Item F-1 Agenda Report — Beverly Hills City Council, June 17, 2025 (part 3 of 3)

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provide an explanation for its election to request incentives/concessions and waivers where the Project deviates from either the Beverly Hills Municipal Code (“BHMC”) or the Beverly Hills General Plan (“BHGP”).

The Applicant, as part of its SDBL application, requests the following incentives and waivers:

INCENTIVES:

1. Paved Walkway – Allow for an additional paved walkway within the front yard setback, in addition to the first paved walkway allowed under an R-4 permit.4

2. Minimum Unit Size – Allow for the unit size of a 1BR to be 671 square feet and a 2BR to be 1,035 square feet when the minimum size set forth in BHMC is 1,000 square feet for a 1BR and 1,300 square feet for a 2BR.

3. Height – Allow for 86 feet and 11 inches5, 26 feet and 11 inches above the 60 feet allowed in the BHGP.

WAIVERS:

1. Side Setback Reduction – Allow the reduction of the total side setback from 23 feet to 18 feet, matching the total side setback of the LA portion of the Project.

2. Front Setback Reduction – Allow the reduction of the front setback from 25 feet to 15 feet.

3. Outdoor Living Space – Allow for the reduction of the outdoor living space by 28%.

4. Height -- Allow for 86 feet and 11 inches, 26 feet and 11 inches above the 60 feet allowed in the BHGP.6
Pursuant to the BHMC and SDBL, the Project is entitled to 12 dwelling units in the Beverly Hills portion of the Project.7 Under SDBL, the Applicant is allowed to build the aforementioned number 4 The Project would have a main paved entry and a paved walkway on the north and south side of the Property. The total would be three: a main walkway, a walkway under the R4 permit, and a walkway pursuant to an incentive. 5 The height on the Beverly Hills side of the Property will match the height on the LA side. 6 The relief for height is being requested both as an incentive and a waiver. 7 Applicant is entitled to build 12 dwelling units in the Beverly Hills portion of the Property based on the following calculation: (i) base density is calculated by dividing 50 du/acre as set forth in the BHGP by approximately .10 acres (the size of the Property located in Beverly Hills) resulting in six dwelling units (5.02 rounded up), (ii) State Density Bonus Law (Section65915(F)(1)) allows for a density bonus of 50% or three additional dwelling units and (iii) State Density Bonus Law (Section65915(V)(2)) allows for an additional stackable density bonus of 38.75% or three additional dwelling units (2.33 rounded up).

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of total dwelling units in exchange for including the required number of income-restricted dwelling units.

SDBL specifies that a project is entitled to an incentive from development standards “that would otherwise be required that results in identifiable and actual cost reductions,”8 or for “[o]ther regulatory incentives or concessions proposed by the developer or the city, county, or city and county that result in identifiable and actual cost reductions to provide for affordable housing costs.”9 In Bankers Hill the developer had proposed a 20-story building in a 65 foot height zone,10 and requested a setback incentive. The Bankers Hill court stated:

Indeed, while the Density Bonus Law does not require a developer to establish that the requested incentives and waivers are necessary to ensure financial feasibility, the record demonstrates that including the affordable units in the Project was possible only if the building was designed as proposed. In other words, imposing the setback requirement, decreasing the height, or redistributing the units would preclude construction of the Project. This reality was confirmed by representatives of Greystar, who told the City Council that reducing the height of the building would result in the elimination of "onsite affordable housing" and "would ruin the economics that allow for the onsite affordable housing." If the City had denied the requested incentives or failed to waive any inconsistent design standards, it would have physically precluded construction of the Project, including the affordable units, and defeated the Density Bonus Law's goal of increasing affordable housing.11
With respect to each of the requested incentives, including the affordable units in the Project was possible only if the building was designed as proposed.  Paved Walkway. An additional paved walkway in the front yard setback is necessary to allow egress for the dwelling units, including both affordable and market rate units. This walkway is required for emergency egress from the building egress stair to the right-ofway and is 44" in width. Without the walkway there would not be required emergency egress necessary to accommodate the density proposed. If there were fewer dwelling units, potentially there could be an elimination of this emergency egress. But the market rate units are necessary to subsidize the cost of providing the affordable housing. As such, the incentive to allow regulatory relief is necessary to reduce the cost of providing affordable housing.
8 Gov. Code Section 65915(k)(1).
9 Gov. Code Section 65915(k)(3).
10 Bankers Hill at 762 and 782.
11 Bankers Hill at 774.

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 Reduction in Minimum Unit Size. A reduction in the minimum dwelling unit size lowers the cost of providing the affordable housing. By lowering per square foot construction costs with smaller dwelling units, the cost of providing affordable housing would be reduced. Additionally, Applicant is unable to fit the allowed density under SDBL with the minimum amenity space required for a luxury building in Beverly Hills without some of the units being below the minimum unit size. If Applicant was required to maintain the minimum unit sizes, either the density or the amenity spaces would need to be decreased.

And either of those options would negatively impact the financial viability of the Project.  Height. The additional 26 feet and 11 inches above the 60 feet allowed in the BHGP is necessary to accommodate the dwelling units allowed under the BHMC with the density bonus. If the additional height is lost more than two levels of housing would be lost, including market rate units that are necessary to subsidize the affordable dwelling units.

By reducing so many market rate units, there would be fewer market rate units to support the affordable units cost of construction and maintenance. As stated in Bankers Hill, lack of an incentive for height "would ruin the economics that allow for the onsite affordable housing."12 If the height of the building is restricted to a height below the 86’-11” proposed by the Applicant, a full floor would be lost. The loss to annual cash flow could be around $129,192 per year,13 which would reduce the value of the property by $3,229,80014 and make a building that has nine affordable units financially unviable.

SDBL specifies that a project is entitled to a waiver from “any development standard that will have the effect of physically precluding the construction of a development… at the densities or with the concessions or incentives permitted by this section.”15 Waivers are separate from and additional to concessions/incentives; as discussed in more detail below, approval is mandatory if the standard would preclude development of the Project at its permitted density.

Without the waivers listed above, the Project, as proposed, would be physically precluded from achieving its current density, including affordable units for the following reasons:
 The removal of 26’-11” in height would result in the loss of four of the 12 dwelling units proposed in Beverly Hills, leaving only eight units remaining, which would preclude construction of a project that achieves the level of density and affordability mandated by SDBL.
 A twenty-five-foot setback in the front (rather than a fifteen-foot setback as requested by waiver) would decrease the Beverly Hills portion of the Project by approximately twenty12 Id. 13 The top floor unit consists of 1,538 square feet. Given the spacious balconies and high floor, the units could command over $7.00 per square foot per month. At that rate, monthly rental income would be $10,766 and annual rental income would be $129,192.
14 Using a capitalization rate of 4.00%.
15 Gov. Code Section 65915(e)(1), emphasis added.

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five percent. A twenty-five percent diminution in the size of the Beverly Hills portion of the Property would materially impact all the units in Beverly Hills as well as the lobby and designed amenity spaces.
 A twenty-three-foot total setback on the sides (rather than an eighteen-foot setback as requested by waiver) would decrease the Beverly Hills portion of the Project by approximately five percent. A five percent diminution in the size of the Beverly Hills portion of the Project would also cause a loss of critical building area for all of the Beverly Hills dwelling units as well as the lobby and designed amenity spaces. It would remove integral private decks, bedrooms, and living area, thereby eliminating sufficient space for the Project’s dwelling units, inclusive of those dwelling units’ private open space.  A reduction in outdoor living space of 28% (providing 1,727 square feet vs. the 2,400 square feet required per BHMC Section 10-3-2803 – at least 200 square feet of usable outdoor living space is required for each of the 12 dwelling units). An increase in the amount of usable outdoor space would require additional reductions in the setbacks; a meaningful loss of interior space for the dwelling units in the Beverly Hills section of the Property; and/or a loss of dwelling units to accommodate more outdoor open space that would displace area necessary for building area.

Taken together, these waivers are necessary, as, without them, there would be a physical preclusion of the Project with the design amenities and density proposed.

Courts have confirmed that State Density Bonus Law is not ambiguous as to the applicability of waivers: In Bankers Hill, the Court concluded that the law provides a “developer with broad discretion to design projects with additional amenities even if doing so would conflict with local development standards.”16 This is in accord with Wollmer v. City of Berkeley where the court held that there is nothing in State Density Bonus Law that “requires the applicant to strip the project of amenities, such as an interior courtyard, that would require a waiver of development standards.

Standards may be waived that physically preclude construction of a housing development meeting the requirements for a density bonus, period.”17
A municipality may not require the elimination of the amenities of a project as proposed. In Bankers Hill, the court made clear: “So long as a proposed housing development project meets the criteria of the State Density Bonus Law by including the necessary affordable units, a city may not apply any development standard that would physically preclude construction of that project as designed, even if the building includes ‘amenities’ beyond the bare minimum of building components.”18 In other words, cities must assess the validity of waivers based on projects as they are proposed rather than as they may theoretically be designed to a minimalist configuration. 16 Bankers Hill at 774-75.
17 Wollmer v. City of Berkeley, 193 Cal.App.4th 1329, 1346-1347 (2011). 18 Bankers Hill at 775.

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While the Bankers Hill and Wollmer courts do not define “amenities,” they are described as going beyond the bare minimum of building components necessary for habitability. As the above cited quote confirms, the term is intended to be broad and flexible, which is consistent with the objective of encouraging the development of housing, including projects that offer a variety of amenities to attract residents. Indeed, with regard to the notion that cities only had to approve projects with minimum unit amenities and building amenities:19
This precise argument was raised and rejected in Wollmer v. City of Berkeley, which also involved a density bonus project designed with a courtyard. The First District considered the history of the Density Bonus Law's language and concluded that when a developer proposes a project that qualifies for a density bonus, the law provides a developer with broad discretion to design projects with additional amenities even if doing so would conflict with local development standards. The court held that nothing in the Density Bonus Law “requires the applicant to strip the project of amenities, such as an interior courtyard, that would require a waiver of development standards. Standards may be waived that physically preclude construction of a housing development meeting the requirements for a density bonus, period [emphasis added]. The statute does not say that what must be precluded is a project with no amenities, or that amenities may not be the reason a waiver is needed.” Similarly, amendments to the law in 2008 had the effect of “delet[ing] the requirement that an applicant for a waiver of development standards must show that the waiver was necessary to render the project economically feasible.”20
The “amenities” referenced in Bankers Hill and Wollmer clearly include more than the specific instance of interior courtyards and include unit amenities, such as balconies, ceiling heights and unit sizes. They certainly include what can be termed “design amenities” such as those being sought in this development application.
19 We are not aware of any court of law deeming the waiver and incentive discussion relating to amenities within Wollmer and Bankers Hill as dicta. Even if one can argue that Wollmer and Bankers Hill consist of dicta with respect to amenities, dicta can, and commonly is, used to make a legally persuasive argument. That, of course, would be the case here where there are no other cases that contradict the purported dicta. It clearly goes against the purported dicta to try to differentiate between the “design” amenities such as high lobby ceilings in Bankers Hill and “use” amenities such as a gym or rec room in the Applicant’s Project. It also goes against logic – if “use” amenities could be excised and not physically preclude the housing units from being constructed as planned then the same could be done by decreasing the height of the high ceiling in the lobby. A further argument that has been raised against the purported dicta that allows waivers to be used for “use” amenities is that it would allow developers to do whatever they wanted and design buildings with no height limits. That may be true theoretically but isn’t true practically. The cost/benefit analysis for amenities only makes sense for a limited number of amenities. Beyond a certain point, the developer will be losing money by adding more amenities. As such, the courts’ rulings that broad discretion be given to developers with regard to amenities is constrained by the realities of multi-family development and therefore does not blow a hole in SDBL as some have suggested. 20 Bankers Hill at 774 (internal citations omitted).

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In regard to “use amenities” such as gyms and recreation rooms, it is imperative to note that the total amount of such amenity space in the Project is very modest by Beverly Hills standards. One could maintain that the Project does not have enough amenities. However, fitting the density allowed under SDBL and designing units that are close to or above the minimum unit size required under BHMC Section 10-3-280221 in the building envelope precludes providing all of the amenities typically desired by residents in Beverly Hills.22 If the Applicant reduced the height of the building or increased the setbacks, the result would be even more units below the minimum unit size required in Beverly Hills.23
We further note that recent changes in State Density Bonus Law preclude cities from asking for justification as to how density may be physically precluded by loss of a waiver.24 Nonetheless, the facts here are open and disclosed – a reduction in the building envelope by loss of a setback and height waivers will clearly, and unacceptably under the law, reduce the number of units in the building, minimize its density, as well as eliminate amenities.

The City is entitled to request “reasonable documentation to establish eligibility for a requested” waiver.25 This letter serves as justification and explanation for the incentives and waivers, as requested, for the Project, as designed. In sum, a reduction in the number of stories and height, as well as an increase in the rear yard setback will result in the direct loss of dwelling units, viability of remaining dwelling units, and elimination of amenities. 21 The City standard for minimum unit sizes are 1,000 square feet for a one bedroom, 1,300 square feet for a two bedroom, and 1,500 square feet for a three bedroom or greater. 22 There is approximately 2,000 SF of amenity space in the Beverly Hills portion of the Property and about 600 SF in the Los Angeles portion of the Property (it’s even more difficult to fit amenity space in the Los Angeles section of the Project because the ground floor is needed for parking and more space is used up by circulation). That is typical indoor space needed for standard amenities like a gym, rec room and community/working space. Usually there is also outdoor space with amenities like a pool, hot tub, BBQ and lounge area. However, the Applicant is precluded from making the roof usable space because the building would then be designated as a high-rise and the additional expenses would be cost prohibitive.
23 It should be noted that Councilman Craig Corman, at the July 2, 2024 City Council hearing for a proposed project at 9229 Wilshire Boulevard, made clear that the City cannot restrict the size of units if they’re below the maximum unit size: “Our discretion is severely constrained by state law…nor is there a question that Applicant is permitted to build the proposed mix of one-, two-, and three-bedroom units at the size it wants because the average size of the units is below the max size of the units in our Municipal Code.” Of course, in this situation, there is no maximum size but there is a minimum unit size that many of the units are below. As such, Applicant could not be asked to reduce the size of the units to make room for the necessary amenities. 24 See AB 1287 signed into law by Governor Newsom in October 2023. 25 Government Code Section 65915(a)(2).

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Thank you for your attention to this matter. Together we look forward to working with the City to bring this project to fruition.

Sincerely yours,

HOLLAND & KNIGHT LLP
Ryan M. Leaderman, Esq.
cc: Michael Forbes
Cindy Gordon
Masa Alkire
Minjee Hamm
Avi Stieglitz, Esq.

Alan Nissel, Esq.

Stephen Webb, Esq.

