per referenced preliminary title report.” However, a copy of this title property was not provided. Provide a title report of the project site with project resubmittal.
17. Elevations and Renderings – Sheets A00, A02, A03, A04, A24, A25, A26, and A27 The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Refer to the response to item #1 and the cover letter. Adherence to this zoning standard is not required.” The City disagrees with the position that adherence to the city’s development standards is not required, as detailed in the May 12, 2023, incomplete letter and provided below.
Comments from May 12, 2023 Incomplete Letter
Revise the elevations and renderings provided for the project, as required, to address the corrections and comments provided in this review letter and the redlined set of plans.
18. Floor Plan Layouts for Dwelling Units – Sheets A16 through A23 The floor plans have been revised to provide the interior layout of each unit. Correction addressed by applicant.
Provide floor plans layouts for each of the proposed dwelling units in the project. The floor plans provided only have a call out to the number of bedrooms in each unit, but the layout of each unit is not provided. The floor plans shall show the proposed kitchen, bathroom, bedroom, and living area of each of the proposed dwelling units.
19. Rubbish Storage – Sheets A14, L1.10, L1.13
The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“This requirement will be satisfied once Construction Documents are drafted as this requirement is derived from the Building Code. The project will incorporate these requirements as required during the construction document phase.”
The City requires this information to be provided at this stage to determine if the required amount of rubbish storage is being provided for the project. Please provide this requested information to verify compliance with the applicable requirement, as detailed in the May 12, 2023, incomplete letter and provided below.
Comments from May 12, 2023 Incomplete Letter
19 BHMC Section 9-3-1 details the applicable rubbish storage standards for residential and commercial development. As proposed, the project would include a 592 SF trash room located in the first floor of the building, adjacent to the alley at the rear. However, calculations were not provided on the set of plans or in the application materials to demonstrate that the proposed trash room is of sufficient size to accommodate the anticipated demand for waste generated by the project site.
Provide calculations pursuant to BHMC Section 9-3-1 showing the anticipated amount of rubbish that would be generated by the project and the size of the rubbish/trash room needed to accommodate the projected waste quantities that would be generated by the project.
20. Landscape Plans – Not Provided Sheets L1.00 through L1.15 Landscape plans provided for review. Please review the other sections of this letter for comments and corrections applicable to the landscape plans, along with the redlined set of plans for this round of review. Also note that the alley dedication area is not shown on these plans. Instead, the landscape plans show landscaping and project site hardscaping the in the future alley area. The area to be dedicated for widening of the alley shall be paved with a surface approved by the Public Works Department for alleys, which is generally asphaltic concrete.
Revise the landscape plans accordingly.
Provide landscape plans of the proposed project with resubmittal. The landscape plans shall show all proposed landscaping improvements on the project site and in the public right-of-way.
21. Environmental Review
Once all major corrections have been addressed and complete applications have been submitted, the City will review the proposal to determine what review may be required pursuant to the California Environmental Quality Act (CEQA). The applicant will be responsible for paying the the costs for the preparation of any required environmental document, including but not limited to the costs of any consultants as may need to be retained by the City.
22. Low Impact Development (LID)
To be provided in Building Plan Check.
Pursuant to BHMC Section 9-4-508, the City’s Low Impact Development (LID) requirements are applicable to new developments projects.
As you progress with the design of the project, review the applicable LID requirements and incorporate them into your project and set of plans. This will ensure that the project, as designed, can accommodate the required LID provisions early on and will reduce or eliminate any changes needed once the project is submitted for building plan check.
A copy of the Low Impact Development (LID) Fact Sheet is available for download from the City’s website using the following link:
20 http://www.beverlyhills.org/cbhfiles/storage/files/1266023136723167408/ChecklistforLIDRequiremen tsFINAL(6).pdf
For question related to LID requirements, please contact Trevor Alsop at 310-288-2837 or by email at [email protected].
23. Shade and Shadow Study – Sheet A32
In review of the shade and shadow study provided, see the following comments provided below:
a) Show the property lines, addresses, and street names on all pages of the shade and shadow study.
Show property lines and addresses for all properties shown on the study. b) Show the fully extent of the shadow cast by the proposed building. The exhibits provided are small and do not appear to fully depict the extent of the shadow cast by the proposed building.
Provide a shade and shadow study for the proposed project. Diagram the shadows from the proposed structure during the winter and summer equinoxes, from 6:00 A.M. to 9:00 P.M., at three-hour intervals. The study shall show adjacent properties and the projected shadow on those properties during the noted intervals.
24. Rooftop Operations Plan
The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“The 18th and 19th floor rooftop areas include passive seating areas and landscaping. The rooftop areas will be used for residential users only. The maximum occupancy will be confirmed by the City during the plan check phase once construction documents are prepared.” The narrative provided in the response letter does not provide sufficient detail as to the proposed operations on the rooftop areas for the project. This information is necessary to disclose the potential effects of the project and to provide decision-makers adequate information to conduct the required discretionary review of the project. Please provide a detailed Rooftop Operation Plan that addresses the items detailed in the May 12, 2023, incomplete letter.
Comments from May 12, 2023 Incomplete Letter
Provide the following information for all enclosed and unenclosed rooftop areas proposed:
x Indicate the types of uses proposed for all enclosed and unenclosed rooftop areas. x Indicate the proposed hours of operation of all enclosed and unenclosed rooftop areas. x Indicate whether the rooftop area will be used exclusively by the residential portion of the project or if hotel rooftop access will be provided.
21 x If the hotel will have access to the rooftop, indicate the type, frequency (yearly, monthly, daily, etc.) of rooftop events, appointments, etc.
x If the hotel will have access to the rooftop, indicate maximum occupancy anticipated for each type of event.
25. Arborist Report
As no trees are being removed from the Public Right-of-Way, no arborist report is required.
Provide an Arborist Report detailing all existing trees located within adjacent public right-of-way along South Linden Drive. The arborist report shall also detail all proposed removal and/or installation of new trees in the public right-of-way.
26. Transportation/Traffic Studies
A Transportation Impact Analysis was submitted with this second round of review. Further comments on the Transportation Impact Analysis may result as part of the preparation of environmental documents as required under CEQA.
Pursuant to the City’s Local Transportation Assessment Guidelines adopted by Planning Commission Resolution No. 1901, the following transportation/traffic studies are required:
a. Transportation Impact Analysis – Based on the City’s screening criteria, the project does not appear to be screened out from providing a Transportation Impact Analysis. Please provide a Transportation Impact Analysis that evaluates potential Vehicle Miles Traveled (VMT)-related impacts associated with the proposed Project.
b. Local Transportation Assessment – For projects that generate over 75 peak hour trips, a local transportation assessment/traffic study shall be required using Level of Service (LOS) metric to evaluate signalized and unsignalized intersection operation and use the percentage increase in traffic volumes to evaluate impacts on local residential streets. Analyzed locations should primarily consist of major signalized intersections that are likely to be affected by the project. Additionally, the study area should also look at roadways providing access to the project site, such as the roadway(s) containing the project’s primary driveway or secondary access point, or the intersection(s) immediately adjacent to the project site along with the surrounding area. Such report shall be prepared by the applicant and submitted to the City for review and comment by the City’s Traffic Engineer.
27. Transportation and Trip Reduction Measures - Transportation Impact Analysis The materials provided in the September 15, 2023, resubmittal of the project included a response letter dated August 9, 2023, with Attachment B that includes the following response to this comment/correction:
“Please see the enclosed Transportation Impact Analysis by LLG (Attachment E), dated July 31, 2023 in response to this comment.”
22 In review of the Transportation Impact Analysis provided, Pages 62-64 of the report provides a copy of BHMC Section 10-7-301. However, the Transportation Impact Analysis of the set of plans do not show how the project will comply with the applicable trip reduction measures, including but not limited to, where the required bicycle parking will be provided. The analysis only states on Page 64 that “The Project will comply with the required TDM and trip reduction measures detailed in Section 10-7-301 of the BHMC,” but provided no information on how the project will comply or what measures are incorporated into the project to achieve compliance.
Revise the Transportation Impact Analysis and the set of plans to show how these requirements are implemented in the project. Show the location of the required bicycle parking on the set of plans.
Please provide this requested information to verify compliance with the applicable requirement, as detailed in the May 12, 2023, incomplete letter and provided below.
Comments from May 12, 2023 Incomplete Letter
Pursuant to BHMC Section 10-7-301, the applicant is required to incorporate various measures to provide for transportation demand management and trip reduction. As the project appears to provide more than 50,000 SF of gross floor area for commercial uses, the applicant shall incorporate all required measures into this project, which includes but is not limited to, providing bicycle parking, spaces reserved for vanpool, and information on rideshare and public transit opportunities.
Revise the project to incorporate the applicable transportation and trip reduction measures accordingly.
28. Geotechnical/Soils Report
A Geotechnical Investigation Report was provided. Comments on the report are provided below.
Provide a geotechnical/soils report for the project and project site. The geotechnical/soils report shall evaluate the proposed project and provide recommendations for the construction of the proposed building based on existing soil conditions. The report should also address the site-specific fault issues and constraints.
a. Discrepancy in Project Scope
The materials provided in the September 15, 2023, resubmittal of the project included a Geotechnical Investigation Report dated April 8, 2021. In review of the Geotechnical Investigation Report, there appears to be an error in the type of project analyzed by the Geotechnical Engineer in preparation of this document. The proposed project is a 19-story building with four levels of subterranean parking provided at an approximate depth of 41’ at parking level P4 and about 50’ in depth at the hotel elevator well. However, the Geotechnical Investigation Report notes that the project is a nine-story residential structure with three levels of subterranean parking, which does not match the project submitted as part of the Development Plan Review application. Additionally, the excavation depths noted in the report at 35’ do not match the project that was submitted to the city for review. Specifically, Page 3 of the report states the following:
23 “Based on information provided to us by the client, we understand that the proposed development consists of one nine-story residential structure over three subterranean parking levels that will extend to depths of approximately 35 feet below ground surface.” Furthermore, Item 7.1.16 in the Conclusions and Recommendations section of the report (Page 18) stated the following:
“7.1.16 - Any changes in the design, location or elevation, as outlined in this report, should be reviewed by this office. Geocon should be contacted to determine the necessity for review and possible revision of this report.”
Revisions by the geotechnical engineer to the Geotechnical Investigation Report and its recommendations are required to accurately analyze the correct project scope and the currently submitted plans. See comments provided on Geotechnical Investigation.
29. Construction Management Plan
Provide a construction management plan that provides relevant project construction details, including but not limited to:
x Anticipated timelines for the different construction phases of the project (e.g., demolition, grading, shoring and excavation, construction of the basement, foundations, and above grade work). Provided and in receipt.
x Proposed locations for the staging of construction materials and equipment. Incomplete as this information was not provided, needs to be resubmitted. x Anticipated closures of any right-of-way area (alley/street) and timelines for such closures.
Incomplete as this information was not provided, needs to be resubmitted.
30. Noise Study
The preparation of a noise study will be commissioned by the city as part of the preparation of an environmental report for the project.
Comments from May 12, 2023 Incomplete Letter
Provide a noise study of the project to evaluate projected construction noise and noise levels anticipated post-construction with the proposed rooftop outdoor living space uses.
31. Metro Adjacent Development Review
The project site is located within close proximity to the upcoming Metro Purple (D Line) subway, which is currently under construction. The subway line is projected to run under Wilshire Boulevard and travel southwest to a station located in Century City, potentially under the project site. To ensure safety, developers, utility companies, and other third parties must consult with Metro for development, construction, and maintenance activities occurring within 100 feet from Metro right-of-way (ROW) and other real estate assets.
24 As noted on Page 2 of the Geotechnical Investigation report, “Due to the location of the Metro tunnels for the Purple Line Extension, it is possible that portions of the proposed structure will be situated within the influence zone defined by Section 4.1-A of the MTA Design Criteria and Standards, Volume III, Adjacent Construction Design Manual Adjacent Construction Design Manual. New construction within or near the MTA influence zone, must not impose a surcharge on the subterranean MTA facilities in excess of what the structure is designed to withstand. If proposed subterranean levels are not sufficiently deep then building loads could exceed the surcharge allowable by MTA; therefore, the new loads will have to be transferred below or outside of the defined MTA Surcharge Influence Zone projection.” Provide information to the city of the applicant’s outreach efforts with Metro documenting that the proposed project would not impact Metro’s Purple Line facilities or exceed allowable surcharge limits.
Also, as noted on Item 28.A, the project evaluated in the Geotechnical Investigation does not match the project that has been submitted to the city for review. As the project has changed from the nine-story building with three subterranean levels evaluated in the Geotechnical Investigation to the 19-story project with four subterrean levels that was submitted to the city, the larger project may have the ability to result in increased surcharges to Metro facilities and requires their review.
For information on how to request and obtain Metro Adjacent Development Review, please contact Metro’s Development Review Team at (213) 418-3484 or by email at [email protected]. Additional information can be obtained by visiting https://www.metro.net/about/adjacent-development-review/.
32. Public Works Stormwater/Environmental Compliance/Sustainability Comments To be reviewed in Building Plan Check.
Below are Stormwater/ Environmental Compliance/ Sustainability comments provided by the Public Works Department:
x Project to use available 100% renewable energy from local utilities. x Sewer system capacity requirement. Require hydraulic modeling to assess sewer capacity issues for the development. Improvement to wastewater system if it impacts sewer system flow. x If permanent dewatering system is needed, design the project to re-use groundwater for nonpotable water systems as required pursuant to BHMC Section 9-4-610.B.2. All ground water discharges must have a permit (NPDES) from the Regional Water Quality Control Board and may require a permit from the City of Beverly Hills.
x Appropriate number of approved Meter Service Protection backflow prevention assemblies for Domestic, Irrigation and Fire Meters required.
x Must implement Low Impact Development (LID) meeting requirements of LID ordinance to mitigate stormwater runoff.
x The applicant is required to install a grease interceptor for food service establishment use.
Grease interceptor design shall meet the Los Angeles County Public Works Industrial Waste Program requirements. Placement should be accessible for maintenance operation.
25 x Water discharged from a loading dock and trash enclosure shall be directed through grit/oil separator. A loading dock is not to be confused with a loading zone or designated parking space for loading and unloading.
x Organic residuals from daily operations and water used to wash trash rooms cannot be discharged to surface public right of way.
x Condensate from HVAC and refrigeration equipment shall drain to the sanitary sewer, not curb drains.
For questions regarding these comments, please contact Trevor Alsop, Environmental Compliance Inspector, at (310) 288-2837 or by email at [email protected].
33. Building and Safety – Building and Technical Code Comments Below are comments provided by Building and Safety regarding compliance with applicable building and technical codes:
x These comments reflect high-level conceptual review comments. Complete code compliance review will be forthcoming upon plan check submittal. Building Plan Check Item x The review comments are in accordance with 2022 California Building Code and its references.
Building Plan Check Item
x General contractor must submit Construction Management Plan for review and approval prior to any building permit issuance. The plan needs to address how to the building to be built including demolition, excavation, shoring, access to site for ingress and egress, haul route, tower crane if needed, pedestrian protection, sanitary facilities, a temporary or permanent stairway, standpipe, fire watch during construction, traffic control plan (will be reviewed by Public Works), etc. Refer to California Building Code (CBC) Chapter 33. Building Plan Check Item
x The project to comply with requirements of Beverly Hills Municipal Code, Title 10 and Chapter 6, STREET, ALLEY, AND HIGHWAY DEDICATIONS AND IMPROVEMENTS. Alley dedications inconsistently shown on resubmitted plans. All sheets must identify location of alley dedications.
x Survey map is required to show all easements on the properties. Provided x Comply with the City’s applicable parking standards.
https://www.beverlyhills.org/cbhfiles/storage/files/563485925821755963/ParkingStandards(R EV2.18).pdf Not addressed. See Planning’s comments related to adherence with the City’s parking requirements.
x The project requires LID (Low Impact Development) plan check. Building Plan Check Item x On site plan, confirm the location of seismic fault line with dimensions per the seismic fault investigation report. Provided on revised Architectural Plans. x Provide complete Fire department and vehicle access. Building Plan Check Item x Hotel will be classified as R-1 occupancy. CBC 310. Building Plan Check Item x The project is required to be designed in compliance with requirements of CBC 403, High-rise building and CBC 405, Underground Building. Building Plan Check Item
26 x The project is required to provide separate accessible parking requirements per CBC 11A and CBC 11B for residential and nonresidential, respectively. Additionally, the project shall provide accessible and standard EV charging parking spaces. Show the location of these required EV parking spaces in the proposed garage. EV parking spaces not provided on parking plans.
Revise parking plans to call out all EV parking spaces within the project. x The project shall comply with both residential and nonresidential requirements of California Green Building Standards Code in accordance with Beverly Hills Municipal Code, Title 9, Chapter 2 and Article 11. Building Plan Check Item
x The project is required to fully comply with California Energy Code. Building Plan Check Item x The project is required fully comply with accessibility provisions of CBC 11A and CBC 11B for residential and nonresidential, respectively. Building Plan Check Item x The hotel shall be designed in compliance with CBC 11B-224. Building Plan Check Item x The project building shall be designed in compliance with requirements of CBC 705.5 and CBC 705.8. Building Plan Check Item
x The project shall fully comply with requirements of CBC Chapter 10. No exiting analysis was provided. Building Plan Check Item
x The project shall comply with accessible means of egress requirements per CBC 1009.
Building Plan Check Item
x The enclosed parking structure shall be designed in compliance with CBC 406. Building Plan Check Item
For questions regarding these comments, please contact Ocean Kwon, Senior Plan Review Engineer, at (310) 285-1153 or by email at [email protected].
34. Building and Safety – Right of Way Comments
Below are comments provided by Building and Safety regarding areas in the public right-of-way:
x Provide a water demand study to evaluate anticipated water demand for project and for the City to evaluate the types of upgrades and improvements that will be necessary to existing infrastructure. Incomplete as this information was not provided, needs to be resubmitted. x Obtain will serve letter from the Public Works Water Division. Incomplete as this information was not provided, needs to be resubmitted.
x Coordinate with Edison to evaluate necessary upgrades to existing infrastructure to facilitate the project and provide the City a proposal of all upgrades required to provide service to the project. Incomplete as this information was not provided, needs to be resubmitted. x Provide a Construction Management Plan with a narrative detailing the types of temporary encroachments that the project would require during project construction. Based on the proposal, the project would require working areas for the staging and storage of construction materials, equipment, crane(s), trailers, deliveries, and for a laydown area for transport and maneuvering of vehicles. Incomplete as this information was not provided, needs to be resubmitted.
x Provide a plan showing the proposed haul routes and delivery route to the project site. To limit construction impacts to residential properties within the vicinity of the project site, all
27 construction-generated traffic should provide ingress and egress to and from the project site directly to Wilshire Boulevard. Incomplete as this information was not provided, needs to be resubmitted.
For questions regarding these comments, please contact Ara Retchian, Senior Plan Review Engineer, at (310) 285-1106 or by email at [email protected].
35. Fire Department Comments
Below are comments provided by the City’s Fire Department:
x The project shall be designed in compliance with all applicable California Fire Code (CFC) and California Building Code (CBC) requirements for high rise buildings. Although these are preliminary drawings, all applicable high rise requirements shall be considered and incorporated into the project during the design process. Fire Plan Check Item For questions regarding these comments, please contact Cecilia Sohn, Plan Check Inspector, at (310) 281-2716 or by email at [email protected].
36. Responses to Corrections Required
On a separate sheet, provide a detailed response to each correction noted in this letter clarifying how each correction was addressed. Submit this response letter when resubmitting your project.
37. Additional Corrections
Based on the responses to this incomplete letter and changes to the project plans, additional corrections may result from the review of the revised project.
38. Additional Comments
See redlined set of plans for additional comments.
In order for staff to continue processing the case, the foregoing list of corrections must be addressed on a resubmittal of plans and/or application materials, and additional entitlement applications. Before resubmitting your project to the Planning Division, please ensure that all corrections have been addressed and that each correction has been acknowledged by the architect team.
Once the items above have been addressed and submitted, the application will once again be assessed for completeness. In your response resubmittal, please provide a copy of this letter.
28 Should you have any questions regarding the above comments, please feel free to call me at (310) 285-1138, or by email at [email protected].
Sincerely,
_________________________________
Edgar Arroyo, Senior Planner
Attachments:
A. Redlined plans
B. Comments on Geotechnical Investigation Report
From: Olivia Joncich
To: Edgar Arroyo
Cc: [email protected]; Dave Rand
Subject: RE: 125-129 S. Linden Dr. - Development Plan Review Incomplete Letter and Comments Date: Monday, October 16, 2023 9:46:00 AM
Attachments: image001.png
Hi Edgar,
Confirming receipt of your email with the attachment and confirming we are able to download the files in the shared link.
Thank you,
Olivia Joncich
Senior Planner
PLEASE NOTE CHANGE IN SUITE NUMBER
Direct: 213.557.2703
Cell: 818.518.4496
633 W. Fifth Street, Suite 5880, Los Angeles, CA 90071
[email protected]
www.rpnllp.com
Please consider the environment before printing this e-mail.
From: Edgar Arroyo <[email protected]>
Sent: Friday, October 13, 2023 7:54 PM
To: Olivia Joncich <[email protected]>
Cc: [email protected]; Dave Rand <[email protected]>
Subject: 125-129 S. Linden Dr. - Development Plan Review Incomplete Letter and Comments Importance: High
Hi Olivia:
The City has finished the second round of review for your project at 125-129 South Linden Drive. Attached to this email is the City's Incomplete Letter. Due to size, a copy of the redlined plans and comments to the Geotechnical Report can be downloaded using the link provided below:
https://we.tl/t-W07UHFQzHT
Please confirm receipt of this email and that your team was able to download the attachments in the link above, as we've had email issues previously.
If you have issues downloading the materials or have any questions, feel free to contact me.
Regards,
Edgar Arroyo
Senior Planner
Community Development Department
City of Beverly Hills
455 North Rexford Drive
Beverly Hills, CA 90210
Office: (310) 285-1138 | Fax: (310) 273-0972
E-mail: [email protected]
The City keeps a copy of all E-mails sent and received for a minimum of 2 years. All retained E-mails will be treated as a Public Record per the California Public Records Act, and may be subject to disclosure pursuant to the terms, and subject to the exemptions, of that Act. 6+((77,7/(
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Revise the elevations and renderings provided for the project, as required, to address the corrections and comments provided in the redlined set of plans.
REDLINED PLANS - 10/1/2023
$87202%,/(3$5.,1*
RESIDENTIAL:ACCESSIBLE PARKING REQUIREDCBC SECTION 1109A.3:2% OF COVERED MULTIFAMILY DWELLING UNITS. AT LEAST 1 SPACE: OF EACH TYPE OF PARKING FACILITY SHALL BE MADE ACCESSIBLE.2% x 165 UNITS = 3.3 (ROUNDED) = 4 SPACES.CBC SECTION 1109A.8.61 OF EVERY 8 ACCESSIBLE SPACES SHALL BE VAN ACCESSIBLE, MINIMUM 1 VAN ACCESSIBLE SPACE: 1 SPACE.ELECTRICAL VEHICLE PARKING REQUIRED & PROVIDED:PER CALIFORNIA GREEN BUILDING CODE SECTION 4.106.4.2.25% OF PARKING SHALL BE EV CHARGING STATION INSTALLED 5% x 126 STALLS = 6.3 (ROUNDED) = 6 EVCS25% OF PARKING SHALL BE EV READY25% x 126 STALLS = 31.5 (ROUNDED) = 32 EVSE 10% OF PARKING SHALL BE RACEWAY/ CONDUIT SUPPLIED10% x 126 STALLS = 12.6 (ROUNDED) = 13 CONDUIT INSTALLED PER CALIFORNIA GREEN BUILDING CODE SECTION 4.106.4.2.2: ONE IN EVERY EV 25 SPACES SHALL HAVE AN 8 WIDE MINIMUM AISLE, MINIMUM 1 SPACE.RESIDENTIAL:PARKING SPACES REQUIRED FOR RESIDENTIALPER BHMC 10-3-2830HOTEL:PARKING SPACES REQUIRED FOR HOTELPER BHMC 10-3-27301 PARKING SPACE PER RENTABLE ROOM OR UNIT 73 ROOMS = 73 PARKING SPACES STUDIO, NO BEDROOMS1 BEDROOM2 BEDROOMGUEST PARKING (PER 10-3-2817) 1 SPACE PER UNIT2 SPACES PER UNIT2 1/2 SPACES PER UNIT 1/4 SPACE PER UNIT 352-(&7,1)250$7,21PROJECT NAME:ADDRESS:OWNER:CONSTRUCTION TYPE:PROPOSED BLDG HEIGHT:PROPOSED NUMBER OF STORIES:OCCUPANCY TYPE:
129 LINDEN DR125-129 S LINDEN DR, BEVERLY HILLS, CA 90212DROMY 1995 FAMILY TRUST;9300 WILSHIRE, LLC;9300 WILSHIRE FEE, LLC;E.D. FLORES, LLC;1112 INVESTMENT CO., LLC;EJT WILSHIRE LINDEN, LLC TYPE IA200' - 0"19 STORIESS2 - PARKINGR2 - RESIDENTIAL A3 - ROOF DECK
ALL THAT CERTAIN REAL PROPERTY SITUATED IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
LOTS 38, 39, AND 40 OF TRACT NO.6648, IN THE CITY OF BEVERLY HILLS, IN COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 71, PAGE 48 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
APN: 4328-009-007, 4328-009-021
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SANTA MONICA BLVD
SITE:125-129 S LINDEN DR
WILSHIRE BLVD
CHARLEVILLE BLVD
LASKY DR
SPLAUDING DR
S LINDEN DR
S MCCARTY DR
S ROXBURY DR
DURANT DR
ROBBINS DR
ZONING:LOT SIZE:RESIDENTIAL UNITS PROPOSED:HOTEL ROOMS PROPOSED:FAR PROVIDED:
R421,676.05 SF165 UNITS73 ROOMS14.3:1
=21,1*'$7$
$))25'$%/(+286,1*
REQUIRED AFFORDABLE RESIDENTIAL UNITS CALCULATION:REQUIRED AFFORDABLE UNITS: 20% OF TOTAL UNITS 165 x 20% = 33 AFFORDABLE UNITS BUILDING AREA PER 2022 CBC SECTION 202:
AREA, BUILDING. THE AREA INCLUDED WITHIN SURROUNDING EXTERIOR WALLS, OR EXTERIOR WALLS AND FIRE WALLS, EXCLUSIVE OF VENT SHAFTS AND COURTS. AREAS OF THE BUILDING NOT PROVIDED WITH SURROUNDING WALLS SHALL BE INCLUDED IN THE BUILDING AREA IF SUCH AREAS ARE INCLUDED WITHIN THE HORIZONTAL PROJECTION OF THE ROOF OR FLOOR ABOVE. %8,/',1*$5($3(5&%&
259,547 SF X 19.9% = 51,650TOTAL - 311,197 SF
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PROPOSED 19-STORY RESIDENTIAL AND HOTEL BUILDING WITH A TOTAL OF 165 UNITS AND 73 HOTEL ROOMS. THERE ARE 4 LEVELS OF SUBTERRANEAN PARKING PROVIDING A TOTAL OF 126 PARKING STALLS. 23(163$&(
REQUIRED OPEN SPACE PER BHMC 10-3-2802
200 SF OF OUTDOOR LIVING SPACE IS REQUIRED FOR EACH DWELLING UNIT. OUTDOOR LIVING SPACE CAN BE PROVIDED WITH A COMBINATION OF PRIVATE AND COMMON SPACES.
COMMON OPEN SPACE
PER BHMC 10-2-2803 COMMON OUTDOOR LIVING SPACE CAN BE PROVIDED AS LONG AS EACH DIMENSION IS AT LEAST 15'-0".
PRIVATE OPEN SPACE
PER BHMC 10-3-2803 PRIVATE OUTDOORD SPACE THAT IS CONTIGUOUS TO A UNIT ( SUCH AS A PATIO) IT SHALL BE SCREENED FROM VIEW FROM THE GROUND LEVEL ADN EACH DIMENSION (LENGTH, WIDTH, DEPTH) SHALL BE AT LEAST 6 FEET.
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ZONING CONFORMANCE TABLE IS NOT APPLICATION AS PROJECT UTILIZES BUILDER'S REMEDY 5(9,(:3(50,7
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ARCHITECTOTTINGER ARCHITECTS1117 VENICE BLVDLOS ANGELES, CA 90015323.250.2820CONTACT: JESSE OTTINGERLAND USE ATTORNEYRPN LLP633 W. FIFTH STREET, 64TH FLOORLOS ANGELES, CA 90071213.557.7222CONTACT: DAVE RAND OWNERS9300 WILSHIRE, LLC 9744 WILSHIRE BLVD, SUITE 203LOS ANGELES, CA 90212CONTACT: LEO PUSTILNIKOV 6+((7,1'(;
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UNIT COUNT BY TYPE PERCENTAGE
OF TOTAL AVERAGE AREA UNIT TYPE COUNT
STUDIO 10 6% 450STUDIO AFF 3 2% 4861 BR 47 28% 6491 BR AFF 12 7% 6442 BR 73 44% 9552 BR AFF 18 11% 8932 BR PENTHOUSE 2 1% 3,250TOTAL 165 7,326 $5($6&+('8/(
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LEVEL TYPE AREA
LEVEL P4 PARKING 14,977 SFLEVEL P3 PARKING 14,977 SFLEVEL P2 PARKING 14,977 SFLEVEL P1 PARKING 14,977 SF1ST FLOOR RESIDENTIAL/HOTEL 12,572 SF2ND FLOOR HOTEL 12,748 SF3RD FLOOR HOTEL 12,605 SF 4TH FLOOR HOTEL 12,652 SF5TH FLOOR HOTEL 13,638 SF6TH FLOOR RESIDENTIAL 13,932 SF7TH FLOOR RESIDENTIAL 13,905 SF 8TH FLOOR RESIDENTIAL 13,908 SF9TH FLOOR RESIDENTIAL 13,905 SF10TH FLOOR RESIDENTIAL 13,970 SF 11TH FLOOR RESIDENTIAL 13,974 SF12TH FLOOR RESIDENTIAL 13,970 SF13TH FLOOR RESIDENTIAL 13,907 SF 14TH FLOOR RESIDENTIAL 13,902 SF15TH FLOOR RESIDENTIAL 13,909 SF16TH FLOOR RESIDENTIAL 13,824 SF17TH FLOOR RESIDENTIAL 13,887 SF 18TH FLOOR RESIDENTIAL 11,295 SF19TH FLOOR RESIDENTIAL 8,785 SFGRAND TOTAL 311,197 SF A00 COVER SHEETA01 PROJECT INFORMATIONA02 RENDERINGA03 RENDERINGA04 RENDERINGA05 MATERIAL BOARDA06 FAR CALCULATIONSA07 FAR CALCULATIONSA08 OPEN SPACE CALCULATIONSA09 OPEN SPACE CALCULATIONSA10 SURVEYA11 SITE PLANA12 P3 & P4 FLOOR PLANA13 P1 & P2 FLOOR PLANA14 1ST & 2ND FLOOR PLANA15 3RD & 4TH FLOOR PLANA16 5TH & 6TH FLOOR PLANA17 7TH & 8TH FLOOR PLANA18 9TH & 10TH FLOOR PLANA19 11TH & 12TH FLOOR PLANA20 13TH & 14TH FLOOR PLANA21 15TH & 16TH FLOOR PLANA22 17TH & 18TH FLOOR PLANA23 19TH FLOOR & ROOF PLANA24 ELEVATIONSA25 ELEVATIONSA26 ELEVATIONSA27 ELEVATIONSA28 SECTIONSA29 SECTIONSA30 SECTIONSA31 SECTIONSA32 SOLAR STUDYA33 DOOR AND WINDOW SCHEDULESA34 DOOR AND WINDOW SCHEDULES 6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
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TYPE COUNT
STANDARD 71COMPACT 51
ACCESSIBLE - VAN 2ACCESSIBLE 2
GRAND TOTAL 126
OPEN SPACE REQUIRED
UNIT TYPE NUMBER OF UNITS REQ'D OPEN SPACE
STUDIO 10 2,000 SFSTUDIO AFF 3 600 SF1 BR 47 9,400 SF1 BR AFF 12 2,400 SF2 BR 73 14,600 SF2 BR AFF 18 3,600 SF2 BR PENTHOUSE 2 400 SFTOTAL: 165 33,000 SF +27(/5220&2817
HOTEL ROOM COUNT BY TYPE PERCENTAGE
OF TOTAL AVERAGE AREA ROOM TYPE COUNT
HOTEL ROOM 62 85% 426HOTEL SUITE 11 15% 651
TOTAL 73 1,077
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LEVEL AREA
COMMON OPEN SPACE1ST FLOOR 8,590 SF18TH FLOOR 1,845 SF19TH FLOOR 1,342 SF 11,777 SF
PRIVATE OPEN SPACE6TH FLOOR 455 SF7TH FLOOR 456 SF8TH FLOOR 464 SF9TH FLOOR 464 SF10TH FLOOR 456 SF11TH FLOOR 457 SF12TH FLOOR 465 SF13TH FLOOR 461 SF14TH FLOOR 456 SF15TH FLOOR 541 SF16TH FLOOR 466 SF17TH FLOOR 465 SF18TH FLOOR 453 SF19TH FLOOR 391 SF 6,451 SF
TOTAL 18,228 SF
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UNIT TYPE QUANTITY STALLS ALLOWED
1 BR 47 941 BR AFF 12 242 BR 73 182.52 BR AFF 18 452 BR PENTHOUSE 2 5 HOTEL ROOM 62 62HOTEL SUITE 11 11STUDIO 10 10STUDIO AFF 3 3TOTAL 436.5 L1.00 LEGEND AND NOTESL1.10 GROUND FLOOR CONCEPTUAL
LANDSCAPE PLAN
L1.11 18TH FLOOR CONCEPTUAL
LANDSCAPE PLAN
L1.12 19TH FLOOR CONCEPTUAL
LANDSCAPE PLAN
L1.13 GROUND FLOOR PLANTING
PLAN
L1.14 18TH FLOOR PLANTING PLANL1.15 19TH FLOOR PLANTING PLAN Front Modulation: Provide front modulation calculations and diagrams showing the required amount of modulation required and the modulation proposed for the project. Additionally, the diagrams shall show the depth of the modulation provided per floor and calculations for the aggregate principal building area.
Adjust the project design accordingly to provide the
applicable front modulation for the project pursuant toBHMC Section 10-3-2806.
The highlighted units do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
STUDIO 10 6% 450STUDIO AFF 3 2% 4861 BR 47 28% 6491 BR AFF 12 7% 6442 BR 73 44% 9552 BR AFF 18 11% 893 This project site is located within two different height districts. 125 S. Linden is within Height District C which allows a max of 5 stories / 55' in height. 129 S. Linden is within Height District B which allows a max of 4 stories/ 45' in height. Project as proposed does not meet the City's applicable height requirements and will need to be reduced in height and number of stories to comply with the applicable development standards. See comments provided on Sheet A11, A24, and A26 for location of applicable height districts.
