Beverly Hills City Council
July 1, 2025

AGENDA REPORT
Meeting Date: July 1, 2025
Item Number:

To: Honorable Mayor & City Council
From: Masa Alkire, AICP, Assistant Director of Community Development/City Planner
Alexandria Smille, AICP, Associate Planner
Subject: REQUEST BY THEN MAYOR FRIEDMAN AND COUNCILMEMBER MIRISCH TO REVIEW THE PLANNING COMMISSION’S MARCH 13,
2025 DECISION APPROVING A DEVELOPMENT PLAN REVIEW AND

DENSITY BONUS PERMIT TO ALLOW FOR THE CONSTRUCTION

OF A NEW SEVEN-STORY MIXED USE DEVELOPMENT WITH
GROUND FLOOR COMMERCIAL USES AND 140 RESIDENTIAL
DWELLING UNITS AT 55 NORTH LA CIENEGA BOULEVARD; AND

A RESOLUTION OF THE COUNCIL OF THE CITY OF BEVERLY HILLS

CONDITIONALLY APPROVING A DEVELOPMENT PLAN REVIEW
AND DENSITY BONUS PERMIT TO ALLOW FOR A NEW SEVENSTORY, MIXED USE DEVELOPMENT WITH GROUND FLOOR COMMERCIAL USES, 140 RESIDENTIAL DWELLING UNITS ON THE
SECOND THROUGH SIXTH STORIES AT 55 NORTH LA CIENEGA

BOULEVARD, FINDING THE PROJECT EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT
Attachments: 1. Beverly Hills Municipal Code §1-4-201, et. seq.

2. March 13, 2025 Planning Commission Staff Report (without attachments)

3. Planning Commission Resolution No. 2084

4. Draft City Council Resolution

5. Required Findings

6. General Plan Policies

7. Updated Rooftop Operations Plan

8. Public Notice

9. Planning Commission Public Correspondence

10. Class 32 Categorical Exemption Report (without appendices)

11. Project Plans
Meeting Date: July 1, 2025

RECOMMENDATION
Staff recommends that the City Council:

1. Hold a de novo public hearing to consider the project request, and

2. Adopt a resolution conditionally approving a Development Plan Review and Density Bonus Permit for the proposed mixed-use development project at 55 North La Cienega Boulevard, and

3. Find the project exempt from CEQA.

INTRODUCTION
Pursuant to Beverly Hills Municipal Code, the City Council may order a de novo public hearing review of any decision made by any commission, board or official of the city. For housing development projects, (BHMC) §1-4-201, et. seq., such review may be ordered by written request from two (2) or more City Council members within a fourteen (14) day call up period. If a review is ordered, the Commission’s action will be stayed until the Council review is final. Such a request was made by then Mayor Friedman and Councilmember Mirisch on March 27, 2025. The process to initiate the review is set forth in the BHMC, and those provisions are provided for reference (Attachment 1).

Under a de novo review, the City Council conducts an independent review of the project application and considers whether the required findings can be made to approve the project. The request is for a Development Plan Review and Density Bonus Permit to allow for the construction of a new seven-story, 140-unit mixed-use development at the property located at 55 North La Cienega Boulevard (the “project site”). The project site is an approximate 38,500 square foot (SF) lot currently developed with a vacant commercial building with a surface parking lot that was formerly used for restaurant uses (“The Stinking Rose”). The project site is located within the City’s C-3, Commercial Zone and the MU, Mixed Use Overlay Zone (MUOZ). The Development Plan Review and Density Bonus Permit request included concessions and waiver, pursuant to California Government Code §65915 (“State Density Bonus Law”), to accommodate the provision of the 22 proposed affordable housing units. The concession and waiver requests include the following:

Requested Concessions:
• Building height: Increase the overall building height from 45’ to 86’-0”; • Number of stories: Increase the number of stories from three to seven; and • Rear setbacks: Reduce the rear setback on the third through sixth floors from 20’- 0” to 15’-3” and from 20’-0” to 17’-7” on the seventh floor.

Requested Waiver:
• Outdoor living area: Reduce the required outdoor living area from 28,000 SF for 140 dwelling units (200 SF per unit) to 9,800 SF, for an average of 70 SF per unit.

The March 13, 2025 Planning Commission staff report (Attachment 2) provides an indepth analysis of the project, its vicinity, applicable state requirements (including the State Regional Housing Needs Allocation (RHNA) process), and the required findings for approval.