ATTACHMENT 12
November 22, 2023
City of Los Angeles Letter of Compliance
November 2 , 2023
Applicant/Owner
Oakhurst Skyline, LLC
C/O Alan T. Nissel
150 S Rodeo Drive, Suite 340
Beverly Hills, CA 90212
Representative
Richard Shamooilian
8820 Wilshire Boulevard
Suite PH
Beverly Hills, CA 90211
Architect
Zoltan E. Pali, FAIA
Studio Pali Fekete Architects
8609 Washington Boulevard
Culver City, CA 90232
Case No. ADM-2023-5853-DBVHCA
CEQA: None
Location: Dual Jurisdiction Site is
within Beverly Hills and
Los Angeles (site
address: 412 N. Oakhurst
Drive, Beverly Hills, APN
No:, 4335006044). There
is no City of Los Angeles
address assigned
Council District: 5 – Yaroslavsky
Neighborhood Council: Mid-City West
Community Plan Area: Wilshire
Land Use Designation: High Medium Residential
Zone: [Q]R4-1-O
Legal Description: Lot 1 and Lot 2Tract
31632C
Last Day to File an Appeal: December 12, 2023
LETTER OF COMPLIANCE – MIISTERIAL ON-MENU DENSITY BONUS Pursuant to California Government Code Section 65915 and Los Angeles Municipal Code (LAMC) Section 12.22-A.25. I have reviewed the proposed project and as the designee of the Director of Planning, I hereby
DETERMINE based on the whole of the administrative record, that the Project is statutorily exempt from the California Environmental Quality Act (CEQA) as a ministerial project, pursuant to Government Code Section 65915(f)(5) and (j)(1) and California Public Resources Code Section 21080(b)(1); and
APPROVE a ministerial review of a Density Bonus Compliance Review for a project totaling 40 dwelling units, including five (5) units for Very Low

DEPARTMENT OF

CITY PLANNING

COMMISSION OFFICE
(213) 978-1300

CITY PLANNING COMMISSION

SAMANTHA MILLMAN PRESIDENT MONIQUE LAWSHE VICE-PRESIDENT MARIA CABILDO

CAROLINE CHOE

ILISSA GOLD

HELEN LEUNG

KAREN MACK

JACOB NOONAN

ELIZABETH ZAMORA
City of Los Angeles

CALIFORNIA

KAREN BASS MAYOR

EXECUTIVE OFFICES
200 N. SPRING STREET, ROOM 525
LOS ANGELES, CA 90012-4801
(213) 978-1271
VINCENT P. BERTONI, AICP DIRECTOR
SHANA M.M. BONSTIN DEPUTY DIRECTOR ARTHI L. VARMA, AICP DEPUTY DIRECTOR LISA M. WEBBER, AICP DEPUTY DIRECTOR
2-499
ADM-2023-5853-DB-VHCA Page 2 of 14
Income Households and two (2) units for Low Income Households for a period of 55 years, with the following three (3) On-Menu Incentives:

1. Floor Area Ratio (FAR) Increase. A 35-percent increase of FAR to allow a maximum 4.05 FAR;

2. Side Yard Reduction. A 20-percent decrease for the northerly side yards to allow a 9-foot 8-inch side yard in lieu of 11-foot side yard as required by LAMC Section 12.11 C.3

3. Open Space Reduction. A 20% reduction in open space to require a minimum of 3,780 square feet of open space in lieu of a minimum of 4,725 square feet of open space, as required by LAMC Section 12.21 G.2
The project approval is based upon the attached Findings, and subject to the attached Conditions of Approval.

CONDITIONS OF APPROVAL

1. Site Development. Except as modified herein, the project shall be in substantial conformance with the plans and materials submitted by the applicant stamped Exhibit “A,” and attached to the subject case file, No ADM-2023-5853-DB-VHCA. No change to the plans shall be made without prior review by the Department of City Planning, Central Project Planning Division, and written approval by the Director of Planning. Each change shall be identified and justified in writing. Minor deviations may be allowed in order to comply with the provisions of the Municipal Code or the project conditions.

2. Residential Density. The project shall be limited to a maximum density of 40 residential units.

3. On Site Restricted Affordable Units. Five (5) units shall be reserved for Very Low Income Households, and two (2) units for Low Income Households as defined as defined by the California Government Code Section 65915 and by the Los Angeles Housing Department (LAHD). In the event the SB 8 Replacement Unit condition requires additional affordable units or more restrictive affordability levels, the most restrictive requirements shall prevail. 4. Changes in Density Bonus Restricted Units. Deviations that increase the number of restricted affordable units or that change the composition of units or parking numbers shall be consistent with LAMC Section 12.22 A..25 and Government Code Section 65915.
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5. SB 8 Replacement Units. The project is required to comply with the Replacement Unit Determination (RUD) letter dated October 17, 2023 to the satisfaction of LAHD.

The most restrictive affordability levels shall be followed in the covenant. In the event the On-site Restricted Affordable Units condition requires additional affordable units or more restrictive affordability levels, the most restrictive requirements shall prevail.

6. Housing Requirements. Prior to the issuance of a building permit, the owner shall execute a covenant to the satisfaction of the Los Angeles Housing Department (LAHD) to make five (5) units available to Very Low Income Households and two (2) units available to Low Income Households, for sale or rental, as determined to be affordable to such households by LAHD for a period of 55 years. In the event the applicant reduces the proposed density of the project, the number of required reserved on-site Restricted Units may be adjusted, consistent with LAMC Section

12.22 A.25, to the satisfaction of LAHD, and in consideration of the project’s Replacement Unit Determination. Enforcement of the terms of said covenant shall be the responsibility of LAHD. The applicant shall submit a copy of the recorded covenant to the Department of City Planning for inclusion in this file. The project shall comply with the Guidelines for the Affordable Housing Incentives Program adopted by the City Planning Commission and with any monitoring requirements established by the LAHD.

Unless otherwise required by state or federal law, the project shall provide an onsite building manager’s unit, which the owner shall designate in the covenant. The Owner may not use an affordable restricted unit for the manager’s unit.

7. Rent Stabilization Ordinance (RSO). Prior to the issuance of a Certificate of Occupancy, the owner shall obtain approval from the Los Angeles Housing Department (LAHD) regarding replacement of affordable units, provision of RSO units, and qualification for the Exemption from the Rent Stabilization Ordinance with Replacement Affordable Units in compliance with Ordinance No. 184,873. In order for all new units to be exempted from the RSO, the applicant will need to either replace all withdrawn RSO units with affordable units on a one-for-one basis or provide at least 20 percent of the total number of newly constructed rental units as affordable, whichever results in the greater number. The executed and recorded and agreement submitted and approved by LAHD shall be provided to City Planning for inclusion in the case file.

8. Automobile Parking. The project is permitted to provide a minimum number of automobile parking spaces consistent with LAMC Section 12.22 A.25.d and California Government Code Section 65915(p)(1). The project is further permitted to replace automobile parking with bicycle parking, consistent with LAMC Section

12.21 A.16.

9. Density Bonus On-Menu Incentives
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a. Floor Area Ratio (FAR). The project is permitted a 35-percent increase to a maximum FAR of 4.05:1 or 38,420 square feet.
b. Side Yard. The project is permitted a 20-percent reduction for northerly side yard to allow a minimum 9 feet 8 inches in lieu of 11 feet as otherwise required by LAMC Section 12.11 C.3
c. Open Space. The project is permitted a 20-percent reduction in the amount of required open space to provide a minimum of 3,780 square feet of open space in lieu of the 4,725 square feet of open space required by LAMC Section 12.21 G.2

10. Street Trees. Street trees shall be provided to the satisfaction of the Urban Forestry Division.

11. Rear Yard. The project shall provide a minimum rear yard of twenty feet, consistent with the requirements listed in LAMC Section 12.11 C.2.

12.No other deviations from the Code have been granted, except as identified herein. The project shall revise plans to demonstrate compliance with the southerly side yard, which shall be verified by the Central Project Planning Division during condition clearance.

Additional Conditions

13. Final Plans. Prior to the issuance of any building permits for the project by the Department of Building & Safety, the applicant shall submit all final construction plans that are awaiting issuance of a building permit by the Department of Building & Safety for final review and approval by the Department of City Planning. All plans that are awaiting issuance of a building permit by the Department of Building & Safety shall be stamped by Department of City Planning staff “Final Plans”. A copy of the Final Plans, supplied by the applicant, shall be retained in the subject case file.

14. Notations on Plans. Plans submitted to the Department of Building & Safety, for the purpose of processing a building permit application shall include all of the Conditions of Approval herein attached as a cover sheet and shall include any modification or notations required herein.

15. Approval, Verification and Submittals. Copies of any approvals, guarantees or verification of consultations, review of approval, plans, etc., as may be required by the subject conditions, shall be provided to the Department of City Planning prior to clearance of any building permit, for placement in the subject file. 2-502
ADM-2023-5853-DB-VHCA Page 5 of 14

16.Code Compliance. Use, area, height, and yard regulations of the zone classification of the subject property shall be complied with, except where granted conditions differ herein.

17. Department of Building & Safety. The granting of this determination by the Director of Planning does not in any way indicate full compliance with applicable provisions of the Los Angeles Municipal Code Chapter IX (Building Code). Any corrections and/or modifications to plans made subsequent to this determination by a Department of Building & Safety Plan Check Engineer that affect any part of the exterior design or appearance of the project as approved by the Director, and which are deemed necessary by the Department of Building & Safety for Building Code compliance, shall require a referral of the revised plan back to the Department of City Planning for additional review and sing-off prior to the issuance of any permit in connection with those plans.

18. Indemnification and Reimbursement of Litigation Costs. Applicant shall do all of the following a. Defend, indemnify and hold harmless the City from any and all actions against the City relating to or arising out of, in whole or in part, the City’s processing and approval of this entitlement, including but not limited to an action to attack, challenge, set aside, void, or otherwise modify or annul the approval of the entitlement, the environmental review of the entitlement, or the approval of subsequent permit decisions, or to claim personal property damage, including from inverse condemnation or any other constitutional claim.
b. Reimburse the City for any and all costs incurred in defense of an action related to or arising out, in whole or in part, of the City’s processing and approval of the entitlement, including but not limited to payment of all court costs and attorney’s fees, costs of any judgements or awards against the City (including an award of attorney’s fees), damages, and/or settlement costs.
c. Submit an initial deposit for the City’s litigation costs to the City within 10 days’ notice of the City tendering defense to the applicant and requesting a deposit. The initial deposit shall be in an amount set by the City Attorney’s Office, in its sole discretion, based on the nature and scope of action, but in no event shall the initial deposit be less than $50,000. The City’s failure to notice or collect the deposit does not relieve the applicant from responsibility to reimburse the City pursuant to the requirements in paragraph (b).
2-503
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d. Submit supplemental deposits upon notice by the City, Supplemental deposits may be required in an increased amount from the initial deposit if found necessary by the City to protect the City's interests. The City’s failure to notice or collect the deposit does not relieve the applicant from responsibility to reimburse the City pursuant to the requirement in paragraph (b).
e. If the City determines it necessary to protect the City’s interest, execute an indemnity and reimbursement agreement with the City under terms consistent with the requirements of this condition.

The City shall notify the applicant within a reasonable period of time of its receipt of any action and the City shall cooperate in the defense. If the City fails to notify the applicant of any claim, action, or proceeding in a reasonable time, or if the City fails to reasonably cooperate in the defense, the applicant shall not thereafter be responsible to defend, indemnify or hold harmless the City.

The City shall have the sole right to choose its counsel, including the City Attorney’s office or outside counsel. At its sole discretion, the City may participate at its own expense in the defense of any action, but such participation shall not relieve the applicant of any obligation imposed by this condition. In the event the applicant fails to comply with this condition, in whole or in part, the City may withdraw its defense of the action, void its approval of the entitlement, or take any action. The City retains the right to make all decisions with respect to its representations in any legal proceeding, including its inherent right to abandon or settle litigation.

For Purposes of this condition, the following definitions apply:
“City” shall be defined to include the City, its agents, officers, boards, commissions, committees, employees, and volunteers.
“Action” shall be defined to include suits, proceedings (including those held under alternative dispute resolution procedures), claims, or lawsuits. Actions includes actions, as defined herein, alleging failure to comply with any federal, state or local law.

Nothing in the definitions included in this paragraph are intended to limit the rights of the City or the obligations of the applicant otherwise created by this condition. 2-504
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PROJECT BACKGROUND
The project site is under the dual jurisdiction of the City of Los Angeles and the City of Beverly Hills. The property’s street frontage is on the east side of Oakhurst Drive. The site is comprised of one (1) lot totaling approximately 10,999.8 square feet. The lot has approximately 102.66 feet of street frontage along the alley and a lot depth of approximately 107.39 feet. The project site is located .5 kilometers from the nearest fault line, the Hollywood Fault, and is not located in the Alquist-Priolo Fault Zone. The site is not located a designated Hillside Area, Very High Fire Severity Zone, Landslide Zone, Tsunami Inundation Zone, or BOE Special Grading Area. However, the site is located in a Liquification Zone and a Methane Zone.

The project site is in the Wilshire Community Plan Area and is designated for High Medium Residential, with corresponding zone R4. The site is zoned [Q]R4-1-O and is consistent with the land use designation. Building height for the [Q]R4-1-O is unlimited, and FAR is restricted to a maximum of 3:1.

Properties to the North and West are under the jurisdiction of the City of Beverly Hills.

To the East and South, properties are zoned [Q]R4-1-O and are improved with multifamily residential uses.

The property is currently improved with a three-story, 84 foot and 6-inch multifamily building with 15 dwelling units and subterranean garage with 30 required parking spaces.

The proposed project is for the construction, use and maintenance of an eight-story, 88 foot and six-inch tall multifamily housing project with 40 units in the City of Los Angeles, with five (5) units set aside for Very Low Income Household and two (2) units set aside for Low Income Households for a period of at least 55 years. Density Bonus under LAMC 12.22 A.25(f)(4) permits up to a 35% increase to 4:05:1 in the [Q]R4-1-O zone.

Under this provision, the project is allowed a maximum FAR of 4.05:1. The project will provide 55 automobile parking spaces. The project will provide bicycle parking in accordance with LAMC 12.21 A.16.

The project was deemed complete by operation of law on September 25, 2023. The original plans submitted to the Planning Department did not meet objective zoning standards. The Department of Building and Safety conducted a Preliminary Zoning Assessment and found the building to be 8 stories, not 7 stories as described.

Additionally, DBS found that the side and rear yards were out of compliance, among other issues. The applicant was notified of non-compliance with objective zoning standards on October 19, 2023. On November 9, 2023, the project submitted updated plans. These updated plans added three additional dwelling units, increased the number of stories to 8 and requested two additional On-Menu Density Bonus Incentives. In addition to a 35-percent increase in FAR, the applicant has requested a 20-percent 2-505
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decrease in the northerly and southerly side yards and a 20-percent decrease in open space. The project was advised that each side yard reduction requires separate density bonus incentives, and that the project as presented in the plans submitted on November 9, 2023 requires four incentives. The applicant did not advise on whether they would be requesting a waiver of development standard for the fourth deviation request, and did not affirmatively confirm that they would like the case to be placed on hold prior to the 60 day deadline, on November 24, 2023, to disapprove or approve an application under the Permit Streamlining Act.

The northerly side yard reduction was granted, therefore the southerly side yard must meet the side yard requirements in LAMC Section 12.11 C.3, which is 11 feet. The applicant was given the opportunity to request that the reduction be granted for the southerly side yard, but the applicant failed to provide a response in time for the issuance of this Letter of Compliance. The applicant was also informed multiple times of the option to put the case on hold to provide the project additional time. The applicant did not request for the case to be put on hold.

The project has engaged with DBS to address the issues cited in the PZA but has not provided plans stamped by DBS or a PZA that indicates that all objective zoning standards have been met. As a result, the following issues related to objective zoning standards have not been clarified by the project.

Open Space – The project did not provide landscape plans or a Preliminary Zoning Assessment by DBS to verify that the project meets the minimum opens space requirements inclusive of a 20-percent decrease of open space granted through the Density Bonus Program.

Building Area and Floor Area – The project did not provide a Preliminary Zoning Assessment by DBS to verify the Buildable Area and allowable floor area under a

4.05:1 FAR.

In addition to the lack of clarify on the above-mentioned objective zoning standard, the project has also failed to provide an updated Affordable Housing Referral Form or updated project description that details how many units the project intends to set aside and at what affordability level. As such, the project is being conditioned to the requirements listed in the SB8 Replacement Unit Determination letter from the Los Angeles Housing Department Dated October 17, 2023.

Ministerial Review
In accordance with the Department of City Planning Memorandum issues on January 25, 2021, regarding the ‘On-Menu Density Bonus Ministerial Review’ process, the Department of City Planning will follow a ministerial approval process for Density bonus 2-506
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projects which request on-menu incentives unless there are other discretionary entitlements requested as part of the projects. Cases are assigned an ADM (administrative) prefix with the Director of Planning as the decisionmaker and are exempt from additional environmental review and do not have public hearings. The Letter of Compliance is hereby issued; however, the project has been conditioned to correct and demonstrate consistency with any non-compliant objective development standards and state law criteria. Additional information is available in the case file.