The applicable density requirements for this project site allow for a density of 1 unit for every 900 SF of lot area. Additionally, one bonus efficiency unit may be added on top of the otherwise allowable density. As such, the applicable density requirements would allow a maximum of 25 units on the project site. The proposal current exceeds the applicable density requirements 140 unit. Revise the project to include a reduction in the total units in compliance with the City's applicable density requirements. Alternatively, the applicant may seek to utilize state density bonus requirements to facilitate additional units at the project site.
Mixed use development, including hotel and hotel restaurant uses, are not permitted or conditionally permitted uses within the City's R-4 Zone. Remove these uses from the project or submit a Zone Change/General Plan Amendment to seek consideration of this project, as the regulations within the R-4 Zone do not facilitate the type of proposed development. 1ST FLOOR RESIDENTIAL/HOTEL 12,572 SF2ND FLOOR HOTEL 12,748 SF3RD FLOOR HOTEL 12,605 SF 4TH FLOOR HOTEL 12,652 SF5TH FLOOR HOTEL 13,638 SF4
The development of 165 dwelling units requires 33,000 SF of outdoor living space to be provided (200 SF / unit). The proposal is currently providing 18,228 SF, which is significantly short of what's required. Revise project to provide the required amount of outdoor living space. 6+((77,7/(
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Revise the elevations and renderings provided for the project, as required, to address the corrections and comments provided in the redlined set of plans. 6+((77,7/(
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Revise the elevations and renderings provided for the project, as required, to address the corrections and comments provided in the redlined set of plans. 6+((77,7/(
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ZONING:
LOT SIZE:RESIDENTIAL UNITS PROPOSED:HOTEL ROOMS PROPOSED:FAR PROVIDED:
R421,676.05 SF165 UNITS73 ROOMS14.3:1
=21,1*'$7$
2' - 6"
2' - 6"
7"
11' - 0" 2' - 6" 2' - 6" 7"
11' - 0"
HOTELRESIDENTIAL
2' - 6" 7"
2' - 6" 11' - 0"
7" 2' - 6"
2' - 6" 11' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
2' - 6" 7"
2' - 6" 11' - 0" 11' - 0" 2' - 6"2' - 6"
7"
11' - 0" 2' - 6"
2' - 6" 7"
2' - 6" 7"
2' - 6" 11' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
/(*(1'
$5($6&+('8/(
)/225$5($
LEVEL TYPE AREA
1ST FLOOR HOTEL 1,708 SF1ST FLOOR RESIDENTIAL 7,140 SF2ND FLOOR HOTEL 11,600 SF3RD FLOOR HOTEL 11,535 SF4TH FLOOR HOTEL 11,597 SF5TH FLOOR HOTEL 11,594 SF6TH FLOOR RESIDENTIAL 11,587 SF 7TH FLOOR RESIDENTIAL 11,850 SF8TH FLOOR RESIDENTIAL 11,789 SF9TH FLOOR RESIDENTIAL 11,666 SF 10TH FLOOR RESIDENTIAL 11,795 SF11TH FLOOR RESIDENTIAL 11,844 SF12TH FLOOR RESIDENTIAL 11,739 SF13TH FLOOR RESIDENTIAL 11,804 SF14TH FLOOR RESIDENTIAL 11,779 SF15TH FLOOR RESIDENTIAL 11,690 SF16TH FLOOR RESIDENTIAL 11,851 SF17TH FLOOR RESIDENTIAL 11,851 SF18TH FLOOR RESIDENTIAL 9,293 SF19TH FLOOR RESIDENTIAL 7,695 SFTOTAL 213,408 SF 6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
)$5&$/&8/$7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
67)/225
1')/225
5')/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required front yard setback area.
Mixed use development, including hotel and hotel restaurant uses, are not permitted or conditionally permitted uses within the City's R-4 Zone. Remove these uses from the project or submit a Zone Change/General Plan Amendment to seek consideration of this project, as the regulations within the R-4 Zone do not facilitate the type of proposed development. 1ST FLOOR HOTEL 1,708 SF2ND FLOOR HOTEL 11,600 SF3RD FLOOR HOTEL 11,535 SF4TH FLOOR HOTEL 11,597 SF5TH FLOOR HOTEL 11,594 SF2345 , 15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback 15'-0" front
yard setback
15'-0" front yard setback
15'-0" front yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
Any portion of the the
proposed structure located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly. Same comment applies to all exhibits on this Sheet where the building encroaches into the required side yard setback area. (See Sheet A11 for additional info on required cumulative setback).
Any portion of the the
proposed structure located above grade cannot encroach into the required 9'-0" side yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required side yard setback area. (See Sheet A11 for additional info on
required cumulative setback).
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required rear yard setback area.
ZONING:
LOT SIZE:RESIDENTIAL UNITS PROPOSED:HOTEL ROOMS PROPOSED:FAR PROVIDED:
R421,676.05 SF165 UNITS73 ROOMS14.3:1
=21,1*'$7$
2' - 6" 7"
2' - 6" 11' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
HOTELRESIDENTIAL
11' - 0" 2' - 6"
2' - 6" 7"
2' - 6" 7"
2' - 6" 11' - 0"
2' - 6" 7"
2' - 6" 11' - 0" 11' - 0" 2' - 6" 2' - 6" 7"
2' - 6" 7"
2' - 6" 11' - 0"
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
)$5&$/&8/$7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
/(*(1'
$5($6&+('8/(
)/225$5($
LEVEL TYPE AREA
1ST FLOOR HOTEL 1,708 SF1ST FLOOR RESIDENTIAL 7,140 SF2ND FLOOR HOTEL 11,600 SF3RD FLOOR HOTEL 11,535 SF4TH FLOOR HOTEL 11,597 SF5TH FLOOR HOTEL 11,594 SF6TH FLOOR RESIDENTIAL 11,587 SF 7TH FLOOR RESIDENTIAL 11,850 SF8TH FLOOR RESIDENTIAL 11,789 SF9TH FLOOR RESIDENTIAL 11,666 SF 10TH FLOOR RESIDENTIAL 11,795 SF11TH FLOOR RESIDENTIAL 11,844 SF12TH FLOOR RESIDENTIAL 11,739 SF13TH FLOOR RESIDENTIAL 11,804 SF14TH FLOOR RESIDENTIAL 11,779 SF15TH FLOOR RESIDENTIAL 11,690 SF16TH FLOOR RESIDENTIAL 11,851 SF17TH FLOOR RESIDENTIAL 11,851 SF18TH FLOOR RESIDENTIAL 9,293 SF19TH FLOOR RESIDENTIAL 7,695 SFTOTAL 213,408 SF
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required front yard setback area.
Mixed use development, including hotel and hotel restaurant uses, are not permitted or conditionally permitted uses within the City's R-4 Zone. Remove these uses from the project or submit a Zone Change/General Plan Amendment to seek consideration of this project, as the regulations within the R-4 Zone do not facilitate the type of proposed development. 2ND FLOOR HOTEL 11,600 SF3RD FLOOR HOTEL 11,535 SF4TH FLOOR HOTEL 11,597 SF5TH FLOOR HOTEL 11,594 SF2345 ,1ST FLOOR HOTEL 1,708 SF 15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
Any portion of the the
proposed structure located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly. Same comment applies to all exhibits on this Sheet where the building encroaches into the required side yard setback area. (See Sheet A11 for additional info on required cumulative setback).
Any portion of the the proposed structure located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required side yard setback area. (See Sheet A11 for additional info on required cumulative setback).
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required rear yard setback area. 15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
23(163$&(
REQUIRED OPEN SPACE PER BHMC 10-3-2802
200 SF OF OUTDOOR LIVING SPACE IS REQUIRED FOR EACH DWELLING UNIT. OUTDOOR LIVING SPACE CAN BE PROVIDED WITH A COMBINATION OF PRIVATE AND COMMON SPACES.
COMMON OPEN SPACE
PER BHMC 10-2-2803 COMMON OUTDOOR LIVING SPACE CAN BE PROVIDED AS LONG AS EACH DIMENSION IS AT LEAST 15'-0".
PRIVATE OPEN SPACE
PER BHMC 10-3-2803 PRIVATE OUTDOORD SPACE THAT IS CONTIGUOUS TO A UNIT ( SUCH AS A PATIO) IT SHALL BE SCREENED FROM VIEW FROM THE GROUND LEVEL ADN EACH DIMENSION (LENGTH, WIDTH, DEPTH) SHALL BE AT LEAST 6 FEET.
2' - 6" 7"
2' - 6" 11' - 0"
25' - 5" 30' - 6" 53' - 9"
11' - 0" 41' - 4" 44' - 9"
2' - 6" 7"
2' - 6" 11' - 0"
COMMON OPEN SPACEPRIVATE OPEN SPACE
2' - 6" 7"
2' - 6" 11' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
6' - 0"
6' - 0"
6' - 0"
10' - 0"
15' - 0" 14' - 9"
36' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
6' - 0"
36' - 0"
6' - 0"
10' - 0"
29' - 8"
6' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
6' - 0"
16' - 10" 20' - 7"
6' - 0" 10' - 0"
29' - 6"
6' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
6' - 0"
16' - 10" 20' - 7"
10' - 0"
29' - 9"6' - 0"
6' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
6' - 0"
36' - 0"
6' - 0" 10' - 0"
29' - 8"
6' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
6' - 0"
36' - 0"
6' - 0"
6' - 0"
14' - 9" 15' - 0"
10' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
6' - 0"
17' - 0" 20' - 7"
6' - 0"
14' - 10" 14' - 9"
6' - 0"
2' - 6" 7"
2' - 6" 11' - 0"
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
23(163$&(&$/&8/$7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
67)/225
1')/225
5')/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
OPEN SPACE REQUIRED
UNIT TYPE NUMBER OF UNITS REQ'D OPEN SPACE
STUDIO 10 2,000 SFSTUDIO AFF 3 600 SF1 BR 47 9,400 SF
1 BR AFF 12 2,400 SF2 BR 73 14,600 SF2 BR AFF 18 3,600 SF2 BR PENTHOUSE 2 400 SFTOTAL: 165 33,000 SF /(*(1'
$5($6&+('8/(
23(163$&(3529,'('
LEVEL AREA
COMMON OPEN SPACE1ST FLOOR 8,590 SF18TH FLOOR 1,845 SF19TH FLOOR 1,342 SF 11,777 SF
PRIVATE OPEN SPACE6TH FLOOR 455 SF7TH FLOOR 456 SF8TH FLOOR 464 SF9TH FLOOR 464 SF10TH FLOOR 456 SF11TH FLOOR 457 SF12TH FLOOR 465 SF13TH FLOOR 461 SF14TH FLOOR 456 SF15TH FLOOR 541 SF16TH FLOOR 466 SF17TH FLOOR 465 SF18TH FLOOR 453 SF19TH FLOOR 391 SF 6,451 SF
TOTAL 18,228 SF
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required front yard setback area. 15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
15'-0" rear
yard setback.
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
The development of 165 dwelling units requires 33,000 SF of outdoor living space to be provided (200 SF / unit). The proposal is currently providing 18,228 SF, which is significantly short of what's required. Revise project to provide the required amount of outdoor living space.
Any portion of the the
proposed structure located above grade cannot encroach into the required 9'-0" side yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required side yard setback area. (See Sheet A11 for additional info on
required cumulative setback).
Any portion of the the
proposed structure located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly. Same comment applies to all exhibits on this Sheet where the building encroaches into the required side yard setback area. (See Sheet A11 for additional info on required cumulative setback).
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required rear yard setback area. 23(163$&(
REQUIRED OPEN SPACE PER BHMC 10-3-2802
200 SF OF OUTDOOR LIVING SPACE IS REQUIRED FOR EACH DWELLING UNIT. OUTDOOR LIVING SPACE CAN BE PROVIDED WITH A COMBINATION OF PRIVATE AND COMMON SPACES.
COMMON OPEN SPACE
PER BHMC 10-2-2803 COMMON OUTDOOR LIVING SPACE CAN BE PROVIDED AS LONG AS EACH DIMENSION IS AT LEAST 15'-0".
PRIVATE OPEN SPACE
PER BHMC 10-3-2803 PRIVATE OUTDOORD SPACE THAT IS CONTIGUOUS TO A UNIT ( SUCH AS A PATIO) IT SHALL BE SCREENED FROM VIEW FROM THE GROUND LEVEL ADN EACH DIMENSION (LENGTH, WIDTH, DEPTH) SHALL BE AT LEAST 6 FEET.
6' - 0"
16' - 10" 20' - 7"
10' - 0"
29' - 0"
6' - 0"
6' - 0"
6' - 0"
36' - 2"
6' - 0"
29' - 7"
6' - 0"
10' - 0"
COMMON OPEN SPACEPRIVATE OPEN SPACE
6' - 0"
36' - 2"
6' - 0"
43' - 7"
6' - 0"
10' - 0"
6' - 0"
17' - 0" 20' - 9"
6' - 0"
6' - 0"
10' - 0"
29' - 5"
17' - 0" 20' - 9"
6' - 0"
6' - 0" 10' - 0"
29' - 3"
6' - 0"
36' - 0"
6' - 0"
6' - 0"
15' - 1" 14' - 1"
6' - 1"
25' - 6"
35' - 9"
26' - 0"
35' - 11"
35' - 4"
6' - 0"
6' - 0"
14' - 8"
44' - 9"
30' - 0"
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
23(163$&(&$/&8/$7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
/(*(1'
OPEN SPACE REQUIRED
UNIT TYPE NUMBER OF UNITS REQ'D OPEN SPACE
STUDIO 10 2,000 SFSTUDIO AFF 3 600 SF1 BR 47 9,400 SF
1 BR AFF 12 2,400 SF2 BR 73 14,600 SF2 BR AFF 18 3,600 SF2 BR PENTHOUSE 2 400 SFTOTAL: 165 33,000 SF
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225
7+)/225 $5($6&+('8/(
23(163$&(3529,'('
LEVEL AREA
COMMON OPEN SPACE1ST FLOOR 8,590 SF18TH FLOOR 1,845 SF19TH FLOOR 1,342 SF 11,777 SF
PRIVATE OPEN SPACE6TH FLOOR 455 SF7TH FLOOR 456 SF8TH FLOOR 464 SF9TH FLOOR 464 SF10TH FLOOR 456 SF11TH FLOOR 457 SF12TH FLOOR 465 SF13TH FLOOR 461 SF14TH FLOOR 456 SF15TH FLOOR 541 SF16TH FLOOR 466 SF17TH FLOOR 465 SF18TH FLOOR 453 SF19TH FLOOR 391 SF 6,451 SF
TOTAL 18,228 SF
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required front yard setback area. 15'-0" rear
yard setback. 15'-0" rear yard setback.
15'-0" rear
yard setback. 15'-0" rear yard setback.
15'-0" rear
yard setback. 15'-0" rear yard setback. 15'-0" rear yard setback.
Any portion of the the
proposed structure located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly. Same comment applies to all exhibits on this Sheet where the building encroaches into the required side yard setback area. (See Sheet A11 for additional info on required cumulative setback).
Any portion of the the
proposed structure located above grade cannot encroach into the required 9'-0" side yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required side yard setback area. (See Sheet A11 for additional info on
required cumulative setback).
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.Same comment applies to all exhibits on this Sheet where the building encroaches into the required rear yard setback area. 15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
15'-0" front yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
9'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
14'-0" side
yard setback
S. LINDEN DRIVE
(E) BUILDING
4 STORIES
PROPOSED 19-STORY RESIDENTIAL BUILDING
WITH 165 UNITS AND 73 HOTEL ROOMS. 4
LEVELS OF SUBTERRANEAN PARKING
PROVIDING 126 PARKING STALLS
SITE SF: 21,676.05
PARKING
ENTRANCE
HOTEL
ENTRANCE
LOADING
ZONE
(E) BUILDING
4 STORIES
(E) BUILDING
2 STORIES
EMPTY LOT
(E) PARKING
LOT
(E) BUILDING
2 STORIES
(E) BUILDING
2 STORIES
(E) BUILDING
2 STORIES
7"
7' - 6" 127' - 6" 12' - 0" 18' - 0"
11' - 0"
169' - 11"
5' - 10"
ALLEY
ALLEY
7' - 6"
RESIDENTIAL
ENTRANCE
163' - 0" 7' - 0" (E) TREE
(E) TREE
SITE FAULT LINE
LINE OF BUILDING OUTLINE ABOVE
(N) TREE
(E) TREE
(N) TREE
(N) TREE
DEDICATION
2' - 6" SITE
DEDICATION
2' - 6" SITE
(E) SIGN POST
(E) STREET LIGHT
SIDE WALK
PARKWAY
CURB
5' - 0"
7' - 0" 18' - 0" 18' - 0" 7' - 0"
5' - 0"
60' - 0"
129 S. LINDEN DRIVEHEIGHT DISTRICT CMAX 5 STORIES / 55' TALL 125 S. LINDEN DRIVEHEIGHT DISTRICT BMAX 4 STORIES / 45' TALL
NO BUILD ZONE
(E) SIGN POST
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
6,7(3/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
6,7(3/$1
1 NOTE:PER BHMC SECTION 8-4-1, THE PARKWAY
ADJACENT TO THE PROJECT SITE SHALL BE
PLANTED AND MAINTATED WITH GRASS OR OTHER PLANT MATERIAL THAT IS MAINTAINED AT NO MORE THAN SIX INCHES (6") IN HEIGHT. REFER TO L1.00-L1.15 FOR PROPOSED LANDSCAPING. 6' HIGH SETAL SECURTIY GATE AND FENCE
Any portion of the the
proposed structure located above grade cannot encroach into the required 14'-0" side yard setback.
Adjust building design
accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 9'-0" side yard setback.
Adjust building design
accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
15'-0"
REQUIRED
FRONT
YARD
SETBACK
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
83 83
'1
'1
'1
5(6 65(6 65(6 65(6 6
5(6
&
5(6
&
5(66
5(66
5(66
5(66
5(66
5(66
5(6&
5(6&
5(6 6
5(665(665(665(665(665(665(66
5(6&5(6&5(6&
5(66
5(66
5(6 65(6 6
5(6&
5(6&
5(6&5(6&
83 83
'1
'1
5(6 65(6 65(6 65(6 6
5(6
&
5(6
&
5(66
5(66
5(66
5(66
5(66
5(66
5(6&
5(6&5(6 6
5(665(665(665(665(665(665(66
5(6&5(6&5(6&
5(66
5(66
5(6& 5(6 6
5(6&
5(6&
5(6&5(6&
$
$
$
$
$
$
$
$
67$,5
SITE DEDICATION
2' - 6"
123' - 6" 1' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
1 5
9 '
-
5 "
8 '
-
0 "
2' - 6" 123' - 6" 1' - 6"
8 '
-
0 "
1 5
9 '
-
5 "
2 '
-
6 "
16.6% MAX
SLOPE
5% MAX SLOPE
16.6% MAX
SLOPE
5% MAX SLOPE
3$5.,1*
67$,5
(/(9/2%%<
5(6(/(9
+27(/(/(9
(/(9/2%%<
87,/,7<
TY
P
1 '
-
0 "
M
N
I
24' - 6" TYP 19' - 0" TYP
19'
- 0"
TYP
24'
- 0"
MIN
4 '
-
5 "
19' - 0" TYP 23' - 0" MIN
1 7
'
-
0 "
T
Y
P
7' - 6" TYP
TY
P
1 '
-
0 "
M
N
I
TY
P
1 '
-
0 "
M
N
I
24' - 0" MIN
5(6(/(9
+27(/(/(9
NO BUILD ZONE
$
$
$
$
$
$
$
$
SITE DEDICATION
2' - 6"
123' - 6" 1' - 6"
S
T
I
E
D
E
D
C
I
A
T
O
I
N
2 '
-
6 "
1 5
9 '
-
5 "
8 '
-
0 "
2' - 6" 123' - 6" 1' - 6"
8 '
-
0 "
1 5
9 '
-
5 "
2 '
-
6 "
5% MAX SLOPE
16.6% MAX
SLOPE
5% MAX SLOPE
(/(9/2%%<
67$,5
5(6(/(9
67$,5
+27(/(/(9
(/(9/2%%<
87,/,7<
TY
P
1 '
-
0 "
M
N
I
24' - 6" TYP 19' - 0" TYP
19'
- 0"
TYP
24'
- 0"
MIN
4 '
-
5 "
1 7
'
-
0 "
T
Y
P
7' - 6" TYP
TY
P
1 '
-
0 "
M
N
I
TY
P
1 '
-
0 "
M
N
I
24' - 0" MIN
5(6(/(9
+27(/(/(9
1' - 6"
NO BUILD ZONE
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
3 3)/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
3)/2253/$1
3)/2253/$1
Per the City's Parking standards, theminimum aisle width required for parking spaces provided at a 90 degree angle is 26'-0”. The drawings prepared for parking levels P1 - P4 show that a 24'-0” parking aisle is proposed. Revise the design of the parking aisle to provide the required 26' parking aisle width. 5(6&
Per the City's Parking standards, all parking spaces provided for a project shall be provided as standard stalls that measure 9' - 19'. Compact stalls are not permissible for required parking stalls. Revise project to provide all standard parking stalls and remove the proposed compact stalls from the project.
All parking spaces for this project appear to
be reserved for only the residential use of the property, as all of the spaces are labeled "RES". No parking spaces appear to be provided for the commercial uses that include the hotel and hotel restaurant.
A total of 73 parking spaces would be
required for the proposed hotel and hotel restaurant, should the applicant seek a Zone Change/General Plan Amendment to facilitate the proposed mixed-use project. 5(6&
5(6
&
5(6
&
7' - 6" TYP
5(6&
5(6
&5(6&
4'-5"
5(6&5(6
&
5(6
&
5(6
&
5(6&
5(6&
5(6
&
5(6
&
7' - 6" TYP
5(6&
5(6
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6 &
4'-
5"
5(6&5(6
&
5(6
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5(6
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5(6 6
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5(6
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5(6
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5(66
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5(66
5(66
5(66
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5(665(665(665(665(665(665(66
5(6&5(6&5(6&
5(66
5(66
5(6&
83 83
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5(6 6
'1
5(6&
5(6&
5(6&5(6&
$
$
$
$
$
$
$
$
17' - 0" TYP 25' - 0" MIN
1 '
-
0 "
SITE DEDICATION
2' - 6"
123' - 6" 1' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
1 5
9 '
-
5 "
8 '
-
0 "
2' - 6" 123' - 6" 1' - 6"
8 '
-
0 "
1 5
9 '
-
5 "
2 '
-
6 "
2 4
'
-
0 "
M
N
I
2 8
'
-
3 "
2 4
'
-
0 "
67$,5
67$,5
5(6(/(9
+27(/(/(9
(/(9/2%%<
17'
- 0"
24'
- 0"
MIN
19'
- 0"
TYP (/(9/2%%<
16.6% MAX
SLOPE
16.6% MAX
SLOPE
3$5.,1*
2 3
'
-
0 "
'1 83
5(6(/(9
+27(/(/(9
NO BUILD ZONE
87,/,7<
19' - 0" TYP
$
$
$
$
$
$
$
$
SITE DEDICATION
2' - 6"
123' - 6" 1' - 6"
S
T
I
E
D
E
D
C
I
A
T
O
I
N
2 '
-
6 "
1 5
9 '
-
5 "
8 '
-
0 "
2' - 6" 123' - 6" 1' - 6"
8 '
-
0 "
1 5
9 '
-
5 "
2 '
-
6 "
TY
P
1 '
-
0 "
M
N
I
19' - 0" TYP 19' - 0" TYP
24' - 0" MIN
24' - 6"
67$,5
67$,5
5(6(/(9
+27(/(/(9
(/(9/2%%<
16.6% MAX
SLOPE
5% MAX SLOPE
16.6% MAX
SLOPE
5% MAX SLOPE
3$5.,1*
19'
- 0"
TYP
24'
- 0"
MIN
4 '
-
5 "
(/(9/2%%<
87,/,7<
TY
P
1 '
-
0 "
M
N
I
TY
P
1 '
-
0 "
M
N
I
1 7
'
-
0 "
T
Y
P
7' - 6" TYP
24' - 0" MIN
5(6(/(9
+27(/(/(9
NO BUILD ZONE
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
3 3)/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
3)/2253/$1
3)/2253/$1
Show all required and proposedsetback lines on this drawing.
See comments on Sheet A29 regarding basement garage encroachments and required depth from adjacent sidewalk grade abutting Linden Drive. 5(6
&
Per the City's Parking standards, theminimum aisle width required for parking spaces provided at a 90 degree angle is 26'-0”. The drawings prepared for parking levels P1 - P4 show that a 24'-0” parking aisle is proposed. Revise the design of the parking aisle to provide the required 26' parking aisle width. 24'-0"MIN
28'-
3"
24'-0"
15'-0"
REQUIRED
FRONT
YARD
SETBACK
Per the City's Parking standards, all parking spaces provided for a project shall be provided as standard stalls that measure 9' - 19'. Compact stalls are not permissible for required parking stalls. Revise project to provide all standard parking stalls and remove the proposed compact stalls from the project.
All parking spaces for this project appear to
be reserved for only the residential use of the property, as all of the spaces are labeled "RES". No parking spaces appear to be provided for the commercial uses that include the hotel and hotel restaurant.
A total of 73 parking spaces would be
required for the proposed hotel and hotel restaurant, should the applicant seek a Zone Change/General Plan Amendment to facilitate the proposed mixed-use project. 5(6&5(6
&
5(6
&
5(6
&
5(6&
5(6
&
5(6
&
5(6&5(6
&
17' - 0" TYP
5(6
&
5(6&
4'-5"
5(6
5(6
9'
- 0"
TYP
5 &
&
19 5(6 &
5(6
&
5(6
&
5(6
&
5(6
&
5(6
&
5(6&
5(6&
5(6&
5(6&
5(6&
5(6
&
5(6
&
7' - 6" TYP
5(6&
$
$
$
$
$
$
$
$
$
$
$
$
6)
+27(/6(59,&(
6)
+27(/
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+27(/
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+27(/5(6785$17
5' - 10" 121' - 1" SETBACK 7"
7' - 0" 152' - 0" 11' - 0"
7' - 0" 152' - 0"
SETBACK
11' - 0"
37' - 2" 14' - 0" 14' - 9" 65' - 2" 20' - 11"
5' - 10" 67' - 11" 53' - 9"
37' - 5" 30' - 6"
5(6(/(9
+27(/(/(9
5(6(/(9
SEISMIC FAULT LINE
SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
70' - 6" 13' - 11" 36' - 8"
$
$
$
$
/,1'(1'5
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$
$
$
SEISMIC FAULT LINE
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6)
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5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
E
T
B
A
C
K
1 1
'
-
0 "
3 7
'
-
2 "
2 8
'
-
9 "
4 4
'
-
9 "
5' - 10" 67' - 11" 53' - 9"
31' - 6" 5' - 11" 30' - 6" 44' - 6"
67$,5
MIN.
18' - 0" 48' - 7" 9' - 9" 26' - 7"
2 5
'
-
5 "
5 '
-
9 "
2 3
'
-
9 "
1 4
'
-
1 1
"
3 0
'
-
7 "
1 4
'
-
1 1
"
9 '
-
9 "
2 7
'
-
1 "
1 5
2 '
-
0 "
1 1
'
-
0 "
5(6(/(9
+27(/(/(9
4 1
'
-
4 "
&2857<$5'
12.5% MAX SLOPE 16.6% MAX SLOPE '1
6' HIGH METAL SECURITY GATE & FENCE
NO BUILD ZONE
SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
67 1')/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
1')/2253/$1
67)/2253/$1
NO BUILD ZONE
The City's paving standards only allow one (1) walkway not exceeding 5' in width within the front yard setback area. The proposed courtyard and walkway to the north side exceed the maximum walkway width of 5'. Revise the paving within the front yard to include one walkway not exceeding 5' in width. Additional walkways not exceeding 5' in width may be possible under BHMC Section 10-3-2813. 15'-0"
REQUIRED
FRONT
YARD
SETBACK
R
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Show all required and proposedsetback lines on this drawing.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly.
Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code 15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly. 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
6)
75$6+
Provide calculations pursuant to BHMC Section 9-3-1 showing that proposed 592 SF trash room is adequate to accommodate the anticipated demand for waste generated by the proposed project. 6)
/2$',1,*=21(
All loading areas shall comply
with BHMC Sections 10-3-2740 - 10-3-2743 for number of loading spaces, minimum dimensions, and maneuverability. See incomplete letter for more details on loading requirements.
$
$
$
$
$
$
$
$
$
$
$
$
67$,5
67$,5
(/(9$725/2%%<
6725$*(
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+27(/(/(9
)5(,*+7(/(9
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75$6+
,')
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
S
E
T
B
A
C
K
1 5
2 '
-
0 "
S
E
T
B
A
C
K
1 1
'
-
0 "
3 7
'
-
2 "
1 4
'
-
2 "
1 4
'
-
8 "
1 9
'
-
9 "
3 0
'
-
1 0
"
1 4
'
-
7 "
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 6" 6' - 1"
5(6(/(9 5(6(/(9
+27(/(/(9
40' - 4" 14' - 3" 66' - 6"
1 4
'
-
3 "
3 7
'
-
9 "
1 4
'
-
4 "
8 5
'
-
9 "
SEISMIC FAULT LINE
6)
+27(/
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+27(/
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6)
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6)
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6)
+27(/
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6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
$
$
$
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5(6(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
ET
B
A
C
K
1 1
'
-
0 "
3 7'
-
2 "
1 4
'
-
0 "
1 4
'
-
4 "
2 0
'
-
2 "
3 0
'
-
1 0
"
1 4
'
-
7 "
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 6" 6' - 1"
67$,5
67$,5
+27(/(/(9
5(6(/(9
70' - 2" 14' - 4" 36' - 7"
8 5
'
-
1 0
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1 4'
-
2 "
5 2
'
-
1 "
SEISMIC FAULT LINE
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
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6)
+27(/
5220
6)
+27(/
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6)
+27(/68,7(
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6)
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5220
6)
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SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
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6/,1'(1'5
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7+)/2253/$1
5')/2253/$1
6 (
7 %
$
&
.
Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Show all required and proposedsetback lines on this drawing. 15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
$
$
$
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$
$
$
$
$
$
$
67$,5
5(6(/(9
(/(9$725
29(5581
(/(9$725/2%%<
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75$6+
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)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
E
T
B
A
C
K
1 1
'
-
0 "
3 7
'
-
2 "
1 4
'
-
0 "
1 4
'
-
4 "
2 0
'
-
2 "
1 5
'
-
6 "
1 4'
-
5 "
1 5
'
-
6 "
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 6" 6' - 1"
5(6(/(9
4 5
'
-
5 "
1 4
'
-
2 "
4 7
'
-
0 "
1 4'
-
4 "
3 1
'
-
2 "
14' - 11" 106' - 3"
SEISMIC FAULT LINE
6)
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SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
$
$
$
$
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$
$
$
$
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6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/68,7(
6)
+27(/
5220
6)
+27(/68,7(
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/
5220
6)
+27(/68,7(
67$,5
6)
+27(/
5220
6)
+27(/
5220
67$,5
(/(9$725/2%%<
6725$*(
5(6(/(9
+27(/(/(9
)5(,*+7(/(9
,')
,')
6)
+27(/
5220
75$6+
6)
+27(/
5220
6)
+27(/
5220
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
S
ET
B
A
C
K
1 5
2 '
-
0 "
S
E
T
B
A
C
K
1 1
'
-
0 "
3 7'
-
2 "
1 4
'
-
2 "
1 4
'
-
3 "
2 0
'
-
2 "
1 5
'
-
9 "
1 4
'
-
2 "
1 5
'
-
7 "
2 0
'
-
1 1
"
2' - 6"
77' - 4" 47' - 8"
40' - 9" 30' - 6" 6' - 1"
5(6(/(9
+27(/(/(9
1 4
'
-
3 "
9 2
'
-
5 "
1 4
'
-
2 "
3 1
'
-
2 "
40' - 4" 14' - 4" 66' - 5"
SEISMIC FAULT LINE
SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
7+ 7+)/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
7+)/2253/$1
7+)/2253/$1
Any portion of the the proposed structure located above grade cannot encroach into the required 15'-0" front yard setback. Adjust building design accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly.
Show all required and proposedsetback lines on this drawing.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above gradecannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
$
$
$
$$
$
$
$
$
$
$
$
67$,5
67$,5
5(6(/(9
(/(9$725/2%%<
,')
75$6+
,')
)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
E
T
B
A
C
K
1 1
'
-
0 "
3 7
'
-
2 "
2 8
'
-
4 "
2 0
'
-
2 "
1 5
'
-
1 "
3 0
'
-
4 "
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 3" 6' - 5"
5(6(/(9
5 5
'
-
5 "
1 4
'
-
3 "
8 2
'
-
3 "
SEISMIC FAULT LINE
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2$))
SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
106' - 1" 14' - 4"
$
$
$
$$
$
$
$
$
$
$
$
67$,5
67$,5
5(6(/(9
(/(9$725/2%%<
,')
75$6+
,')
)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
3 7'
-
2 "
1 3
'
-
9 "
1 4'
-
7 "
2 0
'
-
2 "
1 5
'
-
0 "
3 0
'
-
5 "
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 3" 6' - 5"
5(6(/(9
5 5
'
-
5 "
1 4
'
-
2 "
2 2
'
-
1 0
"
1 4
'
-
4 "
4 5
'
-
3 "
14' - 11" 91' - 4" 14' - 10"
SEISMIC FAULT LINE
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2$))
SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
S
E
T
B
A
C
K
1 1
'
-
0 "
1 5
2 '
-
0 "
7 '
-
0 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
7+ 7+)/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
7+)/2253/$1
7+)/2253/$1
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly.
Show all required and proposedsetback lines on this drawing.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above gradecannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
$
$
$
$
$
$
$
$
$
$
$
$
67$,5
67$,5
5(6(/(9
(/(9$725/2%%<
,')
75$6+
,')
)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
E
T
B
A
C
K
1 1
'
-
0 "
3 7
'
-
2 "
1 4
'
-
0 "
1 4
'
-
4 "
2 0
'
-
2 "
3 0
'
-
6 "
1 4
'
-
1 1
"
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 6" 6' - 1"
5(6(/(9
5 9
'
-
9 "
1 4
'
-
2 "
7 8
'
-
2 "
16' - 10" 14' - 2" 39' - 4" 14' - 1" 36' - 8"
SEISMIC FAULT LINE
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2
SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
$
$
$
$
$
$
$
$
$
$
$
$
67$,5
67$,5
5(6(/(9
(/(9$725/2%%<
,')
75$6+
,')
)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2'
-
0 "
S
E
T
B
A
C
K
1 1
'
-
0 "
3 7'
-
2 "
2 8
'
-
4 "
2 0
'
-
2 "
3 0
'
-
7 "
1 4'
-
1 0
"
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 3" 6' - 5"
5(6(/(9
1 4
'
-
3 "
1 3
7'
-
9 "
SEISMIC FAULT LINE
33' - 3"
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2
SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
7+ 7+)/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
7+)/2253/$1
7+)/2253/$1
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly.