Meeting Date: July 1, 2025

Planning Commission Discussion and Decision
On March 13, 2025, the Planning Commission held a duly noticed public hearing to review the proposed project and associated Development Plan Review and Density Bonus Permit applications. As part of the Planning Commission’s review of the project, the Commission evaluated whether the project met the findings for a Development Plan Review pursuant to BHMC §10-3-3104, and the objectives of the Mixed-Use Overlay Zone, pursuant to BHMC §10-3-1872. The Commission determined that the project met the requirements pursuant to State and local laws and regulations based on evidence available in the record.

At the hearing, the Commission heard public comment including concerns regarding the proposed height of the building, the location of the proposed balconies, the scale of the project given its proximity to single-family residential development, and the concern for privacy and shadow impacts on the neighboring properties. After discussion and deliberation of the project and the topics raised by the public, the Commission added five additional project-specific conditions and made amendments to other conditions, as described in the following sections of this report. With such modifications incorporated, the Commission adopted Resolution No. 2084 (Attachment 3) conditionally approving the project. Three commissioners voted in favor of the resolution and two commissioners voted against the resolution. The two voting against the resolution indicated their thought that additional conditions would be required in order to make the findings to approve the project.

Amended Conditions
As a result of the Commission’s deliberation on the project, several amendments were made to the draft resolution at the hearing. A condition pertaining to the location of the commercial uses within the building was removed as the Commission felt it was unnecessary due to existing BHMC requirements. The BHMC already outlines that commercial uses are prohibited above the third story on mixed-use developments; therefore, the following project-specific condition was removed:

Commercial Uses shall not be permitted above the third story of the Project pursuant to Beverly Hills Municipal Code Section §10-3-1877.D.

Additionally, due to concerns regarding noise coming from the residential open space areas of the proposed project to the adjacent single-family residence, Condition No. 16 was amended to indicate that amplified sound, as opposed to only amplified music and voices, shall be prohibited on the rooftop, as revised:

Amplified sound shall be prohibited on all outdoor open space areas, inclusive of the seventh-floor rooftop area and all balconies provided for the Project. The condition shall be incorporated into the lease agreement for each residential tenant. (Condition No. 16 of Attachment 4).

These conditions have been incorporated into the draft City Council resolution (Attachment 4).

Commission added Conditions
Additionally, due to the neighbor’s comments related to privacy, noise, and general nuisance concerns, the following five conditions were added to the resolution in order for the Planning Commission to make the findings for approval:

Meeting Date: July 1, 2025

1. The Applicant shall provide a 20’ tall privacy hedge along the rear of the property adjacent to the neighboring single-family residential properties to the west in all areas where such hedges can be placed pursuant to applicable requirements related to the existing power poles and power lines. The hedge shall be maintained to comply with all applicable requirements, included but not limited to Southern California Edison (SCE), from power poles and power lines and shall be installed prior to the issuance of any certificate of occupancy for the project.

2. A six-foot (6’) tall sound barrier shall be installed on the western side of the outdoor living space provided on the seventh-floor rooftop area. The Applicant shall provide an updated rooftop plan to show compliance with the Project conditions. The updated rooftop plan shall be subject to the approval of the Director of Community Development or their designee.

3. A four-foot (4’) tall translucent barrier shall be installed on the balconies located on levels two through six on the west side of the building.

4. The use of barbeque grills shall be prohibited on the individual balconies of the residential units located on the second through sixth floor of the building and on the outdoor living space provided on the seventh floor. This condition shall be incorporated into the lease agreement for each residential tenant.

5. As shown on the plans reviewed by the Planning Commission on March 13, 2025, at least 2,810 SF of recreation room space (710 SF per level on the second through fifth floors), as well as 3,130 SF of rooftop residential office space on the seventh floor shall be maintained for the life of the Project. The residential amenity space is considered an extension of the livable space of the residential units in the Project. Such residential amenity space shall be located above grade and shall not be located in any subterranean portion of the Project. Any requests to remove or reduce the floor area of the enclosed residential amenity space shall require approval by the Planning Commission.

These conditions have been incorporated into the draft City Council resolution.

Updated Plans
As a result of the conditions imposed by the Commission, the applicant has provided updated application materials that reflect the following:
• Condition No. 6: An updated rooftop operations plan, which indicates that no amplified sound is permitted and no speakers are proposed on the rooftop (Attachment 7)
• Condition No. 10: A required 20’-0” tall privacy hedge along the rear property line (Updated rendering provided as part of Attachment 11)
• Condition No. 19: The installation of a 6’-0” tall sound barrier. The required sound barrier is currently proposed as a wood or metal screen material (Sheet A12.0 of Attachment 11)
Meeting Date: July 1, 2025

• Condition No. 20: Required 4’-0” tall translucent barriers on the balconies located on levels two through six on the west side of the building. The required translucency is currently proposed as 50% transparent, 50% opaque (Updated rendering provided as part of Attachment 11).
• Condition No. 21: The removal of the rooftop barbeque grills (Sheet A12.0 of Attachment 11)

DISCUSSION
Project approval, conditional approval, or denial is based upon specific findings for the discretionary action requested by the applicant. This section is intended to provide a detailed analysis of the project to assist the City Council in assessing whether a project is able to meet the findings for approval of the requested entitlements. The specific findings that must be made in order to approve the project are attached to this report (Attachment 5). Additionally, the draft resolution contains draft language for findings that may be used to guide the City Council’s deliberation on the subject project.