Housing Replacement
Pursuant to LAMC Section 12.22-A.25, an eligible Housing Development shall be eligible for Density Bonus Incentives if it meets any applicable replacement requirements of California Government Code Section 65915(c)(3) (California State Density Bonus Law).

Assembly Bill 2222 amended the State Density Bonus Law to require applicant of Density Bonus project filed as of January 1, 2015 to demonstrate compliance with the housing replacement provisions which require replacement of rental dwelling units that either exist at the time of application of a Density Bonus project or have been vacated or demolished in the five-year period preceding the application of the project. This applies to all pre-existing units that have been subject to a recorded covenant, ordinance, or law that restricts rents to levels affordable to persons and families of lower of very low income; subject to any other forms of rent or price control; or occupied by Low or Very Low-Income Household.

On September 28, 2016, Governor Brown signed AB 2556 which further amended the State Density Bonus Law. The amendments took effect on January 1, 2017. AB 2556 clarified the implementation of the required replacement of affordable units in Density Bonus projects first introduced by AB 2222. AB 2556 further defines “equivalent size” to mean that, the new units must contain at least the same total number of bedrooms as the units being replaced.

Pursuant to the Determination made by the Los Angeles Housing Department (LAHD) dated October 17, 2023, LAHD determined that Nine (9) Rent Stabilization Ordinance (RSO) units are to be demolished. Seven (7) units need to be replaced with equivalent type, with Five (5) units restricted to Very Low income Households and two (2) units restricted to Low Income Households. For the two (2) remaining units, one is presumed to have been occupied by an above-lower income person or household while the second unit provided income documentation showing their household was above low income between 2019-2022, as permitted by California Government Code 65915(c)(3)(c)(ii), the City has opted to require that this unit be replaced in compliance with the City’s Rent Stabilization Ordinance (RSO).

Density Bonus Incentives
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LAMC Section 12.22-A.25 and State Density Bonus Law (Government Code Section 65915) outline types of relief that minimize restrictions on the size of the project. In exchange for meeting the minimum set-aside requirements, the project may receive a set of incentives and concessions, and waivers to deviate from development standards in order to facilitate the provisions of affordable housing at the site. The requested incentives all the developer to expand the building envelope so the additional affordable units can be constructed, provide for design efficiencies, and allow the overall space dedicated to residential uses to be increased. Given that the applicant is providing 13.51 percent of dwelling units to be affordable at Very-Low Income Household occupancy, the project is eligible for the base incentives and up to one on-menu incentives as listed in LAMC Section 12.22 A.25. The applicant is requesting the following incentives:

Density (Base Incentive)
o A 29.03-percent increase in density to allow a total of 40 units in lieu of the 31 base units.

Parking (Base Incentive)
o A minimum of 0.5 automobile parking spaces per unit for mixed-income developments consisting of 11 percent Very Low Income units.

Floor Area (On-Menu)
o To permit a 35-percent increase in FAR of 4.05:1 in lieu of the otherwise allowable 3:1 FAR in the [Q]R4-1-O zone
Side Yard (On-Menu)
o To permit a 20-percent northerly side yard reduction to 9-feet 8-inches in lieu of the otherwise permitted 11-feet.

Open Space (On-Menu)
o To permit a 20-percent open space reduction to require a minimum of 3,780 square feet of open space in lieu of a minimum of 4, 725 square feet of open space.

The applicant proposes to utilize Los Angeles Municipal Code (“LAMC”) Section 12.22- A.25 (Affordable Housing Incentive – Density Bonus), which implements Government Code Section 65915 to set aside five (5) dwelling units for Very Low Income, and two (2) units for Low Income for a period of 55 years. In exchange for the total set-aside of seven (7) units reserved for Very Low and Low Income Households, the Density Bonus Ordinance grants various incentives through an on-menu process to deviate from development standards in order to facilitate the provision of affordable housing at the site.

The applicant is proposing to utilize LAMC Section 12.22-A.25(c)(1), which permits a density bonus increase of 35-percent for projects providing 11-percent of base units with Very-Low Income Occupancy. A 35-percent increase from the Base Density of 31 2-508
ADM-2023-5853-DB-VHCA Page 11 of 14
units would result in a maximum permitted density of 42 units. The project proposes a density of 40 units, which is within the allowable density given the project can request up to 42 units.

The record does not contain substantial evidence that would allow the decision maker to make a finding that the requested incentives do not result in identifiable and actual cost reduction to provide for affordable housing costs per State Law. The California Health & Safety Code Sections 50052.5 and 50053 define formulas for calculating affordable housing costs for very low-, low-, and moderate-income households. Section 50052.5 addresses owner-occupied housing and Section 50053 addresses rental households.

Affordable housing costs are a calculation of residential rent or ownership pricing not to exceed 25 percent gross income based on area median income thresholds dependent on affordability levels.

The list of On-Menu Incentives in Section 12.22-A.25 if the LAMC were pre-evaluated at the time the Density Bonus Ordinance was adopted to include types of relief that minimize restrictions on the size of the project. As such, the Director will always arrive at the conclusion that the Density Bonus On-Menu Incentives do result in identifiable and actual cost reductions to provide for affordable housing costs because the incentives by their nature increase the scale of the project and thus facilitates the provision of affordable housing units.

The requested incentive, an increase in Floor Area Ratio, is expressed in the Menu of Incentives per LAMC 12.22-A.25(f) and, as such, permit exceptions to zoning requirements that result in building design or construction efficiencies that provide for affordable housing costs. The requested incentives allow the developer to expand the building envelope so the additional units can be constructed, and the overall space dedicated to residential uses is increased. These incentives support the applicant’s decision to set aside five (5) Very Low Income units, and 2 (2) Low Income units for a period of 55 year.

Floor Area Ratio Increase: The subject site is zoned [Q]R4-1-O with a maximum Floor Area Ratio by right of 3:1. The applicant has requested an On-Menu incentive for approximately 35% percent increase to allow a 4.05:1 FAR in lieu of the otherwise permitted 3:1 FAR. As proposed the additional FAR will allow for the construction of the affordable residential units. The requested incentive will allow the developer to expand the building envelope so the additional units can be constructed, and the overall space dedicated to residential use is increased.

Yard Setback: The subject site is zoned [Q]R4-1-O. LAMC Section 12.10 C.2 requires side yards to be a minimum of 5 feet and requires one additional foot in the width of the required side yards for each additional story above the second story. The project is an eight-story building containing residential units and would therefore be required to provide 11-foot side yard setbacks. The applicant has requested an On-Menu incentive to allow a maximum 20-percent reduction in one required side yard setback, to allow a 2-509
ADM-2023-5853-DB-VHCA Page 12 of 14
9-foot 8-inch side yard in lieu of the 11-foot side yard otherwise required by the zone.

Strict compliance with the yard requirements would reduce the buildable area for new development and reduce the number and range of units that could be developed.

Open Space: LAMC Section 12.21 G.2 requires that the project provide 4,725 square feet of open space. The applicant has requested an On-Menu incentive to allow a maximum 20-percent reduction in open space leading to an open space requirement of 3,780 square feet in lieu of 4,725 square feet. Strict compliance with open space requirements would reduce the number of units that could be developed.

There is no evidence in the record that the proposed density bonus incentives will have a specific adverse impact. A “specific adverse impact” is defined as a “significant, quantifiable, direct, and unavoidable impact based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete” per LAMC Section 12.22 A.25(b). The project does not involve a contributing structure in a designated Historic Preservation Overlay Zone or on the City of Los Angeles list of Historical-Cultural Monuments. There is no evidence in the record which identified a written objective health and safety standard that has been exceeded or violated. Based on the above, there is no basis to deny the requested incentive. Therefore, there is no substantial evidence that the project’s proposed incentives will have a specific adverse impact on the physical environment, on public health and safety, or on property listed in the California Register of Historical Resources.

CONCLUSION
As a Density Bonus Housing Project that presumably will satisfy all of the objective planning standards of LAMC Section 12.22-A.25(g)(3) and California Government Code Section 65915, the project is Statutorily Exempt from the California Environmental Quality Act (CEQA) as a ministerial project.

Additionally, in accordance with Government Code Section 65915, the project shown in “Exhibit A” is deemed to satisfy the objective planning standards and shall comply with the attached planning standards as Conditions of Approval.

Verification of condition compliance with building plans and/or building permit application are done at the Development Services Center of the Department of City Planning at either Figueroa Plaza in Downtown Los Angeles or the Marvin Braude Building in the Valley. In order to assure that you receive service with a minimum amount of waiting, applicants are encouraged to schedule an appointment with the Development Services Center through the Department of City Planning website at http://planning.lacity.org. The applicant is further advised to notify any consultant representing you of this requirement as well.

APPEAL PERIOD - EFFECTIVE DATE
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This grant is not a permit or license and any permits and/or licenses required by law must be obtained from the proper public agency. If any Condition of this grant is violated or not complied with, then the applicant or their successor in interest may be prosecuted for violating these Conditions the same as for any violation of the requirements contained in the Los Angeles Municipal Code (LAMC).

This determination will become effective after the end of appeal period date on the first page of this document, unless an appeal is filed with the Department of City Planning. An appeal application must be submitted and paid for before 4:30 PM (PST) on the final day to appeal the determination. Should the final day fall on a weekend or legal City holiday, the time for filing an appeal shall be extended to 4:30 PM (PST) on the next succeeding working day. Appeals should be filed early to ensure the Development Services Center (DSC) staff has adequate time to review and accept the documents, and to allow appellants time to submit payment.

An appeal may be filed utilizing the following options:

Online Application System (OAS): The OAS (https://planning.lacity.org/oas) allows entitlement appeals to be submitted entirely electronically by allowing an appellant to fill out and submit an appeal application online directly to City Planning’s DSC, and submit fee payment by credit card or e-check.

Drop off at DSC. Appeals of this determination can be submitted in-person at the Metro or Van Nuys DSC locations, and payment can be made by credit card or check. City Planning has established drop-off areas at the DSCs with physical boxes where appellants can drop off appeal applications; alternatively, appeal applications can be filed with staff at DSC public counters. Appeal applications must be on the prescribed forms, and accompanied by the required fee and a copy of the determination letter. Appeal applications shall be received by the DSC public counter and paid for on or before the above date or the appeal will not be accepted.

Forms are available online at http://planning.lacity.org/development-services/forms. Public offices are located at:

Metro DSC
(213) 482-7077
201 N. Figueroa Street
Los Angeles, CA 90012
planning.figcounter@lacity
.org
Van Nuys DSC
(818) 374-5050
6262 Van Nuys Boulevard
Van Nuys, CA 91401
[email protected]
West Los Angeles DSC
(CURRENTLY CLOSED)
(310) 231-2901
1828 Sawtelle Boulevard
West Los Angeles, CA 90025
[email protected]
City Planning staff may follow up with the appellant via email and/or phone if there are any questions or missing materials in the appeal submission, to ensure that the appeal package is complete and meets the applicable LAMC provisions.

If you seek judicial review of any decision of the City pursuant to California Code of Civil Procedure Section 1094.5, the petition for writ of mandate pursuant to that section must be filed no later than the 90th day following the date on which the City's decision became final pursuant 2-511
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to California Code of Civil Procedure Section 1094.6. There may be other time limits which also affect your ability to seek judicial review.

Verification of condition compliance with building plans and/or building permit applications are done at the City Planning Metro or Valley DSC locations. An in-person or virtual appointment for Condition Clearance can be made through the City’s BuildLA portal (appointments.lacity.org). The applicant is further advised to notify any consultant representing you of this requirement as well.

QR Code to
Online Appeal Filing
QR Code to Forms for InPerson Appeal Filing
QR Code to BuildLA
Appointment Portal for
Condition Clearance
Pursuant to LAMC Section 12.22-A.25(g)(2)(i)(f), only an applicant, abutting property owners, and abutting tenants can appeal this Determination. Per the Density bonus Provision of State Law (Government Code Section §65915) the Density Bonus increase in units above the base density zone limits, increase in FAR, and the appurtenant parking reductions are not a discretionary action and therefore cannot be appealed. Only the requested incentives are applicable. Per Section 12.22-A.25 and 12.22-A.31 of the LAMC, appeals of Density Bonus Compliance Review cases are heard by the City Planning Commission.

VINCENT P. BERTONI, AICP
Director of Planning
Approved by:

Prepared by:

Jane Choi, AICP, Principal Planner Ricardo Vazquez, City Planning Associate [email protected]
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ATTACHMENT 13
Replacement Unit Determination Letter
City of Beverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 p (310) 285-1141 f (310) 858-5966 BeverlyHills.org August 25, 2023
RE: Dual-jurisdictional Properties
Replacement Unit Determination
Ms. Atkinson:

Thank you and your team for taking the time to discuss how to best administer the replacement requirements, enumerated in California Government Code Section 66300, in the context of properties that are located partially in Beverly Hills and partially in Los Angeles due to the location of the jurisdictional boundary. As requested at the conclusion of that meeting, we agreed to provide a summary of how Beverly Hills proposes to implement the replacement requirements for dual-jurisdictional properties. The focus of this memorandum is primarily for 412 N.

Oakhurst Drive (the Oakhurst property), but also includes a proposal for how to administer the replacement requirement for similarly situated parcels on North Oakhurst Drive.

The Oakhurst property is improved with a four-story, 15-unit multi-family residential building.

The lot depth is 150’ with the first 43’ (approx.) located in Beverly Hills and the remaining 107’ (approx.) located in Los Angeles. The property fronts on a public street in Beverly Hills and maintains a Beverly Hills address. Six of the existing units are located partially in Beverly Hills and partially in Los Angeles, with the remaining nine units located fully in Los Angeles.

State law does not appear to have contemplated dual-jurisdictional properties when developing replacement requirements for existing protected units. As such, this presents uncertainty in how the six units that are located over the jurisdictional boundary, and thus partially in each jurisdiction, are to be replaced, and which jurisdiction has the obligation to require replacement.

As we discussed, it does not seem appropriate for a single unit to be subject to a replacement obligation in both jurisdictions, which would result in two replacement units for each existing unit.

The City of Beverly Hills believes that the six units that are located in both cities should be under the jurisdiction of Beverly Hills to replace, with the remaining nine units that are located fully in Los Angeles under the jurisdiction of Los Angeles, for the following reasons:
2  The property fronts on a public street in Beverly Hills that provides primary access to the existing units.
 The property maintains a Beverly Hills address and is located within a Beverly Hills permit parking zone; parking permits for qualifying future tenants would be issued by Beverly Hills.
 Water service for the existing building at 412 N. Oakhurst Drive is provided by the City of Beverly Hills. Additionally, water service for all dual-jurisdictional properties on the 300 and 400 blocks of North Oakhurst Drive is provided by the City of Beverly Hills.  As it relates emergency services, both the Beverly Hills Fire Department and Beverly Hills Policy Department are considered first responders for calls of service at the property, as well as the other properties that have frontage along and are addressed on North Oakhurst Drive.

Based on the foregoing, the following table provides information on the existing units, the jurisdictions in which they are currently located, and Beverly Hills’ proposal as to which city will be responsible for requiring replacement under pursuant to California Government Code Section 66300 and any other applicable State law that pertains to the replacement of existing units.

Unit No. Unit Size Existing Jurisdiction Replacement Jurisdiction 100 One-bedroom Beverly Hills/Los Angeles Beverly Hills 101 Two-bedroom Beverly Hills/Los Angeles Beverly Hills 102 Two-bedroom Los Angeles Los Angeles
103 Two-bedroom Los Angeles Los Angeles
104 Two-bedroom Los Angeles Los Angeles
200 One-bedroom Beverly Hills/Los Angeles Beverly Hills 201 Two-bedroom Beverly Hills/Los Angeles Beverly Hills 202 Two-bedroom Los Angeles Los Angeles
203 Two-bedroom Los Angeles Los Angeles
204 Two-bedroom Los Angeles Los Angeles
300 One-bedroom Beverly Hills/Los Angeles Beverly Hills 301 Two-bedroom Beverly Hills/Los Angeles Beverly Hills 302 Two-bedroom Los Angeles Los Angeles
303 Two-bedroom Los Angeles Los Angeles
304 Two-bedroom Los Angeles Los Angeles
Given the lack of information regarding the existing or past tenants the City of Beverly Hills expects the affordability levels for the replacement of the six protected units would be determined based on the currently available Comprehensive Housing Affordability Strategy (CHAS) data for the city, which would result in a total of three deed-restricted lower income units in Beverly Hills.