Show all required and proposedsetback lines on this drawing.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above gradecannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
$
$
$
$
$
$
$
$
$
$
$
$
67$,5
67$,5
5(6(/(9
(/(9$725/2%%<
,')
75$6+
,')
)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
E
T
B
A
C
K
1 1
'
-
0 "
3 7
'
-
2 "
2 8
'
-
4 "
2 0
'
-
2 "
1 5
'
-
6 "
1 4'
-
5 "
1 5
'
-
6 "
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 3" 6' - 5"
5(6(/(9
1 0
6'
-
7 "
1 4
'
-
4 "
3 1
'
-
2 "
94' - 11" 14' - 2" 12' - 1"
SEISMIC FAULT LINE
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2
SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
$
$
$
$
$
$
$
$
$
$
$
$
67$,5
67$,5
5(6(/(9
(/(9$725/2%%<
,')
75$6+
,')
)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
ET
B
A
C
K
1 1
'
-
0 "
3 7'
-
2 "
1 3
'
-
9 "
1 4'
-
7 "
2 0
'
-
2 "
1 5
'
-
9 "
1 4
'
-
3 "
1 5
'
-
6 "
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 6" 6' - 1"
5(6(/(9
16' - 8" 14' - 4" 39' - 2" 14' - 4" 36' - 7"
3 1
'
-
2 "
1 4
'
-
2 "
3 2
'
-
1 0
"
1 4'
-
3 "
5 9
'
-
7 "
SEISMIC FAULT LINE
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2
SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
7+ 7+)/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
7+)/2253/$1
7+)/2253/$1
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly.
Show all required and proposedsetback lines on this drawing.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above gradecannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
$
$
$
$
$
$
$
$
$
$
$
$
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
67$,5
67$,5 6)
%5
6)
678',2
5(6(/(9
(/(9$725/2%%<
,')
75$6+
,')
)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
E
T
B
A
C
K
1 1
'
-
0 "
3 7
'
-
2 "
1 4
'
-
0 "
1 4
'
-
4 "
2 0
'
-
2 "
1 5
'
-
0 "
3 0
'
-
5 "
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 3" 6' - 5"
5(6(/(9
4 5
'
-
3 "
1 4
'
-
4 "
2 2
'
-
1 0
"
1 4'
-
2 "
5 5
'
-
5 "
40' - 4" 14' - 4" 66' - 5"
SEISMIC FAULT LINE
1 0
'
-
2 "
SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
$
$
$
$
$
$
$
$
$
$
$
$
67$,5
67$,5
5(6(/(9
(/(9$725/2%%<
,')
75$6+
,')
)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
ET
B
A
C
K
1 1
'
-
0 "
3 7'
-
2 "
2 8'
-
4 "
2 0
'
-
2 "
1 5
'
-
0 "
3 0
'
-
5 "
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 3" 6' - 5"
5(6(/(9
40' - 4" 14' - 3" 40' - 1" 14' - 4" 12' - 0"
9 2
'
-
6 "
1 4
'
-
2 "
4 5
'
-
5 "
SEISMIC FAULT LINE
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2
SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
7+ 7+)/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
7+)/2253/$1
7+)/2253/$1
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly.
Show all required and proposedsetback lines on this drawing.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above gradecannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
$
$
$
$
$
$
$
$
$
$
$
$
67$,5
67$,5
5(6(/(9
(/(9$725/2%%<
,')
75$6+
,')
)5(,*+7(/(9
5' - 10" 121' - 1" SETBACK
7"
2 '
-
5 "
1 5
6 '
-
7 "
1 1
'
-
0 "
2 '
-
5 "
1 5
6 '
-
7 "
S
E
T
B
A
C
K
1 1'
-
0 "
4 1
'
-
9 "
2 8
'
-
4 "
2 0'
-
2 "
3 0
'
-
7 "
1 4
'
-
1 0
"
2 0
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 3" 6' - 5"
5(6(/(9
14' - 11" 91' - 2" 15' - 0"
1 4
'
-
4 "
4 5
'
-
5 "
1 4
'
-
2 "
3 2
'
-
1 0
"
1 4
'
-
2 "
3 5
'
-
9 "
SEISMIC FAULT LINE
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2
SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
$
$
$
$
$
$
$
$
$
$
$
$
,')
,')
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
ET
B
A
C
K
1 1
'
-
0 "
3 7'
-
2 "
1 3
'
-
9 "
1 4'
-
7 "
2 0
'
-
2 "
4 5'
-
5 "
2 0
'
-
1 1
"
5' - 10" 67' - 11" 53' - 9"
37' - 5" 30' - 6"
67$,5
67$,5
5(6(/(9
75$6+ (/(9$725/2%%<
)5(,*+7(/(9
5(6(/(9
14' - 11" 106' - 3"
1 4
'
-
2 "
6 8
'
-
1 "
1 4
'
-
4 "
5 5
'
-
5 "
SEISMIC FAULT LINE
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2
SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
7+ 7+)/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
7+)/2253/$1
7+)/2253/$1
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly.
Show all required and proposedsetback lines on this drawing.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above gradecannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
$
$
$
$
$
$
$
$
$
$
$
$
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
67$,5
67$,5
,')
,')
5' - 10" 121' - 1" SETBACK 7"
7 '
-
0 "
1 2
5 '
-
4 "
2 6
'
-
9 "
S
E
T
B
A
C
K
1 1
'
-
0 "
5' - 10" 74' - 0"
36' - 8" 31' - 3" 6' - 1"
2 8
'
-
9 "
2 0
'
-
6 "
1 5
'
-
8 "
1 4
'
-
2 "
1 5
'
-
7 "
2 '
-
5 "
1 3
5 '
-
8 "
3 1
'
-
1 0
"
4 '
-
6 "
3 6
'
-
6 "
47' - 8"
5(6(/(9
75$6+ (/(9$725/2%%<
)5(,*+7(/(9
5(6(/(9
70' - 2" 14' - 4" 10' - 5" 26' - 3"
SEISMIC FAULT LINE
SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
I
O
N
2 '
-
6 "
$
$
$
$
$
$
$
$
$
$
$
$
,')
,')
5' - 10" 121' - 1" SETBACK
7"
7 '
-
0 "
1 5
2 '
-
0 "
1 1
'
-
0 "
7 '
-
0 "
1 5
2 '
-
0 "
S
ET
B
A
C
K
1 1
'
-
0 "
5' - 10" 74' - 0" 47' - 8"
37' - 5" 30' - 6" 6' - 1"
3 7'
-
2 "
2 8'
-
4 "
2 0
'
-
2 "
3 0'
-
4 "
1 5
'
-
1 "
2 0
'
-
1 1
"
67$,5
67$,5
5(6(/(9
75$6+ (/(9$725/2%%<
)5(,*+7(/(9
5(6(/(9
5 9
'
-
6 "
1 4
'
-
5 "
3 2
'
-
8 "
1 4
'
-
4 "
3 1
'
-
2 "
70' - 2" 14' - 3" 21' - 8" 14' - 4"
SEISMIC FAULT LINE
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5$))
6)
%5
6)
%5
6)
%5
6)
%5
6)
%5
6)
678',2
SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
7+ 7+)/2253/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
7+)/2253/$1
7+)/2253/$1
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly.
Show all required and proposedsetback lines on this drawing.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above gradecannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
$
$
$
$
$
SOLAR PANEL TRELLIS OVER MECH EQUIP
MECHANICAL EQUIP
MECHANICAL EQUIP
$
$
$
$
$
$
$
5' - 10" 94' - 11" 26' - 10"
7 '
-
0 "
1 3
1 '
-
1 "
3 1
'
-
1 0
"
4 4
'
-
8 "
2 1
'
-
3 "
3 3
'
-
9 "
3 1
'
-
6 "
5' - 10" 67' - 11" 53' - 9"
31' - 6" 36' - 6"
4 4
'
-
9 "
1 0'
-
6 "
5 '
-
1 0
"
84' - 5" 10' - 6"
67$,5
67$,5
3 1
'
-
1 0
"
1 3
1 '
-
1 "
7' -
0 "
7 0
'
-
1 "
SEISMIC FAULT LINE
INTERNAL DRAIN, TYP.SLOPE 2% MIN, TYP.
SITE DEDICATION
2' - 6"
S
T
I
E
D
E
D
C
I
A
T
O
I
N
2 '
-
6 "
60" HIGH MECHANICAL SCREENING, TYP.
$
$
$
$
$
$
$
$
$
$
$
$
6)
%53(17+286( )5(,*+7(/(9
6)
%53(17+286(
5' - 10" 94' - 11" 26' - 10"
7 '
-
0 "
1 3
1 '
-
1 "
3 1
'
-
1 0
"
1 5
'
-
6 "
1 4
'
-
4 "
1 5
'
-
7 "
1 9
'
-
9 "
6 5
'
-
1 1
"
5' - 10" 74' - 0" 47' - 8"
36' - 8" 31' - 3" 6' - 1"
3 1
'
-
1 0
"
1 3
1 '
-
1 "
7 '
-
0 "
1 0
'
-
6 "
5'
-
1 0
"
67$,5
(/(9$725/2%%<
5(6(/(9
75$6+
67$,5
4 4
'
-
9 "
7 0
'
-
1 "
5(6(/(9
SEISMIC FAULT LINE
,')
SITE DEDICATION
2' - 6"
S
T
I
E
D
ED
C
I
A
T
I
O
N
2 '
-
6 "
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
7+)/225 522)3/$1
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1
522)/(9(/
7+)/2253/$1
Show all required and proposedsetback lines on this drawing.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above gradecannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK 9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
1ST FLOOR
+255.93
2ND FLOOR
+270.93
3RD FLOOR
+285.93
4TH FLOOR
+295.93
TO PARAPET
+461.43
ROOF LEVEL
+457.93
5TH FLOOR
+305.93
ROOF STRUCTURES
+468.93
7<3
7<3
6TH FLOOR
+315.93
7TH FLOOR
+325.93
8TH FLOOR
+335.93
12TH FLOOR
+375.93
HIGHEST POINT
+258.05
3/ 3/ 7<3
7<3
7' - 6" 3' - 6" 12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 15' - 0" 200' - 0".
9TH FLOOR
+345.93
10TH FLOOR
+355.93
11TH FLOOR
+365.93
13TH FLOOR
+385.93
14TH FLOOR
+395.93
15TH FLOOR
+405.93
16TH FLOOR
+415.93
17TH FLOOR
+425.93
18TH FLOOR
+435.93
19TH FLOOR
+445.93
7<3
7<3
MAX 4 STORIES/ 45' TALL
HEIGHT DISTRICT B
MAX 5 STORIES / 55' TALL
HEIGHT DISTRICT C
SITE DEDICATION
2' - 6"
7<3
SETBACK
11' - 0"
7<3
1 CLEAR ANODIZED ALUMINUM WINDOW SYSTEM W/
LOW E GLASS
2 CLEAR ANONODIZED ALUMINUM STOREFRONT3 42" HIGH GLASS GUARDRAIL4 EXTERIOR SMOOTH PLASTER, WHITE5 42" HIGH PARAPET6 METAL PANEL SIDING, WHITE7 EXTERIOR LINEAR RECESSED LED STRIP LIGHT8 60" HIGH MECHANICAL SCREEN, TYP9 MECHANICAL TRELLIS 6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
(/(9$7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
.(<127(6
($67%8,/',1*(/(9$7,21
Show all required and proposedsetback lines on this drawing.
Revise the elevations and renderingsprovided for the project, as required,to address the corrections andcomments provided in the redlinedset of plans.
The property at 125 S. Linden Drive (Also known as 9744 Wilshire Blvd) is located within Height District C, which allows development with a maximum of 5 stories and a maximum height of 55'. The proposed design of the project within this portion of the property exceeds these height and story limitations and will need to reduced in scale to conform to the applicable height district.Alternatively, the proposed project would needs to see a Zone Change/General Plan Amendment to allow for consideration of the proposed development, as this project appears to exceed density and height limitations established in the City's General Plan and Municipal Code.
The property at 129 S. Linden Drive is located within Height District B, which allows development with a maximum of 4 stories and a maximum height of 45'. The proposed design of the project within this portion of the property exceeds these height and story limitations and will need to reduced in scale to conform to the applicable height district.Alternatively, the proposed project would needs to see a Zone Change/General Plan Amendment to allow for consideration of the proposed development, as this project appears to exceed density and height limitations established in the City's General Plan and Municipal Code.
45.00 ft
55.00 ft
HEIGHT DISTRICT C
MAX 5 STORIES / 55' TALL
HEIGHT DISTRICT B
MAX 4 STORIES / 45' TALL
1ST FLOOR
+255.93
2ND FLOOR
+270.93
3RD FLOOR
+285.93
4TH FLOOR
+295.93
TO PARAPET
+461.43
ROOF LEVEL
+457.93
5TH FLOOR
+305.93
ROOF STRUCTURES
+468.93
6TH FLOOR
+315.93
7TH FLOOR
+325.93
8TH FLOOR
+335.93
12TH FLOOR
+375.93
HIGHEST POINT
+258.05
3/ 3/
7<3
7<3
1 5
'
-
0 "
1 5
'
-
0 "
1 0
'
-
0 "
1 0'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0'
-
0 "
1 0'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 2
'
-
0 "3'
-
6 "
7 '
-
6 "
2 0
0 '
-
0 "
.
9TH FLOOR
+345.93
10TH FLOOR
+355.93
11TH FLOOR
+365.93
13TH FLOOR
+385.93
14TH FLOOR
+395.93
15TH FLOOR
+405.93
16TH FLOOR
+415.93
17TH FLOOR
+425.93
18TH FLOOR
+435.93
19TH FLOOR
+445.93
7<3
7<3
7<3
7<3
SITE DEDICATION
2' - 6"
7<3
SETBACK
7"
7<3
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
(/(9$7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1257+%8,/',1*(/(9$7,21
1 CLEAR ANODIZED ALUMINUM WINDOW SYSTEM W/
LOW E GLASS
2 CLEAR ANONODIZED ALUMINUM STOREFRONT3 42" HIGH GLASS GUARDRAIL4 EXTERIOR SMOOTH PLASTER, WHITE5 42" HIGH PARAPET6 METAL PANEL SIDING, WHITE7 EXTERIOR LINEAR RECESSED LED STRIP LIGHT8 60" HIGH MECHANICAL SCREEN, TYP9 MECHANICAL TRELLIS .(<127(6
See comments related to building
height on Sheets A24 and A26.
Adjust building height accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15'-0"
REQUIRED
FRONT
YARD
SETBACK
Revise the elevations and renderingsprovided for the project, as required,to address the corrections andcomments provided in the redlinedset of plans.
Show all required and proposedsetback lines on this drawing. 1ST FLOOR
+255.93
2ND FLOOR
+270.93
3RD FLOOR
+285.93
4TH FLOOR
+295.93
TO PARAPET
+461.43
ROOF LEVEL
+457.93
5TH FLOOR
+305.93
ROOF STRUCTURES
+468.93
6TH FLOOR
+315.93
7TH FLOOR
+325.93
8TH FLOOR
+335.93
12TH FLOOR
+375.93
HIGHEST POINT
+258.05
3/ 3/ 7<3
7' - 6"
3' - 6"
12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 15' - 0" 7<3
7<3
9TH FLOOR
+345.93
10TH FLOOR
+355.93
11TH FLOOR
+365.93
13TH FLOOR
+385.93
14TH FLOOR
+395.93
15TH FLOOR
+405.93
16TH FLOOR
+415.93
200' - 0".
17TH FLOOR
+425.93
18TH FLOOR
+435.93
19TH FLOOR
+445.93
*$5$*((175<
7<3
7<3
7<3
MAX 5 STORIES / 55' TALL
MAX DISTRICT C
MAX 4 STORIES / 45' TALL
MAX DISTRICT B
SITE DEDICATION
2' - 6"
7<3
SETBACK
11' - 0"
7<3
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
(/(9$7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1 CLEAR ANODIZED ALUMINUM WINDOW SYSTEM W/
LOW E GLASS
2 CLEAR ANONODIZED ALUMINUM STOREFRONT3 42" HIGH GLASS GUARDRAIL4 EXTERIOR SMOOTH PLASTER, WHITE5 42" HIGH PARAPET6 METAL PANEL SIDING, WHITE7 EXTERIOR LINEAR RECESSED LED STRIP LIGHT8 60" HIGH MECHANICAL SCREEN, TYP9 MECHANICAL TRELLIS .(<127(6
:(67%8,/',1*(/(9$7,21
HEIGHT DISTRICT B
MAX 4 STORIES / 45' TALL
HEIGHT DISTRICT C
MAX 5 STORIES / 55' TALL
55.00 ft
45.00 ft
The property at 129 S. Linden Drive is located within Height District B, which allows development with a maximum of 4 stories and a maximum height of 45'. The proposed design of the project within this portion of the property exceeds these height and story limitations and will need to reduced in scale to conform to the applicable height district.Alternatively, the proposed project would needs to see a Zone Change/General Plan Amendment to allow for consideration of the proposed development, as this project appears to exceed density and height limitations established in the City's General Plan and Municipal Code.
The property at 125 S. Linden Drive (Also known as 9744 Wilshire Blvd) is located within Height District C, which allows development with a maximum of 5 stories and a maximum height of 55'. The proposed design of the project within this portion of the property exceeds these height and story limitations and will need to reduced in scale to conform to the applicable height district.Alternatively, the proposed project would needs to see a Zone Change/General Plan Amendment to allow for consideration of the proposed development, as this project appears to exceed density and height limitations established in the City's General Plan and Municipal Code.
Show all required and proposedsetback lines on this drawing.
Revise the elevations and renderingsprovided for the project, as required,to address the corrections andcomments provided in the redlinedset of plans. 1ST FLOOR
+255.93
2ND FLOOR
+270.93
3RD FLOOR
+285.93
4TH FLOOR
+295.93
TO PARAPET
+461.43
ROOF LEVEL
+457.93
5TH FLOOR
+305.93
ROOF STRUCTURES
+468.93
6TH FLOOR
+315.93
7TH FLOOR
+325.93
8TH FLOOR
+335.93
12TH FLOOR
+375.93
HIGHEST POINT
+258.05
3/ 3/
7' -
6 "
3 '
-
6 "
1 2
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0'
-
0 "
1 0'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 0
'
-
0 "
1 5
'
-
0 "
1 5
'
-
0 "
2 0
0'
-
0 "
.
7<3
7<3
7<3
9TH FLOOR
+345.93
10TH FLOOR
+355.93
11TH FLOOR
+365.93
13TH FLOOR
+385.93
14TH FLOOR
+395.93
15TH FLOOR
+405.93
16TH FLOOR
+415.93
17TH FLOOR
+425.93
18TH FLOOR
+435.93
19TH FLOOR
+445.93
7<3
7<3
7<3
7<3
SITE DEDICATION
2' - 6"
7<3
SETBACK
7"
7<3
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
(/(9$7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1 CLEAR ANODIZED ALUMINUM WINDOW SYSTEM W/
LOW E GLASS
2 CLEAR ANONODIZED ALUMINUM STOREFRONT3 42" HIGH GLASS GUARDRAIL4 EXTERIOR SMOOTH PLASTER, WHITE5 42" HIGH PARAPET6 METAL PANEL SIDING, WHITE7 EXTERIOR LINEAR RECESSED LED STRIP LIGHT8 60" HIGH MECHANICAL SCREEN, TYP9 MECHANICAL TRELLIS .(<127(6
6287+%8,/',1*(/(9$7,21
Revise the elevations and renderings provided for the project, as required, to address the corrections and comments provided in the redlined set of plans.
Show all required and proposedsetback lines on this drawing. 15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
See comments related to building
height on Sheets A24 and A26.
Adjust building height accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly. Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
15.00 ft
15.00 ft
1ST FLOOR
+255.93
2ND FLOOR
+270.93
3RD FLOOR
+285.93
4TH FLOOR
+295.93
LEVEL P1
+244.93
LEVEL P2
+234.93
TO PARAPET
+461.43
ROOF LEVEL
+457.93
LEVEL P3
+224.93
5TH FLOOR
+305.93
ROOF STRUCTURES
+468.93
LOWEST POINT
+255.82
6TH FLOOR
+315.93
7TH FLOOR
+325.93
8TH FLOOR
+335.93
12TH FLOOR
+375.93
HIGHEST POINT
+258.05
9TH FLOOR
+345.93
10TH FLOOR
+355.93
11TH FLOOR
+365.93
13TH FLOOR
+385.93
14TH FLOOR
+395.93
15TH FLOOR
+405.93
16TH FLOOR
+415.93
10' - 0" 10' - 0" 10' - 0" 11' - 0" 15' - 0" 15' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 3' - 6"
7' - 6"
17TH FLOOR
+425.93
18TH FLOOR
+435.93
19TH FLOOR
+445.93
LEVEL P4
+214.93
3/ 3/
+27(/5(6785$17
&20081,7<
5220 3$5.,1*5$03
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220+27(/
5220
+27(/
5220
%5$)) 678',2$)) 678',2%5$)) 678',2$))%5$))
%5$))%5$))
%5$))
%5%5%5%5
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678',2$))
678',2
678',2
678',2678',2678',2678',2678',2678',2678',2
%5
%5%5%5%5%5%5%5%5%5%5%5
+27(/
5220
%5%5%5%5%5%5%5
%5%5
%5%5%5%5
%53(17+286( %53(17+286(
3$5.,1*3$5.,1*3$5.,1*3$5.,1*
&2857<$5'
3$5.,1*
3$5.,1*3$5.,1*3$5.,1*
5(6
/2%%<
3$5.,1*5$033$5.,1*5$033$5.,1*5$033$5.,1*5$03
+27(/(/(9
5(6(/(9
$//(<
&255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 (E) 2 STORY BUILDING
(E) 6 STORY BUILDING
60' - 0"
24' - 0"
SITE DEDICATION
2' - 6"
(/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
(/(9
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(/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
SETBACK
11' - 0"
200' - 0".
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
6(&7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1 MECHANICAL TRELLIS2 MECHANICAL EQUIPMENT3 ELEVATOR PENTHOUSE4 STAIR PENTHOUSE5 60" HIGH MECHANICAL SCREENING, TYP
.(<127(6
6(&7,21
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Show all required and proposedsetback lines on this drawing.
See comments related to building
height on Sheets A24 and A26.
Adjust building height accordingly.
Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code +27(/5(6785$17 +27(/ 5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220+27(/
5220
+27(/
5220
+27(/
5220
+27(/(/(9
5(6(/(9
&255 &255 &255 &255 (/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
(/(9
/2%%<
9 1ST FLOOR
+255.93
2ND FLOOR
+270.93
3RD FLOOR
+285.93
4TH FLOOR
+295.93
LEVEL P1
+244.93
LEVEL P2
+234.93
TO PARAPET
+461.43
ROOF LEVEL
+457.93
LEVEL P3
+224.93
5TH FLOOR
+305.93
ROOF STRUCTURES
+468.93
LOWEST POINT
+255.82
6TH FLOOR
+315.93
7TH FLOOR
+325.93
8TH FLOOR
+335.93
12TH FLOOR
+375.93
HIGHEST POINT
+258.05
9TH FLOOR
+345.93
10TH FLOOR
+355.93
11TH FLOOR
+365.93
13TH FLOOR
+385.93
14TH FLOOR
+395.93
15TH FLOOR
+405.93
16TH FLOOR
+415.93
17TH FLOOR
+425.93
18TH FLOOR
+435.93
19TH FLOOR
+445.93
LEVEL P4
+214.93
15' - 0" 15' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 12' - 0" 3' - 6"
7' - 6"
3/ 3/
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
%5%5%5%5%5%5%5%5%5%5%5%5 %5$)) %5 %5 %5 %5
%53(17+286(
67$,5
%5$)) %5 %5
5(6
/2%%<
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220 +27(/68,7(
+27(/68,7(+27(/68,7(+27(/68,7( +27(/ 5220 +27(/ 5220 +27(/ 5220 +27(/ 5220 +27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
%5$))%5$))%5$))%5$))%5$))%5$)) %5
%5%5%5%5%5
%5%5%5%5%5%5%5%5%5
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3$5.,1*
3$5.,1* 3$5.,1*
3$5.,1*3$5.,1*3$5.,1*
3$5.,1*3$5.,1*
/,1'(1'5 $//(<
CLR
8' - 2"
67$,567$,567$,567$,567$,567$,567$,567$,567$,567$,567$,567$,567$,567$,567$,567$,567$,567$,5 (E) BUILDING 50' - 0"
SITE DEDICATION
2' - 6"
SETBACK
7"
200' - 0" .
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
6(&7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1 MECHANICAL TRELLIS2 MECHANICAL EQUIPMENT3 ELEVATOR PENTHOUSE4 STAIR PENTHOUSE5 60" HIGH MECHANICAL SCREENING, TYP
.(<127(6
6(&7,21
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Show all required and proposedsetback lines on this drawing.
See comments related to building
height on Sheets A24 and A26.
Adjust building height accordingly. Any portion of the the proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
15.00 ft
15.00 ft
Pursuant to BHMC Section 10-3-2811, basement garage are allowed to encroach into front yard setback areas. However, the portion of the basement garage built into this setback area needs to be located 2' lower than the grade of the adjacent sidewalk. Additionally, that 2' depression shall used to provide planting areas along the front elevations. As shown in this section, the basement garage is currently designed to be at the same level as the adjacent sidewalk. Revise the design of the basement garage that encroaches into the street side setback area so that it is 2' lower than the adjacent sidewalk along Linden Drive.
2.00 ft
Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code +27(/
5220
+27(/
5220
+27(
5220
+27(
5220
/
/
0 (/
0 +27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220 +27(/68,7(
+27(/68,7(+27(/68,7(+27(/68,7( +27(/ 5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
67$,567$,567$,567$,5
+
5 1ST FLOOR
+255.93
2ND FLOOR
+270.93
3RD FLOOR
+285.93
4TH FLOOR
+295.93
LEVEL P1
+244.93
LEVEL P2
+234.93
TO PARAPET
ROOF LEVEL +461.43
+457.93
LEVEL P3
+224.93
5TH FLOOR
+305.93
ROOF STRUCTURES
+468.93
LOWEST POINT
+255.82
3' - 6"
12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 15' - 0" 6TH FLOOR +315.93 7TH FLOOR +325.93 8TH FLOOR +335.93 12TH FLOOR +375.93 HIGHEST POINT +258.05 9TH FLOOR +345.93 10TH FLOOR +355.93 11TH FLOOR +365.93 13TH FLOOR +385.93 14TH FLOOR +395.93 15TH FLOOR +405.93 16TH FLOOR +415.93 17TH FLOOR +425.93 18TH FLOOR +435.93 19TH FLOOR +445.93 LEVEL P4
+214.93
3/ 3/
%5%5%5%5%5%5%5%5%5%5
+27(/
5220
+27(/
5220
+27(/
5220
%5%5%5
%53(17+286(
%5%5%5%5%5%5%5%5%5%5%5%5
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220 +27(/68,7(
+27(/68,7(
+27(/68,7(
%5%5%5%5%5%5%5%5%5%5%5
%5 %5%5%5%5%5%5%5%5%5%5%5%5
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%53(17+286(
+27(/
5220
/2$',1,*=21(
3$5.,1*3$5.,1*3$5.,1*3$5.,1*
+27(/5(6785$17
+27(//2%%<
&255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 (/(9$725 29(5581 +27(/ (/(9$725
+27(/ (/(9$725
&255 &255 &255 &255 (E) 6 STORY BUILDING
60' - 0"
$//(< /,1'(1'5
SITE DEDICATION
2' - 6"
SETBACK
7"
200' - 0" .
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
6(&7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1 MECHANICAL TRELLIS2 MECHANICAL EQUIPMENT3 ELEVATOR PENTHOUSE4 STAIR PENTHOUSE5 60" HIGH MECHANICAL SCREENING, TYP
.(<127(6
See comments related to building
height on Sheets A24 and A26.
Adjust building height accordingly.
Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code +27(/ 5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220
+27(/
5220 +27(/68,7(
+27(/68,7(
+27(/68,7(
+27(/
5220 +27(/5(6785$17
&255
+27(/ (/(9$725
+27(/ (/(9$725
&255 &255 &255
+
+
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
15.00 ft 15.00 ft
1ST FLOOR
+255.93
2ND FLOOR
+270.93
3RD FLOOR
+285.93
4TH FLOOR
+295.93
LEVEL P1
+244.93
LEVEL P2
+234.93
TO PARAPET
ROOF LEVEL +461.43
+457.93
LEVEL P3
+224.93
5TH FLOOR
+305.93
ROOF STRUCTURES
+468.93
LOWEST POINT
+255.82
6TH FLOOR
+315.93
7TH FLOOR
+325.93
8TH FLOOR
+335.93
12TH FLOOR
+375.93
HIGHEST POINT
+258.05
9TH FLOOR
+345.93
10TH FLOOR
+355.93
11TH FLOOR
+365.93
13TH FLOOR
+385.93
14TH FLOOR
+395.93
15TH FLOOR
+405.93
16TH FLOOR
+415.93
17TH FLOOR
+425.93
18TH FLOOR
+435.93
19TH FLOOR
+445.93
LEVEL P4
+214.93
3/ 3/
67$,567$,567$,567$,567$,567$,567$,567$,567$,5 %5$))
%5$))%5$))%5$))
+27(/
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+27(/
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+27(/
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+27(/5(6785$17
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67$,567$,567$,567$,567$,567$,567$,5 %5
%5%5%5%5
%5$))%5$))
67$,567$,567$,5 %53(17+286(
%5%5
7' - 6"
3' - 6"
12' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 15' - 0" 15' - 0"
3$5.,1*3$5.,1*3$5.,1*3$5.,1*
$//(< /,1'(1'5
(E) 6 STORY BUILDING
60' - 0"
SITE DEDICATION
2' - 6"
SETBACK
7"
&255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255 &255
200' - 0" .
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
6(&7,216
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
1 MECHANICAL TRELLIS2 MECHANICAL EQUIPMENT3 ELEVATOR PENTHOUSE4 STAIR PENTHOUSE5 60" HIGH MECHANICAL SCREENING, TYP
.(<127(6
See comments
related to building
height on Sheets A24
and A26. Adjust
building height
accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code +27(/
5220
+27(/
5220
67$,567$,567$,567$,5
+27(/
5220
+27(/5(6785$17 &255 &255 &255 &255
15'-0"
REQUIRED
FRONT
YARD
SETBACK
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
15.00 ft
15.00 ft
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6AM 9AM 12 NOON 3PM 6PM 9PM6AM 9AM 12 NOON 3PM 6PM 9PM
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1 Show the fully extent of the shadow cast by the proposed building. The exhibits provided are small and appear to cut off the extent of the shadow.
Show the property lines, addresses, and street names on all pages of the shade and shadow study. Show property lines and addresses for all properties shown on the study.
1. ALL FIRE RATED DOORS SHALL HAVE SMOKE GASKETS.
2. ALL ACCESSIBLE DOORS TO ROOMS SHALL BE A MINIMUM 34" WIDE WHEN FULLY OPENED.3. THE EXIT DOOR MUST OPEN OVER A LANDING NOT MORE THAN 1/2" BELOW THE THRESHOLD.4. GLASS DOORS, ADJACENT PANELS AND ALL GLAZED OPENINGS WITHIN 18" OF THE FLOOR SHALL BE TEMPERED GLASS.5. GLAZED OPENINGS WITHIN 24" OF THE DOOR LOCK WHEN DOOR IS IN THE CLOSED POSITION SHALL BE FULLY TEMPERED GLASS OR APPROVED BURGLARY-RESISTANT MATERIAL.6. EXIT DOORS SHALL BE OPENABLE FROM THE INSIDE WITHOUT THE USE OF A KEY, SPECIAL KNOWLEDGE, OR EFFORT.6. FLUSH BOLTS OR SURFACE BOLTS ARE PROHIBITED ON EXIT DOORS.8. HAND ACTIVATED DOOR OPENING HARDWARE IS TO BE BETWEEN 30 & 40 INCHES ABOVE THE FLOOR. LATCHING AND LOCKING DOORS THAT ARE HAND ACTIVATED AND IN A PATH OF TRAVEL SHALL HAVE LEVER TYPE HARDWARE, PANIC BARS, PUSHPULL ACTIVATING BARS, OR OTHER HARDWARE THAT PROVIDES PASSAGE WITHOUT GRASPING THE HARDWARE.9. EXIT DOOR HARDWARE SHALL BE AN APPROVED TYPE TESTED IN ACCORDANCE WITH THE PROCEDURES ESTABLISHED BY CALIFORNIA STATE FIRE MARSHALL STANDARDS 33.2.10. MAXIMUM EFFORT TO OPERATE DOORS MUST NOT EXCEED 8.5 POUNDS FOR EXTERIOR DOORS AND 5 POUNDS INTERIOR DOORS. THIS MAXIMUM EFFORT IS MEASURED AS THE AMOUNT OF PUSH OR PULL APPLIED AT RIGHT ANGLES TO HINGED DOORS, AND AT THE CENTER PLANE OF SLIDING OR FOLDING DOORS. COMPENSATING DEVICES OR AUTOMATIC DOOR OPENERS MAY BE USED TO MEET THESE STANDARDS. WHEN FIRE DOORS ARE REQUIRED, THE MAXIMUMEFFORT TO OPERATE THE DOORS MAY BE INCREASED UP TO 15 POUNDS.11. THE BOTTOM 10 INCHES OF ALL DOORS, EXCEPT AUTOMATIC
AND SLIDING DOORS, MUST HAVE A SMOOTH, UNINTERRUPTED
SURFACE TO ALLOW THE DOOR TO BE OPENED BY A WHEELCHAIR FOOTREST WITHOUT CATCHING ON OR TRAPPING THE FOOTREST.12. EVERY ENTRANCE OR PASSAGE DOORWAY SHALL BE OF A SIZE TO PERMIT THE INSTALLATION OF A DOOR NOT LESS THAN 3 FEET IN WIDTH. DOORS SHALL BE CAPABLE OF OPENING AT LEAST 90 DEGREES AND SHALL BE SO MOUNTED THAT THE CLEAR WIDTH OF THE DOORWAY IS NOT LESS THAN 32 INCHES. 13. PROVIDE PANIC HARDWARE FOR ALL DOORS WITH OCCUPANT LOAD 50 OR MORE.14. ALL HARDWARE SHALL BE LEVER HARDWARE MEETING DAS REQUIREMENTS.15. REFER TO SHEET A020-A032 FOR ADDITIONAL NOTES.16. DOORS OPENING INTO ONE-HOUR FIRE RESISTIVE CORRIDOR SHALL BE PROTECTED WITH A SMOKE OR DRAFT-STOP FIRE ASSEMBLY HAVING A MINIMUM 20 MINUTE RATING.