Based on information provided by the Los Angeles Housing Department at the meeting held 3 virtually on July 20, 2023, the use of the CHAS data for those units full in Los Angeles would result in seven deed-restricted affordable units, for a total of ten deed-restricted affordable units in the proposed housing development.

There are a number of similarly situated dual-jurisdictional properties along North Oakhurst Drive, which may present similar replacement issues as those at 412 N. Oakhurst Drive should redevelopment be proposed. To the extent that future housing developments are proposed on these sites, and where an existing unit may be located in both jurisdictions, we propose that the same replacement methodology should be applied. The methodology can be summarized as follows:
 If an existing unit is located fully in Beverly Hills, it shall be replaced by Beverly Hills.  If an existing unit is located fully in Los Angeles, it shall be replaced by Los Angeles.  If an existing unit is located partially in both Beverly Hills and Los Angeles, and the property fronts on a public street in Beverly Hills, it shall be replaced by Beverly Hills.  If an existing unit is located partially in both Beverly Hills and Los Angeles, and the property fronts on a public street Los Angeles, it shall be replaced by Los Angeles.

This approach would provide both cities the opportunity to require replacement units in their respective jurisdictions and would eliminate the potential alternative that could result in a housing developer being required to provide two deed-restricted affordable units for each single protected unit that may be located partially in each jurisdiction. The agreement between Beverly Hills and Los Angeles to implement California Government Code Section 66300 as summarized in this letter will provide clarity for future housing developments and further the goal of providing additional affordable housing opportunities in both jurisdictions in a manner that is consistent with the intent of State law.

In order to facilitate an expeditious processing of the housing project, and to streamline future reviews of similar projects, please provide a response on this approach no later than September 8, 2023.

Please feel free to contact me directly at (310) 285-1135 or [email protected] if you have any questions.

Sincerely,
_______________________________________
Masa Alkire, AICP, City Planner
Consent to this approach for the Los
Angeles Housing Department provided by:

Ashley E. Atkinson, AICP
Director of Asset Management
October 13, 2023
ATTACHMENT 14
Notice of Public Hearing
City Clerk's Office
City of Beverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 p (310) 285-1000 f (310) 858-5966 BeverlyHills.org

PUBLIC NOTICE

NOTICE IS HEREBY GIVEN that the Council of the City of Beverly Hills, at its meeting to be held on Tuesday, June 17, 2025, at 7:00 p.m., in the Council Chamber of the City Hall, 455 N. Rexford Drive, Beverly Hills, CA 90210, will hold a public hearing to consider:

AN APPEAL OF THE PLANNING COMMISSION’S DECEMBER 12, 2024

DECISION APPROVING A DEVELOPMENT PLAN REVIEW AND DENSITY BONUS PERMIT TO ALLOW FOR THE CONSTRUCTION OF A NEW EIGHTSTORY, 52-UNIT MULTI-FAMILY RESIDENTIAL BUILDING ON A DOUBLE

JURISDICTIONAL PROPERTY LOCATED IN BOTH BEVERLY HILLS AND LOS ANGELES WHERE 12 UNITS WOULD BE CONSTRUCTED IN BEVERLY HILLS AND 40 UNITS WOULD BE CONSTRUCTED IN LOS ANGELES, AT 412 NORTH OAKHURST DRIVE.

On December 26, 2024, Rabbi Ruben Milikian (the “Appellant”), submitted a letter appealing Planning Commission’s December 12, 2024 decision approving a Development Plan Review, Density Bonus Permit, and R-4 Permit to allow for the construction of a new eight-story, 52-unit multi-family residential building on a double jurisdictional property located at 412 North Roxbury Drive and finding the project exempt from the California Environmental Quality Act.

ENVIRONMENTAL REVIEW
The project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA, Public Resources Code Sections 21000 et seq.), the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.), and the environmental regulations of the City. An analysis was conducted by Michael Baker International to assess whether this project qualifies for an exemption from CEQA as an in-fill development project. Based on this assessment, the Planning Commission found that project qualified for a Class 32 Categorical Exemption (In-fill Development Projects) pursuant to Section 15332 of the State CEQA Guidelines. The City Council, on appeal, will consider whether or not to find the project exempt from further review under CEQA.

City of Beverly Hills | 455 N. Rexford Drive Beverly Hills, California 90210 | t(310) 285-1000 f(310) 385-0862 | BeverlyHills.org

HOW TO PARTICIPATE IN THE CITY COUNCIL MEETING
Please be advised that pre-entry metal detector screening requirements are now in place at City Hall. Members of the public are requested to plan visits accordingly. Members of the public may participate in the meeting by attending in-person or telephonically, and may view the meeting through live webcast or BHTV Channel 10 on Spectrum Cable. City Council meetings are broadcast on local Beverly Hills television and on other media platforms. Anyone who participates at the meeting and/or enters the City Council Chamber is subject to having their image displayed.

These recordings will remain publicly accessible in perpetuity.

Public Comment Participation:
• Oral Comment/Listen only: (310) 288-2288
• Email: [email protected]
• Video (during public comment only): http://beverlyhills.org/comment • To Watch Video Live: http://beverlyhills.org/live or
• On-Demand: http://beverlyhills.org/citycouncilmeetings • In-Person: Submit a Speaker Card to the City Clerk at the meeting How to Submit Public Comment (Email/Video):

It is recommended that public written comments be submitted to the City Clerk’s office by 12:00 p.m. on the meeting date. Public comments will also be taken during the meeting when the topic is being reviewed by the City Council/Parking Authority. Written comments should identify the Agenda Item Number or Topic in the subject line of the email. The City Clerk will read only the first three minutes (approximately 350 words) of a written comment. In the event of a large number of written comments on one item, written comments may be summarized by the City Clerk’s Office. The entire written comment shall be archived in full as part of the record.

If a comment is received after the agenda item is heard, it will not be a part of the record. Public comment via video conference will be no longer than three (3) minutes per each individual comment, subject to City Council discretion based on the anticipated length in the meeting. Inperson speaker cards may be submitted to the City Clerk directly during the meeting.

Any interested person may participate in the meeting and be heard or present written comments to the City Council. According to Government Code Section 65009, if you challenge the Council’s action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City, either at or prior to the public hearing.

In Person Participation:

All interested persons are invited to attend and speak on this matter in person. Please see the above information on the location and time of this meeting.

City of Beverly Hills | 455 N. Rexford Drive Beverly Hills, California 90210 | t(310) 285-1000 f(310) 385-0862 | BeverlyHills.org If there are any questions regarding this notice, please contact Minjee Hahm, AICP, Senior Planner in the Planning Division at (310) 285-1136, or by email at [email protected].

Please also contact us to add your email to the interested parties list for this ordinance, so that important updates and notifications may be sent to you.

HUMA AHMED
City Clerk
Pursuant to the Americans with Disabilities Act, the City of Beverly Hills will make reasonable efforts to accommodate persons with disabilities. If you require special assistance, please call (310) 285-2400 (voice) or (310) 285-6881 (TTY). Providing at least forty-eight (48) hours advance notice will help to ensure availability of services. City Hall, including the Council Chamber and Room 280A, is wheelchair accessible.

The City Hall Council Chamber and Room 280A are also equipped with audio equipment for the hearing impaired.

REVISED
City Clerk's Office
City of Beverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 p (310) 285-1000 f (310) 858-5966 BeverlyHills.org

PUBLIC NOTICE

AN APPEAL OF THE PLANNING COMMISSION’S DECEMBER 12, 2024

DECISION APPROVING A DEVELOPMENT PLAN REVIEW AND DENSITY BONUS PERMIT TO ALLOW FOR THE CONSTRUCTION OF A NEW EIGHTSTORY, 52-UNIT MULTI-FAMILY RESIDENTIAL BUILDING ON A DOUBLE

On December 26, 2024, Rabbi Ruben Milikian (the “Appellant”), submitted a letter appealing Planning Commission’s December 12, 2024 decision approving a Development Plan Review, Density Bonus Permit, and R-4 Permit to allow for the construction of a new eight-story, 52-unit multi-family residential building on a double jurisdictional property located at 412 North Oakhurst Drive and finding the project exempt from the California Environmental Quality Act.

City of Beverly Hills | 455 N. Rexford Drive Beverly Hills, California 90210 | t(310) 285-1000 f(310) 385-0862 | BeverlyHills.org

These recordings will remain publicly accessible in perpetuity.

In Person Participation:

All interested persons are invited to attend and speak on this matter in person. Please see the above information on the location and time of this meeting.

Please also contact us to add your email to the interested parties list for this ordinance, so that important updates and notifications may be sent to you.

The City Hall Council Chamber and Room 280A are also equipped with audio equipment for the hearing impaired.

ATTACHMENT 15
Planning Commission
Public Correspondence
6/13/23, 6:12 PM Mail - Didier Murillo - Outlook
https://outlook.office365.com/mail/id/AAQkAGNjMzk4MjBhLTMyMTMtNDNiMy04ZTE3LWZmOGY0YjNiMDBlYQAQANOWmridYUOCqSWYeofcVNg%3D 1/1 412 N Oakhurst Drive, Beverly Hills, Ca
Jennifer Sanborn
Thu 6/8/2023 7:43 PM
To:Didier Murillo <[email protected]>
Cc:Ruben Milikan ;'Ruben Milikan'
CAUTION: External Sender
Use caution when clicking links or opening attachments
Dear Mr. Murillo,
I am a resident of the building on Oakhurst. Everyone in our building is against the proposed destruction of our home, and the planned apartment complex replacement.

We would like to be placed on the interested parties list, and appraised of any hearings regarding this matter.

We would like to make an appointment with you to discuss this application.

Sincerely,
Jennifer Sanborn
6/13/23, 6:18 PM Mail - Didier Murillo - Outlook
https://outlook.office365.com/mail/id/AAQkAGNjMzk4MjBhLTMyMTMtNDNiMy04ZTE3LWZmOGY0YjNiMDBlYQAQAOffREQQIPNPkXE4JEt4Zg0%3D 1/1 pending app for development
Wed 6/7/2023 8:57 AM
To:Didier Murillo <[email protected]>
CAUTION: External Sender
Use caution when clicking links or opening attachments
Oh no, I definitely want to vote NO that that apt bldg is not built.

It's too tall, our street and alley are busy enough, there is enough construction dust all around us already, I could go on and on. For sure this will add to the traffic on street, accidents and parking issues!
Please keep us posted!!
6/5/23, 11:28 AM Mail - Didier Murillo - Outlook
https://outlook.office365.com/mail/inbox/id/AAQkAGNjMzk4MjBhLTMyMTMtNDNiMy04ZTE3LWZmOGY0YjNiMDBlYQAQAMjwZXb057xMnI7IdsQ74qk… 1/1 Re. Proposed new seven-story high ceiling development at 412 North Oakhurst Drive.

Thu 6/1/2023 7:26 PM
To: Didier Murillo <[email protected]>
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Dear Mr. Murillo,
Re. Proposed new seven-story high ceiling development at 412 North Oakhurst Drive.

Thank you for your recent circular correspondence dated May 31st 2023.

This proposed seven story building is a classic example of increasing planning excess in Beverly Hills.

Of course ever-higher buildings mean easy extra profit for developers, but they demonstrate a cynical disregard for the quality of life of local residents.

Beverly Hills planners’ priority should be to respect and protect the quality of life of people who already live here.

Unfortunately, our planners’ questionable decisions, seemingly persuaded by lobbyists with deep pockets, are turning our residential streets in to ever-deeper and darker sun-starved canyons of concrete and stucco.

This is Beverly Hills! We need to see the sun and the sky! So, please desist from allowing ever-taller, higherdensity buildings before it is too late; these bigger blocks are a blight on our lived environment, and represent the ruination of the area’s traditional character.

Over-development is unnecessary and is so easy to stop. Each new build seems to stand head and shoulders above the previous tallest. Doubtless some are making a significant buck through encroachment, but this is taking us collectively in the wrong direction - to a depressing, diminishing, overcast and overcrowded state from which there is little prospect of return.

Please stop this development, and stop the creep upwards. Stop being persuaded that extra floors are acceptable – they are not, they are choking us.

Yours sincerely,
Marcus Dillistone
Resident.

same standards with regards to signage at the property and noticing (regarding new applications). That there was no opposition in the City of Los Angeles speaks to lack of public awareness of the project.

We also disagree with the Class 32 Exemption Report on a number of different levels.

We would challenge the majority of the “Consistency Analysis” with the General Plan.

As an example of what does work in Los Angeles, please examine 105 South Doheny, a recently developed property, which blends into the neighborhood. In contrast, 137 North Doheny, another new construction, does not.

We have the following recommendations:

Front Setback 25’ feet. This can be achieved by the Applicant negotiating with the City of Los Angeles for reduced rear setback.

Modulation: The portion in Beverly Hills will comply with current height restrictions of 33’. Then, the structure can modulate into the larger portion in Los Angeles.

Parking: The Applicant intends to charge for parking. Such parking rates should not be more than other any other properties in the area, in order to encourage use of off-street parking
Making parking permits unavailable to these new residents would be inconsistent with the neighborhood. The neighborhood would have no problem if to achieve such a goal that visitor parking could be on the street.

Income Verification: There was reference that current income could not be obtained from existing residents. This is important due to the calculation of Very Low Income and Low Income units.

In every tenant file, in addition to the lease, there is a rental application which includes income and other information. Merely apply a COI multiplier to each application, and that will provide some indication.

Rooftop Ammenities: There are currently no rooftop amenities. Let’s have those included in the current Application, as opposed to having them proposed later.

Re-Renting to Existing Tenants: There is a provision in the City Of Los Angeles Municipal Code which allows displaced tenant to return to their newly constructed units at inflationadjusted previous rents.

This provision should be included in the Resolution, so that there is no ambiguity. If the Applicant objects, it should be noted that few tenants avail themselves of such an option.

Mid City West: As there was no easy way for Los Angeles residents to weigh-in on the project, we propose that the Applicant seek approval from the Mid City West Neighborhood Council.
=============
In closing, for all intents and purposes, this is a Los Angeles project with a Beverly Hills address. The tenants, and owners, will benefit from “living” in Beverly Hills. Most residents in dual jurisdictional buildings do not know they technically live in Los Angeles.

They receive Beverly Hills Police, Fire, Water, BHUSD and other services. The new tenants at 412 North Oakhurst will believe that they are Beverly Hills residents, but the City only receives property taxes on 12 of the 52 units.

Please do not approve this project unless substantial changes are made. Due to the dual jurisdictional nature of the proposed project, there is more latitude than with other Application to force change.

Thank you for allowing us to make this public comment.

Oakhurst Neighborhood Group

To: Planning Commission of the City of Beverly Hills
From: Sue Garbowitz, N. Oakhurst Drive
Re: Proposed Project at 412 N. Oakhurst Drive
I am writing today to strongly oppose the proposed 52 unit development at 412 N. Oakhurst Drive. This project, combined with the proposed project at 401 N. Oakhurst Drive will have a significant impact on the use and enjoyment of existing residents on this quiet and charming street in Beverly Hills.

The construction of this huge project will be pure misery for residents for probably at least 5 years, due all the
construction noises (drilling, hammering, workers talking very loud). The project will destroy the character of the
neighborhood, increase traffic significantly, make parking on the street more difficult and increase pollution and greenhouse gases in the area. This will be doubly bad if you approve the project at 401 N. Oakhurst Drive as well.