17. ALL DOORS WITH MAGNETIC HOLD DOWNS (HOM) ARE TO BE CONNECTED WITH THE SMOKE AND FIRE ALARM SYSTEMS. 7<3,&$/'225$1'6,'(/,7(127(6
ABC
EF
U Z
J K
DOOR TYPES:
D
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
&23<5,*+7277,1*(5$5&+,7(&76
30
$
'225$1'
:,1'2:
6&+('8/(6
/,1'(1'5
6/,1'(1'5
%(9(5/<+,//6&$
NOTE:REFER TO EXTERIOR ELEVATIONS ON SHEETS A201 & A202 FOR ACOUSTIC ZONES AND STC REQUIREMENTS. SEE 'CALCULATED
INTERIOR CNEL NOISE LEVELS' TABLE BELOW
&20021'2256&+('8/(
DOOR SCHEDULE (COMMON DOORS) GROUND FLOOR
DOOR
MARK
DOOR
TYPE LOCATION
DOOR SIZE DOOR
CONSTRUCTION
DOOR
FINISH
FRAME
CONSTRUCTION
FRAME
FINISH
UL
WIDTH HEIGHT THICKNESS RATING
103 U ENTRY 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 90 MIN104 C UTILITY 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD107 B ELEV LOBBY 6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN108 A UTILITY 3' - 0" 8' - 0" 0' - 1 3/4" HCWD PTD STL PTD -109 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN110 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN111 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN112 C STAIR 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 20 MIN113 C STAIR 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 20 MIN114 C STAIR 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 20 MIN115 A UTILITY 3' - 0" 8' - 0" 0' - 1 3/4" HCWD PTD STL PTD -116 A UTILITY 3' - 0" 8' - 0" 0' - 1 3/4" HCWD PTD STL PTD -117 B ELEV LOBBY 6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN118 B COMMUNITY ROOM
6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN
119 B COMMUNITY
ROOM
6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN
120 B LOADING 6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN121 B ELEV LOBBY 6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN122 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN123 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN124 U ENTRY 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 90 MIN125 B LOBBY 6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN 5945 D GATE 3' - 0" 6' - 0" 0' - 1 3/4" STL PTD STL PTD 90 MIN
DOOR SCHEDULE (COMMON DOORS) TYPICAL HOTEL FLOOR
DOOR
MARK
DOOR
TYPE LOCATION
DOOR SIZE DOOR
CONSTRUCTION
DOOR
FINISH
FRAME
CONSTRUCTION
FRAME
FINISH
UL
WIDTH HEIGHT THICKNESS RATING
301 C STAIR 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 20 MIN302 B ELEV LOBBY 6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN303 C STAIR 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 20 MIN304 K IDF 6' - 0" 8' - 0" 0' - 1 3/4" SCWD PTD WD PTD 20 MIN305 K IDF 6' - 0" 8' - 0" 0' - 1 3/4" SCWD PTD WD PTD 20 MIN306 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN307 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN308 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN309 B ELEV LOBBY 6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN
DOOR SCHEDULE (COMMON DOORS) TYPICAL RESIDENTIAL FLOOR
DOOR
MARK
DOOR
TYPE LOCATION
DOOR SIZE DOOR
CONSTRUCTION
DOOR
FINISH
FRAME
CONSTRUCTION
FRAME
FINISH
UL
WIDTH HEIGHT THICKNESS RATING
701 C STAIR 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 20 MIN702 B ELEV LOBBY 6' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 45 MIN703 A UTILITY 3' - 0" 8' - 0" 0' - 1 3/4" HCWD PTD STL PTD -704 C STAIR 3' - 0" 8' - 0" 0' - 1 3/4" STL PTD STL PTD 20 MIN705 K IDF 6' - 0" 8' - 0" 0' - 1 3/4" SCWD PTD WD PTD 20 MIN706 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN707 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN708 - ELEVATOR 3' - 6" 8' - 0" 0' - 1" MFR FF MFR FF 90 MIN709 K IDF 6' - 0" 8' - 0" 0' - 1 3/4" SCWD PTD WD PTD 20 MIN 5884 K IDF 6' - 0" 8' - 0" 0' - 1 3/4" SCWD PTD WD PTD 20 MIN
DOOR SCHEDULE (UNIT DOORS)
UNIT
DOOR
MARK
DOOR
TYPE LOCATION
DOOR SIZE
DOOR
CONSTRUCTION
DOOR
FINISH
FRAME
CONSTRUCTION
FRAME
WIDTH HEIGHT THICKNESS FINSH UL RATING GLAZING
U01 U ENTRY 3' - 0" 8' - 0" 0' - 1 3/4" SCWD PTD WD PTD 20 MIN -U02 A 3' - 0" 7' - 0" 0' - 1 3/8" SCWD PTD WD PTD -U03 A 3' - 0" SCWD PTD WD PTD -U04 E LAUNDRY 2' - 8" 8' - 0" 0' - 1 3/8" SCWD PTD WD PTD - -U05 A BATHROOM 3' - 0" 7' - 6" 0' - 1 3/4" SCWD PTD WD PTD -U07 V CLOSET 6' - 0" 7' - 0" 0' - 0 3/4" HCWD PTD WD PTD - -U08 V CLOSET 8' - 0" 7' - 0" 0' - 0 3/4" HCWD PTD WD PTD - -U09 F LAUNDRY 7' - 0" 0' - 1 3/8" SCWD PTD WD PTD - -U10 A CLOSET 3' - 6" 7' - 6" 0' - 1 3/8" SCWD PTD WD PTD -U11 A CLOSET 3' - 0" 7' - 6" 0' - 1 3/4" SCWD PTD WD PTD -U12 W CLOSET 4' - 0" 7' - 0" 0' - 1 3/8" AL GLASS AL SILVER FF
- TEMP
U13 Z BALCONY AL FF AL FF - TEMPU14 Z BALCONY 0' - 1" AL FF AL FF - TEMP 81,7'2256&+('8/(
'2257<3(6
T
9 '
-
0 "
3 '
-
6 "
5 '
-
6 "
T
DOOR
PER
PLAN
9 '
-
0 "
3 '
-
6 "
5 '
-
6 "
S
C
H
ED
U
L
E
S
E
E
D
O
O
R
SCHEDULE
SEE DOOR
T T
9 '
-
0 "
SEE STRUCTURAL DRAWINGS FOR ADDITIONAL INFORMATION ON WIND AND ANY OTHER LOADING CRITERIA APPLICABLE TO WINDOWS.
SEE T-24 FOR WINDOW U-FACTOR AND SHGC.TEMPERED GLASS TO BE INSTALLED AT ALL WINDOWS, PANELS WITHIN 18" OF FINISH FLOOR AND WITHIN 24" OF DOOR JAMBS UP TO 60" H.WEATHER STRIPPING REQUIRED AT ALL WINDOWS.PER CBC 1138A.4.2 CLEAR FLOOR SPACE COMPLYING WITH SECTION 1138A.1.4 THAT ALLOWS A FORWARD OR PARALLEL APPROACH BY A PERSON USING A WHEELCHAIR SHALL BE PROVIDED AT ALL CONTROLS AND OPERATING MECHANISMS IN COMMON AREA SPACES.PER CBC 1138A.4.3 CONTROLS AND OPERATING MECHANISMS SHALL BE LOCATED NO HIGHER THAN 48 INCHES (1219mm), AND NO LOWER THAN 15 INCHES (381 mm), ABOVE THE FINISHED FLOOR MEASURED TO THE CENTER OF THE GRIP FOR WINDOWS IN COMMON AREA SPACES.PER CBC 11B-229.1 WHERE GLAZED OPENING ARE PROVIDED IN ACCESSIBLE ROOMS OR SPACES FOR OPERATION BY OCCUPANTS, AT LEAST ONE OPENING SHALL COMPLY WITH SECTION 11B-309. EACH GLAZED OPENING REQUIRED BY AN ADMINISTRATIVE AUTHORITY TO BE OPERABLE SHALL COMPLY WITH SECTION 11B-309.2406.2 IMPACT TEST. WHERE REQUIRED BY OTHER SECTIONS OF THIS CODE, GLAZING SHALL BE TESTED IN ACCORDANCE WITH CPSC 16 CFR PART 1202. GLAZING SHALL COMPLY WITH THE TEST CRITERIA FOR CATEGORY II, UNLESS OTHERWISE INDICATED IN TABLE 2406.2(1). EXCEPTION: GLAZING NOT IN DOORS OR ENCLOSURED FOR HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS SHALL BE PERMITTED TO BE TESTED IN ACCORDANCE WITH ANSI Z97.1. GLAZING SHALL COMPLY WITH THE CRISTERIA FOR CLASS A, UNLESS OTHERWISE INDICATED IN TABLE 2406.2(2).EXTERIOR WINDOWS, WINDOW WALLS, GLAZE DOORS, AND GLAZED OPENINGS WITH EXTERIOR WALLS SHALL BE INSULTING-GLASS UNITS WITH A MINIMUM OF ONE TEMPERED PANE , OR GLASS BLOCK UNITS, OR HAVE A FIRE RESISTANCE OF NOT LESS THAN 20 MINS WHEN TESTED ACCORDING TO NFPA 275, OR COMFORM TO THE PERFORMANCE REQUIREMENTS OD SFM 12-7A-2. (PER 708A.2.1) :,1'2:127(6
1.2.3.4.5. 6.7.8.9.
6+((77,7/(6+((7180%(5,668('$7(9(1,&(%/9%/26$1*(/(6&$ W
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30
$
'225$1'
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6&+('8/(6
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%(9(5/<+,//6&$
EXTERIOR GLASS WALL TYPES
TYPE
MARK LOCATION DESCRIPTION UL RATING GLAZING COMMENTS
S1S2S3
:,1'2:6&+('8/(
EXTERIOR WINDOWS EXTERIOR WINDOWS EXTERIOR WINDOWS
FIXED GLAZING TEMP, CLEAR
TEMP, CLEARTEMP, CLEAR
FIXED GLAZING , CASEMENT OPENINGFIXED GLAZING , CASEMENT OPENING 6725()52177<3(6
6 6 6
ABBREVIATIONS:AL
FFGHMGLHCWDHOMHRLGMDFMINPTD SCWDSTLTEMPVNL
ALUMINUM
FACTORY FINISHGALVANIZED STEELGLASSHOLLOW CORE WOOD DOORHOLD OPEN MAGNETHOURLIGHT-GAUGE STEEL, 20 GAMEDIUM DENSITY FIBERBOARDMINUTEPAINTEDSOLID CORE WOOD DOORSTEEL, 18 GATEMPEREDVINYL PLANTING LEGEND: TREES
SYMBOL SIZE WUCOLS COMMENTS QTY
SHRUB, VINE & GROUNDCOVER LEGEND:
SYMBOL SIZE WUCOLS COMMENTS QTY
PLATANUS ACERIFOLIA 48" BOX
"LONDON PLANE TREE"
MULTI TRUNK
BOTANICAL NAME
"COMMON NAME"
BOTANICAL NAME
"COMMON NAME"
1 GAL MED FULL CAN
9 LOMANDRA LONGIFOLIA 'BREEZE'
"DWARF MAT RUSH" 9
MED
FEIJOA SELLOWIANA
"PINEAPPLE GUAVA"
ARCTOSTAPHYLOS U. 'GREEN SUPREME'
"GREEN SUPREME MANZANITA"
JUNCUS PATENS
"CALIFORNIA GRAY RUSH" 1 GAL AT 18" O.C. LOW FULL CAN
OLEA EUROPAEA 'LITTLE OLLIE'"DWARF OLIVE" 15 GAL
LEYMUS CONDENSATUS 'CANYON PRINCE'
"CANYON PRINCE WILD RYE" 1 GAL AT 30" O.C.
LOW FULL CANLOW FULL CAN
15 GAL
5 70
193
1960
214
LOW FULL CAN
1 GAL AT 2' O.C. LOW FULL CAN
STABLIZED DECOMPOSED GRANITE
"DESERT GOLD"
-
SUBMIT SAMPLE
FOR APPROVAL
- 384 SF
9" CALIPER 3 PROTECT IN
PLACE
- STREET TREE TO REMAIN.
PROTECT IN PLACE.
3 24" BOX STANDARD NEW STREET TREE TO MATCH EXISTING PLATANUS ACERIFOLIA "LONDON PLANE TREE"
CANOPY TREE
STREET TREE
PLANT
FUNCTION
GROUNDCOVER
ORNAMENTAL
GRASS
GROUNDCOVER
24" BOX LOW COLUMNAR FORM 25 SCREEN HEDGE
1. ALL CLEARANCE DATA PER CITY OF BEVERLY HILLS TREE AND SHRUB PLANTING STANDARDS AND GUIDELINES.
2. RECIRCULATING WATER SYSTEMS SHALL BE USED FOR WATER FEATURES.
3. A MINIMUM 3-INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED.
4. UNLESS CONTRADICTED BY A SOILS TEST, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.
5. I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.
6. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE.
7. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES.
8. A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.
9. AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.
PLANTING NOTES
PLANT
FACTOR
0.50.2 PLANT
FACTOR
-
0.20.20.20.30.20.5 -
LAURUS NOBILIS
"BAY LAUREL"
PINUS ELDARICA
"MONDELL PINE"
MED 0.5
48" BOX LOW STANDARD 7 EVERGREEN
TREE
0.3 DIANELLA 'LIL REV'
"LIL REV DIANELLA" 1 GAL AT 12" O.C. LOW 0.2 FULL CAN 80 SHRUB
SHRUBSHRUBSHRUB
ORNAMENTAL
GRASS
PLANT
FUNCTION
STREET TREE
WESTRINGIA F. 'MORNING LIGHT'
"MORNING LIGHT COASTAL ROSEMARY" 5 GAL LOW 0.3 FULL CAN 26 SHRUB
ACACIA COGNATA 'COUSIN ITT'
"COUSIN ITT WATTLE" 5 GAL LOW 0.3 FULL CAN 3 SHRUB
TREE CALCULATIONS
TOTAL EXISTING STREET TREES = 3 TREESTOTAL PROPOSED STREET TREES = 3 TREESTOTAL PROPOSED TREES = 41 TREES TOTAL PROPOSED TREES = 44 TREES
FINE GRADING NOTES
GROUND FLOOR PLANTING AREA = 5,739.0 SF
18TH FLOOR PLANTING AREA = 440.0 SF
19TH FLOOR PLANTING AREA = 305.0 SF
TOTAL PLANTING AREA = 6,484.0 SF
TOTAL SITE AREA = 21,679.0 SFTOTAL BUILDING SF = 12,390.0 SFTOTAL PLANTING AREA = 6,484.0 SFTOTAL HARDSCAPE AREA = 3,550.0 SFTOTAL HARDSCAPE EXCEEDING .30 SRI = 100%TOTAL PERMEABLE HARDSCAPE % = 0%
SITE AREA CALCULATIONS
PLANTING AREA CALCULATIONS
SHEET INDEX:
SHEET SHEET TITLE
L1.00 LEGEND AND NOTESL1.10 GROUND FLOOR CONCEPTUAL LANDSCAPE PLANL1.11 18TH FLOOR CONCEPTUAL LANDSCAPE PLANL1.12 19TH FLOOR CONCEPTUAL LANDSCAPE PLANL1.13 GROUND FLOOR PLANTING PLANL1.14 18TH FLOOR PLANTING PLANL1.15 19TH FLOOR PLANTING PLAN TREE PROTECTION NOTES: CONSTRUCTION NOTES:
125 Linden Drive
125-129 S. Linden Drive
Beverly Hills, CA 90212
Sheet title:
Issue dates
# Date Description
NV
2303
Designed by:
Drawn by:Checked by:Project number:
NVNV
1 7/19/23 Entitlement Submittal
L1.00
LEGEND AND NOTES
0 SCALE: 1/8" = 1'-0"
4' 8' 16' 32' NORTH
NOTE:
1. SEE SHEET L1.00 FOR LEGEND AND NOTES.
125 Linden Drive
125-129 S. Linden Drive
Beverly Hills, CA 90212
Sheet title:
Issue dates
# Date Description
NV
2303
Designed by:Drawn by:
Checked by:Project number:
NVNV
1 7/19/23 Entitlement Submittal
L1.10
GROUND FLOOR
CONCEPTUAL
LANDSCAPE PLAN
PROPERTY LINEPROPERTY LINE
PROPERTY LINE
PROPERTY LINE
LINDEN DRIVE
ALLEY
ALLEY
SEISMIC FAULT LINE
1. NATURAL CONCRETE SIDEWALK WITH LIGHT BROOM
FINISH PER CITY STANDARDS.
2. INTEGRAL COLOR CONCRETE PAVING WITH TOPCAST
FINISH.
3. CONCRETE UNIT PAVER.
4. 18" HIGH CONCRETE SEAT WALL WITH TOPCAST FINISH.
5. METAL SECURITY GATE AND FENCE. COLOR: BLACK.
ARCHITECTURAL REFERENCES:
21. BUILDING OVERHANG.
OTHER REFERENCES:
31. EXISTING TREE TO REMAIN. PROTECT IN PLACE.32. CURB TO REMAIN. PROTECT IN PLACE.
KEYNOTES:
TYP.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A. P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
P.A.
DECORATIVE PAVING
TREE CANOPY
MEANDERING LANDSCAPE
LANDSCAPE MOUNDS
CONCEPT DESIGN IMAGERY
DECORATIVE PAVING CONCRETE PAVING
COLOR: NATURALFINISH: LIGHT BROOM PER CITY STANDARDSINTEGRAL CONCRETE PAVINGCOLOR: DUNEFINISH: TOPCAST #3CONCRETE UNIT PAVERCOLOR: DUNE 15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly. 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 15'-0"
REQUIRED
FRONT
YARD
SETBACK
REQU
F
EQU
0"
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
Provide calculations pursuant to BHMC Section 9-3-1 showing that proposed 592 SF trash room is adequate to accommodate the anticipated demand for waste generated by the proposed project.
All loading areas shall comply
with BHMC Sections 10-3-2740 - 10-3-2743 for number of loading spaces, minimum dimensions, and maneuverability. See incomplete letter for more details on loading requirements. 2'-6" ALLEY DEDICATION AREA
2'-6" ALLEY DEDICATION AREA
15.00 ft
P
P
P
9.00 ft
14.00 ft
15.00 ft
2.50 ft
2.50 ft
The City's paving standards only allow one (1) walkway not exceeding 5' in width within the front yard setback area. The proposed courtyard and walkway to the north side exceed the maximum walkway width of 5'. Revise the paving within the front yard to include one walkway not exceeding 5' in width. Additional walkways not exceeding 5' in width may be possible under BHMC Section 10-3-2813. 0 SCALE: 1/8" = 1'-0"
4' 8' 16' 32' NORTH
NOTE:
1. SEE SHEET L1.00 FOR CONSTRUCTION LEGEND
AND NOTES.
125 Linden Drive
125-129 S. Linden Drive
Beverly Hills, CA 90212
Sheet title:
Issue dates
# Date Description
NV
2303
Designed by:Drawn by:
Checked by:Project number:
NVNV
1 7/19/23 Entitlement Submittal
L1.11
18TH FLOOR
CONCEPTUAL
LANDSCAPE PLAN
1. PORCELAIN TILE PAVING OVER PEDESTAL SYSTEM.
2. 42" HIGH STEEL PLANTER WALL. COLOR: BLACK.
3. NATURAL GAS PREFABRICATED FIRE PIT.
4. COOK CENTER WITH CANTILEVERED COUNTERTOP
AND BAR STOOLS.
5. POTTED PLANTERS.
6. OUTDOOR T.V.
7. DINING TABLE.
8. SITE FURNISHING.
ARCHITECTURAL REFERENCES:
11. PARAPET WALL.
KEYNOTES:
TYP.
P.A. P.A.
P.A.
P.A.
P.A.
SITE FURNISHINGFIREPIT BAR STOOL COUNTER
COOK CENTER
PORCELAIN STONE TILE FIRE LOUNGESTEEL PLANTER WITH TILE PAVING
CONCEPT DESIGN IMAGERY
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly. 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 15'-0"
REQUIRED
FRONT
YARD
SETBACK
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
9.00 ft
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15.00 ft 15.00 ft
2.50 ft
14.00 ft 2.50 ft
0 SCALE: 1/8" = 1'-0"
4' 8' 16' 32' NORTH
NOTE:
1. SEE SHEET L1.00 FOR CONSTRUCTION LEGEND
AND NOTES.
125 Linden Drive
125-129 S. Linden Drive
Beverly Hills, CA 90212
Sheet title:
Issue dates
# Date Description
NV
2303
Designed by:Drawn by:
Checked by:Project number:
NVNV
1 7/19/23 Entitlement Submittal
L1.12
19TH FLOOR
CONCEPTUAL
LANDSCAPE PLAN
1. PORCELAIN TILE PAVING OVER PEDESTAL SYSTEM.
2. 42" HIGH STEEL PLANTER WALL. COLOR: BLACK.
3. NATURAL GAS FIREPLACE.
4. COOK CENTER.
5. CANTILEVERED COUNTERTOP WITH BAR STOOLS.
6. COOK CENTER.
7. POTTED PLANTERS.
8. OUTDOOR T.V.9. DINING TABLE.
10. SITE FURNISHING.11. GREENSCREEN.
ARCHITECTURAL REFERENCES:
20. PARAPET WALL.
KEYNOTES:
P.A.
P.A.
PORCELAIN STONE TILE
FURNISHING LAYOUT WITH POTS AND TILE PAVINGFIREPLACE GREENWALL
STEEL PLANTER
COOK CENTER WITH BAR STOOL COUNTERTOP
CONCEPT DESIGN IMAGERY
15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly. 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 15'-0"
REQUIRED
FRONT
YARD
SETBACK
9.00 ft
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15.00 ft 15.00 ft
2.50 ft
14.00 ft 2.50 ft
PLANTING LEGEND: TREES
SYMBOL SIZE WUCOLS
SHRUB, VINE & GROUNDCOVER LEGEND:
SYMBOL SIZE WUCOLS
PLATANUS ACERIFOLIA 48" BOX
"LONDON PLANE TREE"
BOTANICAL NAME
"COMMON NAME"
BOTANICAL NAME
"COMMON NAME"
1 GAL MED LOMANDRA LONGIFOLIA 'BREEZE' "DWARF MAT RUSH" MED
FEIJOA SELLOWIANA
"PINEAPPLE GUAVA"
ARCTOSTAPHYLOS U. 'GREEN SUPREME'
"GREEN SUPREME MANZANITA"
JUNCUS PATENS
"CALIFORNIA GRAY RUSH" 1 GAL AT 18" O.C. LOW
OLEA EUROPAEA 'LITTLE OLLIE'
"DWARF OLIVE" 15 GAL
LEYMUS CONDENSATUS 'CANYON PRINCE'
"CANYON PRINCE WILD RYE" 1 GAL AT 30" O.C.
LOWLOW
15 GAL
LOW
1 GAL AT 2' O.C. LOW
STABLIZED DECOMPOSED GRANITE"DESERT GOLD"
-
-
9" CALIPER - STREET TREE TO REMAIN.
PROTECT IN PLACE.
24" BOX
NEW STREET TREE TO MATCH EXISTINGPLATANUS ACERIFOLIA
"LONDON PLANE TREE"
LAURUS NOBILIS 24" BOX LOW
"BAY LAUREL"
PINUS ELDARICA
"MONDELL PINE"
MED
48" BOX LOW
DIANELLA 'LIL REV'
"LIL REV DIANELLA" 1 GAL AT 12" O.C. LOW
WESTRINGIA F. 'MORNING LIGHT'
"MORNING LIGHT COASTAL ROSEMARY" 5 GAL LOW
ACACIA COGNATA 'COUSIN ITT'
"COUSIN ITT WATTLE" 5 GAL LOW
0 SCALE: 1/8" = 1'-0"
4' 8' 16' 32' NORTH
NOTE:
1. SEE SHEET L1.00 FOR LEGEND AND NOTES.
125 Linden Drive
125-129 S. Linden Drive
Beverly Hills, CA 90212
Sheet title:
Issue dates
# Date Description
NV
2303
Designed by:Drawn by:
Checked by:Project number:
NVNV
1 7/19/23 Entitlement Submittal
L1.13
GROUND FLOOR
PLANTING PLAN
PROPERTY LINEPROPERTY LINE
PROPERTY LINE
PROPERTY LINE
LINDEN DRIVE
ALLEY
ALLEY
SEISMIC FAULT LINE
PINUS ELDARICA“MONDELL PINE”
LAURUS NOBILIS HEDGE
WESTRINGIA ‘MORNING LIGHT’“COASTAL ROSEMARY”
ARCTOSTAPHYLOS ‘GREEN SUPREME’“GREEN SUPREME MANZANITA” JUNCUS PATENS“CAPE RUSH”
LEYMUS CONDENSATUS ‘CANYON PRINCE’“CANYON PRINCE WILD RYE” PLATANUS X ACERIFOLIA“LONDON PLANE TREE”
CONCEPT DESIGN IMAGERY
Provide a section and design details on the proposed fence at the rear of the property showing the proposed height.
All loading areas shall comply
with BHMC Sections 10-3-2740 - 10-3-2743 for number of loading spaces, minimum dimensions, and maneuverability. See incomplete letter for more details on loading requirements. 15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Proposed Hotel and Hotel Restaurant use of property is not a permissible use within the City's R-4 Zone. Such use requires a General Plan Amendment and Zone Change to allow for consideration of a mixed use development of this density.Remove the proposed hotel and hotel restaurant uses from the project. The residential compenant of this project shall be design in compliance with Title 10, Chapter 3, Article 28 of the Beverly Hills Municipal Code Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly. 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 15'-0"
REQUIRED
FRONT
YARD
SETBACK
The City's paving standards only allow one (1) walkway not exceeding 5' in width within the front yard setback area. The proposed courtyard and walkway to the north side exceed the maximum walkway width of 5'. Revise the paving within the front yard to include one walkway not exceeding 5' in width. Additional walkways not exceeding 5' in width may be possible under BHMC Section 10-3-2813. 15'-0"
REQU
FR
QU
0 9.00 ft
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
Provide calculations pursuant to BHMC Section 9-3-1 showing that proposed 592 SF trash room is adequate to accommodate the anticipated demand for waste generated by the proposed project.
15.00 ft 15.00 ft
2.50 ft
14.00 ft 2.50 ft
PLANTING LEGEND: TREES
SYMBOL SIZE WUCOLS
SHRUB, VINE & GROUNDCOVER LEGEND:
SYMBOL SIZE WUCOLS
PLATANUS ACERIFOLIA 48" BOX
"LONDON PLANE TREE"
BOTANICAL NAME
"COMMON NAME"
BOTANICAL NAME
"COMMON NAME"
1 GAL MED LOMANDRA LONGIFOLIA 'BREEZE' "DWARF MAT RUSH" MED
FEIJOA SELLOWIANA
"PINEAPPLE GUAVA"
ARCTOSTAPHYLOS U. 'GREEN SUPREME'
"GREEN SUPREME MANZANITA"
JUNCUS PATENS
"CALIFORNIA GRAY RUSH" 1 GAL AT 18" O.C. LOW
OLEA EUROPAEA 'LITTLE OLLIE'
"DWARF OLIVE" 15 GAL
LEYMUS CONDENSATUS 'CANYON PRINCE'
"CANYON PRINCE WILD RYE" 1 GAL AT 30" O.C.
LOWLOW
15 GAL
LOW
1 GAL AT 2' O.C. LOW
STABLIZED DECOMPOSED GRANITE"DESERT GOLD"
-
-
9" CALIPER - STREET TREE TO REMAIN.
PROTECT IN PLACE.
24" BOX
NEW STREET TREE TO MATCH EXISTINGPLATANUS ACERIFOLIA
"LONDON PLANE TREE"
LAURUS NOBILIS 24" BOX LOW
"BAY LAUREL"
PINUS ELDARICA
"MONDELL PINE"
MED
48" BOX LOW
DIANELLA 'LIL REV'
"LIL REV DIANELLA" 1 GAL AT 12" O.C. LOW
WESTRINGIA F. 'MORNING LIGHT'
"MORNING LIGHT COASTAL ROSEMARY" 5 GAL LOW
ACACIA COGNATA 'COUSIN ITT'
"COUSIN ITT WATTLE" 5 GAL LOW
0 SCALE: 1/8" = 1'-0"
4' 8' 16' 32' NORTH
NOTE:
1. SEE SHEET L1.00 FOR LEGEND AND NOTES.
125 Linden Drive
125-129 S. Linden Drive
Beverly Hills, CA 90212
Sheet title:
Issue dates
# Date Description
NV
2303
Designed by:Drawn by:
Checked by:Project number:
NVNV
1 7/19/23 Entitlement Submittal
L1.14
18TH FLOOR
PLANTING PLAN
LOMANDRA ‘BREEZE’“DWARF MAT RUSH”
ACACIA ‘COUSIN ITT’“COUSIN ITT WATTLE”
DIANELLA R. ‘LIL REV’“LIL REV FLAX LILLY”
OLEA EUROPAEA ‘LITTLE OLLIE’“DWARF OLIVE”
WESTRINGIA ‘MORNING LIGHT’“COASTAL ROSEMARY”CONCEPT DESIGN IMAGERY 15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly.
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" front yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 14'-0" side yard setback. Adjust building design accordingly. 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 15'-0"
REQUIRED
FRONT
YARD
SETBACK
The dwelling units on this floor do not meet the required minimum floor area as required pursuant to BHMC Section 10-3-2802. Revise project to provided required minimum dwelling unit size for each dwelling unit.
9.00 ft
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15.00 ft 15.00 ft
2.50 ft
14.00 ft 2.50 ft
PLANTING LEGEND: TREES
SYMBOL SIZE WUCOLS
SHRUB, VINE & GROUNDCOVER LEGEND:
SYMBOL SIZE WUCOLS
PLATANUS ACERIFOLIA 48" BOX
"LONDON PLANE TREE"
BOTANICAL NAME
"COMMON NAME"
BOTANICAL NAME
"COMMON NAME"
1 GAL MED LOMANDRA LONGIFOLIA 'BREEZE' "DWARF MAT RUSH" MED
FEIJOA SELLOWIANA
"PINEAPPLE GUAVA"
ARCTOSTAPHYLOS U. 'GREEN SUPREME'
"GREEN SUPREME MANZANITA"
JUNCUS PATENS
"CALIFORNIA GRAY RUSH" 1 GAL AT 18" O.C. LOW
OLEA EUROPAEA 'LITTLE OLLIE'"DWARF OLIVE" 15 GAL
LEYMUS CONDENSATUS 'CANYON PRINCE'
"CANYON PRINCE WILD RYE" 1 GAL AT 30" O.C.
LOWLOW
15 GAL
LOW
1 GAL AT 2' O.C. LOW
STABLIZED DECOMPOSED GRANITE"DESERT GOLD"
-
-
9" CALIPER - STREET TREE TO REMAIN.
PROTECT IN PLACE.
24" BOX
NEW STREET TREE TO MATCH EXISTINGPLATANUS ACERIFOLIA
"LONDON PLANE TREE"
LAURUS NOBILIS 24" BOX LOW
"BAY LAUREL"
PINUS ELDARICA
"MONDELL PINE"
MED
48" BOX LOW
DIANELLA 'LIL REV'
"LIL REV DIANELLA" 1 GAL AT 12" O.C. LOW
WESTRINGIA F. 'MORNING LIGHT'
"MORNING LIGHT COASTAL ROSEMARY" 5 GAL LOW
ACACIA COGNATA 'COUSIN ITT'
"COUSIN ITT WATTLE" 5 GAL LOW
0 SCALE: 1/8" = 1'-0"
4' 8' 16' 32' NORTH
NOTE:
1. SEE SHEET L1.00 FOR LEGEND AND NOTES.
125 Linden Drive
125-129 S. Linden Drive
Beverly Hills, CA 90212
Sheet title:
Issue dates
# Date Description
NV
2303
Designed by:Drawn by:
Checked by:Project number:
NVNV
1 7/19/23 Entitlement Submittal
L1.15
19TH FLOOR
PLANTING PLAN
LOMANDRA ‘BREEZE’“DWARF MAT RUSH”
ACACIA ‘COUSIN ITT’“COUSIN ITT WATTLE”
DIANELLA R. ‘LIL REV’“LIL REV FLAX LILLY”
WESTRINGIA ‘MORNING LIGHT’“COASTAL ROSEMARY”CONCEPT DESIGN IMAGERYJUNCUS PATENS“CAPE RUSH” 15'-0"
REQUIRED
REAR YARD
SETBACK
(FROM NEW
REAR
PROPERTY
LINE/ POSTDEDICATION)
Any portion of the the
proposed structure located above grade cannot encroach into the required 15'-0" rear yard setback.
Adjust building design
accordingly.
Any portion of the the proposed structure
located above grade cannot encroach into the required 9'-0" side yard setback. Adjust building design accordingly. 14'-0"
REQUIRED SIDE YARD SETBACK
(N. SIDE @ 9' + S. SIDE @ 14' = 23' CUMULATIVE SETBACK) 15'-0"
REQUIRED
FRONT
YARD
SETBACK
9.00 ft
9'-0"
MINIMUM REQUIRED SIDE YARD SETBACK
15.00 ft 15.00 ft
2.50 ft
14.00 ft 2.50 ft
GEOTECHNICAL INVESTIGATION
125 SOUTH LINDEN DRIVE
(AKA 9744 WILSHIRE BOULEVARD)
AND
129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
TRACT: #6648; LOTS: 38, 39 & 40
ASSESSOR ID NO: 4328-009-007
& -021
PREPARED FOR
9300 WILSHIRE, LLC.
BEVERLY HILLS, CALIFORNIA
PROJECT NO. W1121-06-02
APRIL 8, 2021
CITY'S GEOTECHNICAL
INVESTIGATION COMMENTS
(10/13/2023)
Project No. W1121-06-01
April 8, 2021
Mr. Leo Pustilnikov
9300 Wilshire, LLC
9744 Wilshire Boulevard, Suite 203
Beverly Hills, California 90212
Subject: GEOTECHNICAL INVESTIGATION
125 SOUTH LINDEN DRIVE (AKA 9744 WILSHIRE BOULEVARD)
AND 129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
TRACT: #6648; LOTS: 38, 39 & 40
ASSESSOR ID NO: 4328-009-007 & -021
Reference: Geocon West, Inc, 2020, Fault Rupture Hazard Investigation, 125 South Linden Drive (AKA 9744 Wilshire Boulevard), And 129 South Linden Drive, Beverly Hills, California, Tract: #6648; Lots: 38, 39 & 40, Assessor ID No: 4328-009-007 & -021, dated October 7, 2020, Project No. W1121-06-01.