Please consider the impact on the residents when making your decision on moving forward with this horrible project.

Thank you very much,
Sue Garbowitz

Dear Planning Commission,
Overall, the proposed project will be a welcome update to the neighborhood. However, I would like to state my concerns with some aspects of the design at 412 N. Oakhurst Dr.

For several months there has been notice of plans in review and of an upcoming public hearing, the date of which was appropriately announced. However, the proposed building originally consisted of a 7-floor structure, and the design on the most recent public hearing notice has changed to an 8-floor structure consisting of several more units than previously proposed, although still only limited to 3 income-based housing units. This change was subtly carried out and without reasonable notice or advertisement to the public.

Regardless of which plan is submitted for permit, any structure higher than the 5-floor standard in this residential area will significantly impact the surrounding community by causing diminished light as well as reduced skyline and mountain views. Furthermore, the architectural aspects of the street and the community will be negatively impacted by a substantially taller building that will appear as overbearing and out of place. I would ask that reasonable consideration is given to the appropriateness of the number of floors proposed, especially considering that only 3 income-based housing units will be added, despite the high-density allowances applied in planning.

Finally, there is no information about parking availability and garage parking planned for this building. The street at baseline does not have ample parking to accommodate this many units, and underground / garage parking should be large enough to provide the necessary spaces with the number of units built.

Thank you for your consideration,
Oakhurst Drive Homeowner

decision to move forward with this project would undermine public trust and set a precedent for prioritizing profit over people.

I urge the Planning Commission to protect the integrity of Beverly Hills and reject this proposal.

The long-term well-being of our community depends on responsible development that respects the standards and values we have worked hard to uphold.

Thank you.

From: Cindy Gordon
To: Minjee Hahm
Subject: Fw: 412 North Oakhurst Drive
Date: Monday, December 2, 2024 7:44:12 AM
From: Alina Palimaru
Sent: Friday, November 29, 2024 4:51 PM
To: CommentPC <[email protected]>
Subject: 412 North Oakhurst Drive
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Hello,
I am writing to register my vehement opposition to the building of an 8-story building at the address above.

This is unacceptable considering the cumulative impact of various developments already underway on the environment, noise pollution, quality of life, and fabric of this city.

Please stop the scourge of development in this already densely populated area.

Thank you,
Alina Palimaru
ATTACHMENT 16
Project Plans
REV. ISSUE DATE
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---
OAKHURST APARTMENTS412 N. OAKHURST DR.BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

COVER SHEET

PLANNING SUBMITTAL
412 N OAKHURST DRIVE, BEVERLY HILLS, 90210

MULTIFAMILY HOUSING
REVISED 05/21/2024
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 REV. ISSUE DATE
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G 001 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

PROJECT INFORMATION -BEVERLY HILLS
SHEET

NUMBER SHEET NAME
--- COVER SHEET
G 001 PROJECT INFORMATION - BEVERLY HILLS
G 200 MODULATION DIAGRAM
G 300 SUN STUDY
G 400 PARKING MANEUVERING DIAGRAMS
G 401 PARKING MANEUVERING DIAGRAMS
A 100 SITE SURVEY
A 101 SITE PLAN
A 200 BASEMENT P02
A 201 BASEMENT P01
A 202 GROUND FLOOR
A 203 SECOND FLOOR
A 204 THIRD FLOOR
A 205 FOURTH FLOOR
A 206 FIFTH FLOOR
A 207 SIXTH FLOOR
A 208 SEVENTH FLOOR
A 209 EIGHTH FLOOR
A 210 ROOF PLAN
A 300 SECTION FACING NORTH
A 301 SECTION FACING EAST
A 400 ELEVATION
A 401 ELEVATION
A 402 ELEVATION
A 403 ELEVATION
A 500 RENDERINGS
A 900 WINDOW SCHEDULE
L-101 SITE PLAN
L-200 PLANTING PLAN
L-201 PLANT SCHEDULE
L-202 PLANT PALETTE
L-300 WEST ELEVATION
L-301 ENLARGED WEST ELEVATION
L-400 LIGHTING PLAN

PROJECT SUMMARY
PROJECT ADDRESS:

LEGAL DESCRIPTION

PROJECT DESCRIPTION

PARKING SUMMARY

OUTDOOR LIVING SPACE

ZONING ANALYSIS

VICINITY MAP

PROJECT DIRECTORY

UNIT SUMMARY
HEIGHT:

BEVERLY HILLS:

PER GENERAL PLAN: 60 FEET (MFR HI)
UNDER GOV. CODE, § 65589.5(J)4, THE GENERAL PLAN CONTROLS.

HEIGHT PROPOSED: 86'-11" FEET
MODULATION:

BEVERLY HILLS: (BHMC § 10-3-2806)
SEE MODULATION DIAGRAM ON G 200
OVERVIEW:
412 N. OAKHURST IS LOCATED IN BOTH BEVERLY HILLS AND LOS ANGELES. THE

BEVERLY HILLS PORTION OF THE PROJECT WILL NEED TO OBTAIN BEVERLY HILLS ENTITLEMENTS; THE LOS ANGELES PORTIONS WILL NEED TO COMPLY WITH LOS ANGELES ZONING AND OBTAIN LOS ANGELES ENTITLEMENTS.

ZONE:

FOR BEVERLY HILLS, MFR HI DENSITY
ZONING DESIGNATIONS: FOR BEVERLY HILLS, R-4
DENSITY:

BEVERLY HILLS:

PER GENERAL PLAN:
50 DU/ACRE (MFR HIGH)
UNDER GOV. CODE, § 65589.5(J)4, THE GENERAL PLAN DENSITY GOVERNS.

THE BEVERLY HILLS PORTION IS 102.66 FEET X 42.57 FEET PER ZIMAS. THUS, TOTAL BEVERLY HILLS AREA WOULD BE 4,370.24 SF, OR APPROX. 0.100 ACRES.

AT 50 DU/ACRE, THE DENSITY ON THE BEVERLY HILLS PORTION IS

5.02 DU (ROUNDED UP TO 6 WITH A DENSITY BONUS).

DENSITY BONUS: A 50% DENSITY BONUS PURSUANT TO GOV’T CODE SECTION 65915(F)(1) FOR PROVIDING 15% VERY LOW INCOME
DWELLING UNITS AND A DENSITY BONUS OF 38.75% PURSUANT TO GOVERNMENT CODE SECTION 65915(V)(2) FOR PROVIDING 10% VERY LOW INCOME DWELLING UNITS. THE TOTAL DENSITY BONUS IS

88.75% PERCENT PURSUANT TO GOV’T CODE SECTION 65915(V)(3).

A 88.75% DENSITY BONUS WOULD ALLOW 12 UNITS.

SETBACKS REQUIRED:

FRONT: 25 FEET PER NEIGHBORHOOD SETBACK MAP.

NOTE: PROJECT DOES NOT QUALIFY AS A LARGE-SCALE MULTIPLERESIDENTIAL PROJECT AND IS THEREFORE NOT SUBJECT TO ADDITIONAL FRONT SETBACK REQUIREMENTS OF BHMC 10-3-28-6E.3.B.

PROVIDED:15 FEET
REAR SETBACK: THERE IS NO REAR SETBACK AS THE REAR PROPERTY LINE IS

IN LOS ANGELES
THE SIDE SETBACKS ARE AS FOLLOWS: FOR BUILDINGS OF MORE THAN FOUR (4) STORIES OR GREATER THAN 45' IN HEIGHT, THE SUM OF THE SIDE SETBACKS FROM THE 2 LONGEST SIDE LOT LINES SHALL BE AT LEAST 23'. IN ADDITION, EACH SIDE SETBACK SHALL BE AT LEAST 9’.

PERMISSABLE ENCROACHMENTS INTO REQUIRED SIDE YARD:

PER BHMC 10-3-2810 G, ARCHITECTURAL PROJECTIONS, SUCH AS HALF

TIMBERS, CORBELS, AND WINDOW AND DOOR ACCENTS, BUT EXCLUDING BALCONIES, PROJECTING NO MORE THAN TWELVE INCHES (12") INTO SUCH YARD. (ORD. 95-O-2239, EFF. 7-7-1995; AMD. ORD. 96-O-2266, EFF. 10-18-1996; ORD. 19-O-2795, 12-0-2019)
SETBACKS PROVIDED:

FRONT: 15'
REAR: NONE (NONE REQUIRED)
NORTH: 9'
SOUTH: 9'
TOTAL COMBINED SETBACK: 18'
PER SB 1818 DENSITY BONUS ; CALIFORNIA GOVERNMENT CODE §65915(P)(1):
(A) ZERO TO ONE BEDROOM: 1 ONSITE SPACE REQUIRED
(B) TWO TO THREE BEDROOMS: 1-1/2 ONSITE SPACES REQUIRED (C) FOUR AND MORE BEDROOMS: 2-1/2 ONSITE SPACES REQUIRED (D) NO GUEST SPACES REQUIRED

REQUIRED PARKING (BEVERLY HILLS)
(9) 2B UNITS X 1.5 = 13.5 SPACES
(2) 1B UNITS X 1 = 2 SPACES
(1) 3B UNIT X 1.5 = 1.5 SPACES
TOTAL REQUIRED = 17 SPACES
TOTAL PROVIDED:
(18) STANDARD STALLS
(8) BICYCLE PARKING STALLS
LOT 1, IN THE CITY OF BEVERLY HILLS, AND LOT 2, IN THE CITY OF LOS ANGELES,COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, OF TRACT NO. 31632, AS PER MAP RECORDED IN BOOK 847, PAGES 51 AND 52 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

APN 4335-006-043
APN 4335-006-044
412 N OAKHURST DRIVE, BEVERLY HILLS, 90210

THE TOTAL PROJECT IS A NEW MULTI-FAMILY RESIDENTIAL APARTMENT

BUILDING WITH ATTACHED SUBTERRANEAN AND AT GRADE PARKING GARAGE. FULLY PRIVATELY FUNDED.

THE PORTION OF THE PROJECT WITHIN BEVERLY HILLS CITY LIMITS IS A TOTAL OF 12 APARTMENT UNITS. THE BEVERLY HILLS PORTION OF THE

PROJECT SHARES COMMON SPACES, VERTICAL CIRCULATION AND PARKING WITH THE PORTION OF THE PROJECT WITHIN LOS ANGELES CITY LIMITS.

OWNER

OAKHURST SKYLINE, LLC
150 S RODEO DRIVE, SUITE 340
BEVERLY HILLS, CA 90212
(323) 651-1000

ARCHITECT
SPF:architects
8609 WASHINGTON BLVD
CULVER CITY, CA 90232
(310) 558-0902
PER BHMC §10-3-2803, AT LEAST 200 SF OF USABLE OUTDOOR LIVING SPACE IS

REQUIRED PER EACH DWELLING UNIT
TOTAL REQUIRED: 12 X 200 SF = 2,400 SF
OUTDOOR LIVING SPACE PROVIDED:

GROUND FLOOR: 136 SF (PRIVATE)
SECOND FLOOR : 136 SF (PRIVATE)
THIRD FLOOR : 136 SF (PRIVATE)
FOURTH FLOOR : 136 SF = 68 SF(PRIVATE)+68 SF(COMMON)
FIFTH FLOOR : 136 SF = 68 SF(PRIVATE)+68 SF(COMMON)
SIXTH : 136 SF (PRIVATE)
SEVENTH : 186 SF (PRIVATE)
EIGHTH: 725 SF (PRIVATE)
TOTAL PROVIDED: 1,727 SF
UNIT # UNIT TYPE UNIT AREA DECK AREA
101 1 BEDROOM 788 SF 68 SF
102* x 1 BEDROOM 671 SF 68 SF
201 2 BEDROOM 68 SF
202* xx 2 BEDROOM 68 SF
301 2 BEDROOM 68 SF
302** 2 BEDROOM 68 SF

PROJECT
SITE
NOTE:

1. UNIT AREAS ABOVE DO NOT INCLUDE DECK AREA (CALCULATED SEPARATELY)

2. 1X ONE-BEDROOM UNIT WILL SATISFY BH 10% INCLUSIONARY HOUSING ORDINANCE AND UNIT 102 COUNTS AS ONE OF THE AFFORDABLE REPLACEMENT

UNITS (VERY-LOW-INCOME)

3. 2X TWO-BEDROOM REPLACEMENT UNITS WILL BE UNIT 202 AS VERY-LOWINCOME AND UNIT 302 AS LOW-INCOME. * INDICATES VERY LOW INCOME UNITS
**INDICATES LOW INCOME UNITS
x INDICATES SB330 AFFORDABLE UNITS
xx INDICATES AB 1287 AFFORDABLE UNITS
REPLACEMENT UNIT SUMMARY:

AREA SUMMARY
FAR

BEVERLY HILLS DOES NOT LIMIT FLOOR AREA, BUT IMPOSES MINIMUM UNIT SIZE REQUIREMENTS (BHMC § 10-3-2802):

A. EFFICIENCY UNIT: 600 SQUARE FEET.

B. ONE BEDROOM: 1,000 SQUARE FEET.

C. TWO BEDROOMS: 1,300 SQUARE FEET.

D. THREE OR MORE BEDROOMS: 1,500 SQUARE FEET.

PARKING
1 1
2 1
1 2

BEVERLY HILLS LOS ANGELES
GF
2ND
3RD

TOTAL AREA CALCULATION
GROUND FLOOR : 2,216 SF
SECOND FLOOR: 2,216 SF
THIRD FLOOR: 2,216 SF
FOURTH FLOOR: 2,216 SF
FIFTH FLOOR: 2,216 SF
SIXTH FLOOR: 2,216 SF
SEVENTH FLOOR: 2,216 SF
EIGHTH FLOOR: 1,538 SF
TOTAL: 17,050 SF
1045 SF
1035 SF
1045 SF
1035 SF
601 2 BEDROOM 68 SF
602 2 BEDROOM 68 SF
801 2 BEDROOM 1538 SF 725 SF
1 2
2 6TH
1045 SF
1035 SF

REQUESTED INCENTIVES

PAVED WALKWAY

ALLOW FOR AN ADDITIONAL PAVED WALKWAY WITHIN THE FRONT YARD

SETBACK BEYOND THE ADDITIONAL PAVED WALKWAY GRANTED BY THE REQUESTED R-4 PERMIT. THE THIRD PAVED WALKWAY, LOCATED ON THE

SOUTH SIDE, IS REQUIRED FOR EMERGENCY EGRESS FROM THE BUILDING EGRESS STAIR TO THE P.R.O.W., AND IS 44" IN WIDTH.

MINIMUM UNIT SIZE
REDUCTION OF MINIMUM UNIT SIZE ( BHMC § 10-3-2802)
HEIGHT
ALLOW FOR ADDITIONAL 26 FEET 11 INCHES BUILDING HEIGHT ABOVE THE 60

FEET OTHERWISE ALLOWED BY THE GENERAL PLAN

REQUESTED WAIVERS

1. REDUCE SIDE YARD SETBACK FROM 23 FEET OVERALL TO 18 FEET OVERALL

TO MATCH REQUIRED SETBACK ON LA SIDE OF LOT

2. REDUCE FRONT SETBACK FROM THE REQUIRED 25 FEET TO 15 FEET

3. REDUCTION IN REQUIRED OUTDOOR LIVING SPACE BY 28%

4. ALLOW FOR ADDITIONAL 26 FEET 11 INCHES BUILDING HEIGHT ABOVE THE 60

FEET OTHERWISE ALLOWED BY THE GENERAL PLAN

REQUESTED ENTITLEMENTS
DENSITY BONUS: A 50% DENSITY BONUS PURSUANT TO GOV’T CODE SECTION 65915(F)(1) FOR PROVIDING 15% VERY LOW INCOME DWELLING UNITS AND A DENSITY BONUS OF 38.75% PURSUANT TO GOVERNMENT CODE SECTION 65915(V) (2) FOR PROVIDING 10% VERY LOW INCOME DWELLING UNITS. THE TOTAL DENSITY BONUS IS 88.75% PERCENT PURSUANT TO GOV’T CODE SECTION 65915(V)(3).

R-4 PERMITS: 1. FRONT YARD PAVING [§10-3.2813]. ONE 5-FOOT WALKWAY IS ALLOWED BY §10-3.2813. PER §10-3.2813.D, AN ADDITIONAL WALKWAY MAY BE REQUESTED FOR EACH 50 FEET OF FRONTAGE. THE FRONT YARD FRONTAGE IS 102.645 FEET. THE R-4 PERMIT REQUESTS ONE ADDITIONAL 44" WIDE PAVED WALKWAY FOR A TOTAL OF (2) WALKWAYS. REFER TO THE REQUESTED WAIVERS LIST REGARDING THE THIRD PAVED WALKWAY.
3 AFFORDABLE UNITS PROVIDED IN BH

BUILDING & OCCUPANCY
BUILDING TYPE: III-A OVER I-A, FULLY SPRINKLERED
OCCUPANCY: R-2 OVER S-2 (GARAGE)
FRONT YARD PAVING CALCULATIONS:

EXISTING FRONT YARD PAVING TO BE REMOVED:

FRONT WALKWAY: 4'-0" W
FRONT DRIVEWAY: 19'-6"' W
TOTAL: 23'-6" W
PROPOSED FRONT YARD PAVED WALKWAYS: [REFER TO PROPOSED
ENTITLEMENTS AND REQUESTED WAIVERS]
FRONT ENTRY WALKWAY: 5'-0" W
EMERGENCY EGRESS WALKWAY 1: 3'-8" W
EMERGENCY EGRESS WALKWAY 2: 3'-8" W
TOTAL: 12'-4" W

THE PROPOSED PAVED WALKWAYS IN THE FRONT YARD PROVIDE A NET REDUCTION OF 11'-2" WIDTH OF PAVING FROM WHAT EXISTS ONSITE.

PER PLANNING ACTIVITY NO. PL2200529

SHEET INDEX
401 2 BEDROOM 1035 SF 68 SF 1 4TH
5TH
7TH
8TH
501 2 BEDROOM 1035 SF 68 SF 2
701 3 BEDROOM 2030 SF 186 SF 2
1 SB330 SUBMITTAL 12/20/2022
2 SB330 RESUBMITTAL 02/03/2023
3 SB330 RESUBMITTAL 06/12/2023
4 SB330 RESUBMITTAL 08/09/2023
5 SB330 RESUBMITTAL 11/20/2023
6 SB330 RESUBMITTAL 12/21/2023
7 SB330 RESUBMITTAL 04/17/2024
8 SB330 RESUBMITTAL 05/21/2024
SB330 EDITS 07/18/24
REV. ISSUE DATE
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G 200 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

MODULATION DIAGRAM
OAKHURST DR MODULATION PROVIDED:
(FOOTPRINT OF MODULATION SHOWN IN PINK)
REQUIRED MODULATION PER BHMC 10-3-2806:
4% OF THE AGGREGATE PRINCIPLE BUILDING AREA
FOR BUILDINGS (5) STORIES IN HEIGHT OR MORE
AGGREGATE PRINCIPAL BUILDING AREA:
2,195 SF X 8 STORIES = 17,560 SF
17,560 X .04 = 702.4 SF REQUIRED
TOTAL MODULATION PROVIDED: 725 SF (> 702.4 SF)
NOTE: REFER TO EIGHTH FLOOR PLAN ON A 209 FOR

DIMENSIONED AREA FOOTPRINT
OAKHURST DR. (FRONT)
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 4:43 PM
December 21 7:00 AM
9:00 AM
WS
NE
4:43 PM
December 21 7:00 AM 12:00 PM
WS
NE
4:43 PM
December 21 7:00 AM
3:00 PM
WS
NE
4:43 PM
December 21 7:00 AM
W 6:00 PMS
NE
7:03 PM
June 21
4:47 AM
6:00 AM
WS
N
E
7:03 PM
June 21
4:47 AM
9:00 AM
WS
N
E
7:03 PM
June 21
4:47 AM
12:00 PM
WS
NE
7:03 PM
June 21
4:47 AM
3:00 PM
WS
NE
7:03 PM
June 21
4:47 AM
6:00 PM
WS
NE
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G 300 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

SUN STUDY
1 SCALE:

WINTER SOLSTICE 9AM
2 SCALE:

WINTER SOLSTICE 12PM
3 SCALE:

WINTER SOLSTICE 3PM
4 SCALE:

WINTER SOLSTICE 6PM
5 SCALE:

SUMMER SOLSTICE 6AM
6 SCALE:

SUMMER SOLSTICE 9AM
7 SCALE:

SUMMER SOLSTICE 12PM
8 SCALE:

SUMMER SOLSTICE 3PM
9 SCALE:

SUMMER SOLSTICE 6PM
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
DN
DN
UP
DN
DN
UP
DN
DN
BH LA
BH LA
2 - BH 1 - BH 4 - LA 3 - LA 2 - LA 1 - LA
9 - BH 5 - LA
876543
6 - LA
H.C.

BH
BH
BH
BH
BH
BH

STORAGE
ELEV 1 ELEV 2
MECH
SHAFT

BEVERLY HILLS
42' - 7"
202.a/ 601.a
201.b/ 701.b
201.a/
701.a
101.a / 102.a
302.a/ 401.a
302.b/ 602.b
301.a 602.a
501.a/
801.a
501.b/
801.b
BH LA
BH LA
2 - BH 1 - BH 4 - LA 3 - LA 2 - LA 1 - LA
9 - BH 5 - LA
876543
6 - LA
H.C.

BH
BH
BH
BH
BH
BH

STORAGE
ELEV 1 ELEV 2
MECH
SHAFT

BH
BH
BH
BH
BH
BH

STORAGE
ELEV 1 ELEV 2
MECH
SHAFT

BEVERLY HILLS
42' - 7"
202.a/ 601.a
201.b/ 701.b
201.a/
701.a
101.a / 102.a
302.a/ 401.a
302.b/ 602.b
301.a 602.a
501.a/
801.a
501.b/
801.b
REV. ISSUE DATE
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CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
G 400 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

PARKING MANEUVERINGDIAGRAMS
1 SCALE: 1" = 10'-0"
B01/B02 MANEUVER DIAGRAM - SPACE 301.a/602.a
2 SCALE: 1" = 10'-0"
B01/B02 MANEUVER DIAGRAM - SPACE 201.b/701.b
3 SCALE: 1" = 10'-0"
B01/B02 MANEUVER DIAGRAM - SPACE 101.a/102.a
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
DN
DN
UP
DN
DN
UP
DN
DN
BH LA
BH LA
2 - BH 1 - BH 4 - LA 3 - LA 2 - LA 1 - LA
9 - BH 5 - LA
876543
6 - LA
H.C.

BH
BH
BH
BH
BH
BH

STORAGE
ELEV 1 ELEV 2
MECH
SHAFT

BH
BH
BH
BH
BH
BH

STORAGE
ELEV 1 ELEV 2
MECH
SHAFT

BH
BH
BH
BH
BH
BH

STORAGE
ELEV 1 ELEV 2
MECH
SHAFT

BEVERLY HILLS
42' - 7"
202.a/ 601.a
201.b/ 701.b
201.a/
701.a
101.a / 102.a
302.a/ 401.a
302.b/ 602.b
301.a 602.a
501.a/
801.a
501.b/
801.b
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
G 401 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

PARKING MANEUVERINGDIAGRAMS
1 SCALE: 1" = 10'-0"
B01/B02 MANEUVER DIAGRAM - SPACE 501.a/801.a
2 SCALE: 1" = 10'-0"
B01/B02 MANEUVER DIAGRAM - SPACE 501.b/801.b
3 SCALE: 1" = 10'-0"
B01/B02 MANEUVER DIAGRAM - SPACE 201.a/701.a
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 100 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

SITE SURVEY
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 DN
2 AE
16 C
345
D
8 B
PROPOSED 8-STORY

MULTIFAMILY BUILDING W/ TWO

LEVELS SUBTERRANEAN PARKING CITY OF BEVERLY HILLS

JURISDICTION

PUBLIC RIGHT OF
WAY

PROJECT SITE

CL OF ALLEY

TRANSFORMER
PL (102'-7 3/4")
PL (149' - 11 1/2")
PL (102'-7 3/4")
PL (149' - 11 1/2")
BASEMENT PARKINGDRIVEWAYENTRANCE + EXIT
BH LA
BH LA

LOS ANGELES

OUTLINE OF EXISTING

BUILDING TO BE

DEMOLISHED
OAKHURST DR.

PAVING

PLANTING - SEE

LANDSCAPE DWGS

PLANTED PARKWAY

TO REMAIN
LEGEND
LEVEL 01 PARKINGENTRANCE + EXIT
5'-0" OFFSET LINE

FROM BUILDING
100.25' LOWEST ADJ.

GRADE WITHIN 5' OF

BUILDING LINE

FDC SIAMESE CONNECTION
(E) STREET TREE TO REMAIN (4)

SIDEWALK TO BE REMOVED

AND REPLACED PER CITY

STANDARDS

PLANTED PARKWAY TO REMAIN

DRIVEWAY CURB CUT TO BE

REMOVED AND REPLACED

WITH PLANTING

PUBLIC RIGHT
OF WAY

PROJECT SITE

SETBACK
15' - 0" 27' - 7" 107' - 5"

BEVERLY HILLS
42' - 7"

CITY OF LA
107' - 5"

SETBACK
9' - 0" 84' - 8"

SETBACK
9' - 0"

PLANTER WALL PER

LANDSCAPE - SHALL COMPLY
WITH 10-3-2814, PLASTER

FINISH ON BOTH SIDES,

TYPICAL

EGRESS PATH
3' - 8" 70' - 2" 5' - 0" 19' - 7"

EGRESS PATH
3' - 8"

PLANTING TO PROVIDE
PRIVATE DECK SCREENING.

SEE LANDSCAPE ELEVATION

PLANTING TO PROVIDE
PRIVATE DECK SCREENING.

SEE LANDSCAPE ELEVATION

THIRD PAVED WALKWAY

TO EGRESS STAIRS

BUILDING ENTRY
(WALKWAY 1)

EGRESS PATH
(WALKWAY 2)

EGRESS PATH
(WALKWAY 3)
6' - 0"
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____
6"
6"

TREES PER LANDSCAPE

TREES PER LANDSCAPE
REV. ISSUE DATE
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ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 101 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

SITE PLAN
1 SCALE: 1/8" = 1'-0"

SITE PLAN - BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
UP
1 A-300
2 AE
16 C
345
D
8 B
1 A-301
149' - 11 1/2"
BH LA
2 - BH 1 - BH 4 - LA 3 - LA 2 - LA 1 - LA
9 - BH 5 - LA
876543
24 - LA 23 - LA 22 - LA
6 - LA 7 - LA 8 - LA 9 - LA
10 12
14 16
18 11
13 15
17 19
21 20
H.C.

BH
BH
BH
BH
BH
BH
LA
LA
LA
LA
LA
LA
LA
LA
LA
LA
LA
LA

STORAGE STORAGE
ELEV 1 ELEV 2 MECH
SHAFT
DOWN
DOWN
DOWN
DOWN
DOWN
24 L.A. PARKING SPACES

9. B.H. PARKING SPACES
33 PARKING SPACES TOTAL

PARKING
BH LA
19' - 0"
2' - 6" 9' - 0" 9' - 0" 9' - 0" 1' - 7 3/4" 9' - 0" 9' - 0" 9' - 0" 4' - 0" 19' - 0"

CITY OF LOS ANGELES

JURISDICTION
10' - 0" MIN.
12' - 0" MIN.
10' - 0" MIN.
12' - 0" MIN.

R20' - 0"

90.00°

90.00°
10' - 0"
10' - 0"
10' - 0" MIN.
12' - 0" MIN.
10' - 0" MIN.
12' - 0" MIN.

R20' - 0"

90.00°

90.00°
10' - 0"
10' - 0"

RAMP ABOVE
7' - 7" 9' - 0" 9' - 0"
10' - 0" 9' - 0" 7' - 0"
98' - 7 3/4"

SEE MANEUVERING
DIAGRAMS ON G 400
& G 401

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"
1 A 301
1 A 300
CLR. BACKUP
27' - 2"
4' - 2"
3' - 0"
4' - 0"
19' - 0"
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 200 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker
BASEMENT P02
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - BASEMENT P2 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
DN
UP
DN
DN
1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 BH LA A-301
BH LA
2 - BH 1 - BH 4 - LA 3 - LA 2 - LA 1 - LA
9 - BH 5 - LA
876543
24 - LA 23 - LA 22 - LA
6 - LA 7 - LA 8 - LA 9 - LA
10 12
14 16
18 11
13 15
17 19
21 20
H.C.

BH
BH
BH
BH
BH
BH
LA
LA
LA
LA
LA
LA
LA
LA
LA
LA
LA
LA

ELECTRICAL ROOM
BIKE

STORAGE
ELEV 1 ELEV 2
MECH
SHAFT
DOWN
DOWN
DOWN
DOWN
DOWN
SPOTS
BELOW
24 L.A. PARKING SPACES

9. B.H. PARKING SPACES
33 PARKING SPACES TOTAL
-6' - 3"
19' - 0"
4' - 0" 9' - 0" 9' - 0" 9' - 0" 1' - 7 3/4" 9' - 0" 9' - 0" 9' - 0" 2' - 6" 19' - 0"

RAMP ABOVE
10' - 0" MIN.
12' - 0" MIN.
10' - 0" MIN.
12' - 0" MIN.

R20' - 0"

90.00°

90.00°
10' - 0"
10' - 0"
10' - 0" MIN.
12' - 0" MIN.
10' - 0" MIN.
12' - 0" MIN.

R20' - 0"

90.00°

90.00°
10' - 0"
10' - 0"

CITY OF LOS ANGELES

JURISDICTION
7' - 7" 9' - 0" 9' - 0"
10' - 0" 9' - 0" 7' - 0"

SEE MANEUVERING
DIAGRAMS ON G 400
& G 401
98' - 7 3/4"

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"
1 A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____
1 A 300
CLR. BACKUP
27' - 2"
3' - 0" 3' - 0" 3' - 0"2' - 6"
(8) BIKE PARKING STALLS
4' - 0"
3' - 0"
4' - 2"
19' - 0"
REV. ISSUE DATE
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PROJECT NO:

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SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 201 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker
BASEMENT P01
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - BASEMENT P1 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
DN
DN
UP
1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 A-301
BH LA
BH LA
2 - LA 1 - LA
4 - LA 5 - LA 6 - LA 7 - LA
8 - LA 9 - LA
3 - LA

TRASH RECYCLING

RAMP DN
MECH.

ROOM.

ELEV 1 ELEV 2 MECH
SHAFT
H.C.V.

H.C.V.

LIVING

DINING KITCHEN
B1 B2

LONG TERM

BIKE STORAGE
CLO. W/D BA2
BA1

MAIL/PACKAGES
ELEV. LOBBY
LOBBY
621 SF
UNIT 103

TRANSFORMER
UNIT 101
1-BED
788 SF
UNIT 102
1-BED
671 SF

CITY OF LOS ANGELES

JURISDICTION

PLANTER WALLS IN THE FRONT

SETBACK SHALL COMPLY WITH
BHMC 10-3-2814, TYP.
42" GUARDRAIL SHALL COMPLY
WITH BHMC 10-3-2814, TYP.
9' - 8 3/8" 17' - 4 3/8"

SETBACK
15' - 0" 27' - 6 7/8"

EGRESS PATH
3' - 8" 4' - 9" 14' - 10" 5' - 0" 18' - 5 5/8" 13' - 0" 5' - 0 1/2" 13' - 0" 15' - 3 3/4" 5' - 4"

EGRESS PATH
3' - 8"
DECK
68 SF
DECK
68 SF
K
L
B

CL BA K
L
B
BA
6' - 0"
6' - 0"

FDC SIAMESE CONNECTION
19' - 10"
102.A
102.B

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"
1 A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____1
A 300

GROUND LEVEL

PARKING
(9 SPACES)

SECURITY GATE TO SIDE YARD
REV. ISSUE DATE
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SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 202 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

GROUND FLOOR
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - LEVEL 01 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 DN
UP
UP
DN
1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 A-301

SETBACK
15' - 0" 27' - 6 7/8" 97' - 4 5/8"

SETBACK
10' - 0"
149' - 11 1/2"

SETBACK
9' - 6" 10' - 9" 31' - 0 7/8" 31' - 0 7/8" 11' - 3"

SETBACK
9' - 0"
102' - 7 3/4"
BH LA
BH LA
B2 B1
CLO.