Dear Mr. Pustilnikov:
In accordance with your authorization of our proposal dated February 2, 2021, we have performed a geotechnical investigation for the proposed residential development located at 125 South Linden Drive (AKA 9744 Wilshire Boulevard) and 129 South Linden Drive in the City of Beverly Hills, California. The accompanying report presents the findings of our study and our conclusions and recommendations pertaining to the geotechnical aspects of proposed design and construction. Based on the results of our investigation, it is our opinion that the site can be developed as proposed, provided the recommendations of this report are followed and implemented during design and construction.
If you have any questions regarding this report, or if we may be of further service, please contact the undersigned.
Very truly yours,
GEOCON WEST,INC.
Joshua Kulas
Staff Engineer
Harry Derkalousdian
PE 79694
Susan F. Kirkgard
CEG 1754
(EMAIL) Addressee
Susan F Kirkgard
TABLE OF CONTENTS
1. PURPOSE AND SCOPE ................................................................................................................. 1
2. SITE AND PROJECT DESCRIPTION ........................................................................................... 2
3. GEOLOGIC SETTING .................................................................................................................... 3
4. SOIL AND GEOLOGIC CONDITIONS ......................................................................................... 4
4.1 Artificial Fill .......................................................................................................................... 4
4.2 Alluvium ................................................................................................................................ 4
5. GROUDWATER ............................................................................................................................. 5
6. GEOLOGIC HAZARDS .................................................................................................................. 5
6.1 Surface Fault Rupture ............................................................................................................ 5
6.2 Seismicity ............................................................................................................................... 6
6.3 Site-Specific Ground Motion Hazard Analysis ..................................................................... 7
6.3.1 Probabilistic Seismic Hazard Analysis ..................................................................... 7
6.3.2 Deterministic Seismic Hazard Analysis .................................................................... 8
6.3.3 Site-Specific Response Spectrum ............................................................................. 9
6.3.4 Mapped Acceleration Parameters ............................................................................. 9
6.3.5 Site-Specific Seismic Design Criteria ..................................................................... 10
6.3.6 Site-Specific Peak Ground Acceleration ................................................................ 10
6.4 Deaggregation of Seismic Design Parameters ..................................................................... 11
6.5 Liquefaction Potential .......................................................................................................... 12
6.6 Slope Stability ...................................................................................................................... 12
6.7 Earthquake-Induced Flooding .............................................................................................. 13
6.8 Tsunamis, Seiches, and Flooding ......................................................................................... 13
6.9 Oil Fields & Methane Potential ........................................................................................... 13
6.10 Subsidence ........................................................................................................................... 14
7. CONCLUSIONS AND RECOMMENDATIONS ......................................................................... 15
7.1 General ................................................................................................................................. 15
7.2 Soil and Excavation Characteristics ..................................................................................... 18
7.3 Minimum Resistivity, pH and Water-Soluble Sulfate ......................................................... 19
7.4 Temporary Dewatering ........................................................................................................ 19
7.5 Grading ................................................................................................................................ 20
7.6 Mat Foundation Design........................................................................................................ 23
7.7 Foundation Settlement ......................................................................................................... 24
7.8 Uplift Resistance .................................................................................................................. 24
7.9 Miscellaneous Foundations .................................................................................................. 25
7.10 Lateral Design ...................................................................................................................... 25
7.11 Exterior Concrete Slabs-on-Grade ....................................................................................... 26
7.12 Preliminary Pavement Recommendations ........................................................................... 27
7.13 Retaining Wall Design ......................................................................................................... 28
7.14 Dynamic (Seismic) Lateral Forces ....................................................................................... 31
7.15 Retaining Wall Drainage ...................................................................................................... 31
7.16 Elevator Pit Design .............................................................................................................. 32
7.17 Elevator Piston ..................................................................................................................... 32
7.18 Temporary Excavations ....................................................................................................... 33
7.19 Shoring – Soldier Pile Design and Installation .................................................................... 33
7.20 Temporary Tieback Anchors ............................................................................................... 39
7.21 Anchor Installation............................................................................................................... 40
7.22 Anchor Testing .................................................................................................................... 40
7.23 Internal Bracing ................................................................................................................... 41
7.24 Surface Drainage .................................................................................................................. 42
7.25 Plan Review ......................................................................................................................... 42 TABLE OF CONTENTS (Continued)
LIMITATIONS AND UNIFORMITY OF CONDITIONS
LIST OF REFERENCES
MAPS, TABLES, AND ILLUSTRATIONS
Figure 1, Vicinity Map
Figure 2, Site Plan
Figure 3, Regional Fault Map
Figure 4, Regional Seismicity Map
Figures 5 through 7, Site-Specific Response Spectra
Figure 8, Retaining Wall Pressure Calculation
Figures 9 and 10, Retaining Wall Drain Detail
Figure 11, Shoring Pressure Calculation
APPENDIX A
FIELD INVESTIGATION
Figure A1, Hollow-Stem Auger Boring Log
Figures LD1 through LD3, Large-Diameter Borings Logs (Prior Fault Investigation) Summary of CPT Data (Prior Fault Investigation)
APPENDIX B
LABORATORY TESTING
Figures B1 through B8, Direct Shear Test Results
Figures B9 through B14, Consolidation Test Results
Figure B15, Maximum Dry Density Test Results
Figure B16, Expansion Index Test Results
Figure B17, Corrosivity Test Results,
Geocon Project No. W1121-06-02 - 1 - April 8, 2021
GEOTECHNICAL INVESTIGATION
1. PURPOSE AND SCOPE
This report presents the results of a geotechnical investigation for the proposed residential development located at 125 South Linden Drive (AKA 9744 Wilshire Boulevard) and 129 South Linden Drive in the City of Beverly Hills, California (see Vicinity Map, Figure 1). The purpose of the investigation was to evaluate subsurface soil and geologic conditions underlying the site and, based on conditions encountered, to provide conclusions and recommendations pertaining to the geotechnical aspects of design and construction.
The site is located within a state-designated Alquist-Priolo Earthquake Fault Zone (APEFZ) for surface fault rupture hazards (California Geological Survey [CGS], 2018b). The City of Beverly Hills Policy for Site-Specific Fault Investigations (DSP-003, revised September 2019) indicates a site-specific fault rupture hazard investigation and accompanying subsurface data is required for the proposed development. We have performed a site-specific fault rupture hazard investigation for the proposed development and presented the results in a report dated October 7, 2020 (Geocon West, Inc., 2020).
We observed and documented an approximately 20-foot-wide zone of faulting that impacts the site and potential future development. Specifically, the seismic trenches exposed the upper tips of three discrete faults that displace the top of the Pleistocene Qoa1 unit (13,000 to 36,000 years old) and extend upward into the overlying Holocene Qal2 unit (9,000 to 27,000 years old). The faults do not offset the uppermost sediments of the Qal2 unit or the overlying Qal1 unit (5,000 to 12,500 years old) indicating that last apparent vertical displacement likely took place in early Holocene time. Accordingly, the faults are deemed “active” based on current State of California definition (CGS, 2018a).
Recommendations for a structural setback from the fault zone are presented in our fault investigation report that was reviewed and approved by the City of Beverly Hills on October 23, 2020. The limits of the recommended structural setback are shown on Figure 2.
The scope of this geotechnical investigation included a site reconnaissance, field exploration, laboratory testing, engineering analysis, and the preparation of this report. The site was explored on February 18, 2021 by excavating one 8-inch-diameter boring to depths of approximately 70½ feet below the existing ground surface utilizing a truck-mounted hollow-stem auger drilling machine.
The location of the exploratory boring is depicted on the Site Plan (see Figure 2). In addition, the exploratory borings and CPT soundings from the previous fault rupture hazard investigation (Geocon West, Inc., 2020) have been considered for this geotechnical investigation and are included herein.
A detailed discussion of the field investigation, including boring logs and CPT data, is presented in Appendix A.
Laboratory tests were performed on selected soil samples obtained during the investigation to determine pertinent physical and chemical soil properties. Appendix B presents a summary of the laboratory test results.
Geocon Project No. W1121-06-02 - 2 - April 8, 2021
The recommendations presented herein are based on analysis of the data obtained during the investigation and our experience with similar soil and geologic conditions. References reviewed to prepare this report are provided in the List of References section.
If project details vary significantly from those described herein, Geocon should be contacted to determine the necessity for review and possible revision of this report.
2. SITE AND PROJECT DESCRIPTION
The subject site, located at 125 South Linden Drive (AKA 9744 Wilshire Boulevard) and 129 South Linden Drive in the City of Beverly Hills, California. The property consists of three adjacent lots with two designated Assessor Parcel Nos. 4328-009-007 & 4328-009-021. The property is a rectangular-shaped parcel located south of Wilshire Boulevard and north of Charleville Boulevard and is bounded by an alley to the north and west, a two-story multi-family residential structure to the south, and South Linden Drive to the east (see Figure 2, Site Plan). An asphalt-paved surface parking lot occupies the northern two lots (125 South Linden Drive) and the southern lot (129 South Linden Drive) is undeveloped land. Topography at the site and in the immediate area slopes to the southeast at a gradient of less than two degrees (see Figure 1). Elevations vary approximately five (5) vertical feet across the site, ranging from approximately 263 feet above mean sea level (MSL) in the northwest corner of the property to approximately 258 feet MSL in the southeast corner of the property.
Vegetation on the northern two lots is limited to small trees and shrubs within localized planters adjacent to the eastern property boundary. The southern vacant lot is covered with low height native grasses.
Due to the location of the Metro tunnels for the Purple Line Extension, it is possible that portions of the proposed structure will be situated within the influence zone defined by Section 4.1-A of the MTA Design Criteria and Standards, Volume III, Adjacent Construction Design Manual Adjacent Construction Design Manual. New construction within or near the MTA influence zone, must not impose a surcharge on the subterranean MTA facilities in excess of what the structure is designed to withstand. If proposed subterranean levels are not sufficiently deep then building loads could exceed the surcharge allowable by MTA; therefore, the new loads will have to be transferred below or outside of the defined MTA Surcharge Influence Zone projection. In order to provide design-level recommendations for a deepened foundation system capable of transferring the building loads below MTA Surcharge Influence Zone, further information is needed pertaining to the dimensions, distances and total depth of the adjacent MTA facilities. If it is deemed the proposed development will be located within the MTA influence zone, recommendation for a deepened foundation system can be provided under separate cover.
In order to provide design-level
recommendations for a deepened foundation system capable of transferring the building loads below MTA Surcharge Influence Zone, further information is needed pertaining to the dimensions, distances and total depth of the adjacent MTA facilities. If it is deemed the proposed development will be located within the MTA influence zone, recommendation for a deepened foundation system can be provided under separate cover.
Due to the location of the Metro tunnels for the Purple Line Extension, it is possible that portions of the proposed structure will be situated within the influence zone defined by Section 4.1-A of the MTA Design Criteria and Standards, Volume III, Adjacent Construction Design Manual Adjacent Construction Design Manual. New construction within or near the MTA influence zone, must not impose a surcharge on the subterranean MTA facilities in excess of what the structure is designed to withstand. If proposed subterranean levels are not sufficiently deep then building loads could exceed the surcharge allowable by MTA; therefore, the new loads will have to be transferred below or outside of the defined MTA Surcharge Influence Zone projection.
Geocon Project No. W1121-06-02 - 3 - April 8, 2021
Based on information provided to us by the client, we understand that the proposed development consists of one nine-story residential structure over three subterranean parking levels that will extend to depths of approximately 35 feet below ground surface. As previously indicated, an active zone of faulting traverses the southern portion of the subject property (Geocon West, Inc., 2020).
Recommendations for a structural setback from the fault zone are presented in the fault investigation report that was reviewed and approved by the City of Beverly Hills on October 23, 2020. The proposed structure is located outside of the approved structural setback zone (see Figure 2).
Based on the preliminary nature of the design at this time, wall and column loads were not available.
It is anticipated that column loads for the proposed residential structure will be up to 1,350 kips, and wall loads will be up to 14 kips per linear foot.
Once the design phase and foundation loading configuration proceeds to a more finalized plan, the recommendations within this report should be reviewed and revised, if necessary. Any changes in the design, location or elevation of any structure, as outlined in this report, should be reviewed by this office. Geocon should be contacted to determine the necessity for review and possible revision of this report.
3. GEOLOGIC SETTING
The site is located on a young alluvial fan surface formed by deposition of sediments originating primarily from Benedict Canyon and to a lesser degree Coldwater Canyon and other smaller drainages along the Santa Monica Mountains southern flank. The alluvial fan surface slopes at approximately 1½ to 2 degrees to the southeast. The site is underlain by the Holocene and Pleistocene alluvial sediments that consist of interbedded debris flows, fluvial (channel and terrace) deposits, and flood plain deposits. The Holocene alluvial deposits have eroded and backfilled the older Pleistocene alluvial deposits.
Regionally, the site is located at the boundary between the Transverse Ranges and Peninsular Ranges geomorphic provinces. In the Beverly Hills area, the boundary between these two geomorphic provinces is formed by the Santa Monica Fault Zone that traverses the southeastern portion of the site (Geocon West, Inc., 2020). The Transverse Ranges geomorphic province is bounded by the Big Pine Fault on the north, the San Andreas Fault Zone on the east, the Pacific Ocean on the west, and Peninsular Ranges geomorphic province on the south. The Transverse Ranges geomorphic province is characterized by east-west trending mountain ranges that include the Santa Ynez, San Gabriel, San Bernardino, and Santa Monica Mountains and associated valleys. The Peninsular Ranges geomorphic province is bounded by the San Jacinto Fault Zone on the east, the Pacific Ocean on the west, the Transverse Ranges geomorphic province on the north, and extends into Mexico on the south.
This geomorphic province is characterized by elongate northwest-trending mountain ridges separated by straight-sided sediment-filled valleys.
Once the design phase and foundation loading configuration proceeds to a more finalized plan, the recommendations within this report should be reviewed and revised, if necessary. Any changes in the design, location or elevation of any structure, as outlined in this report, should be reviewed by this office. Geocon should be contacted to determine the necessity for review and possible revision of this report.
Based on the preliminary nature of the design at this time, wall and column loads were not available.
Based on information provided to us by the client, we understand that the proposed development consists of one nine-story residential structure over three subterranean parking levels that will extend to depths of approximately 35 feet below ground surface.
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4. SOIL AND GEOLOGIC CONDITIONS
Based on published geologic maps of the area, the prior site-specific fault investigation explorations (Geocon West, Inc., 2020), and the current geotechnical exploration, the site is underlain by Quaternary age alluvial deposits consisting primarily of sand, silt, and clay (CGS, 2012; Dibblee, 1991). A thin veneer of artificial fill mantles the alluvial sediments. Detailed stratigraphic profiles of the materials encountered at the site are provided on the boring logs in Appendix A.
4.1 Artificial Fill
Artificial fill was encountered in our geotechnical explorations and the prior fault investigation explorations to a maximum depth of 3 feet and 5 feet below the existing ground surface, respectively.
The artificial fill generally consists of dark brown clayey silt with large concrete fragments.
The artificial fill is characterized as moist and firm. The artificial fill is likely the result of past grading or construction activities at the site. Deeper fill may exist elsewhere on the site that was not directly explored.
4.2 Alluvium
Quaternary age alluvium was encountered beneath the fill. The alluvium generally consists of brown to dark brown, reddish brown, or olive brown to gray silty clay, sandy clay, clayey sand, and clayey gravel. Varying amounts of fine to coarse gravel are present in the alluvial deposits throughout the depth explored. The alluvium is characterized as slightly moist to wet and very soft to hard or medium dense to very dense. Based on the geologic data collected as part of the site-specific fault investigation, the young Holocene age alluvium extends to depths of approximately 17 to 21½ feet beneath the existing ground surface and are underlain by Pleistocene age sediments to the maximum depth explored.
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5. GROUDWATER
Based on a review of the Seismic Hazard Evaluation Report for the Beverly Hills Quadrangle (California Division of Mines and Geology [CDMG], 1998), the historically highest groundwater level in the area is approximately 30 feet beneath the existing ground surface. Groundwater information presented in this document is generated from data collected in the early 1900’s to the late 1990s. Based on current groundwater basin management practices, it is unlikely that groundwater levels will ever exceed the historic high levels.
Groundwater was encountered in boring B1 at a depth of 35½ feet beneath the existing ground surface.
Additionally, static groundwater levels in the prior fault investigation explorations ranged from approximately 31 feet to 34 feet beneath the existing ground surface (Geocon West, Inc., 2020).
Considering the historic high groundwater level (CDMG, 1998), the depth to groundwater encountered in the onsite explorations, and the depth of the proposed construction, groundwater is anticipated to be encountered in the lower portion of the proposed basement. Also, it is not uncommon for groundwater levels to vary seasonally or for groundwater seepage conditions to develop where none previously existed, especially in impermeable fine-grained soils which are heavily irrigated or after seasonal rainfall. In addition, recent requirements for stormwater infiltration could result in shallower seepage conditions in the immediate site vicinity. Proper surface drainage of irrigation and precipitation will be critical for future performance of the project. Recommendations for drainage are provided in the Surface Drainage section of this report (see Section 7.24).
6. GEOLOGIC HAZARDS
6.1 Surface Fault Rupture
The numerous faults in Southern California include Holocene-active, pre-Holocene, and inactive faults.
The criteria for these major groups are based on criteria developed by the California Geological Survey (CGS, formerly known as CDMG) for the Alquist-Priolo Earthquake Fault Zone Program (CGS, 2018a). By definition, a Holocene-active fault is one that has had surface displacement within Holocene time (about the last 11,700 years). A pre-Holocene fault has demonstrated surface displacement during Quaternary time (approximately the last 1.6 million years) but has had no known Holocene movement. Faults that have not moved in the last 1.6 million years are considered inactive.
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As previously indicated, we recently completed a site-specific fault rupture hazard investigation for the proposed development (Geocon West, Inc., 2020). The results of the fault investigation indicate that Holocene-active faults traverse the southeastern portion of the site. A structural setback has been established at the site that is intended to avoid locating habitable structures within 25 feet of the main trace of the Santa Monica Fault. The proposed structure is located outside of the designated structural setback zone. Therefore, the potential for surface rupture due to faulting occurring beneath the proposed structure during the design life of the development is considered low. Additionally, the site is located in the seismically active Southern California region and could be subjected to moderate to very strong ground shaking in the event of an earthquake on one of the many active faults in Southern California. The faults in the vicinity of the site are shown in Figure 3, Regional Fault Map.
The closest trace of an active fault to the site is the Santa Monica Fault Zone that traverse the southeast portion of the site, approximately 25 feet south of the proposed structure (Geocon West, Inc., 2020).
Other nearby active faults include the Pico Fault of the Newport-Inglewood Fault Zone and the Hollywood Fault located approximately 1.3 miles to the east-southeast and 1.5 miles to the north-northeast, respectively (CGS, 2018b). The active San Andreas Fault Zone is located approximately 37 miles northeast of the site (USGS, 2006; Ziony and Jones, 1989).
Several buried thrust faults, commonly referred to as blind thrusts, underlie the Los Angeles Basin at depth. These faults are not exposed at the ground surface and are typically identified at depths greater than 3.0 kilometers. The October 1, 1987, Mw 5.9 Whittier Narrows earthquake and the January 17, 1994, Mw 6.7 Northridge earthquake were a result of movement on the Puente Hills Blind Thrust and the Northridge Thrust, respectively. These thrust faults and others in the Los Angeles area are not exposed at the surface and do not present a potential surface fault rupture hazard at the site; however, these deep thrust faults are considered active features capable of generating future earthquakes that could result in moderate to significant ground shaking at the site.
6.2 Seismicity
As with all of Southern California, the site has experienced historic earthquakes from various regional faults. The seismicity of the region surrounding the site was formulated based on research of an electronic database of earthquake data. The epicenters of recorded earthquakes with magnitudes equal to or greater than 5.0 in the site vicinity are depicted on Figure 4, Regional Seismicity Map. A partial list of moderate to major magnitude earthquakes that have occurred in the Southern California area within the last 100 years is included in the following table.
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LIST OF HISTORIC EARTHQUAKES
Earthquake
(Oldest to Youngest) Date of Earthquake Magnitude
Distance to
Epicenter
(Miles)
Direction
to
Epicenter
Near Redlands July 23, 1923 6.3 66 E
Long Beach March 10, 1933 6.4 40 SE
Tehachapi July 21, 1952 7.5 73 NW
San Fernando February 9, 1971 6.6 24 N
Whittier Narrows October 1, 1987 5.9 19 E
Sierra Madre June 28, 1991 5.8 27 ENE
Landers June 28, 1992 7.3 113 E
Big Bear June 28, 1992 6.4 91 E
Northridge January 17, 1994 6.7 13 NW
Hector Mine October 16, 1999 7.1 127 ENE
Ridgecrest July 5, 2019 7.1 126 NNE
The site is located within close proximity to the active Santa Monica Fault. An earthquake originating on a splay of this fault could produce very strong near-field ground motions that should be taken into account in the structural design of the proposed development. The effects of ground shaking can be mitigated if the proposed structures are designed and constructed in conformance with current building codes and engineering practices.
6.3 Site-Specific Ground Motion Hazard Analysis
A site-specific ground motion hazard analyses was performed in accordance with ASCE 7-16 Chapter 21 and Section 1613 of the 2019 CBC using the online applications developed by USGS.
6.3.1 Probabilistic Seismic Hazard Analysis
The risk-targeted Maximum Considered Earthquake (MCER) probabilistic response spectrum consists of the spectral response accelerations which are expected to achieve a 1 percent probability of collapse within a 50-year period, evaluated at 5 percent damping.
The mean spectral response accelerations having a 2 percent chance of exceedance in 50 years were evaluated at 5 percent damping using the USGS Unified Hazard Tool (UHT). The Dynamic:
Conterminous U.S. 2014 (v4.2.0) edition was used within the analysis, which is based on the UCERF-3 fault model. The soil underlying the site was modeled as a Site Class “D” with a corresponding average shear wave velocity (Vs30) of 259 meters per second.
The web application uses the ground motion prediction equations (GMPEs) from the NGA-West 2 project: Abrahamson-et al. (2014) NGA West 2, Boore et al. (2014) NGA West 2, Campbell-Bozorgnia (2014) NGA West 2, and Chiou-Youngs (2014) NGA West 2. Each GMPE was assigned an equal weight and the mean value of the four GMPEs was evaluated. The mean spectral accelerations were rotated to maximum direction using the period specific ratios from Shahi et al. (2013 & 2014).
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The GMPE of Campbell and Borzorgnia requires that the depth to where the shear wave velocity reaches 2.5 kilometers per second (Z2.5) be defined. Additionally, the GMPEs of Abrahamson-et al., Boore et al. and Chiou-Youngs require that the depth to where the shear wave velocity reaches 1 kilometer per second (Z1.0) be defined. The values of Z2.5 and Z1.0 are internally calculated by the Uniform Hazard Tool.
The MCE uniform hazard response spectra was adjusted to risk-targeted spectral accelerations corresponding to a 1 percent chance of collapse in 50 years by using the USGS Risk-Targeted Ground Motion Calculator and following ASCE 7-16 Section 21.2.1.2 Method 2.
The risk-targeted Maximum Considered Earthquake (MCER) probabilistic response spectrum is provided on Figure 5.
6.3.2 Deterministic Seismic Hazard Analysis
In order to define the deterministic scenario events, deaggregation of the uniform hazard probabilistic response spectrum was performed using the USGS Uniform Hazard Tool. The inversion approach used by UCERF-3 allows for a large number of variations for each source scenario, including multi-fault ruptures. Therefore, deaggregation of UCERF-3 consists of the contributions from multi-fault ruptures rather than individual source contributions. To address this, the USGS Unified Hazard Tool aggregates the contributions on a per-fault-section basis, with rupture contributions only ever counted once.
The Unified Hazard Tool deaggregation contributor list shows the fault sections which contribute most to hazard at a site and report a mean earthquake magnitude for each section identified by a 'parent' fault name and section index. Based on the deaggregation, we have considered scenario events with the greatest contribution to the deterministic ground motions.
The earthquake magnitudes of the deterministic scenario events were based on the BSSC 2014 Scenario Event which includes the parent fault identified in the deaggregation and which has the largest earthquake magnitude. The closest distance (RRUP) from the fault to the site was taken from the Uniform Hazard Tool deaggregation results. Other fault source parameters were defined by the values in the BSSC2014 Scenario Catalog. The values of Z2.5and Z1.0 were estimated using data from the Community Velocity Model (CVM) Version 4, Iteration 26, Basin Depth developed by Southern California Earthquake Data Center (SCEDC) accessed by the OpenSHA Site Data Application (v1.5.0).
Deterministic scenario events on the Hollywood fault, Santa Monica fault, Newport-Inglewood Fault Zone, and Compton fault were considered.
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The deterministic median and standard deviation (sigma) for the scenario events were evaluated using the USGS NSHMP-HAZ-WS Response Spectra online application. The deterministic analysis used the same four GMPEs, equally weighted, to generate the median and standard deviation of the ground motion which were then used to calculate the 84th percentile at 5% damping. The geometric median spectral accelerations were rotated to maximum direction using the period specific ratios from Shahi et al. (2013 & 2014).
The deterministic scenarios were compared and a combination of events controls the deterministic spectrum. The fault source resulting in the highest spectral accelerations from 0 to 2 seconds would be a magnitude 7.45 event on the Compton fault and from 3 to 5 seconds would be a magnitude 7.15 event on the Newport-Inglewood fault. The 84th percentile maximum rotated component deterministic response spectra is provided on Figure 6.
6.3.3 Site-Specific Response Spectrum
The lesser of the probabilistic and deterministic MCER response spectrums is the Site-Specific MCER.
Two thirds of the Site-Specific MCER is the Design Earthquake (DE) Response Spectrum, provided the results are not less than 80 percent of the modified General Design Response Spectrum determined by ASCE 7-16 Section 11.4.6 with Fa and Fv determined as specified in Section 21.3.
Graphical representations of the analyses are presented on Figures 5 and 6. The Site-Specific Design Earthquake response spectrum at 5 percent damping is presented on Figure 6 and in tabular form on Figure 7.
6.3.4 Mapped Acceleration Parameters
The following table summarizes the mapped acceleration parameters obtained from the 2019 California Building Code (CBC; Based on the 2018 International Building Code [IBC] and ASCE 7-16), Chapter 16 Structural Design, Section 1613A Earthquake Loads. The data was calculated using the online application Seismic Design Maps, provided by OSHPD. The short spectral response uses a period of 0.2 second.
MAPPED SPECTRAL ACCELERATIONS
Parameter Value 2019 CBC Reference
MCER Ground Motion Spectral Response
Acceleration – Class B (short), SS
2.104g Figure 1613.3.1(1)
MCER Ground Motion Spectral Response
Acceleration – Class B (1 sec), S1
0.752g Figure 1613.3.1(2)
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6.3.5 Site-Specific Seismic Design Criteria
Based the site-specific ground motion hazard analysis performed, and in accordance with the ASCE 7-16 Section 21.4, site-specific design acceleration parameters shall be derived using the results of the site-specific ground motion hazard analysis.
The parameter SDS shall be taken as equal to 90 percent of the maximum spectral acceleration obtained from the site-specific analysis at any period within the range from 0.2 to 5 seconds, inclusive.
The parameter SD1 shall be taken as the maximum value of the product of the spectral acceleration and period for periods from 1 to 5 seconds, inclusive. The values of SMS and SM1 shall be taken as 1.5 times the site-specific values of SDS and SD1. The site-specific design acceleration parameters shall not be less than 80 percent of the general seismic design values determined by ASCE 7-16 Section 11.4.
The following table presents the site-specific seismic design parameters based on the site-specific ground motion hazard analysis.
SITE-SPECIFIC DESIGN ACCELERATION PARAMETERS
Parameter Value
Site Class Modified MCER Spectral Response
Acceleration (short), SMS
2.39g
Site Class Modified MCER Spectral Response
Acceleration – (1 sec), SM1
1.84g
5% Damped Design
Spectral Response Acceleration (short), SDS
1.59g
5% Damped Design
Spectral Response Acceleration (1 sec), SD1
1.23g
6.3.6 Site-Specific Peak Ground Acceleration
The site-specific Maximum Considered Earthquake (MCEG) geometric mean peak ground acceleration was evaluated in accordance with ASCE 7-16 Section 21.5.
The probabilistic geometric mean peak ground acceleration and the deterministic 84th percentile geometric mean peak ground acceleration were analyzed using the same approaches as described above. The analysis used the same Site Class and scenario earthquake.
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The deterministic MCEG shall not be less than 0.5FPGA, where FPGA is determined from ASCE 7-16 Table 11.8-1 with the value of PGA taken as 0.5g. The site-specific MCEG peak ground acceleration is taken as the lesser of the probabilistic and deterministic MCEG, provided the value is not less than 80 percent of the value of PGAM as determined by ASCE 7-16 Equation 11.8.1.
ASCE 7-16 SITE-SPECIFIC PEAK GROUND ACCELERATION
Parameter Value ASCE 7-16 Reference
Site-Specific MCEG Peak Ground
Acceleration, PGAM
0.9g Section 21.5
6.4 Deaggregation of Seismic Design Parameters
The Maximum Considered Earthquake Ground Motion (MCE) is the level of ground motion that has a 2 percent chance of exceedance in 50 years, with a statistical return period of 2,475 years. According to the 2019 California Building Code and ASCE 7-16, the MCE is to be utilized for the evaluation of liquefaction, lateral spreading, seismic settlements, and it is our understanding that the intent of the Building code is to maintain “Life Safety” during a MCE event. The Design Earthquake Ground Motion (DE) is the level of ground motion that has a 10 percent chance of exceedance in 50 years, with a statistical return period of 475 years.
Deaggregation of the MCE peak ground acceleration was performed using the USGS online Unified Hazard Tool, 2014 Conterminous U.S. Dynamic edition (v4.2.0). The result of the deaggregation analysis indicates that the predominant earthquake contributing to the MCE peak ground acceleration is characterized as a 6.79 magnitude event occurring at a hypocentral distance of 6.74 kilometers from the site.
Deaggregation was also performed for the Design Earthquake (DE) peak ground acceleration, and the result of the analysis indicates that the predominant earthquake contributing to the DE peak ground acceleration is characterized as a 6.68 magnitude occurring at a hypocentral distance of 10.79 kilometers from the site.
Conformance to the criteria in the above tables for seismic design does not constitute any kind of guarantee or assurance that significant structural damage or ground failure will not occur if a large earthquake occurs. The primary goal of seismic design is to protect life, not to avoid all damage, since such design may be economically prohibitive.
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6.5 Liquefaction Potential
Liquefaction is a phenomenon in which loose, saturated, relatively cohesionless soil deposits lose shear strength during strong ground motions. Primary factors controlling liquefaction include intensity and duration of ground motion, gradation characteristics of the subsurface soils, in-situ stress conditions, and the depth to groundwater. Liquefaction is typified by a loss of shear strength in the liquefied layers due to rapid increases in pore water pressure generated by earthquake accelerations.
The current standard of practice, as outlined in the “Recommended Procedures for Implementation of DMG Special Publication 117, Guidelines for Analyzing and Mitigating Liquefaction in California” and “Special Publication 117A, Guidelines for Evaluating and Mitigating Seismic Hazards in California” requires liquefaction analysis to a depth of 50 feet below the lowest portion of the proposed structure. Liquefaction typically occurs in areas where the soils below the water table are composed of poorly consolidated, fine to medium-grained, primarily sandy soil. In addition to the requisite soil conditions, the ground acceleration and duration of the earthquake must also be of a sufficient level to induce liquefaction.
The State of California Seismic Hazard Zone Map for the Beverly Hills Quadrangle (CDMG, 1999; CGS, 2018b) indicates that the site is not located in an area designated as having a potential for liquefaction. In addition, a review of the City of Beverly Hills Hazard Mitigation Action Plan (2010) and the County of Los Angeles Safety Element (Leighton, 1990) indicates that the site is not located within an area identified as having a potential for liquefaction. Based on these considerations, it is our opinion that the potential for liquefaction and associated ground deformations beneath the site is very low.
6.6 Slope Stability
The topography at the site slopes at less than two degrees to the southeast. According to the County of Los Angeles (Leighton, 1990) and the City of Beverly Hills (2010), the site is not located within an area identified as a “Hillside Area” or an area designated as having a potential for slope stability hazards. Also, the CGS indicates that the site is not located within an area identified as having a potential for seismic slope instability (CDMG, 1999; CGS, 2018b). There are no known landslides near the site, nor is the site in the path of any known or potential landslides. Therefore, the potential for slope stability hazards to adversely affect the proposed development is considered low.
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6.7 Earthquake-Induced Flooding
Earthquake-induced flooding is inundation caused by failure of dams or other water-retaining structures due to earthquakes. The Los Angeles County Safety Element (Leighton, 1990) indicates that the site is located within a potential inundation area for the Lower Franklin Dam. However, this reservoir, as well as others in California, are continually monitored by various governmental agencies (such as the State of California Division of Safety of Dams and the U.S. Army Corps of Engineers) to guard against the threat of dam failure. Current design, construction practices, and ongoing programs of review, modification, or total reconstruction of existing dams are intended to ensure that all dams are capable of withstanding the maximum considered earthquake (MCE) for the site. Therefore, the potential for inundation at the site as a result of an earthquake-induced dam failure is considered low.
6.8 Tsunamis, Seiches, and Flooding
The site is not located within a coastal area. Therefore, tsunamis are not considered a significant hazard at the site.
Seiches are large waves generated in enclosed bodies of water in response to ground shaking. No major water-retaining structures are located immediately up gradient from the project site. Therefore, flooding resulting from a seismically induced seiche is considered unlikely.
The site is within an area of minimal flooding (Zone X) as defined by the Federal Emergency Management Agency (FEMA, 2021; LACDPW, 2021). Also, the City of Beverly Hills (2010) indicates the site is not located within an area with a high risk for flooding. Therefore, the risk of flooding impacting the proposed development is considered low.
6.9 Oil Fields & Methane Potential
Based on a review of the California Geologic Energy Management Division (CalGEM) Well Finder Website, the site is not located within the limits of an oilfield and there are no active or inactive oil or gas wells documented within the immediate vicinity of the site (CalGEM, 2021). However, due to the voluntary nature of record reporting by the oil well drilling companies, wells may be improperly located or not shown on the location map and undocumented wells could be encountered during construction. Any wells encountered will need to be properly abandoned in accordance with the current requirements of the CalGEM.