CLO.

BA2
BA1

LIVING DINING

KITCHEN
B1
W/D
COAT
LIVING
DINING

KITCHEN
BA1 W/D
COAT
B2 BA2
CLO.

CLO.

DECK B2
BA2 B1
BA1
CLO.

DECK

KITCHEN

DINING LIVING
COAT
COAT

DINING LIVING

KITCHEN
CLO. DECK
BA2
B2 BA1
B1
COAT

KITCHEN
DINING
LIVING
B1
BA
W/D
W/D
CLO.

CLO.

CLO. W/D
DECK
UNIT 203
UNIT 204

BIKE PARKING/
MAINT.

UNIT 205
UNIT 206
UNIT 207

OPEN SPACE -

COURTYARD
ELEV 1 ELEV 2
TRASH
MECH
SHAFT
UNIT 202
2-BED
1,045 SF
UNIT 201
2-BED
1,035 SF
(N) TREE, TYP. OF 8

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"

CITY OF LOS ANGELES

JURISDICTION
M.B
M.BA
W.I.C.

BA
K
L
B
PR CL
M.B
M.BA
W.I.C.

BA
L
B
PR
CL
W/D
W/D
k
13' - 0"
6' - 0"
DECK
68 SF
DECK
68 SF
202.C
202.B
201.B
1 A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____1
A 300
6' - 0"
202.A 201.A
13' - 0"
REV. ISSUE DATE
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PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 203 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

SECOND FLOOR
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - LEVEL 02 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 DN UP
UP
DN
1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 A-301

SETBACK
15' - 0" 27' - 6 7/8" 97' - 4 5/8"

SETBACK
10' - 0"
149' - 11 1/2"
BH LA
BH LA
B2 B1
CLO.

CLO.

BA2
BA1

LIVING DINING

KITCHEN
B1
W/D
COAT
LIVING
DINING

KITCHEN
BA1 W/D
COAT
B2 BA2
CLO.

CLO.

DECK B2
BA2 B1
BA1
CLO.

DECK

KITCHEN

DINING LIVING
COAT
COAT

DINING LIVING

KITCHEN
CLO. DECK
BA2
B2 BA1
B1
COAT

KITCHEN
DINING
LIVING
B1
BA
W/D
W/D
CLO.

CLO.

CLO. W/D
DECK
UNIT 303
UNIT 304
UNIT 305
UNIT 306
UNIT 307
ELEV 1 ELEV 2
TRASH
MECH
SHAFT
REC. ROOM
6' - 0"
UNIT 301
2-BED
1,035 SF
UNIT 302
2-BED
1,045 SF

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"

CITY OF LOS ANGELES

JURISDICTION

SETBACK
9' - 0" 11' - 3" 31' - 0 7/8" 31' - 0 7/8" 11' - 3"

SETBACK
9' - 0"
102' - 7 3/4"
M.B
M.BA
W.I.C.

BA
K
L
B PR
CL
M.B
M.BA
W.I.C.

BA
L
B
PR
CL
W/D
W/Dk
DECK
68 SF
DECK
68 SF
302.B 301.C 302.A
301.A1
A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____1
A 300
302.C
13' - 0"
6' - 0"
13' - 0"
6' - 0"
301.B
REV. ISSUE DATE
DRAWN BY:

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CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 204 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

THIRD FLOOR
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - LEVEL 03 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
DN
DN UP
1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 A-301

SETBACK
15' - 0" 27' - 6 7/8" 97' - 4 5/8"

SETBACK
10' - 0"
149' - 11 1/2"
BH LA
BH LA
UNIT 402
UNIT 403 UTILITIES
UNIT 404
UNIT 405
UNIT 406
B2 B1
CLO.

CLO.

BA2
BA1

LIVING DINING

KITCHEN
B1
W/D
COAT
LIVING
DINING

KITCHEN
BA1 W/D
COAT
B2 BA2
CLO.

CLO.

DECK B2
BA2 B1
BA1
CLO.

DECK

KITCHEN

DINING LIVING
COAT
COAT

DINING LIVING

KITCHEN
CLO. DECK
BA2
B2 BA1
B1
COAT

KITCHEN
DINING
LIVING
B1
BA
W/D
W/D
CLO.

CLO.

CLO. W/D
DECK
ELEV 1 ELEV 2
TRASH
MECH
SHAFT
6' - 0"

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"

CITY OF LOS ANGELES

JURISDICTION
11' - 3" 31' - 0 7/8" 31' - 0 7/8" 11' - 3"

SETBACK
9' - 0"
102' - 7 3/4"
401.D
401.C 401.E 401.B 401.A
DECK
68 SF
DECK
68 SF
1 A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____1
A 300

AMENITY
1,132 SF
UNIT 401
2-BED
1,035 SF
M.B
M.BA
W.I.C.

BA
K
L
B PR
CL
W/D
DECK
68 SF
13' - 0"
6' - 0"
13' - 0"

SETBACK
9' - 0"
6' - 0"
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 205 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

FOURTH FLOOR
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - LEVEL 04 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
DN
DN UP
1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 A-301

SETBACK
15' - 0" 27' - 6 7/8" 97' - 4 5/8"

SETBACK
10' - 0"
149' - 11 1/2"
BH LA
BH LA
UNIT 502
UNIT 503 UNIT 504
UNIT 505
UNIT 506
UNIT 507
6' - 0"

AMENITY
1,132 SF
B2 B1
CLO.

CLO.

BA2
BA1

LIVING DINING

KITCHEN
B1
W/D
COAT
LIVING
DINING

KITCHEN
BA1 W/D
COAT
B2 BA2
CLO.

CLO.

DECK
BA CLO.

LIVING
DINING

KITCHEN
DECK B2
BA2 B1
BA1
CLO.

DECK

KITCHEN

DINING LIVING
COAT
COAT

DINING LIVING

KITCHEN
CLO. DECK
BA2
B2 BA1
B1
COAT

KITCHEN
DINING
LIVING
B1
BA
W/D
W/D
CLO.

CLO.

CLO. W/D
DECK
ELEV 1 ELEV 2
TRASH
MECH
SHAFT

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"

CITY OF LOS ANGELES

JURISDICTION
11' - 3" 31' - 0 7/8" 31' - 0 7/8" 11' - 3"

SETBACK
9' - 0"
102' - 7 3/4"
501.F
501.E 501.D 501.C
501.A
DECK
68 SF
DECK
68 SF
1 A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____1
A 300
UNIT 501
2-BED
1,035 SF
M.B
M.BA
W.I.C.

BA
K
L
B PR
CL
W/D
DECK
68 SF
13' - 0"
6' - 0"
13' - 0"

SETBACK
9' - 0"
6' - 0"
501.B
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 206 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

FIFTH FLOOR
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - LEVEL 05 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
DN
DN UP
1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 A-301

SETBACK
15' - 0" 27' - 6 7/8" 97' - 4 5/8"

SETBACK
10' - 0"
149' - 11 1/2"
BH LA
BH LA
B2 B1
CLO.

CLO.

BA2
BA1

LIVING DINING

KITCHEN
B1
W/D
COAT
LIVING
DINING

KITCHEN
BA1 W/D
COAT
B2 BA2
CLO.

CLO.

DECK
BA CLO.

LIVING
DINING

KITCHEN
DECK B2
BA2 B1
BA1
CLO.

DECK

KITCHEN

DINING LIVING
COAT
COAT

DINING LIVING

KITCHEN
CLO. DECK
BA2
B2 BA1
B1
COAT

KITCHEN
DINING
LIVING
B1
BA
W/D
W/D
CLO.

CLO.

CLO. W/D
DECK
UNIT 603
UNIT 604 UNIT 605
UNIT 606
UNIT 607
UNIT 608
ELEV 1 ELEV 2
TRASH
MECH
SHAFT
UNIT 601
2-BED
1,035 SF
UNIT 602
2-BED
1,045 SF

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"

CITY OF LOS ANGELES

JURISDICTION

SETBACK
9' - 0" 11' - 3" 31' - 0 7/8" 31' - 0 7/8" 11' - 3"

SETBACK
9' - 0"
102' - 7 3/4"
602.C
602.B 602.A 601.B 601.A
DECK
68 SF
DECK
68 SF
M.B
M.BA
W.I.C.

BA
K
L
B
PR CL
M.B
M.BA
W.I.C.

BA
L
B
CL PR
W/D
W/D
K
1 A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____1
A 300
13' - 0"
6' - 0"
13' - 0"
6' - 0"
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 207 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

SIXTH FLOOR
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - LEVEL 06 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
DN
DN UP
1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 A-301

SETBACK
15' - 0" 27' - 6 7/8" 97' - 4 5/8"

SETBACK
10' - 0"
149' - 11 1/2"
BH LA
BH LA
B2 B1
CLO.

CLO.

BA2
BA1

LIVING DINING

KITCHEN
B1
W/D
COAT
LIVING
DINING

KITCHEN
BA1 W/D
COAT
B2 BA2
CLO.

CLO.

DECK
BA CLO.

LIVING
DINING

KITCHEN
DECK B2
BA2 B1
BA1
CLO.

DECK

KITCHEN

DINING LIVING
COAT
COAT

DINING LIVING

KITCHEN
CLO. DECK
BA2
B2 BA1
B1
COAT

KITCHEN
DINING
LIVING
B1
BA
W/D
W/D
CLO.

CLO.

CLO. W/D
DECK
UNIT 702
UNIT 703 UNIT 704
UNIT 705
UNIT 706
UNIT 707
ELEV 1 ELEV 2
TRASH
MECH
SHAFT
UNIT 701
3-BED
2,030 SF

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"

CITY OF LOS ANGELES

JURISDICTION

SETBACK
9' - 0" 11' - 3" 31' - 0 7/8" 31' - 0 7/8" 11' - 3"

SETBACK
9' - 0"
102' - 7 3/4"
1 A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____1
A 300
DECK
186 SF
701.E
701.C
701.A
701.F
6' - 0"
701.B
31' - 0"
KLD
M.B
M.BA
W.I.C.

B 01
BA
DEN PR
BA
W/D
STO
CL CL
B 02
BA
CL
701.D
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 208 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

SEVENTH FLOOR
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - LEVEL 07 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP
DN
DN
1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 A-301

SETBACK
15' - 0" 27' - 6 7/8" 97' - 4 5/8"

SETBACK
10' - 0"
149' - 11 1/2"
BH LA
BH LA
B2 B1
CLO.

CLO.

BA2
BA1

LIVING DINING

KITCHEN
B1
W/D
COAT
LIVING
DINING

KITCHEN
BA1 W/D
COAT
B2 BA2
CLO.

CLO.

DECK
BA CLO.

LIVING
DINING

KITCHEN
DECK B2
BA2 B1
BA1
CLO.

DECK

KITCHEN

DINING LIVING
COAT
COAT

DINING LIVING

KITCHEN
CLO. DECK
BA2
B2 BA1
B1
COAT

KITCHEN
DINING
LIVING
B1
BA
W/D
W/D
CLO.

CLO.

CLO. W/D
DECK
UNIT 802
UNIT 803 UNIT 804
UNIT 805
UNIT 806
UNIT 807
ELEV 1 ELEV 2
TRASH
MECH
SHAFT
6' - 0"6' - 0"

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"

CITY OF LOS ANGELES

JURISDICTION

SETBACK
9' - 0" 11' - 3" 31' - 0 7/8" 31' - 0 7/8" 11' - 3"

SETBACK
9' - 0"
102' - 7 3/4"
1 A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____1
A 300
801.D
801.C 801.B 801.A
UNIT 801
2-BED
1,538 SF
M.B
M.BA
W.I.C.

B 01
BA
L
K
DEN PR
BA
W/D
STO

PRIVATE DECK
725 SF
D
CL CL
26' - 3"
27' - 7"
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 209 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

EIGHTH FLOOR
1 SCALE: 1/8" = 1'-0"
FLOOR PLAN - LEVEL 08 BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 1 A-403
____
1 A-401
____
1 A-400
____
1 A-402
____
1 A-300
2 AE
16 C
345
D
8 B
1 BH LA A-301
BH LA

ROOFTOP MECHANICAL UNITS

AREA ALLOCATED FOR PV ARRAY

BEVELY HILLS
42' - 7"

LOS ANGELES
107' - 5"

CITY OF LOS ANGELES

JURISDICTION

SETBACK
9' - 0" 11' - 3" 31' - 0 7/8" 31' - 0 7/8" 11' - 3"

SETBACK
9' - 0"
102' - 7 3/4"

ROOFTOP
1 A 301
1 A 403
____
1 A 402
____1
A 401
____
1 A 400
____1
A 300

MECHANICAL AREA

SETBACK
15' - 0" 27' - 6 7/8" 97' - 4 5/8"

SETBACK
10' - 0"
149' - 11 1/2"

GLASS GUARDRAIL

OPEN TO PRIVATE DECK BELOW
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
NORTH
20-007
Author
A 210 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

ROOF PLAN
1 SCALE: 1/8" = 1'-0"

ROOF PLAN BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 LEVEL 01
0' - 0"
LEVEL 02
9' - 0"
ROOF
86' - 11"
BASEMENT 1
-10' - 0"
LEVEL 03
20' - 0"
LEVEL 04
31' - 0"
LEVEL 05
42' - 0"
LEVEL 06
53' - 0"
LEVEL 07
64' - 0"
LEVEL 08
74' - 11"
2 BASEMENT 2
-21' - 6"
134568
1 A-301
1 A 301
3' - 6" 12' - 0" 10' - 11" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 9' - 0" 86' - 11"

PROPERTY LINE

CL OF ALLEY

N OAKHURST DR

CITY OF LOS ANGELES

JURISDICTION
BH LA
BH LA

CITY OF BEVERLY HILLS
42' - 7"

CITY OF LOS ANGELES
107' - 5"
BASEMENT PARKING 01
BASEMENT PARKING 02

PARKING ENTRANCE
20' - 0"

SETBACK
15' - 0"
PRIVATE DECK, TYP.