Since the site is not located within an oil field and there are no documented active or inactive oil or gas wells in the immediate site vicinity, the potential for the presence of methane or other volatile gases to occur at the site is considered low. However, should it be determined that a methane study is required for the proposed development it is recommended that a qualified methane consultant be retained to perform the study and provide mitigation measures as necessary.
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6.10 Subsidence
Subsidence occurs when a large portion of land is displaced vertically, usually due to the withdrawal of groundwater, oil, or natural gas. Soils that are particularly subject to subsidence include those with high silt or clay content. The site is not located within an area of known ground subsidence. No large-scale extraction of groundwater, gas, oil, or geothermal energy is occurring or planned at the site or in the general site vicinity. There appears to be little or no potential for ground subsidence due to withdrawal of fluids or gases at the site.
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7. CONCLUSIONS AND RECOMMENDATIONS
7.1 General
7.1.1 It is our opinion that neither soil nor geologic conditions were encountered during the investigation that would preclude the construction of the proposed development provided the recommendations presented herein are followed and implemented during design and construction. The geotechnical design parameters presented herein should be reviewed and updated as necessary as the design progresses and the structural loads are finalized.
7.1.2 Up to 3 feet of uncertified artificial fill was encountered during site exploration. The existing fill encountered is believed to be the result of past grading and construction activities at the site. Deeper fill may exist in other areas of the site that were not directly explored.
Excavation for the subterranean portion of the structure is anticipated to penetrate through the existing artificial fill and expose undisturbed alluvial soils throughout the excavation bottom.
7.1.3 Due to the construction of MTA Purple Line extension beneath Wilshire Boulevard, the northern and western portions of the proposed structure may be situated within the influence zone defined by Section 4.1-A of the MTA Design Criteria and Standards, Volume III, Adjacent Construction Design Manual Adjacent Construction Design Manual. New construction must not impose a surcharge on the subterranean MTA facilities in excess of what those structures are currently designed to withstand. Surcharge zones are defined as a 1:1 (H:V) projection from the bottom MTA subterranean facilities up to the ground surface (see Figure 2, Site Plan). At this time the locations of the proposed MTA facilities are unknown. If foundations of the proposed structure will be located within an MTA facility surcharge zone, it is recommended that the proposed structure be supported on a deepened foundation system, consisting of drilled cast-in-place reinforced concrete piles. Piles should be deepened as necessary to prevent inducing a surcharge on existing offsite improvements and to achieve the necessary foundation capacity. If necessary, recommendations for the design of a deepened foundation system will be provided under separate cover.
7.1.4 Groundwater was encountered during site explorations at depths between approximately 31 to 35 feet below ground surface. Excavation for the proposed subterranean levels is anticipated to extend to depths of up to approximately 39 feet below the ground surface, including foundation construction and dewatering elements. Due to the depth of the proposed excavation and the potential for seasonal fluctuation in the groundwater level, temporary dewatering measures may be required to mitigate groundwater during excavation and construction. Recommendations for temporary dewatering are discussed in Section 7.4 of this report.
Excavation for the proposed subterranean levels is
anticipated to extend to depths of up to approximately 39 feet below the ground surface, including foundation construction and dewatering elements. Due to the depth of the proposed excavation and the potential for seasonal fluctuation in the groundwater level, temporary dewatering measures may be required to mitigate groundwater during excavation and construction.
At this time the locations of the proposed MTA facilities are unknown. If foundations of the proposed structure will be located within an MTA facility surcharge zone, it is recommended that the proposed structure be supported on a deepened foundation system, consisting of drilled cast-in-place reinforced concrete piles. Piles should be deepened as necessary to prevent inducing a surcharge on existing offsite improvements and to achieve the necessary foundation capacity. If necessary, recommendations for the design of a deepened foundation system will be provided under separate cover. (see Figure 2, Site Plan). A
New
construction must not impose a surcharge on the subterranean MTA facilities in excess of what those structures are currently designed to withstand. Surcharge zones are defined as a 1:1 (H:V) projection from the bottom MTA subterranean facilities up to the ground surface Due to the construction of MTA Purple Line extension beneath Wilshire Boulevard, the northern and western portions of the proposed structure may be situated within the influence zone defined by Section 4.1-A of the MTA Design Criteria and Standards, Volume III, Adjacent Construction Design Manual Adjacent Construction Design Manual.
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7.1.5 Based on a review of the Seismic Hazard Evaluation Report for the Beverly Hills Quadrangle (California Division of Mines and Geology [CDMG], 1998), the historic high groundwater level beneath the site is between approximately 30 feet below the existing ground surface, and groundwater was encountered during site explorations at depths between approximately 31 to 35 feet below ground surface.. The proposed structure must be designed for hydrostatic pressure for any portion of the structure that extends below a depth of 30 feet.
The hydrostatic design will result in uplift forces on the structure that must be resisted by counterweight or structural design measures. The recommended floor slab uplift pressure to be used in design would be 62.4(H) in units of pounds per square foot (psf), where “H” is the height of the water above the bottom of the foundation in feet.
7.1.6 Based on these considerations, the proposed structure may be supported on a reinforced concrete mat foundation system that derive supports in the undisturbed alluvial soils at and below a depth of 35 feet below the existing ground surface. In order to minimize differential settlement, it is recommended that the ramp and ramp walls for the subterranean parking garage be structurally supported on the mat foundation. A mat foundation is more accommodating to subgrade stabilization, waterproofing, and hydrostatic design. Any soils unintentionally disturbed should be properly compacted. All foundation excavations must be observed and approved in writing by the Geotechnical Engineer prior to placement of steel or concrete. Recommendations for the design of a mat foundation system are provided in Section 7.6 of this report.
7.1.7 It is recommended that the soils exposed at the excavation bottom be properly compacted for foundation support. During the compaction procedure, compression and shrinkage should be expected as the soils densify. The soils should be thoroughly densified and the operation should be observed and approved in writing by the Geotechnical Engineer (a representative of Geocon). Recommendations for earthwork are provided in the Grading section of this report (see Section 7.6).
7.1.8 It should be noted that implementation of the recommendations presented herein is not intended to completely prevent damage to the structure during the occurrence of strong ground shaking as a result of nearby earthquakes. It is intended that the structure be designed in such a way that the amount of damage incurred as a result of strong ground shaking be minimized.
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7.1.9 Excavations up to 39 feet in vertical height are anticipated for construction of the subterranean parking level, including foundation depths and dewatering elements. Due to the depth of the excavation and the proximity to the property lines, city streets and adjacent offsite structures, excavation of the subterranean parking level will require shoring measures in order to provide a stable excavation. Where shoring is required it is recommended that a soldier pile shoring system be utilized. In addition, where the proposed excavation will be deeper than and adjacent to an offsite structure, the proposed retaining wall and shoring systems should be designed to resist the surcharge imposed by the adjacent offsite structure.
Recommendations for Temporary Excavations are provided in Section 7.18 of this report.
7.1.10 Due to the nature of the subterranean design, waterproofing of subterranean walls and slabs is recommended. Particular care should be taken in the design and installation of waterproofing to avoid moisture problems, or actual water seepage into the structure through any normal shrinkage cracks which may develop in the concrete walls, floor slab, foundations and/or construction joints. The design and inspection of the waterproofing is not the responsibility of the geotechnical engineer. A waterproofing consultant should be retained in order to recommend a product or method, which would provide protection to subterranean walls, floor slabs and foundations.
7.1.11 It is recommended that flexible utility connections be utilized for all rigid utilities to minimize or prevent damage to utilities from minor differential movements.
7.1.12 Foundations for small outlying structures at the ground surface, such as property line block walls up to 6 feet in height, planter walls or trash enclosures, which will not be tied to the proposed structure, may be supported on conventional foundations deriving support on a minimum of 12 inches of newly placed engineered fill which extends laterally at least 12 inches beyond the foundation area. Where excavation and compaction cannot be performed or is undesirable, foundations may derive support directly in the competent soils at and below a depth of 24 inches below the ground surface and should be deepened as necessary to maintain a minimum 12-inch embedment into the recommended bearing materials. If the soils exposed in the excavation bottom are soft or loose, compaction of the soils will be required prior to placing steel or concrete. Compaction of the foundation excavation bottom is typically accomplished with a compaction wheel or mechanical whacker and must be observed and approved by a Geocon representative.
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7.1.13 Where new paving is to be placed, it is recommended that all existing fill and soft soils be excavated and properly compacted for paving support. The client should be aware that excavation and compaction of all existing fill and soft soils in the area of new paving is not required; however, paving constructed over existing uncertified fill may experience increased settlement and/or cracking, and may therefore have a shorter design life and increased maintenance costs. As a minimum, the upper 12 inches of subgrade soil should be scarified and properly compacted for paving support. Paving recommendations are provided in Preliminary Pavement Recommendations section of this report (see Section 7.12).
7.1.14 Based on the historic and current groundwater levels, stormwater infiltration is not recommended for this project. It is suggested that stormwater be retained, filtered and discharged in accordance with the requirements of the local governing agency.
7.1.15 Once the design and foundation loading configuration for the proposed structure proceeds to a more finalized plan, the recommendations within this report should be reviewed and revised, if necessary. Based on the final foundation loading configurations, the potential for settlement should be reevaluated by this office.
7.1.16 Any changes in the design, location or elevation, as outlined in this report, should be reviewed by this office. Geocon should be contacted to determine the necessity for review and possible revision of this report.
7.1.17 The most recent ASTM standards apply to this project and must be utilized, even if older ASTM standards are indicated in this report.
7.2 Soil and Excavation Characteristics
7.2.1 The in-situ soils can be excavated with moderate effort using conventional excavation equipment. Some caving should be anticipated in vertical excavations, especially where granular soils are encountered.
7.2.2 It is the responsibility of the contractor to ensure that all excavations and trenches are properly shored and maintained in accordance with applicable OSHA rules and regulations to maintain safety and maintain the stability of existing adjacent improvements.
7.2.3 All onsite excavations must be conducted in such a manner that potential surcharges from existing structures, construction equipment, and vehicle loads are resisted. The surcharge area may be defined by a 1:1 projection down and away from the bottom of an existing foundation or vehicle load. Penetrations below this 1:1 projection will require special excavation measures such as sloping and shoring. Excavation recommendations are provided in the Temporary Excavations section of this report (see Section 7.18).
Once the design and foundation loading configuration for the proposed structure proceeds to a more finalized plan, the recommendations within this report should be reviewed and revised, if necessary. Based on the final foundation loading configurations, the potential for settlement should be reevaluated by this office.
Based on the historic and current groundwater levels, stormwater infiltration is not recommended for this project. It is suggested that stormwater be retained, filtered and discharged in accordance with the requirements of the local governing agency.
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7.2.4 The existing site soils at foundation level are “expansive” and to have a “medium” (EI = 70) expansive potential in accordance with the 2019 California Building Code (CBC) Section 1803.5.3.
7.3 Minimum Resistivity, pH and Water-Soluble Sulfate
7.3.1 Potential of Hydrogen (pH) and resistivity testing as well as chloride content testing were previously performed on representative samples of soil to generally evaluate the corrosion potential to surface utilities. The tests were performed in accordance with California Test Method No’s. 643 and 422 and indicate that the soils are considered “corrosive” with respect to corrosion of buried ferrous metals on site. The results are presented in Appendix B (Figure B17) and should be considered for design of underground structures. Due to the corrosive potential of the soils, it is recommended that PVC, ABS or equivalent plastic piping be considered in lieu of cast-iron for subdrains and retaining wall drains in direct contact with the site soils.
7.3.2 Laboratory tests were performed on representative samples of the site materials to measure the percentage of water-soluble sulfate content. Results from the laboratory water-soluble sulfate tests are presented in Appendix B (Figure B17) and indicate that the on-site materials possess a sulfate exposure class of “S0” to concrete structures as defined by 2019 CBC Section 1904 and ACI 318-14 Table 19.3.1.1.
7.3.3 Geocon West, Inc. does not practice in the field of corrosion engineering. If corrosion sensitive improvements are planned, it is recommended that a corrosion engineer be retained to evaluate corrosion test results and incorporate the necessary precautions to avoid premature corrosion on buried metal pipes and concrete structures in direct contact with the soils.
7.4 Temporary Dewatering
7.4.1 Groundwater was encountered during site explorations at depths between approximately 31 to 35 feet below ground surface. Based on the conditions encountered at the time of exploration, groundwater may be encountered during construction activities. The depth to groundwater at the time of construction can be further verified during initial dewatering well or shoring pile installation. If groundwater is present above the depth of the subterranean level, temporary dewatering will be necessary to maintain a safe working environment during excavation and construction activities.
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7.4.2 It is recommended that a qualified dewatering consultant be retained to design the dewatering system. Recommendations for design flow rates for the temporary dewatering system should be determined by a qualified contractor or dewatering consultant. Temporary dewatering may consist of perimeter wells with interior well points as well as gravel filled trenches (French drains) placed adjacent to the shoring system and interior of the site.
The number and locations of the wells or French drains can be adjusted during excavation activities as necessary to collect and control any encountered seepage. The French drains will then direct the collected seepage to a sump where it will be pumped out of the excavation.
7.4.3 The embedment of perimeter shoring piles should be deepened as necessary to take into account any required excavations necessary to place an adjacent French drain system, or sub-slab drainage system, should it be deemed necessary. It is not anticipated that a perimeter French drain will be more than 24 inches in depth below the proposed excavation bottom. If a French drain is to remain on a permanent basis, it must be lined with filter fabric to prevent soil migration into the gravel.
7.5 Grading
7.5.1 Grading is anticipated to include excavation of site soils for the subterranean levels, foundations, and utility trenches, as well as placement of backfill for walls and trenches.
7.5.2 A preconstruction conference should be held at the site prior to the beginning of grading operations with the owner, contractor, civil engineer, geotechnical engineer, and building official in attendance. Special soil handling requirements can be discussed at that time.
7.5.3 Earthwork should be observed, and compacted fill tested by representatives of Geocon West, Inc. The existing fill encountered during exploration is suitable for re-use as an engineered fill, provided any encountered oversize material (greater than 6 inches) and any encountered deleterious debris is removed.
7.5.4 Grading should commence with the removal of all existing vegetation and existing improvements from the area to be graded. Deleterious debris such as wood and root structures should be exported from the site and should not be mixed with the fill soils.
Asphalt and concrete should not be mixed with the fill soils unless approved by the Geotechnical Engineer. All existing underground improvements planned for removal should be completely excavated and the resulting depressions properly backfilled in accordance with the procedures described herein. Once a clean excavation bottom has been established it must be observed and approved in writing by the Geotechnical Engineer (a representative of Geocon West, Inc.).
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7.5.5 As a minimum, it is recommended that the soils exposed at the excavation bottom be properly compacted for foundation support. During the compaction procedure, compression and shrinkage should be expected as the soils densify. The soils should be thoroughly densified and the operation should be observed by the Geotechnical Engineer (a representative of Geocon).
7.5.6 The proposed structure may be supported on a reinforced concrete mat foundation deriving support in competent alluvial soils found at and below a depth of 35 feet below the ground surface. In order to minimize differential settlement between the ramp, ramp walls, and basement level, it is recommended that the ramp and ramp walls for the subterranean parking garage be structurally supported on the mat foundation.
7.5.7 Due to the potential for high-moisture content soils at the excavation bottom, or if construction is performed during the rainy season and the excavation bottom becomes saturated, stabilization measures may have to be implemented to prevent excessive disturbance the excavation bottom. Should this condition exist, rubber tire equipment should not be allowed in the excavation bottom until it is stabilized or extensive soil disturbance could result.
7.5.8 One method of subgrade stabilization would consist of introducing a thin lift of 3 to 6-inch diameter crushed angular rock into the soft excavation bottom. The use of crushed concrete will also be acceptable. The crushed rock should be spread thinly across the excavation bottom and pressed into the soils by track rolling or wheel rolling with heavy equipment. It is very important that voids between the rock fragments are not created so the rock must be thoroughly pressed or blended into the soils. All subgrade soils must be properly compacted and proof-rolled in the presence of the Geotechnical Engineer (a representative of Geocon West, Inc.).
7.5.9 Subgrade stabilization may also be accomplished by placing a 1-foot-thick layer of washed, angular 3/4-inch gravel atop a stabilization fabric (Mirafi 500X or equivalent), subsequent to subgrade approval. This gravel placement procedure should be conducted in sections until the entire excavation bottom has been blanketed by fabric and gravel. Heavy equipment may operate upon the gravel once it has been placed. The gravel should be compacted to a dense state utilizing a vibratory drum roller. The placement of gravel at the subgrade level may be coordinated with the temporary dewatering of the site. The gravel and fabric system will function as both a permeable material for any necessary dewatering procedures as well as a stable material upon which heavy equipment may operate. It is recommended that the contractor meet with the Geotechnical Engineer to discuss this procedure in more detail.
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7.5.10 All fill and backfill soils should be placed in horizontal loose layers approximately 6 to 8 inches thick, moisture conditioned to two percent over optimum moisture content, and properly compacted to a minimum of 90 percent of their maximum dry density in accordance with ASTM D 1557 (latest edition).
7.5.11 Where new paving is to be placed, it is recommended that all existing fill and disturbed alluvium be excavated and properly compacted for paving support. The client should be aware that excavation and compaction of all existing fill and soft soils in the area of new paving is not required; however, paving constructed over existing fill or unsuitable alluvium may experience increased settlement and/or cracking, and may, therefore, have a shorter design life and increased maintenance costs. As a minimum, the upper 12 inches of soil should be scarified, moisture conditioned to two percent over optimum moisture content, and compacted to at least 92 percent relative compaction for paving support.
Paving recommendations are provided in Preliminary Pavement Recommendations section of this report (see Section 7.12).
7.5.12 It is recommended that flexible utility connections be utilized for all rigid utilities to minimize or prevent damage to utilities from minor differential movements. Utility trenches should be properly backfilled in accordance with the requirements of the Green Book (latest edition). The pipe should be bedded with clean sands (Sand Equivalent greater than 30) to a depth of at least 1 foot over the pipe, and the bedding material must be inspected and approved in writing by the Geotechnical Engineer (a representative of Geocon). The use of gravel is not acceptable unless used in conjunction with filter fabric to prevent the gravel from having direct contact with soil. The remainder of the trench backfill may be derived from onsite soil or approved import soil, compacted as necessary, until the required compaction is obtained. The use of minimum 2-sack slurry is also acceptable. Prior to placing any bedding materials or pipes, the excavation bottom must be observed and approved in writing by the Geotechnical Engineer (a representative of Geocon).
7.5.13 Although not anticipated for this project, all imported fill shall be observed, tested, and approved by Geocon West, Inc. prior to bringing soil to the site. Rocks larger than 6 inches in diameter shall not be used in the fill. If necessary, import soils used as structural fill should have an expansion index less than 50 and corrosivity properties that are equally or less detrimental to that of the existing onsite soils (see Figure B17).
7.5.14 All trench and foundation excavation bottoms must be observed and approved in writing by the Geotechnical Engineer (a representative of Geocon), prior to placing bedding materials, fill, steel, gravel, or concrete.
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7.6 Mat Foundation Design
7.6.1 It is recommended that a reinforced concrete mat foundation be utilized for support of the proposed structure. The reinforced concrete mat foundation may derive support in the competent alluvium found at and below a depth of 35 feet below the ground surface.
Foundations should be deepened as necessary to penetrate through soft or unsuitable soils at the direction of the Geotechnical Engineer A mat foundation system is more capable of minimizing the effects of differential settlement and has sufficient rigidity to allow the structure to behave more uniformly. All foundation excavations must be observed and approved in writing by the Geotechnical Engineer (a representative of Geocon), prior to placing steel or concrete.
7.6.2 The recommended maximum allowable bearing value is 5,500 pounds per square foot (psf).
The allowable bearing pressure may be increased by up to one-third for transient loads due to wind or seismic forces.
7.6.3 A vertical modulus of subgrade reaction of 150 pounds per cubic inch may be used in the design of mat foundations deriving support in competent alluvial soils found at and below a depth of 35 feet below the ground surface. This value is a unit value for use with a 1-foot square footing. The modulus should be reduced in accordance with the following equation when used with larger foundations:
Kୖ ൌ K ቂ
B1
2B ቃ
ଶ
where: KR = reduced subgrade modulus
K = unit subgrade modulus
B = foundation width (in feet)
7.6.4 The thickness of and reinforcement for the mat foundation should be designed by the project structural engineer.
7.6.5 The proposed structure must be designed for hydrostatic pressure based on the historic high groundwater level of 30 feet. The hydrostatic design will result in uplift forces on the structure that must be resisted by counterweight or structural design measures.
The recommended floor slab uplift pressure to be used in design would be 62.4(H) in units of pounds per square foot (psf), where “H” is the height of the water above the bottom of the foundation in feet. If the proposed structure does not provide sufficient dead load to resist the buoyant forces then uplift mitigation will be required. Considerations for uplift resistance are provided in Section 7.8 of this report.
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7.6.6 For seismic design purposes, a coefficient of friction of 0.30 may be utilized between the concrete mat and undisturbed alluvial soils without a moisture barrier, and 0.15 for slabs underlain by a moisture barrier.
7.6.7 Foundation excavations should be observed and approved in writing by the Geotechnical Engineer (a representative of Geocon West, Inc.), prior to the placement of reinforcing steel and concrete to verify that the exposed soil conditions are consistent with those anticipated.
If unanticipated soil conditions are encountered, foundation modifications may be required.
7.6.8 Waterproofing of subterranean walls and slabs is suggested for this project. Particular care should be taken in the design and installation of waterproofing to avoid moisture problems, or actual water seepage into the structure through any normal shrinkage cracks which may develop in the concrete walls, floor slab, foundations and/or construction joints. The design and inspection of the waterproofing is not the responsibility of the geotechnical engineer.
7.6.9 This office should be provided a copy of the final construction plans so that the recommendations presented herein could be properly reviewed and revised if necessary.
7.7 Foundation Settlement
7.7.1 The maximum expected total settlement for a structure support on a mat foundation system designed with the maximum allowable bearing value of 5,500 psf and deriving support in the recommended bearing materials is estimated to be approximately 1 inch and occur below the heaviest loaded structural element. Settlement of the foundation system is expected to occur on initial application of loading. Differential settlement is expected to be less than ½ inch between the center and corner of the mat foundation.
7.7.2 Once the design and foundation loading configurations for the proposed structure proceeds to a more finalized plan, the estimated settlements presented in this report should be reviewed and revised, if necessary. If the final foundation loading configurations are greater than the assumed loading conditions, the potential for settlement should be reevaluated by this office.
7.8 Uplift Resistance
7.8.1 Foundation uplift may be resisted by the weight of structure, as well as by friction along the sides of foundations. If additional uplift resistance is required, the perimeter shoring piles may be utilized provided the toes of the piles are poured with structural concrete and are designed as permanent piles. Uplift resistance may also be generated by additional piles constructed within the interior of the structure. In order to maximize capacity, it is suggested that post-grouted friction piles be considered. If it is determined that recommendations for uplift resistance are required as a part of this project, the recommendations will be provided under separate cover.
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7.9 Miscellaneous Foundations
7.9.1 Foundations for small outlying structures, such as block walls up to 6 feet in height, planter walls or trash enclosures, which will not be structurally supported by the proposed building, may be supported on conventional foundations deriving support on a minimum of 12 inches of newly placed engineered fill which extends laterally at least 12 inches beyond the foundation area. Where excavation and compaction cannot be performed, such as adjacent to property lines, foundations may bear in the undisturbed alluvial soils at and below a depth of 24 inches, and should be deepened as necessary to maintain a 12-inch embedment in to the recommended bearing materials.
7.9.2 If the soils exposed in the excavation bottom are soft, compaction of the soft soils will be required prior to placing steel or concrete. Compaction of the foundation excavation bottom is typically accomplished with a compaction wheel or mechanical whacker and must be observed and approved by a Geocon representative. Miscellaneous foundations may be designed for a bearing value of 1,500 psf and should be a minimum of 12 inches in width, 24 inches in depth below the lowest adjacent grade and 12 inches into the recommended bearing material. The allowable bearing pressure may be increased by up to one-third for transient loads due to wind or seismic forces.
7.9.3 Foundation excavations should be observed and approved in writing by the Geotechnical Engineer (a representative of Geocon West, Inc.), prior to the placement of reinforcing steel and concrete to verify that the excavations and exposed soil conditions are consistent with those anticipated.
7.10 Lateral Design
7.10.1 Resistance to lateral loading may be provided by friction acting at the base of foundations, slabs and by passive earth pressure. An allowable coefficient of friction of 0.30 may be used with the dead load forces in the competent alluvial soils, properly compacted engineered fill, or stabilized subgrade.
7.10.2 Passive earth pressure for the sides of foundations and slabs poured against competent alluvial soils or properly compacted engineered fill may be computed as an equivalent fluid having a density of 250 pcf with a maximum earth pressure of 2,500 psf above the groundwater level, and 150 pcf with a maximum earth pressure of 1,500 psf below the groundwater level (these values have been adjusted for buoyant forces). When combining passive and friction for lateral resistance, the passive component should be reduced by onethird.
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7.11 Exterior Concrete Slabs-on-Grade
7.11.1 Exterior concrete slabs-on-grade at the ground surface subject to vehicle loading should be designed in accordance with the recommendations in the Preliminary Pavement Recommendations section of this report (Section 7.12).
7.11.2 Exterior slabs, not subject to traffic loads, should be at least 4 inches thick and reinforced with No. 3 steel reinforcing bars placed 18 inches on center in both horizontal directions, positioned near the slab midpoint. Prior to construction of slabs, the upper 12 inches of subgrade should be moistened to two percent over optimum moisture content and properly compacted to at least 92 percent relative compaction, as determined by ASTM Test Method D 1557 (latest edition). Crack control joints should be spaced at intervals not greater than 10 feet and should be constructed using saw-cuts or other methods as soon as practical following concrete placement. Crack control joints should extend a minimum depth of ¼ the slab thickness. The project structural engineer should design construction joints as necessary.
7.11.3 Slabs-on-grade at the ground surface that may receive moisture-sensitive floor coverings or may be used to store moisture-sensitive materials should be underlain by a vapor retarder placed directly beneath the slab. The vapor retarder and acceptable permeance should be specified by the project architect or developer based on the type of floor covering that will be installed. The vapor retarder design should be consistent with the guidelines presented in Section 9.3 of the American Concrete Institute’s (ACI) Guide for Concrete Slabs that Receive Moisture-Sensitive Flooring Materials (ACI 302.2R-06) and should be installed in general conformance with ASTM E 1643 (latest edition) and the manufacturer’s recommendations. A minimum thickness of 15 mils extruded polyolefin plastic is recommended; vapor retarders which contain recycled content or woven materials are not recommended. The vapor retarder should have a permeance of less than 0.01 perms demonstrated by testing before and after mandatory conditioning. The vapor retarder should be installed in direct contact with the concrete slab with proper perimeter seal. If the California Green Building Code requirements apply to this project, the vapor retarder should be underlain by 4 inches of clean aggregate. It is important that the vapor retarder be puncture resistant since it will be in direct contact with angular gravel. As an alternative to the clean aggregate suggested in the Green Building Code, it is our opinion that the concrete slab-on-grade may be underlain by a vapor retarder over 4 inches of clean sand (sand equivalent greater than 30), since the sand will serve a capillary break and will minimize the potential for punctures and damage to the vapor barrier.
7.11.4 For seismic design purposes, a coefficient of friction of 0.30 may be utilized between concrete slabs and subgrade soils without a moisture barrier and 0.15 for slabs underlain by a moisture barrier.
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7.11.5 The moisture content of the slab subgrade should be maintained and sprinkled as necessary to maintain a moist condition as would be expected in any concrete placement.
7.11.6 The recommendations of this report are intended to reduce the potential for cracking of slabs due to settlement. However, even with the incorporation of the recommendations presented herein, foundations, stucco walls, and slabs-on-grade may exhibit some cracking due to minor soil movement and/or concrete shrinkage. The occurrence of concrete shrinkage cracks is independent of the supporting soil characteristics. Their occurrence may be reduced and/or controlled by limiting the slump of the concrete, proper concrete placement and curing, and by the placement of crack control joints at periodic intervals, in particular, where re-entrant slab corners occur.
7.12 Preliminary Pavement Recommendations
7.12.1 Where new paving is to be placed, it is recommended that all existing fill and soft, unsuitable soils be excavated and properly compacted for paving support. The client should be aware that excavation and compaction of all soft, unsuitable soils in the area of new paving is not required, however, paving constructed over existing unsuitable soils may experience increased settlement and/or cracking, and may therefore have a shorter design life and increased maintenance costs. As a minimum, the upper 12 inches of paving subgrade should be scarified, moisture conditioned to two percent over optimum moisture content, and properly compacted to at least 92 percent relative compaction, as determined by ASTM Test Method D 1557 (latest edition).
7.12.2 The following pavement sections are based on an assumed R-Value of 20. Once site grading activities are complete, it is recommended that laboratory testing confirm the properties of the soils serving as paving subgrade prior to placing pavement.
7.12.3 The Traffic Indices listed below are estimates. Geocon does not practice in the field of traffic engineering. The actual Traffic Index for each area should be determined by the project civil engineer. If pavement sections for Traffic Indices other than those listed below are required, Geocon should be contacted to provide additional recommendations. Pavement thicknesses were determined following procedures outlined in the California Highway Design Manual (Caltrans). It is anticipated that the majority of traffic will consist of automobile and large truck traffic.
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PRELIMINARY PAVEMENT DESIGN SECTIONS
Location Estimated Traffic
Index (TI)
Asphalt Concrete
(inches)
Class 2 Aggregate Base
(inches)
Automobile Parking and
Driveways 4.0 3.0 4.0
Trash Truck &
Fire Lanes 7.0 4.0 12.0
7.12.4 Asphalt concrete should conform to Section 203-6 of the “Standard Specifications for Public Works Construction” (Green Book). Class 2 aggregate base materials should conform to Section 26-1.02A of the “Standard Specifications of the State of California, Department of Transportation” (Caltrans). The use of Crushed Miscellaneous Base in lieu of Class 2 aggregate base is acceptable. Crushed Miscellaneous Base should conform to Section 200-2.4 of the “Standard Specifications for Public Works Construction” (Green Book).
7.12.5 Unless specifically designed and evaluated by the project structural engineer, where exterior concrete paving will be utilized for support of vehicles, it is recommended that the concrete be a minimum of 6 inches thick and be reinforced with No. 3 steel reinforcing bars placed 18 inches on center in both horizontal directions. Concrete paving supporting vehicular traffic should be underlain by a minimum of 12 inches properly compacted subgrade soil.
7.12.6 The subgrade and base material should be compacted to 92 and 95 percent relative compaction, respectively, as determined by ASTM Test Method D 1557 (latest edition).
7.12.7 The performance of pavements is highly dependent upon providing positive surface drainage away from the edge of pavements. Ponding of water on or adjacent to the pavement will likely result in saturation of the subgrade materials and subsequent cracking, subsidence and pavement distress. If planters are planned adjacent to paving, it is recommended that the perimeter curb be extended at least 12 inches below the bottom of the aggregate base to minimize the introduction of water beneath the paving.
7.13 Retaining Wall Design
7.13.1 The recommendations presented below are generally applicable to the design of rigid concrete or masonry retaining walls having a maximum height of 35 feet. In the event that walls significantly higher than 35 feet are planned, Geocon should be contacted for additional recommendations.
The recommendations presented below are generally applicable to the design of rigid concrete or masonry retaining walls having a maximum height of 35 feet. In the event that walls significantly higher than 35 feet are planned, Geocon should be contacted for additional recommendations.
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7.13.2 Retaining walls with a level backfill surface that are not restrained at the top should be designed utilizing a triangular distribution of pressure (active pressure). Restrained walls are those that are not allowed to rotate more than 0.001H (where H equals the height of the retaining portion of the wall in feet) at the top of the wall. Where walls are restrained from movement at the top, walls may be designed utilizing a triangular distribution of pressure (at-rest pressure). The table below presents recommended pressures to be used in retaining wall design, assuming that proper drainage will be maintained. Calculation of the recommended retaining wall pressure is provided on Figure 8.
RETAINING WALL WITH LEVEL BACKFILL SURFACE
HEIGHT OF
RETAINING WALL
(Feet)
ACTIVE PRESSURE
EQUIVALENT FLUID
PRESSURE
(Pounds Per Cubic Foot)
AT-REST PRESSURE
EQUIVALENT FLUID
PRESSURE
(Pounds Per Cubic Foot)
Up to 35 52 58
7.13.3 The wall pressures provided above assume that the retaining wall will be properly drained preventing the buildup of hydrostatic pressure. If retaining wall drainage is not implemented, the equivalent fluid pressure to be used in design of undrained walls is 99 pounds per cubic foot (pcf). The value includes hydrostatic pressures plus buoyant lateral earth pressures.
7.13.4 The wall pressures provided above assume that the proposed retaining walls will support relatively undisturbed alluvium. If sloping techniques are to be utilized for construction of proposed walls, which would result in a wedge of engineered fill behind the retaining walls, revised earth pressures may be required to account for the expansive potential of the soil placed as engineered fill. This should be evaluated once the use of sloping measures is established and once the geotechnical characteristics of the engineered backfill soils can be further evaluated.
7.13.5 Additional active pressure should be added for a surcharge condition due to sloping ground, vehicular traffic or adjacent structures and should be designed for each condition as the project progresses.
ACTIVE PRESSURE AT-REST PRESSURE
HEIGHT OF EQUIVALENT FLUID EQUIVALENT FLUID
RETAINING WALL PRESSURE PRESSURE
(Feet) (Pounds Per Cubic Foot) (Pounds Per Cubic Foot)
Up to 35 52 58
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7.13.6 It is recommended that line-load surcharges from adjacent wall footings, use horizontal pressures generated from NAV-FAC DM 7.2. The governing equations are:
0.4 ܪൗݔ ݎܨ
ߪுሺݖሻ ൌ 0.20 ൈ ቀ ݖ
ܪቁ
0.16 ቀ ݖ
ܪቁ
ଶ
൨ ଶ ൈ
ܳ
ܪ
and
0.4 ܪൗݔ ݎܨ
ߪுሺݖሻ ൌ 1.28 ൈ ቀݔ
ܪቁ
ଶ
ൈ ቀ ݖ
ܪቁ
ቀݔ
ܪቁ
ଶ
ቀ ݖ
ܪቁ
ଶ
൨ ଶ ൈ
ܳ
ܪ
where x is the distance from the face of the excavation or wall to the vertical line-load, H is the distance from the bottom of the footing to the bottom of excavation or wall, z is the depth at which the horizontal pressure is desired, QL is the vertical line-load and ɐHሺzሻ is the horizontal pressure at depth z.
7.13.7 It is recommended that vertical point-loads, from construction equipment outriggers or adjacent building columns use horizontal pressures generated from NAV-FAC DM 7.2.
The governing equations are:
0.4 ܪൗݔ ݎܨ
ߪுሺݖሻ ൌ 0.28 ൈ ቀ ݖ
ܪቁ
ଶ
0.16 ቀ ݖ
ܪቁ
ଶ
൨ ଷ ൈ
ܳ
ܪଶ
and
0.4 ܪൗݔ ݎܨ
ߪுሺݖሻ ൌ 1.77 ൈ ቀݔ
ܪቁ
ଶ
ൈ ቀ ݖ
ܪቁ
ଶ
ቀݔ
ܪቁ
ଶ
ቀ ݖ
ܪቁ
ଶ
൨ ଷ ൈ
ܳ
ܪଶ
then
ߪᇱ
ு ሺݖሻ ൌߪுሺݖሻܿݏଶሺ1.1ߠሻ
7.13.8 In addition to the recommended earth pressure, the upper 10 feet of the subterranean wall adjacent to the street should be designed to resist a uniform lateral pressure of 100 psf, acting as a result of an assumed 300 psf surcharge behind the walls due to normal street traffic.
If the traffic is kept back at least 10 feet from the subterranean walls, the traffic surcharge may be neglected.
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7.13.9 Seismic lateral forces should be incorporated into the design as necessary, and recommendations for seismic lateral forces are presented below.
7.14 Dynamic (Seismic) Lateral Forces
7.14.1 The structural engineer should determine the seismic design category for the project in accordance with Section 1613 of the CBC. If the project possesses a seismic design category of D, E, or F, proposed retaining walls in excess of 6 feet in height should be designed with seismic lateral pressure (Section 1803.5.12 of the 2019 CBC).
7.14.2 A seismic load of 10 pcf should be used for design of walls that support more than 6 feet of backfill in accordance with Section 1803.5.12 of the 2019 CBC. The seismic load is applied as an equivalent fluid pressure along the height of the wall and the calculated loads result in a maximum load exerted at the base of the wall and zero at the top of the wall. This seismic load should be applied in addition to the active earth pressure; it is not necessary to add the seismic load to the at-rest pressure. We used the peak site acceleration, PGAM, of 0.9g calculated from ASCE 7-16 Section 11.8.3 and applied a pseudo-static coefficient of 0.33.
7.15 Retaining Wall Drainage
7.15.1 Retaining walls should be provided with a drainage system. At the base of the drain system, a subdrain covered with a minimum of 12 inches of gravel should be installed, and a compacted fill blanket or other seal placed at the surface (see Figure 9). The clean bottom and subdrain pipe, behind a retaining wall, should be observed by the Geotechnical Engineer (a representative of Geocon), prior to placement of gravel or compacting backfill.
7.15.2 As an alternative, a plastic drainage composite such as Miradrain or equivalent may be installed in continuous, 4-foot wide columns along the entire back face of the wall, at 8 feet on center. The top of these drainage composite columns should terminate approximately 18 inches below the ground surface, where either hardscape or a minimum of 18 inches of relatively cohesive material should be placed as a cap (see Figure 10). These vertical columns of drainage material would then be connected at the bottom of the wall to a collection panel or a 1-cubic-foot rock pocket drained by a 4-inch subdrain pipe.
7.15.3 Subdrainage pipes at the base of the retaining wall drainage system should outlet to an acceptable location via controlled drainage structures.
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7.15.4 Moisture affecting below grade walls is one of the most common post-construction complaints. Poorly applied or omitted waterproofing can lead to efflorescence or standing water. Particular care should be taken in the design and installation of waterproofing to avoid moisture problems, or actual water seepage into the structure through any normal shrinkage cracks which may develop in the concrete walls, floor slab, foundations and/or construction joints. The design and inspection of the waterproofing is not the responsibility of the geotechnical engineer. A waterproofing consultant should be retained in order to recommend a product or method, which would provide protection to subterranean walls, floor slabs and foundations.
7.16 Elevator Pit Design
7.16.1 The elevator pit slab and retaining wall should be designed by the project structural engineer.
Elevator pit walls may be designed in accordance with the recommendations in the Retaining Wall Design section of this report (see Section 7.13).
7.16.2 Additional active pressure should be added for a surcharge condition due to sloping ground, vehicular traffic or adjacent foundations and should be designed for each condition as the project progresses.
7.16.3 If retaining wall drainage is to be provided, the drainage system should be designed in accordance with the Retaining Wall Drainage section of this report (see Section 7.15).
7.16.4 It is suggested that the exterior walls and slab be waterproofed to prevent excessive moisture inside of the elevator pit. Waterproofing design and installation is not the responsibility of the geotechnical engineer.
7.17 Elevator Piston
7.17.1 If a plunger-type elevator piston is installed for this project, a deep drilled excavation will be required. It is important to verify that the drilled excavation is not situated immediately adjacent to a pile foundation or shoring pile, or the drilled excavation piston could compromise the existing foundation or pile support, especially if the drilling is performed after foundation pile construction.
7.17.2 Casing will be required since groundwater and caving is expected in the drilled excavation.
The contractor should be prepared to use casing and should have it readily available at the commencement of drilling activities. Continuous observation of the drilling and installation of the elevator piston by the Geotechnical Engineer (a representative of Geocon West, Inc.) is required.
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7.17.3 The annular space between the piston casing and drilled excavation wall should be filled with a minimum of 1½-sack slurry pumped from the bottom up. As an alternative, pea gravel may be utilized. The use of soil to backfill the annular space is not permitted.
7.18 Temporary Excavations
7.18.1 Excavations on the order of 39 feet in height are anticipated for construction of the proposed subterranean level, including foundation system and dewatering system. The excavations are expected to expose artificial fill and alluvium, which are suitable for vertical excavations up to 5 feet in height where loose soils or caving sands are not present, and where not surcharged by adjacent traffic or structures.
7.18.2 Vertical excavations, greater than 5 feet or where surcharged by existing structures, will require sloping or shoring measures in order to provide a stable excavation. Where sufficient space is available, temporary unsurcharged embankments could be sloped back at a uniform 1:1 slope gradient or flatter up to maximum height of 12 feet. A uniform slope does not have a vertical portion. Unsurcharged excavations greater than 12 feet in height will require shoring. Recommendations for Shoring are provided in Section 7.19.
7.18.3 Where temporary construction slopes are utilized, the top of the slope should be barricaded to prevent vehicles and storage loads at the top of the slope within a horizontal distance equal to the height of the slope. If the temporary construction slopes are to be maintained during the rainy season, berms are suggested along the tops of the slopes where necessary to prevent runoff water from entering the excavation and eroding the slope faces. Geocon personnel should inspect the soils exposed in the cut slopes during excavation so that modifications of the slopes can be made if variations in the soil conditions occur.
All excavations should be stabilized within 30 days of initial excavation.
7.19 Shoring – Soldier Pile Design and Installation
7.19.1 The following information on the design and installation of shoring is preliminary. Review of the final shoring plans and specifications should be made by this office prior to bidding or negotiating with a shoring contractor.
7.19.2 One method of shoring would consist of steel soldier piles, placed in drilled holes and backfilled with concrete. The steel soldier piles may also be installed utilizing high frequency vibration. Where maximum excavation heights are less than 12 feet the soldier piles are typically designed as cantilevers. Where excavations exceed 12 feet or are surcharged, soldier piles may require lateral bracing utilizing drilled tie-back anchors or raker braces to maintain an economical steel beam size and prevent excessive deflection.
The size of the steel beam, the need for lateral bracing, and the acceptable shoring deflection should be determined by the project shoring engineer.
Excavations on the order of 39 feet in height are anticipated for construction of the proposed subterranean level, including foundation system and dewatering system.
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7.19.3 The design embedment of the shoring pile toes must be maintained during excavation activities. The toes of the perimeter shoring piles should be deepened to take into account any required excavations necessary for foundations and/or subgrade stabilization activities, foundations and/or adjacent drainage systems.
7.19.4 The proposed soldier piles may be utilized to provide both axial capacity as well as uplift resistance; however, if utilized in this capacity the soldier piles must be designed as permanent piles including proper corrosion resistance. The uplift capacity may be taken as Ҁ of the downward frictional capacity. The required pile depths, dimensions, and spacing should be determined and designed by the project structural and shoring engineers. All piles utilized for shoring can also be incorporated into a permanent retaining wall system (shotcrete wall) and should be designed in accordance with the earth pressure provided in the Retaining Wall Design section of this report (see Section 7.13).
7.19.5 Drilled cast-in-place soldier piles should be placed no closer than three diameters on center.
The minimum diameter of the piles is 18 inches. Structural concrete should be used for the soldier piles below the excavation; lean-mix concrete may be employed above that level.
As an alternative, lean-mix concrete may be used throughout the pile where the reinforcing consists of a wideflange section. The slurry must be of sufficient strength to impart the lateral bearing pressure developed by the wideflange section to the soil. For design purposes, an allowable passive value for the soils below the bottom plane of excavation may be assumed to be 120 pounds per square foot (value has been adjusted for buoyant forces).
Where piles are installed by vibration techniques, the passive pressure may be assumed to mobilize across a width equal to two times the dimension of the beam flange. The allowable passive value may be doubled for isolated piles spaced a minimum of three the pile diameter.
To develop the full lateral value, provisions should be implemented to assure firm contact between the soldier piles and the undisturbed soils.
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7.19.6 Groundwater was encountered during exploration at depths between approximately 31 and 35 feet below the ground surface and the contractor should be prepared for groundwater during pile installation. Piles placed below the water level require the use of a tremie to place the concrete into the bottom of the hole. If more than 6 inches of water is present in the bottom of the excavation, a tremie is required to place the concrete into the bottom of the hole.
A tremie should consist of a rigid, water-tight tube having a diameter of not less than 6 inches with a hopper at the top. The tube should be equipped with a device that will close the discharge end and prevent water from entering the tube while it is being charged with concrete.
The tremie should be supported so as to permit free movement of the discharge end over the entire top surface of the work and to permit rapid lowering when necessary to retard or stop the flow of concrete. The discharge end should be closed at the start of the work to prevent water entering the tube and should be entirely sealed at all times, except when the concrete is being placed. The tremie tube should be kept full of concrete. The flow should be continuous until the work is completed and the resulting concrete seal should be monolithic and homogeneous.
The tip of the tremie tube should always be kept about 5 feet below the surface of the concrete and definite steps and safeguards should be taken to insure that the tip of the tremie tube is never raised above the surface of the concrete.
7.19.7 A special concrete mix should be used for concrete to be placed below water. The design should provide for concrete with an unconfined compressive strength psi of 1,000 pounds per square inch (psi) over the initial job specification. An admixture that reduces the problem of segregation of paste/aggregates and dilution of paste should be included. The slump should be commensurate to any research report for the admixture, provided that it should also be the minimum for a reasonable consistency for placing when water is present.
7.19.8 Casing will likely be required since groundwater and caving are expected, and the contractor should have casing available prior to commencement of drilling activities. When casing is used, extreme care should be employed so that the pile is not pulled apart as the casing is withdrawn. At no time should the distance between the surface of the concrete and the bottom of the casing be less than 5 feet. Continuous observation of the drilling and pouring of the piles by the Geotechnical Engineer (a representative of Geocon West, Inc.), is required.
7.19.9 As an alternative, piles may be vibrated into place; however, there is always a risk that excessive vibrations in sandy soils could induce settlements and distress to adjacent offsite improvements. Continuous observation of the drilling and pouring of the piles by the Geotechnical Engineer (a representative of Geocon West, Inc.), is required.
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7.19.10 If a vibratory method of solider pile installation is utilized, predrilling may be performed prior to installation of the steel beams. If predrilling is performed, it is recommended that the bore diameter be at least 2 inches smaller than the largest dimension of the pile to prevent excessive loss in the frictional component of the pile capacity. Predrilling should not be conducted below the proposed excavation bottom.
7.19.11 If a vibratory method is utilized, the owner should be aware of the potential risks associated with vibratory efforts, which typically involve inducing settlement within the vicinity of the pile which could result in a potential for damage to existing improvements in the area.
7.19.12 The level of vibration that results from the installation of the piles should not exceed a threshold where occupants of nearby structures are disturbed, despite higher vibration tolerances that a building may endure without deformation or damage. The main parameter used for vibration assessment is peak particle velocity in units of inch per second (in/sec).
The acceptable range of peak particle velocity should be evaluated based on the age and condition of adjacent structures, as well as the tolerance of human response to vibration.
7.19.13 Based on Table 19 of the Transportation and Construction Induced Vibration Guidance Manual (Caltrans 2013), a continuous source of vibrations (ex. vibratory pile driving) which generates a maximum peak particle velocity of 0.5 in/sec is considered tolerable for modern industrial/commercial buildings and new residential structures. The Client should be aware that a lower value may be necessary if older or fragile structures are in the immediate vicinity of the site.
7.19.14 Vibrations should be monitored and record with seismographs during pile installation to detect the magnitude of vibration and oscillation experienced by adjacent structures. If the vibrations exceed the acceptable range during installation, the shoring contractor should modify the installation procedure to reduce the values to within the acceptable range.
Vibration monitoring is not the responsibility of the Geotechnical Engineer.
7.19.15 Geocon does not practice in the field of vibration monitoring. If construction techniques will be implemented, it is recommended that qualified consultant be retained to provide site specific recommendations for vibration thresholds and monitoring.
7.19.16 The frictional resistance between the soldier piles and retained soil may be used to resist the vertical component of the anchor load. The coefficient of friction may be taken as 0.30 based on uniform contact between the steel beam and lean-mix concrete and retained earth.
The portion of soldier piles below the plane of excavation may also be employed to resist the downward loads. The downward capacity may be determined using a frictional resistance of 480 psf per foot (value has been reduced for buoyant forces).
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7.19.17 Due to the nature of the site soils, it is expected that continuous lagging between soldier piles will be required. However, it is recommended that the exposed soils be observed by the Geotechnical Engineer (a representative of Geocon West, Inc.), to verify the presence of any competent, cohesive soils and the areas where lagging may be omitted.
7.19.18 The time between lagging excavation and lagging placement should be as short as possible soldier piles should be designed for the full-anticipated pressures. Due to arching in the soils, the pressure on the lagging will be less. It is recommended that the lagging be designed for the full design pressure but be limited to a maximum of 400 pounds per square foot.
7.19.19 For the design of shoring, it is recommended that an equivalent fluid pressure based on the following table, be utilized for design. A trapezoidal distribution of lateral earth pressure may be used where shoring will be restrained by bracing or tie backs. The recommended active and trapezoidal pressure are provided in the following table. A diagram depicting the trapezoidal pressure distribution of lateral earth pressure is provided below the table.
Calculation of the recommended shoring pressure is provided on Figure 11.
HEIGHT OF
SHORING
(FEET)
EQUIVALENT FLUID
PRESSURE
(Pounds Per Cubic Foot)
(ACTIVE PRESSURE)
EQUIVALENT FLUID PRESSURE
(Pounds Per Square Foot per Foot)
Active Trapezoidal
(Where H is the height of the shoring in feet)
Up to 39 feet 44 28H
7.19.20 Where a combination of sloped embankment and shoring is utilized, the pressure will be greater and must be determined for each combination. Additional active pressure should be added for a surcharge condition due to slopes, vehicular traffic or adjacent structures and should be designed for each condition.
Trapezoidal Distribution of Pressure
H
0.2H
0.2H
0.6H
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7.19.21 It is recommended that line-load surcharges from adjacent wall footings, use horizontal pressures generated from NAV-FAC DM 7.2. The governing equations are:
0.4 ܪൗݔ ݎܨ
ߪுሺݖሻ ൌ 0.20 ൈ ቀ ݖ
ܪቁ
0.16 ቀ ݖ
ܪቁ
ଶ
൨ ଶ ൈ
ܳ
ܪ
and
0.4 ܪൗݔ ݎܨ
ߪுሺݖሻ ൌ 1.28 ൈ ቀݔ
ܪቁ
ଶ
ൈ ቀ ݖ
ܪቁ
ቀݔ
ܪቁ
ଶ
ቀ ݖ
ܪቁ
ଶ
൨ ଶ ൈ
ܳ
ܪ
where x is the distance from the face of the excavation to the vertical line-load, H is the distance from the bottom of the footing to the bottom of excavation, z is the depth at which the horizontal pressure is desired, QL is the vertical line-load and ıH is the horizontal pressure at depth z.
7.19.22 It is recommended that vertical point-loads, from construction equipment outriggers or adjacent building columns use horizontal pressures generated from NAV-FAC DM 7.2.
The governing equations are:
0.4 ܪൗݔ ݎܨ
ߪுሺݖሻ ൌ 0.28 ൈ ቀ ݖ
ܪቁ
ଶ
0.16 ቀ ݖ
ܪቁ
ଶ
൨ ଷ ൈ
ܳ
ܪଶ
and
0.4 ܪൗݔ ݎܨ
ߪுሺݖሻ ൌ 1.77 ൈ ቀݔ
ܪቁ
ଶ
ൈ ቀ ݖ
ܪቁ
ଶ
ቀݔ
ܪቁ
ଶ
ቀ ݖ
ܪቁ
ଶ
൨ ଷ ൈ
ܳ
ܪଶ
then
ߪᇱ
ு ሺݖሻ ൌߪுሺݖሻܿݏଶሺ1.1ߠሻ
where x is the distance from the face of the excavation to the vertical point-load, H is distance from the outrigger/bottom of column footing to the bottom of excavation, z is the depth at which the horizontal pressure is desired, Qp is the vertical point-load, ı is the vertical pressure at depth z, ࣄ is the angle between a line perpendicular to the bulkhead and a line from the point-load to half the pile spacing at the bulkhead, and ıH is the horizontal pressure at depth z.
Geocon Project No. W1121-06-02 - 39 - April 8, 2021
7.19.23 In addition to the recommended earth pressure, the upper 10 feet of the shoring adjacent to the street or driveway areas should be designed to resist a uniform lateral pressure of 100 psf, acting as a result of an assumed 300 psf surcharge behind the shoring due to normal street traffic. If the traffic is kept back at least 10 feet from the shoring, the traffic surcharge may be neglected.
7.19.24 It is difficult to accurately predict the amount of deflection of a shored embankment.
It should be realized that some deflection will occur. It is recommended that the deflection be minimized to prevent damage to existing structures and adjacent improvements.
Where public right-of-ways are present or adjacent offsite structures do not surcharge the shoring excavation, the shoring deflection should be limited to less than 1 inch at the top of the shored embankment. Where offsite structures are within the shoring surcharge area it is recommended that the beam deflection be limited to less than ½ inch at the elevation of the adjacent offsite foundation, and no deflection at all if deflections will damage existing structures. The allowable deflection is dependent on many factors, such as the presence of structures and utilities near the top of the embankment, and will be assessed and designed by the project shoring engineer.
7.19.25 Based on the depth of the excavation and presence of offsite improvements, some means of monitoring the performance of the shoring system is suggested. The monitoring should consist of periodic surveying of the lateral and vertical locations of the tops of all soldier piles and the lateral movement along the entire lengths of selected soldier piles.
7.19.26 Due to the depth of the excavation and proximity to adjacent structures, it is suggested that prior to excavation the existing improvements be inspected and their present condition be documented. For documentation purposes, photographs should be taken of preconstruction distress conditions and level surveys of adjacent grade and pavement should be considered.
During excavation activities, the adjacent structures and pavement should be periodically inspected for signs of distress. In the event that distress or settlement is observed, an investigation should be performed and corrective measures taken so that continued or worsened distress or settlement is mitigated. Documentation and monitoring of the offsite structures and improvements is not the responsibility of the geotechnical engineer.
7.20 Temporary Tieback Anchors
7.20.1 Tie-back anchors may be used with the soldier pile wall system to resist lateral loads.
Post-grouted friction anchors are recommended. For design purposes, it may be assumed that the active wedge adjacent to the shoring is defined by a plane drawn 35 degrees with the vertical through the bottom plane of the excavation. Friction anchors should extend a minimum of 20 feet beyond the potentially active wedge and to greater lengths if necessary to develop the desired capacities. The locations and depths of all offsite utilities should be thoroughly checked and incorporated into the drilling angle design for the tie-back anchors.
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7.20.2 The capacities of the anchors should be determined by testing of the initial anchors as outlined in a following section. Only the frictional resistance developed beyond the active wedge would be effective in resisting lateral loads. Anchors should be placed at least 6 feet on center to be considered isolated. For preliminary design purposes, it is estimated that drilled friction anchors constructed without utilizing post-grouting techniques will develop average skin frictions as follows:
x 7 feet below the top of the excavation – 1,000 pounds per square foot x 15 feet below the top of the excavation – 1,400 pounds per square foot x 25 feet below the top of the excavation – 1,000 pounds per square foot (value has been reduced for buoyant forces).
7.20.3 Depending on the techniques utilized and the experience of the contractor performing the installation, a maximum allowable friction capacity of 2.0 kips per linear foot for post-grouted anchors (for a minimum 20-foot length beyond the active wedge) may be assumed for design purposes. Only the frictional resistance developed beyond the active wedge should be utilized in resisting lateral loads.
7.21 Anchor Installation
7.21.1 Tied-back anchors are typically installed between 20 and 40 degrees below the horizontal; however, occasionally alternative angles are necessary to avoid existing improvements and utilities. The locations and depths of all offsite utilities should be thoroughly checked prior to design and installation of the tie-back anchors. Caving of the anchor shafts, particularly within sand and gravel deposits or seepage zones, should be anticipated during installation and provisions should be implemented in order to minimize such caving. It is suggested that hollow-stem auger drilling equipment be used to install the anchors. The anchor shafts should be filled with concrete by pumping from the tip out, and the concrete should extend from the tip of the anchor to the active wedge. In order to minimize the chances of caving, it is recommended that the portion of the anchor shaft within the active wedge be backfilled with sand before testing the anchor. This portion of the shaft should be filled tightly and flush with the face of the excavation. The sand backfill should be placed by pumping; the sand may contain a small amount of cement to facilitate pumping.
7.22 Anchor Testing
7.22.1 All of the anchors should be tested to at least 150 percent of design load. The total deflection during this test should not exceed 12 inches. The rate of creep under the 150 percent test load should not exceed 0.1 inch over a 15-minute period in order for the anchor to be approved for the design loading.
Tied-back anchors are typically installed between 20 and 40 degrees below the horizontal; however, occasionally alternative angles are necessary to avoid existing improvements and utilities. T
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7.22.2 At least 10 percent of the anchors should be selected for "quick" 200 percent tests and three additional anchors should be selected for 24-hour 200 percent tests. The purpose of the 200 percent tests is to verify the friction value assumed in design. The anchors should be tested to develop twice the assumed friction value. These tests should be performed prior to installation of additional tiebacks. Where satisfactory tests are not achieved on the initial anchors, the anchor diameter and/or length should be increased until satisfactory test results are obtained.
7.22.3 The total deflection during the 24-hour 200 percent test should not exceed 12 inches.
During the 24-hour tests, the anchor deflection should not exceed 0.75 inches measured after the 200 percent test load is applied.
7.22.4 For the "quick" 200 percent tests, the 200 percent test load should be maintained for 30 minutes. The total deflection of the anchor during the 200 percent quick tests should not exceed 12 inches; the deflection after the 200 percent load has been applied should not exceed 0.25 inch during the 30-minute period.
7.22.5 After a satisfactory test, each anchor should be locked-off at the design load. This should be verified by rechecking the load in the anchor. The load should be within 10 percent of the design load. The installation and testing of the anchors should be observed by a representative of this firm.
7.23 Internal Bracing
7.23.1 Rakers may be utilized to brace the soldier piles in lieu of tieback anchors. The raker bracing could be supported laterally by temporary concrete footings (deadmen) or by the permanent, interior footings. For design of such temporary footings or deadmen, poured with the bearing surface normal to rakers inclined at 45 degrees, a bearing value of 2,000 psf in competent alluvial deposits may be used, provided the shallowest point of the footing is at least 1 foot below the lowest adjacent grade. The client should be aware that the utilization of rakers could significantly impact the construction schedule due to their intrusion into the construction site and potential interference with equipment. In addition, the raker footing plan should be checked by the project structural engineer to verify if there are any conflicts with the proposed structural foundations, and resolve any issues prior to commencement of construction activities.
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7.24 Surface Drainage
7.24.1 Proper surface drainage is critical to the future performance of the project. Uncontrolled infiltration of irrigation excess and storm runoff into the soils can adversely affect the performance of the planned improvements. Saturation of a soil can cause it to lose internal shear strength and increase its compressibility, resulting in a change in the original designed engineering properties. Proper drainage should be maintained at all times.
7.24.2 All site drainage should be collected and controlled in non-erosive drainage devices.
Drainage should not be allowed to pond anywhere on the site, and especially not against any foundation or retaining wall. The site should be graded and maintained such that surface drainage is directed away from structures in accordance with 2019 CBC 1804.4 or other applicable standards. In addition, drainage should not be allowed to flow uncontrolled over any descending slope. Discharge from downspouts, roof drains and scuppers are not recommended onto unprotected soils within 5 feet of the building perimeter. Planters which are located adjacent to foundations should be sealed to prevent moisture intrusion into the soils providing foundation support. Landscape irrigation is not recommended within 5 feet of the building perimeter footings except when enclosed in protected planters.
7.24.3 Positive site drainage should be provided away from structures, pavement, and the tops of slopes to swales or other controlled drainage structures. The building pad and pavement areas should be fine graded such that water is not allowed to pond.
7.24.4 Landscaping planters immediately adjacent to paved areas are not recommended due to the potential for surface or irrigation water to infiltrate the pavement's subgrade and base course.
Either a subdrain, which collects excess irrigation water and transmits it to drainage structures, or an impervious above-grade planter boxes should be used. In addition, where landscaping is planned adjacent to the pavement, it is recommended that consideration be given to providing a cutoff wall along the edge of the pavement that extends at least 12 inches below the base material.
7.25 Plan Review
7.25.1 Grading, foundation, and shoring plans should be reviewed by the Geotechnical Engineer prior to finalization to verify that the plans have been prepared in substantial conformance with the recommendations of this report and to provide additional analyses or recommendations, if necessary.
Geocon Project No. W1121-06-02 April 8, 2021
LIMITATIONS AND UNIFORMITY OF CONDITIONS
1. The recommendations of this report pertain only to the site investigated and are based upon the assumption that the soil conditions do not deviate from those disclosed in the investigation.
If any variations or undesirable conditions are encountered during construction, or if the proposed construction will differ from that anticipated herein, Geocon West, Inc. should be notified so that supplemental recommendations can be given. The evaluation or identification of the potential presence of hazardous or corrosive materials was not part of the scope of services provided by Geocon West, Inc.
2. This report is issued with the understanding that it is the responsibility of the owner, or of his representative, to ensure that the information and recommendations contained herein are brought to the attention of the architect and engineer for the project and incorporated into the plans, and the necessary steps are taken to see that the contractor and subcontractors carry out such recommendations in the field.
3. The findings of this report are valid as of the date of this report. However, changes in the conditions of a property can occur with the passage of time, whether they are due to natural processes or the works of man on this or adjacent properties. In addition, changes in applicable or appropriate standards may occur, whether they result from legislation or the broadening of knowledge. Accordingly, the findings of this report may be invalidated wholly or partially by changes outside our control. Therefore, this report is subject to review and should not be relied upon after a period of three years.
4. The firm that performed the geotechnical investigation for the project should be retained to provide testing and observation services during construction to provide continuity of geotechnical interpretation and to check that the recommendations presented for geotechnical aspects of site development are incorporated during site grading, construction of improvements, and excavation of foundations. If another geotechnical firm is selected to perform the testing and observation services during construction operations, that firm should prepare a letter indicating their intent to assume the responsibilities of project geotechnical engineer of record. A copy of the letter should be provided to the regulatory agency for their records. In addition, that firm should provide revised recommendations concerning the geotechnical aspects of the proposed development, or a written acknowledgement of their concurrence with the recommendations presented in our report. They should also perform additional analyses deemed necessary to assume the role of Geotechnical Engineer of Record.
Geocon Project No. W1121-06-02 April 8, 2021
LIST OF REFERENCES
Abrahamson, N.A, Silva, W.J, and Kamai, R., 2014, Summary of the ASK14 Ground Motion Relation for Active Crustal Regions, Earthquake Spectra, Volume 30, No. 3, pages 1025-1055, August 2014.
Beverly Hills, City of, 2019, Guidelines for Evaluating Potential Surface-Fault Rupture Within the City of Beverly Hills (Revised September 3, 2019).
Beverly Hills, City of, 2019, The City Policy for Site Specific Seismic Fault Investigation, Community Development Department Policy and Procedure, Policy No. DSP-003, Revised September 3, 2019.
Beverly Hills, City of, 2010, City of Beverly Hills Hazard Mitigation Action Plan 2010-2015, Adopted August 17, 2010.
Boore, D.M., Stewart, J.P., Seyhan, E., and Atkinson, G.M., 2014, NGA-West2 Equations for Predicting PGA, PGV, and 5% Damped PSA for Shallow Crustal Earthquakes, Earthquake Spectra, Volume 30, No. 3, pages 1057-1085, August 2014.
California Department of Water Resources, 2021, Groundwater Level Data by Township, Range, and Section, Web Site Address: http://www.water.ca.gov/waterdatalibrary/groundwater/ hydrographs/index_trs.cfm.
California Department of Water Resources, 1961, Planned Utilization of Groundwater Basins of the Coastal Plain of Los Angeles County, Bulletin 104, Appendix A.
California Division of Mines and Geology, 1999, State of California Seismic Hazard Zones, Beverly Hills Quadrangle, Official Map, Released: March 25, 1999.
California Division of Mines and Geology, 1998, Seismic Hazard Evaluation of the Beverly Hills 7.5- Minute Quadrangle, Los Angeles County, California, Open File Report 98-14.
California Geologic Energy Management Division, 2021, Geologic Energy Management Division Well Finder, http://maps.conservation.ca.gov.doggr/index.html#close.
California Geological Survey, 2021a, CGS Information Warehouse, Regulatory Map Portal, http://maps.conservation.ca.gov/cgs/informationwarehouse/index.html?map=regulatorymaps.
California Geological Survey, 2021b, Earthquake Zones of Required Investigation, https://maps.conservation.ca.gov/cgs/EQZApp/app/.
California Geological Survey, 2018a, Earthquake Fault Zones, A Guide for Government Agencies, Property Owners/Developers, and Geoscience Practitioners for Assessing Fault Rupture Hazards in California, Special Publication 42, Revised 2018.
California Geological Survey, 2018b, Earthquake Zones of Required Investigation, Beverly Hills Quadrangle, Los Angeles County, California, dated January 11, 2018.
Geocon Project No. W1121-06-02 April 8, 2021
LIST OF REFERENCES (Continued)
California Geological Survey, 2012, Geologic Compilation of Quaternary Surficial Deposits in Southern California, Los Angeles 30’ X 60’ Quadrangle, A Project for the Department of Water Resources by the California Geological Survey, Compiled from existing sources by Trinda L.
Bedrossian, CEG and Peter D. Roffers, CGS Special Report 217, Plate 9, Scale 1:100,000.
Campbell, K.W. and Bozorgnia, Y., 2014, NGA-West2 Ground Motion Model for the Average Horizontal Components of PGA, PGV, and 5% Damped Linear Acceleration Response Spectra, Earthquake Spectra, Volume 30, No. 3, pages 1087-1115, August 2014.
Chiou, B. S.-J., and Youngs, R.R., 2014, Update of the Chiou and Youngs NGA Model for the Average Horizontal Component of Peak Ground Motion and Response Spectra, Earthquake Spectra, Volume 30, No. 3, pages 1117-1153, August 2014.
Dibblee, T. W., Jr., 1991, Geologic Map of the Beverly Hills and Van Nuys Quadrangle, Los Angeles County, California, Dibblee Foundation Map # DF-31.
FEMA, 2021, Online Flood Hazard Maps, http://www.esri.com/hazards/index.html.
Geocon West, Inc., 2020, Fault Rupture Hazard Investigation, 125 South Linden Drive (AKA 9744 Wilshire Boulevard), And 129 South Linden Drive, Beverly Hills, California, Tract: #6648; Lots: 38, 39 & 40, Assessor ID No: 4328-009-007 & -021, dated October 7, 2020, Project No.
W1121-06-01.
Jennings, C. W. and Bryant, W. A., 2010, Fault Activity Map of California, California Geological Survey Geologic Data Map No. 6.
Leighton and Associates, Inc., 1990, Technical Appendix to the Safety Element of the Los Angeles County General Plan, Hazard Reduction in Los Angeles County.
Los Angeles County Department of Public Works, 2021, Flood Zone Determination Website, http://dpw.lacounty.gov/apps/wmd/floodzone/map.htm.
OpenSha, Site Data Application, Version 1.5.0, http://opensha.org/apps, accessed March 2021.
OSHPD Seismic Design Maps Web Application, https://seismicmaps.org/, accessed March 2021.
Shahi, S.K., Baker, J.W., 2013, NGA-West2 Models for Ground-Motion Directionality, Pacific Earthquake Engineering Research Center, PEER 2013/10.
Shahi, S.K., Baker, J.W., 2014, NGA-West2 Models for Ground-Motion Directionality, Earthquake Spectra, Volume 30, o.3, paged 1285-1300, August 2014.
Toppozada, T., Branum, D., Petersen, M, Hallstrom, C., and Reichle, M., 2000, Epicenters and Areas Damaged by M> 5 California Earthquakes, 1800 – 1999, California Geological Survey, Map Sheet 49.
Geocon Project No. W1121-06-02 April 8, 2021
LIST OF REFERENCES (Continued)
USGS, BSSC2014 (Scenario Catalog), https://earthquake.usgs.gov/scenarios/catalog/bssc2014/, accessed March 2021.
USGS, NSHMP_HAZ Response Spectral Application, https://earthquake.usgs.gov/nshmp-hazws/apps/spectra-plot.html/, accessed March 2021.
USGS, Unified Hazard Tool, https://earthquake.usgs.gov/hazards/interactive/, accessed March 2021.
United States Geological Survey, 2020, Seismic Design Maps, Web Application http://earthquake.usgs.gov/designmaps/us/application.php.
United States Geological Survey, 2006, Quaternary Fault and Fold Database of the United States, https://earthquake.usgs.gov/hazards/qfaults.
U.S. Geological Survey, 1972, Beverly Hills 7.5-Minute Topographic Map.
Ziony, J. I., and Jones, L. M., 1989, Map Showing Late Quaternary Faults and 1978–1984 Seismicity of the Los Angeles Region, California, U.S. Geological Survey Miscellaneous Field Studies Map MF-1964.