PLANTER BOX

PER LANDSCAPE
UNIT 202
UNIT 302

AMENITY
UNIT 602
UNIT 701
UNIT 801

AMENITY
UNIT 101

GLASS GUARDRAIL
3' - 0"
2' - 9"
2' - 0"
SOIL
12" ENCROACHMENT
74' - 11"
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
A 300 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

SECTION FACING NORTH
1 SCALE: 1/8" = 1'-0"

SECTION FACING NORTH - BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 LEVEL 01
0' - 0"
LEVEL 02
9' - 0"
1 A-300
ROOF
86' - 11"
BASEMENT 1
-10' - 0"
LEVEL 03
20' - 0"
LEVEL 04
31' - 0"
LEVEL 05
42' - 0"
LEVEL 06
53' - 0"
LEVEL 07
64' - 0"
LEVEL 08
74' - 11"
BASEMENT 2
-21' - 6"
ABCDE
UNIT 302 UNIT 301
UNIT 102 LOBBY

BASEMENT
PARKING - 01

BASEMENT
PARKING - 02

PROPERTY LINE

PROPERTY LINE
UNIT 101

PLANTERS PER

LANDSCAPE
(E) 3 STORY

BUILDING
(E) 5 STORY

BUILDING
UNIT 202 UNIT 201
3' - 6"

SETBACK
9' - 0"
7' - 0"
1 A 300
AMENITY UNIT 401
AMENITY UNIT 501
UNIT 602 UNIT 601
UNIT 701
UNIT 801

GLASS GUARDRAIL
2' - 4"
6' - 6"
9" ENCROACHMENT

SETBACK
9' - 0"
9" ENCROACHMENT
3' - 6" 5' - 0"
1' - 10 7/8"

PRIVATE DECK
74' - 11"
86' - 11"
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
A 301 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

SECTION FACING EAST
1 SCALE: 1/8" = 1'-0"

SECTION FACING EAST - BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 LEVEL 01
0' - 0"
LEVEL 02
9' - 0"
1 A-300
ROOF
86' - 11"
LEVEL 03
20' - 0"
LEVEL 04
31' - 0"
LEVEL 05
42' - 0"
LEVEL 06
53' - 0"
LEVEL 07
64' - 0"
LEVEL 08
74' - 11"
ABCDE

PROPERTY LINE

SETBACK
9' - 0"
12' - 0" 10' - 11" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 9' - 0" 86' - 11"

WHITE PLASTER-FINISHED

PLANTER WALL AND

PLANTING FOR SCREENING

PRIVATE PATIO
6' - 6" H SECURITY GATE

AND FENCE TO SIDE YARD
7' - 0" H SECURITY GATE

AND FENCE TO SIDE YARD
1 A 300

SETBACK
9' - 0"

GLASS GUARDRAIL
3' - 6"

BACK-PAINTED GLASS

CHAMPAGNE-COLORED

ANODIZED ALUMINUM PANEL

CHAMPAGNE-COLORED

ANODIZED ALUMINUM PANEL

PLASTER, WHITE

ANODIZED ALUMINUM

MULLION

STUCCO, DARK GREY

STUCCO, DARK GREY
DECK BEYOND, TYP.

CLEAR GLASS

DECK BEYOND

REVEAL - STUCCO,

DARK GREY

FROSTED GLASS
5' - 0" 3' - 6" 2' - 6"
2' - 6" 3' - 6" 4' - 0" 3' - 6" 2' - 6"
3' - 0"
6"
4' - 0"
6"
3' - 0"
TYP.
5 5/8" REVEAL
6' - 0"
3' - 0"
2' - 9"2' - 9"
2' - 4"
1' - 4"
1' - 7"
6' - 6"
7' - 0"
1" REVEAL,
TYP.
9" ENCROAHMENT 9" ENCROACHMENT
LOBBY ENTRANCE 6'-6" H LOUVERED

PATIO SCREENING

OPEN TO

DECK BEYOND
6'-6" H LOUVERED

PATIO SCREENING

OPEN TO

DECK BEYOND

PRIVATE DECK BEYOND
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
A 400 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

ELEVATION
1 SCALE: 1/8" = 1'-0"

WEST ELEVATION - BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 LEVEL 01
0' - 0"
LEVEL 02
9' - 0"
ROOF
86' - 11"
LEVEL 03
20' - 0"
LEVEL 04
31' - 0"
LEVEL 05
42' - 0"
LEVEL 06
53' - 0"
LEVEL 07
64' - 0"
LEVEL 08
74' - 11"
1234568
1 A 301

CITY OF LOS ANGELES

JURISDICTION

PROPERTY LINECL OF ALLEY
12' - 0" 10' - 11" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 9' - 0" 86' - 11"
BH LA
BH LA

PROPERTY LINE
20' - 0"

CLEAR GLASS

SETBACK
15' - 0"

GLASS GUARDRAIL
BEYOND

SECURITY GATE

BACK-PAINTED
GLASS
CHAMPAGNECOLORED ANODIZED

ALUMINUM PANEL

PLASTER, WHITE

ANODIZED

ALUMINUM MULLION

STUCCO, DARK GREY
CHAMPAGNECOLORED ANODIZED

ALUMINUM PANEL

CLEAR GLASS

CLEAR GLASS
BEYOND

REVEAL - STUCCO,

DARK GREY
CHAMPAGNECOLORED ANODIZED

ALUMINUM PANEL
2' - 9"
1' - 7"
2' - 4"

WHITE PLASTER

PLANTER WALL
12" ENCROAHMENT
1' - 10 7/8"
5' - 0"
6"
3' - 0"
3' - 0"
6"
4' - 0"
6"
3' - 0"
1" REVEAL,
TYP.

BACK-PAINTED

GLASS BEYOND
1" REVEAL,
TYP.
7' - 10" 3' - 3"
6' - 0" 2' - 0" 8' - 0"
TYP.
6" REVEAL
1" REVEAL,
TYP.
1" REVEAL,
TYP.
9' - 7"

PLANTER

PER LANDSCAPE
3' - 6"

BACK-PAINTED
GLASS, TYP.

PRIVATE DECK BEYOND
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
A 401 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

ELEVATION
1 SCALE: 1/8" = 1'-0"

SOUTH ELEVATION - BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 LEVEL 01
0' - 0"
LEVEL 02
9' - 0"
ROOF
86' - 11"
LEVEL 03
20' - 0"
LEVEL 04
31' - 0"
LEVEL 05
42' - 0"
LEVEL 06
53' - 0"
LEVEL 07
64' - 0"
LEVEL 08
74' - 11"
6854321
1 A-301
1 A 301
LA BH
LA BH

CITY OF LOS ANGELES

JURISDICTION

CL OF ALLEYPROPERTY LINE

PROPERTY LINE

SETBACK
10' - 0"

CITY OF LOS ANGELES
97' - 4 5/8"

CITY OF BEVERLY HILLS
27' - 6 7/8"

SETBACK
15' - 0"
9' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 10' - 11" 12' - 0" 86' - 11"
20' - 0"
3' - 6"

PLASTER, WHITE

ANODIZED ALUMINUM

MULLION

STUCCO, DARK GREY

CLEAR GLASS

BACK-PAINTED GLASS

REVEAL - STUCCO,

DARK GREY

SECURITY GATE
1' - 4"
3' - 0"
6"
4' - 0" 3' - 0"
6"
TYP.
6" REVEAL
12" ENCROAHMENT

CLEAR GLASS
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
A 402 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

ELEVATION
1 SCALE: 1/8" = 1'-0"

NORTH ELEVATION - BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 LEVEL 01
0' - 0"
LEVEL 02
9' - 0"
1 A-300
ROOF
86' - 11"
LEVEL 03
20' - 0"
LEVEL 04
31' - 0"
LEVEL 05
42' - 0"
LEVEL 06
53' - 0"
LEVEL 07
64' - 0"
LEVEL 08
74' - 11"
EDCBA

PROPERTY LINE

PROPERTY LINE
11' - 0" 9' - 8"
12' - 0" 10' - 11" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 11' - 0" 9' - 0" 9' - 9" 86' - 11"

CITY OF LOS ANGELES

JURISDICTION
GROUND LEVEL PARKING ENTRANCE BASEMENT PARKING RAMP 1
A 300
REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
A 403 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

ELEVATION
1 SCALE: 1/8" = 1'-0"

EAST ELEVATION - BH
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
A 500 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

RENDERINGS
RENDERED FRONT ELEVATION (N. OAKHURST DR)
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 REV. ISSUE DATE
DRAWN BY:

PROJECT NO:

CHECKED BY:

SCALE:

SHEET NO:

ZOLTAN E. PALI, FAIA
HALF SCALE @ 11x17"
@ 22x34"
20-007
Author
A 900 OAKHURST APARTMENTS 412 N. OAKHURST DR. BEVERLY HILLS AND LOS ANGELES, CA 90210 Checker

WINDOW SCHEDULE

WINDOW SCHEDULE - BH

MARK WIDTH HEIGHT REMARKS
102.A 3' - 6" 6' - 6" CASEMENT/FIXED
102.B 3' - 6" 6' - 6" CASEMENT/FIXED
201.A 3' - 6" 4' - 0" CASEMENT/FIXED
201.B 3' - 6" 4' - 0" CASEMENT/FIXED
202.A 3' - 6" 4' - 0" CASEMENT/FIXED
202.B 3' - 6" 4' - 0" CASEMENT/FIXED
202.C 6' - 0" 2' - 0" CASEMENT/FIXED
301.A 18' - 0" 2' - 0" CASEMENT/FIXED
301.B 3' - 6" 4' - 0" CASEMENT/FIXED
301.C 3' - 6" 4' - 0" CASEMENT/FIXED
302.A 3' - 6" 4' - 0" CASEMENT/FIXED
302.B 3' - 6" 4' - 0" CASEMENT/FIXED
302.C 6' - 0" 2' - 0" CASEMENT/FIXED
401.A 3' - 6" 4' - 0" CASEMENT/FIXED
401.B 3' - 6" 4' - 0" CASEMENT/FIXED
401.C 3' - 6" 4' - 0" CASEMENT/FIXED
401.D 6' - 0" 2' - 0" CASEMENT/FIXED
401.E 3' - 6" 4' - 0" CASEMENT/FIXED
501.A 18' - 0" 2' - 0" CASEMENT/FIXED
501.B 3' - 6" 4' - 0" CASEMENT/FIXED
501.C 3' - 6" 4' - 0" CASEMENT/FIXED
501.D 3' - 6" 4' - 0" CASEMENT/FIXED
501.E 3' - 6" 4' - 0" CASEMENT/FIXED
501.F 6' - 0" 2' - 0" CASEMENT/FIXED
601.A 3' - 6" 4' - 0" CASEMENT/FIXED
601.B 3' - 6" 4' - 0" CASEMENT/FIXED
602.A 3' - 6" 4' - 0" CASEMENT/FIXED
602.B 3' - 6" 4' - 0" CASEMENT/FIXED
602.C 6' - 0" 2' - 0" CASEMENT/FIXED
701.A 18' - 0" 2' - 0" CASEMENT/FIXED
701.B 3' - 6" 4' - 0" CASEMENT/FIXED
701.C 3' - 6" 4' - 0" CASEMENT/FIXED
701.D 3' - 6" 4' - 0" CASEMENT/FIXED
701.E 3' - 6" 4' - 0" CASEMENT/FIXED
701.F 6' - 0" 2' - 0" CASEMENT/FIXED
701.G 4' - 0" 4' - 0" CASEMENT/FIXED
701.H 4' - 0" 4' - 0" CASEMENT/FIXED
701.I 4' - 0" 4' - 0" CASEMENT/FIXED
701.J 4' - 0" 4' - 0" CASEMENT/FIXED
701.K 4' - 0" 4' - 0" CASEMENT/FIXED
701.L 4' - 0" 4' - 0" CASEMENT/FIXED
701.M 4' - 0" 4' - 0" CASEMENT/FIXED
701.N 5' - 0" 4' - 0" CASEMENT/FIXED
801.A 3' - 6" 5' - 0" CASEMENT/FIXED
801.B 3' - 6" 5' - 0" CASEMENT/FIXED
801.C 3' - 6" 5' - 0" CASEMENT/FIXED
801.D 6' - 0" 2' - 0" CASEMENT/FIXED
1 SB330 SUBMITTAL 12/20/2022 2 SB330 RESUBMITTAL 02/03/2023 3 SB330 RESUBMITTAL 06/12/2023 4 SB330 RESUBMITTAL 08/09/2023 5 SB330 RESUBMITTAL 11/20/2023 6 SB330 RESUBMITTAL 12/21/2023 7 SB330 RESUBMITTAL 04/17/2024 8 SB330 RESUBMITTAL 05/21/2024 UP DN DN UP 3617 exposition blvd los angeles ca 90016 t:310.450.8100 Site Plan

03.28.2024 [place] A PLAN ENLARGEMENT
N. OAKHURST DR.
412 N. Oakhurst Dr. Los Angeles L-101 Oakhurst
DN
3617 exposition blvd los angeles ca 90016 t:310.450.8100 Planting Plan [place] 412 N. Oakhurst Dr. Los Angeles L-200 Oakhurst

03.28.2024
SYMBOL BOTANICAL NAME COMMON NAME SIZE QTY PLANT SIZE SPACING SUN REQ NOTES WUCOLS TREES Jacaranda mimosifolia Jacaranda (Existing) - - 50'H x 15-30'W Per Plan - - Acacia stenophylla Shoestring Acacia 36" Box 4 20-30'H x 10-20'W Per Plan Full Sun - LOW SHRUBS Euphorbia characias 'Bruce's Dwarf' Bruce's Dwarf Euphorbia 5 Gal. 15 2-3' H x 2-3' W Per Plan Cool Sun/ Light Shade - LOW Olea europaea 'Montra' Little Ollie 15 Gal. 12 6-8' H x 4-5' W Per Plan Full Sun - LOW Arbutus unedo 'Compacta' Dwarf Strawberry Tree 15 Gal. 4 5-7'H x 5-7'W Per Plan Full Sun/ Part Sun LOW GRASSES Bouteloua gracilis 'Blond Ambition' Blue Grama Grass 1 Gal. 51 1-2'H x 1-2'W Per Plan Full Sun - LOW Leymus condensatus 'Canyon Prince' Wild Rye 5 Gal. 14 2'-3'H x Spreading Per Plan Full Sun - LOW Sisyrinchium bellum Blue-Eyed Grass 1 Gal. 52 1'H x 1'W Per Plan Full Sun/ Part Sun LOW CACTUS & SUCCULENTS Clesistocactus strausii Silver Torch 15 Gal. 6 3-10'H x 3-6'W Per Plan Full Sun VLOW GROUNDCOVER & VINES Myoporum parvifolium 'Putah Creek' Creeping Myoporum 1 Gal. 482 SF <1' H x 10-15' W 3' O.C. Full Sun - LOW LEVEL 01 PLANTING LEGEND - BEVERLY HILLS 3617 exposition blvd los angeles ca 90016 t:310.450.8100 Plant Schedule [place] 412 N. Oakhurst Dr. Los Angeles L-201 Oakhurst

03.28.2024
3617 exposition blvd los angeles ca 90016 t:310.450.8100 Plant Palette [place] 412 N. Oakhurst Dr. Los Angeles L-202 Oakhurst Acacia stenophylla Shoestring Acacia 20-30'H x 10-20'W Euphorbia characias 'Bruce's Dwarf' Dwarf Euphorbia 2-3'H x 2-3'W Olea europaea 'Montra' Little Ollie 6-8'H x 5-5'W Leymus condensatus 'Canyon Prince' Wild rye 2-3'H x Spreading Myoporum parvifolium 'Fine Leaf' Fine Leaf Myoporum <1'H x 6-12'W Arbutus unedo 'Compacta' Dwarf Strawberry Tree 5-7'H x 5-7'W Sisyrinchium bellum Blue-Eyed Grass 1'H x 1'W Bouteloua gracilis 'Blond Ambition' Blond Ambition Blue Gama 1-2'H x 1-2'W

03.28.2024 Cleistocactus strausii Silver Torch 3-10'H x 3-6'W 1'-4"
3617 exposition blvd los angeles ca 90016 t:310.450.8100 West Elevation

03.28.2024 [place] 412 N. Oakhurst Dr. Los Angeles L-300 Oakhurst 3'
1'-7"
All fences, walls, and hedges
open to public view are no
more than 3' in height.
2'-9"
3617 exposition blvd los angeles ca 90016 t:310.450.8100

03.28.2024 Enlarged West Elevation [place] 412 N. Oakhurst Dr. Los Angeles L-301 Oakhurst DN KEY SYMBOL ITEM 1TY M!NU&!#TURER MODEL/NUMBER #OLORS0E#I&I#!TION (EI'(T LL U0LI'(T 7!#LI'(TIN'

BBR BRON:EONBR!SS Ñ LL
7!LL7!S(ER 7!#LI'(TIN'

BBR BRON:EONBR!SS Ñ LI'(TIN'LE'END EXPOSITIONBLVDLOSANGELESCAT LIGHTING0LAN ;PLACE= NOAKHURSTDRLOS!NGELES L OAKHURST

Beverly Hills City CouncilJune 17, 2025

Beverly Hills City Council
June 17, 2025