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PHONE (818) 841-8388 - FAX (818) 841-1704
3303 N. SAN FERNANDO BLVD. - SUITE 100 - BURBANK, CA 91504
ENVIRONMENTAL GEOTECHNICAL MATERIALS
DRAFTED BY: JJK CHECKED BY:NB
B1 Boring Location
Legend
125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
0 20' 40'
CPT-8
CPT-6
CPT-5
CPT-1
CPT-10
CPT-9
CPT-7
CPT-4
CPT-2
CPT-3
LD-1
LD-2
LD-3
B1
T-2
CPT-17 Cone Penetration Test Locations*
LD-3 Large Diameter Boring Locations*
T-2 Exploratory Trench Locations*
* Excavation Locations from Prior Fault Investigation
CPT-14 T-1
CPT-15
CPT-17
CPT-12
CPT-13
CPT-16
CPT-11
Area of Structural Setback
Proposed 9-Story Residential Development
over 3-Subterranean Parking Levels
A A'
B
B'
Section A - A'
Section B - B'
Not to Scale. For Illustration Purposes Only
S. LINDEN DRIVE
ALLEY
ALLE
Y
ALLEY
PL PL
S. LINDEN DRIVE
ALLEY
Parking Levels
over 3-Subterranean
PL PL
35'
35'
Not to Scale. For Illustration Purposes Only
Proposed 9-Story
Residential Development
Parking Levels
over 3-Subterranean
Proposed 9-Story
Residential Development
Limit of First Floor
Limit of Subterranean Parking Levels
Property Limits
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Project No.: W1121-06-02
Checked by: JJK
DESIGN RESPONSE SPECTRUM 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
$35 2021 Figure 5
0.00 0.50
1.00 1.50
2.00 2.50
0.0 0.5 1.0 1.5 2.0 2.5 3.0 3.5 4.0 4.5 5.0
Spectral Acceleration, g's
Period, s
Deterministic Scenario 1:
Hollywood
Deterministic Scenario 2:
Santa Monica
Deterministic Scenario 3:
Newport Inglewood
Deterministic Scenario 4:
Compton
0.00 0.50
1.00 1.50
2.00 2.50
3.00 0.0 0.5 1.0 1.5 2.0 2.5 3.0 3.5 4.0 4.5 5.0
Spectral Acceleration, g's
Period, s
Maximum Rotated Component,
Risk-Targeted MCER
Probabilistic, Risk-Targeted MCER
Probabilistic, Uniform-Hazard MCE
Project No.: W1121-06-02
DESIGN RESPONSE SPECTRUM 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
Checked by: JJK $35 2021 Figure 6
0.00 0.50
1.00 1.50
2.00 2.50
3.00 0.0 0.5 1.0 1.5 2.0 2.5 3.0 3.5 4.0 4.5 5.0
Spectral Acceleration, g's
Period, s
Maximum Rotated Component, RiskTargeted MCER
84th Percentile, Maximum Rotated
Component Deterministic Spectrum
0.00 0.50
1.00 1.50
2.00 2.50
3.00 0.0 0.5 1.0 1.5 2.0 2.5 3.0 3.5 4.0 4.5 5.0
Spectral Acceleration, g's
Period, s
Site-Specific, Maximum Considered
Earthquake Response Spectrum
Site-Specific, Design Response Spectrum
80% modified General Response
Spectrum
SMS = g
SM1 = g
SDS = g
SD1 = g
Project No.: W1121-06-02
0.334 0.578
0.826
1.122
1.122
1.122
1.122
1.122
1.122
1.003
1.002 0.501
0.597
1.042
1.360
1.446
1.770
1.701
2.169
2.656
1.270
--
0.613
1.250
1.738
--
2.361
2.658
2.552
2.107
--
1.756
0.920
0.578
1.171
1.405
0.385
Risk Factor,
Cr
0.952
0.970
MaximumRotated
Componet
Scale Factor
1.190
0.513
1.461
--
1.935
2.161
1.506
--
1.976
2.275
2.251
1.859
2.075
1.699
--
1.416
0.742
0.462
0.10 Spectral
Period
(seconds)
0.00 Probabilistic
UniformHazard
0.912
RiskTargeted,
Probabilistic
--
1.568
0.824
0.867
3.00 1.00
2.00 0.75
0.89 0.30
0.50 0.18
0.20 DESIGN RESPONSE SPECTRUM 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
Checked by: JJK $35 2021 Figure 7
0.900
0.901
1.190
--
1.220
1.230
1.230
1.240
--
0.979
0.950
0.922
0.914
--
0.903
--
1.240
1.240
MRC, RiskTargeted
Probablistic
1.032
84th
Percentile,
Deterministic
1.071
1.563
1.756
0.920
Site-Specific
Maximum
Considered
Earthquake
1.032
1.563
2.040
2.169
2.656
2.552
2.107
1.906
Site-Specific
Design
Earthquake
0.688
80% Modifed
General
Response
Spectrum
0.449
2.817
2.422
--
2.005
2.390
1.840
1.593
1.227
4.00 4.38
5.00 0.343
--
0.249
0.309
--
0.224
0.902
--
0.901
1.260
--
1.260
0.390
--
0.283
0.397
--
0.279
"--" Indicates that spectral period was not used at that calculation step
0.390
0.347
0.301
0.251
0.232
0.201
0.260
0.232
0.201
Reference: ASCE 7-16 21.4 DESIGN ACCELERATION PARAMETERS Where the site-specific procedure is used to determine the design ground motion in accordance with Section 21.3, the parameter SDS shall be taken as 90% of the maximum spectral acceleration, Sa, obtained from the site-specific spectrum, at any period within the range from 0.2 to 5 s, inclusive. The parameter SD1 shall be taken as the maximum value of the product, TSa, for periods from 1 to 2 s for sites with vs,30 > 1,200 ft/s (vs,30 > 365.76 m/s) and for periods from 1 to 5 s for sites with vs,30 чϭ͕ϮϬϬĨƚͬсƐ;vs,30 чϯϲϱ͘ϳϲŵͬƐͿ͘dŚĞ parameters SMS and SM1 shall be taken as 1.5 times SDS and SD1, respectively. The values so obtained shall not be less than 80% of the values determined in accordance with Section 11.4.3 for SMS and SM1 and Section 11.4.5 for SDS and SD1.
PHONE (818) 841-8388 - FAX (818) 841-1704
3303 N. SAN FERNANDO BLVD. - SUITE 100 - BURBANK, CA 91504
ENVIRONMENTAL GEOTECHNICAL MATERIALS
DRAFTED BY: JJK CHECKED BY: NDB $35 2021 PROJECT NO. W1121-06-02 FIG. 8
6287+/,1'(1'5,9(
%(9(5/<+,//6, CALIFORNIA
RETAINING WALL PRESSURE CALCULATION
RETAINING WALL DRAIN DETAIL
DRAFTED BY: --. CHECKED BY: NDB $35 20 PROJECT NO. :-06-0 FIG.
6287+/,1'(1'5,9(
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3"
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3/4" CRUSHED
ROCK
MIRAFI 140N OR EQUIVALENT
FILTER FABRIC ENVELOPE
4" DIA. PERFORATED ABS
OR ADS PIPE - EXTEND TO
RETAINING
WALL
DRAINAGE SYSTEM
WATERPROOF
WALL
PROPERLY
COMPACTED
BACKFILL
GROUND SURFACE
MAT FOUNDATION
3/4" CRUSHED ROCK (DENSIFIED)
MIRAFI 500X OR EQUIVALENT
FILTER FABRIC LAYER
OPTIONAL
NO SCALE
PHONE (818) 841-8388 - FAX (818) 841-1704
3303 N. SAN FERNANDO BLVD. - SUITE 100 - BURBANK, CA 91504
ENVIRONMENTAL GEOTECHNICAL MATERIALS
RETAINING WALL DRAIN DETAIL
DRAFTED BY: --. CHECKED BY: NDB $35 PROJECT NO. :-06-0 FIG. 6287+/,1'(1'5,9(
%(9(5/<+,//6&$/,)251,$
PROPERLY
COMPACTED
BACKFILL
GROUND SURFACE
BASEMENT
RETAINING WALL
18"
WATER PROOFING
BY ARCHITECT
DRAINAGE PANEL (J-DRAIN 1000
OR EQUIVALENT)
NOTE: TOP OF DRAINAGE PANEL NOT MORE THAN
18 INCHES FROM GROUND SURFACE
4" DIA. SCHEDULE 40 PERFORATED
PVC PIPE EXTENDED TO APPROVED
OUTLET
(1 CU. FT./FT.)
FILTER FABRIC ENVELOPE
3/4" CRUSHED ROCK
MIRAFI 140N OR EQUIVALENT MAT FOUNDATION
3/4" CRUSHED ROCK (DENSIFIED)
MIRAFI 500X OR EQUIVALENT
FILTER FABRIC LAYER
OPTIONAL
TO SUBDRAIN
NO SCALE
PHONE (818) 841-8388 - FAX (818) 841-1704
3303 N. SAN FERNANDO BLVD. - SUITE 100 - BURBANK, CA 91504
ENVIRONMENTAL GEOTECHNICAL MATERIALS
PHONE (818) 841-8388 - FAX (818) 841-1704
3303 N. SAN FERNANDO BLVD. - SUITE 100 - BURBANK, CA 91504
ENVIRONMENTAL GEOTECHNICAL MATERIALS
DRAFTED BY: JJK CHECKED BY: NDB $35 2021 PROJECT NO. W1121-06-02 FIG. 11
BEVERLY HILLS, CALIFORNIA
125-129 SOUTH LINDEN DRIVE
SHORING PRESSURE CALCULATION
APPENDIX A
Geocon Project No. W1121-06-02 April 8, 2021
APPENDIX A
FIELD INVESTIGATION
The site was explored on February 18, 2021 by excavating one 8-inch-diameter boring to a depth of approximately 70½ feet below the existing ground surface utilizing a truck-mounted hollow-stem auger drilling machine. Representative and relatively undisturbed samples were obtained by driving a 3-inch, O. D., California Modified Sampler into the “undisturbed” soil mass with blows from a 140-pound auto-hammer falling 30 inches. The California Modified Sampler was equipped with 1-inch by 23/8-inch diameter brass sampler rings to facilitate soil removal and testing. A bulk sample was obtained.
The soil conditions encountered in the boring were visually examined, classified and logged in general accordance with the Unified Soil Classification System (USCS). The log of the boring is presented on Figure A1. The log depicts the soil and geologic conditions encountered and the depth at which samples were obtained. The log also includes our interpretation of the conditions between sampling intervals. Therefore, the log contains both observed and interpreted data. We determined the lines designating the interface between soil materials on the log using visual observations, penetration rates, excavation characteristics and other factors. The transition between materials may be abrupt or gradual.
Where applicable, the log was revised based on subsequent laboratory testing. The location of the boring is shown on Figure 2.
In addition, CPTs and large-diameter borings from Fault Rupture Hazard Investigation are included herein and are depicted on the Site Plan (see Figure 2). The CPTs were performed by Kehoe Testing & Engineering at seventeen locations along the exploration transect. CPT-1 and CPT-17 were performed with the full-size 30-ton CPT rig. The CPTs were advanced to depths of approximately 80 feet beneath the existing ground surface. Three 30-inch diameter borings were drilled to approximately 30 feet beneath the existing ground surface by Tri-Valley Drilling using a bucket auger drilling machine.
The large-dimeter borings were downhole logged and photographed by both Mr. John Helms, CEG and Ms. Susan Kirkgard, CEG.
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SUMMARY
OF
CONE PENETRATION TEST DATA
Prepared by:
KEHOE TESTING & ENGINEERING
5415 Industrial Drive
Huntington Beach, CA 92649-1518
Office (714) 901-7270 / Fax (714) 901-7289
www.kehoetesting.com
Project:
125, 129 & 133 S. Linden Drive
Beverly Hills, CA
February 20-21, 24, 27-28 & March 2, 2020
Prepared for:
Ms. Susan Kirkgard
Geocon West, Inc.
3303 N. San Fernando Blvd., Ste 100
Burbank, CA 91504
Office (818) 841-8388 / Fax (818) 841-1704
TABLE OF CONTENTS
1. INTRODUCTION
2. SUMMARY OF FIELD WORK
3. FIELD EQUIPMENT & PROCEDURES
4. CONE PENETRATION TEST DATA & INTERPRETATION
APPENDIX
x CPT Plots
x CPT Classification/Soil Behavior Chart
x Pore Pressure Dissipation Graphs
x CPT Data Files (sent via email)
SUMMARY
OF
CONE PENETRATION TEST DATA
1. INTRODUCTION
This report presents the results of a Cone Penetration Test (CPT) program carried out for the project located at 125, 129 & 133 S. Linden Drive in Beverly Hills, California. The work was performed by Kehoe Testing & Engineering (KTE) on February 20-21, 24, 27-28 & March 2, 2020. The scope of work was performed as directed by Geocon West, Inc. personnel.
2. SUMMARY OF FIELD WORK
The fieldwork consisted of performing CPT soundings at 17 locations to determine the soil lithology. A summary is provided in TABLE 2.1.
LOCATION
DEPTH OF
CPT (ft) COMMENTS/NOTES:
CPT-1 80
CPT-2 80
CPT-3 80
CPT-4 80
CPT-5 80
CPT-6 80
CPT-7 80
CPT-8 80
CPT-9 80
CPT-10 80
CPT-11 80
CPT-12 80
CPT-13 80
CPT-14 80
CPT-15 80
CPT-16 80
CPT-17 80
CPT-18 80
LOCATION
DEPTH OF
CPT (ft) COMMENTS/NOTES:
CPT-19 80
CPT-20 80
CPT-21 80
CPT-22 80
CPT-23 80
CPT-24 80
CPT-25 80
CPT-26 80
CPT-27 80
CPT-28 80
CPT-29 80
CPT-30 80
TABLE 2.1 - Summary of CPT Soundings
3. FIELD EQUIPMENT & PROCEDURES
The CPT soundings were carried out by KTE using an integrated electronic cone system manufactured by Vertek. The CPT soundings were performed in accordance with ASTM standards (D5778). The cone penetrometers were pushed using a 30-ton CPT rig. The cone used during the program was a 15 cm^2 cone and recorded the following parameters at approximately 2.5 cm depth intervals:
x Cone Resistance (qc) x Inclination
x Sleeve Friction (fs) x Penetration Speed
x Dynamic Pore Pressure (u) x Pore Pressure Dissipation (at selected depths) The above parameters were recorded and viewed in real time using a laptop computer. Data is stored at the KTE office for up to 2 years for future analysis and reference. A complete set of baseline readings was taken prior to each sounding to determine temperature shifts and any zero load offsets. Monitoring base line readings ensures that the cone electronics are operating properly.
4. CONE PENETRATION TEST DATA & INTERPRETATION
The Cone Penetration Test data is presented in graphical form in the attached Appendix. These plots were generated using the CPeT-IT program. Penetration depths are referenced to ground surface. The soil behavior type on the CPT plots is derived from the attached CPT SBT plot (Robertson, “Interpretation of Cone Penetration Test…”, 2009) and presents major soil lithologic changes. The stratigraphic interpretation is based on relationships between cone resistance (qc), sleeve friction (fs), and penetration pore pressure (u). The friction ratio (Rf), which is sleeve friction divided by cone resistance, is a calculated parameter that is used along with cone resistance to infer soil behavior type. Generally, cohesive soils (clays) have high friction ratios, low cone resistance and generate excess pore water pressures. Cohesionless soils (sands) have lower friction ratios, high cone bearing and generate little (or negative) excess pore water pressures.
The CPT data files have also been provided. These files can be imported in CPeT-IT (software by GeoLogismiki) and other programs to calculate various geotechnical parameters.
It should be noted that it is not always possible to clearly identify a soil type based on qc, fs and u. In these situations, experience, judgement and an assessment of the pore pressure data should be used to infer the soil behavior type.
If you have any questions regarding this information, please do not hesitate to call our office at (714) 901-7270.
Sincerely,
KEHOE TESTING & ENGINEERING
Steven P. Kehoe
President
03/04/20-wt-1350
APPENDIX
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714-901-7270
[email protected]
www.kehoetesting.com
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APPENDIX B
Geocon Project No. W1121-06-02 April 8, 2021
APPENDIX B
LABORATORY TESTING
Laboratory tests were performed in accordance with generally accepted test methods of the International ASTM, or other suggested procedures. Selected samples were tested for direct shear strength, consolidation and expansion characteristics, corrosivity, in-place dry density and moisture content. The results of the laboratory tests are summarized in Figures B1 through B14. The in-place dry density and moisture content of the samples tested are presented on the boring log, Appendix A.
Project No.: W1121-06-02
3.44 Boring No. B1 Normal Strest (kip/ft2) 1 3 5
Sample No. B1@6' Peak Shear Stress (kip/ft²) 1.08 2.30
0.05 Depth (ft) 6' Shear Stress @ End of Test (ksf) 0.80 2.22 3.39 Sample Type: Ring Deformation Rate (in./min.) 0.05 0.05 Soil Identification: Initial Sample Height (in.) 1.0 1.0 1.0 Sandy Clay (CL)
Ring Inside Diameter (in.) 2.375 2.375 2.375
Initial Moisture Content (%) 18.9 18.8 20.2
Strength Parameters Initial Dry Density (pcf) 105.7 104.5 105.2
82.5 90.8
Peak 502 30.5 Soil Height Before Shearing (in.) 1.2 1.2 1.2 C (psf) I
R
Initial Degree of Saturation (%) 86.0
Ultimate 217 32.7 Final Moisture Content (%) 23.2 22.4
DIRECT SHEAR TEST RESULTS 125-129 SOUTH LINDEN DRIVE
Consolidated Drained ASTM D-3080 BEVERLY HILLS, CALIFORNIA Checked by: JJK
22.0 $35 2021 Figure B1
0.0 1.0
2.0 3.0
4.0 5.0
0.0 1.0 2.0 3.0 4.0 5.0
Shear Stress (ksf)
Normal Stress (ksf)
Project No.: W1121-06-02
18.6 DIRECT SHEAR TEST RESULTS 125-129 SOUTH LINDEN DRIVE Consolidated Drained ASTM D-3080 BEVERLY HILLS, CALIFORNIA Checked by: JJK
21.7 $35 2021 Figure B2
Ultimate 47 32.6 Final Moisture Content (%) 28.2
87.2 94.2
Peak 52 35.5 Soil Height Before Shearing (in.) 1.2 1.2 1.2 C (psf) I
R
Initial Degree of Saturation (%) 80.5
Strength Parameters Initial Dry Density (pcf) 94.7 103.7 112.3 6DQG\ Clay (CL)
Ring Inside Diameter (in.) 2.375 2.375 2.375
Initial Moisture Content (%) 23.2 20.2 17.5
Soil Identification: Initial Sample Height (in.) 1.0 1.0 1.0
0.05 Depth (ft) 15' Shear Stress @ End of Test (ksf) 0.70 1.95 3.25 Sample Type: Ring Deformation Rate (in./min.) 0.05 0.05
3.
Boring No. B1 Normal Strest (kip/ft2) 1 3 5
Sample No. B1@15' Peak Shear Stress (kip/ft²) 0.75 2.24
0.0 1.0
2.0 3.0
4.0 5.0
0.0 1.0 2.0 3.0 4.0 5.0
Shear Stress (ksf)
Normal Stress (ksf)
Project No.: W1121-06-02
4.81 Boring No. B1 Normal Strest (kip/ft2) 1 3 5
Sample No. B1@25' Peak Shear Stress (kip/ft²) 1.24 2.94
0.05 Depth (ft) 25
Shear Stress @ End of Test (ksf) 0.99 2.55 4.25
Sample Type: Ring Deformation Rate (in./min.) 0.05 0.05 Soil Identification: Initial Sample Height (in.) 1.0 1.0 1.0 Clayey Sand (SC)
Ring Inside Diameter (in.) 2.375 2.375 2.375
Initial Moisture Content (%) 13.0 12.5 12.0
Strength Parameters Initial Dry Density (pcf) 119.5 118.8 119.6
80.4 79.5
Peak 324 41.7 Soil Height Before Shearing (in.) 1.2 1.2 1.2 C (psf) I
R
Initial Degree of Saturation (%) 85.3
Ultimate 155 39.1 Final Moisture Content (%) 15.5 14.4
DIRECT SHEAR TEST RESULTS 125-129 SOUTH LINDEN DRIVE
Consolidated Drained ASTM D-3080 BEVERLY HILLS, CALIFORNIA Checked by: JJK
14.6 $35 2021 Figure B3
0.0 1.0
2.0 3.0
4.0 5.0
0.0 1.0 2.0 3.0 4.0 5.0
Shear Stress (ksf)
Normal Stress (ksf)
Project No.: W1121-06-02
2.65 Boring No. B1 Normal Strest (kip/ft2) 1 3 5
Sample No. B1@35' Peak Shear Stress (kip/ft²) 0.86 2.25
0.05 Depth (ft) 35' Shear Stress @ End of Test (ksf) 0.84 2.04 2.50 Sample Type: Ring Deformation Rate (in./min.) 0.05 0.05 Soil Identification: Initial Sample Height (in.) 1.0 1.0 1.0 Sandy Clay (CL)
Ring Inside Diameter (in.) 2.375 2.375 2.375
Initial Moisture Content (%) 20.4 22.3 20.7
Strength Parameters Initial Dry Density (pcf) 104.2 105.6 106.1 101.2 95.0
Peak 576 24.1 Soil Height Before Shearing (in.) 1.2 1.2 1.2 C (psf) I
R
Initial Degree of Saturation (%) 89.3
Ultimate 553 22.4 Final Moisture Content (%) 24.3 21.0
DIRECT SHEAR TEST RESULTS 125-129 SOUTH LINDEN DRIVE
Consolidated Drained ASTM D-3080 BEVERLY HILLS, CALIFORNIA Checked by: JJK
21.6 $35 2021 Figure B4
0.0 1.0
2.0 3.0
4.0 5.0
0.0 1.0 2.0 3.0 4.0 5.0
Shear Stress (ksf)
Normal Stress (ksf)
Project No.: W1121-06-02
3.60 Boring No. B1 Normal Strest (kip/ft2) 1 3 5
Sample No. B1@40' Peak Shear Stress (kip/ft²) 0.97 2.46
0.05 Depth (ft) 40' Shear Stress @ End of Test (ksf) 0.83 2.20 3.59 Sample Type: Ring Deformation Rate (in./min.) 0.05 0.05 Soil Identification: Initial Sample Height (in.) 1.0 1.0 1.0 Sandy Clay (CL)
Ring Inside Diameter (in.) 2.375 2.375 2.375
Initial Moisture Content (%) 19.9 20.8 22.1
Strength Parameters Initial Dry Density (pcf) 109.7 107.2 104.6
97.9 97.7
Peak 369 33.3 Soil Height Before Shearing (in.) 1.2 1.2 1.2 C (psf) I
R
Initial Degree of Saturation (%) 100.2
Ultimate 154 34.2 Final Moisture Content (%) 20.2 19.7
DIRECT SHEAR TEST RESULTS 125-129 SOUTH LINDEN DRIVE
Consolidated Drained ASTM D-3080 BEVERLY HILLS, CALIFORNIA Checked by: JJK
18.7 $35 2021 Figure B5
0.0 1.0
2.0 3.0
4.0 5.0
0.0 1.0 2.0 3.0 4.0 5.0
Shear Stress (ksf)
Normal Stress (ksf)
Project No.: W1121-06-02
2.87 Boring No. B1 Normal Strest (kip/ft2) 1 3 5
Sample No. B1@50' Peak Shear Stress (kip/ft²) 1.11 2.07
0.05 Depth (ft) 50' Shear Stress @ End of Test (ksf) 0.88 1.83 2.51 Sample Type: Ring Deformation Rate (in./min.) 0.05 0.05 Soil Identification: Initial Sample Height (in.) 1.0 1.0 1.0 Clayey Sand (SC)
Ring Inside Diameter (in.) 2.375 2.375 2.375
Initial Moisture Content (%) 39.4 39.5 34.9
Strength Parameters Initial Dry Density (pcf) 81.6 80.6 87.1
97.6 100.7
Peak 693 23.8 Soil Height Before Shearing (in.) 1.2 1.2 1.2 C (psf) I
R
Initial Degree of Saturation (%) 99.8
Ultimate 519 22.1 Final Moisture Content (%) 40.2 33.3
DIRECT SHEAR TEST RESULTS 125-129 SOUTH LINDEN DRIVE
Consolidated Drained ASTM D-3080 BEVERLY HILLS, CALIFORNIA Checked by: JJK
38.8 $352021 Figure B6
0.0 1.0
2.0 3.0
4.0 5.0
0.0 1.0 2.0 3.0 4.0 5.0
Shear Stress (ksf)
Normal Stress (ksf)
Project No.: W1121-06-02
3.30 Boring No. B1 Normal Strest (kip/ft2) 1 3 5
Sample No. B1@60' Peak Shear Stress (kip/ft²) 1.19 2.48
0.05 Depth (ft) 60' Shear Stress @ End of Test (ksf) 0.82 2.09 2.96 Sample Type: Ring Deformation Rate (in./min.) 0.05 0.05 Soil Identification: Initial Sample Height (in.) 1.0 1.0 1.0 Sandy Clay (CL)
Ring Inside Diameter (in.) 2.375 2.375 2.375
Initial Moisture Content (%) 20.8 21.2 21.3
Strength Parameters Initial Dry Density (pcf) 107.8 107.1 105.9
99.7 97.3
Peak 743 27.8 Soil Height Before Shearing (in.) 1.2 1.2 1.2 C (psf) I
R
Initial Degree of Saturation (%) 99.5
Ultimate 352 28.1 Final Moisture Content (%) 22.5 21.9
DIRECT SHEAR TEST RESULTS 125-129 SOUTH LINDEN DRIVE
Consolidated Drained ASTM D-3080 BEVERLY HILLS, CALIFORNIA Checked by: JJK
22.1 $35 2021 Figure B7
0.0 1.0
2.0 3.0
4.0 5.0
0.0 1.0 2.0 3.0 4.0 5.0
Shear Stress (ksf)
Normal Stress (ksf)
Project No.: W1121-06-02
3.65 Boring No. B1 Normal Strest (kip/ft2) 1 3 5
Sample No. B1@70' Peak Shear Stress (kip/ft²) 1.28 2.31
0.05 Depth (ft) 70' Shear Stress @ End of Test (ksf) 0.73 2.20 3.54 Sample Type: Ring Deformation Rate (in./min.) 0.05 0.05 Soil Identification: Initial Sample Height (in.) 1.0 1.0 1.0 Clayey Sand (SC)
Ring Inside Diameter (in.) 2.375 2.375 2.375
Initial Moisture Content (%) 24.8 19.9 18.8
Strength Parameters Initial Dry Density (pcf) 100.4 109.8 111.0 100.3 98.0
Peak 634 30.7 Soil Height Before Shearing (in.) 1.2 1.2 1.2 C (psf) I
R
Initial Degree of Saturation (%) 98.5
Ultimate 125 34.4 Final Moisture Content (%) 26.4 18.6
DIRECT SHEAR TEST RESULTS 125-129 SOUTH LINDEN DRIVE
Consolidated Drained ASTM D-3080 BEVERLY HILLS, CALIFORNIA Checked by: JJK
20.0 $35 2021 Figure B8
0.0 1.0
2.0 3.0
4.0 5.0
0.0 1.0 2.0 3.0 4.0 5.0
Shear Stress (ksf)
Normal Stress (ksf)
Project No.: W1121-06-02
WATER ADDED AT 2.0 KSF
SAMPLE ID.
B1@35'
SOIL TYPE DRY DENSITY
(PCF)
INITIAL
MOISTURE (%)
FINAL
MOISTURE (%)
Sandy Clay (CL) 104.5 19.7 20.8
CONSOLIDATION TEST RESULTS 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
Checked by: JJK
ASTM D-2435
$35 2021 Figure B9
0 1
2 3
4 5
6 7
8 9
10 0.1 1.0 10.0
Percent Consolidation
Consolidation Pressure (ksf)
Project No.: W1121-06-02
WATER ADDED AT 2.0 KSF
SAMPLE ID.
SOIL TYPE DRY DENSITY
(PCF)
INITIAL
MOISTURE (%)
FINAL
MOISTURE (%)
Clayey Gravel (GC) 128.5 11.7 11.1
CONSOLIDATION TEST RESULTS 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
Checked by: JJK
ASTM D-2435
$35 2021 Figure B10
0 1
2 3
4 5
6 7
8 9
10 0.1 1.0 10.0
Percent Consolidation
Consolidation Pressure (ksf)
Project No.: W1121-06-02
WATER ADDED AT 2.0 KSF
SAMPLE ID.
B1@40'
SOIL TYPE DRY DENSITY
(PCF)
INITIAL
MOISTURE (%)
FINAL
MOISTURE (%)
Sandy Clay (CL) 102.0 23.2 22.3
CONSOLIDATION TEST RESULTS 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
Checked by: JJK
ASTM D-2435
$35 2021 Figure B11
0 1
2 3
4 5
6 7
8 9
10 0.1 1.0 10.0
Percent Consolidation
Consolidation Pressure (ksf)
Project No.: W1121-06-02
WATER ADDED AT 2.0 KSF
SAMPLE ID.
B1@45'
SOIL TYPE DRY DENSITY
(PCF)
INITIAL
MOISTURE (%)
FINAL
MOISTURE (%)
Clayey Sand (SC) 96.9 26.5 26.4
CONSOLIDATION TEST RESULTS 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
Checked by: JJK
ASTM D-2435
$35 2021 Figure B12
0 1
2 3
4 5
6 7
8 9
10 0.1 1.0 10.0
Percent Consolidation
Consolidation Pressure (ksf)
Project No.: W1121-06-02
WATER ADDED AT 2.0 KSF
SAMPLE ID.
B1@55'
SOIL TYPE DRY DENSITY
(PCF)
INITIAL
MOISTURE (%)
FINAL
MOISTURE (%)
Clayey Sand (SC) 102.3 23.6 23.7
CONSOLIDATION TEST RESULTS 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
Checked by: JJK
ASTM D-2435
$35 2021 Figure B13
0 1
2 3
4 5
6 7
8 9
10 0.1 1.0 10.0
Percent Consolidation
Consolidation Pressure (ksf)
Project No.: W1121-06-02
WATER ADDED AT 2.0 KSF
SAMPLE ID.
B1@65'
SOIL TYPE DRY DENSITY
(PCF)
INITIAL
MOISTURE (%)
FINAL
MOISTURE (%)
Clayey Sand (SC) 116.3 16.0 15.4
CONSOLIDATION TEST RESULTS 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
Checked by: JJK
ASTM D-2435
$35 2021 Figure B14
0 1
2 3
4 5
6 7
8 9
10 0.1 1.0 10.0
Percent Consolidation
Consolidation Pressure (ksf)
Sample No:
(g)
(g)
(g)
(g)
(g)
(g)
(%)
(pcf)
(pcf)
Preparation Method:
Project No.: W1121-06-02
Checked by: JJK
COMPACTION CHARACTERISTICS USING
MODIFIED EFFORT TEST RESULTS 125-129 SOUTH LINDEN DRIVE ASTM D-1557 BEVERLY HILLS, CALIFORNIA
$35 2021 Figure B15
56 Wt. Compacted Soil + Mold 6035 6126 6168 6141
TEST NO. 1 2 3 4
Net Weight of Soil 1904 1995 2036 2010
Weight of Mold 4131 4131 4131 4131
Dry Weight of Soil + Cont. 571.4 607.8 594.1 622.0
Wet Weight of Soil + Cont. 603.4 653.3 649.6 691.0
Moisture Content 7.5 9.9 12.1 14.5
Weight of Container 146.4 147.6 137.0 145.6
Wet Density 126.1 132.1 134.8 133.0
A
Maximum Dry Density (pcf) 121.0 Optimum Moisture Content (%) 11.0 B1@35-40' Sandy Clay (CL)
Dry Density 117.2 120.2 120.2 116.2
100.0
105.0
110.0
115.0
120.0
125.0
130.0
0.0 5.0 10.0 15.0 20.0
Dry Density (pcf)
Moisture Content (%)
S.G. 2.65
S.G. 2.7
S.G. 2.75
Project No.: W1121-06-02
88.8 Specimen Diameter
Date Time
Non-Expansive
Expansive
Very Low
Low
Expansion Index, EI50 CBC CLASSIFICATION * UBC CLASSIFICATION ** 118.8
108.1
0.6 0.4
74.3 (%)
(pcf)
(pcf)
(cc)
(gm)
(gm)
B1@35-40'
1.0 0
10 0.2345
0.233
Expansion Index ( Report ) =
Expansion Index (EI meas) = 70
70 3/5/2021 11:00 1.0 1490 0.303
1.0 1430
Pressure (psi) Elapsed Time (min) Dial Readings (in.)
502.5
475.5
202.5
9.9 (gm)
107.9
0.7 0.4
MOLDED SPECIMEN BEFORE TEST AFTER TEST
4.0 1.0
762.0
368.3
2.7 (in.)
(in.)
(gm)
(gm)
(Assumed)
4.0 Specimen Height
Wt. Comp. Soil + Mold
Wt. of Mold
Specific Gravity
Dry Wt. of Soil + Cont.
Wt. of Container
91-130
>130
125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
EXPANSION INDEX TEST RESULTS
ASTM D-4829
* Reference: 2019 California Building Code, Section 1803.5.3 ** Reference: 1997 Uniform Building Code, Table 18-I-B.
Checked by: JJK
Medium
High
Very High
Expansive
Expansive
Expansive
$35 2021 Figure B16
Moisture Content
Wet Density
Dry Density
Void Ratio
Total Porosity
Pore Volume
51-90
0-20
21-50
Degree of Saturation
801.0
358.2
368.3
20.8 130.4
1.1 801.0
368.3
2.7 3/5/2021 10:00 0.303
(%) [Smeas] 48.1 83.9
Add Distilled Water to the Specimen
3/4/2021
3/4/2021
10:00
10:10
1.0 Wet Wt. of Soil + Cont.
Project No.: W1121-06-02
Sample No.
SUMMARY OF LABORATORY WATER SOLUBLE SULFATE TEST RESULTS CALIFORNIA TEST NO. 417
Sample No. Water Soluble Sulfate
(% SQ4) Sulfate Exposure*
Chloride Ion Content (%)
0.008
SUMMARY OF LABORATORY CHLORIDE CONTENT TEST RESULTS
EPA NO. 325.3
B1@35-40'
B1@35-40' 0.010 S0
SUMMARY OF LABORATORY POTENTIAL
OF HYDROGEN (pH) AND RESISTIVITY TEST RESULTS
CALIFORNIA TEST NO. 643
Sample No.
B1@35-40'
pH
7.9 Resistivity
(ohm centimeters)
1300 (Corrosive)
Checked by: JJK
CORROSIVITY TEST RESULTS 125-129 SOUTH LINDEN DRIVE
BEVERLY HILLS, CALIFORNIA
$35 2021 Figure B17
ATTACHMENT 14
Project Plans
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Dated: ___________, 2020
___________________________________
Cynthia A. De Leon
RCE 31604 - Exp. 12-31-20
No. C-31604
CYNTHIA A . DE LEON
C I V I L
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