Mixed Use Overlay Zone Objectives. As established in BHMC §10-3-1872, the purpose of the MUOZ is to provide areas of the city where mixed use development is allowed in order to encourage vibrant, walkable neighborhoods and increase the availability of housing in the city, while preserving the vitality of existing commercial corridors and minimizing displacement of existing residents. In creating the MUOZ, the City Council adopted key objectives to guide future development within the overlay zone. As proposed, the project appears to meet the objectives of the MU Overlay Zone. The Planning Commission found that the project, as conditioned, met the following objectives of the MU Overlay Zone:
• Expanding the options and opportunities for certain commercial property owners and developers by allowing for combinations of commercial uses, and multi-family residential uses subject to specific standards, rules and procedures.

The proposed project seeks to redevelop an existing vacant and underutilized commercial property and surface parking lot for a new mixed-use development that includes pedestrian-serving retail and restaurant uses (19,055 SF), as well as new multi-family residential rental housing stock. The project would add approximately 5,555 SF of net new commercial space to the project site that would serve the proposed residential uses on the property and other residents, workers, and visitors in the vicinity of the project site. The commercial spaces are designed with street facing entrances that would activate the streetscape. The residential portion of the project would provide a total of 140 new dwelling units, 11 units that would be reserved for rental to very-low income households and 11 units that would be reserved for rental to moderate income households. In all, the project provides a combination of commercial and multi-family uses at the project site designed in compliance with applicable development standards in the MUOZ and state density bonus law.
• Creating the potential for more intensive development in certain neighborhoods, while maintaining realistic buffers between commercial and residential zones to ensure there is harmonious development in the area.

Meeting Date: July 1, 2025

The proposed project is designed to provide for more intensive development on an existing commercial corridor known as “Restaurant Row”. The project would replace an existing, one-story, 13,500 SF vacant commercial building formerly used as a restaurant, with a mix of neighborhood servicing retail, market, and restaurant uses on the ground floor facing North La Cienega Boulevard.

Approximately 19,055 SF of commercial floor area would be provided on the first floor, with 140 new dwelling units provided on the second through sixth floors of the project. The project is designed with varying building setbacks at the rear of the property that would provide a buffer between the existing single-family residential uses located to the west of the project site and the project’s proposed commercial and residential uses. All balconies located on floors two through six on the west side of the building are required to have a 4’ tall translucent barrier to provide further screening (Condition No. 20). The rear yard would include landscaped Low Impact Development (LID) planters and a new 6’-0” tall block wall.

Additionally, the project is conditioned to provide a 20’ tall privacy hedge along a majority of the rear property line to further create screening between the proposed project and adjacent single-family residential to the west (Condition No. 10). The project’s commercial uses are oriented toward North La Cienega Boulevard. The seventh-floor rooftop outdoor living area is also set back approximately 19’-0” from the rear of the building and is screened from the nearest residential zone by a landscaped border or enclosed rooftop amenity spaces such as the fitness room, sauna, restrooms, and communal kitchen. The project is further conditioned that any portion of the roof not screened by the proposed landscape border or by the enclosed amenity space will be screened by a 6’-0” tall solid sound barrier (Condition No. 19). The pedestrian-oriented commercial uses and the proposed setbacks make the building consistent with other existing commercial buildings along La Cienega Boulevard.
• Expanding housing options for diverse socioeconomic populations in the City including seniors, young people, populations that wish to be transit-adjacent and populations that will benefit from development near an urban core.

The project promotes the expansion of housing options for diverse socioeconomic populations in the city by providing 140 new dwelling units, with 118 units proposed as market-rate rental housing, 11 units reserved for rental to very-low income households, and 11 units reserved for moderate income households. The location of the project and its close proximity to public transportation, particularly the Metro station that is set to open in 2025, which may encourage the use of alternative modes of transportation to automobile travel.

• Retaining the commercial tax base and streetscape character that exists in the City by encouraging neighborhood-serving and pedestrian-friendly commercial uses.

The project would provide 19,055 SF of commercial uses on the ground floor that would serve the proposed residential units on the project site and other residents, workers, and visitors located in the vicinity of the project. The project’s commercial uses retain and expand the project site’s contribution to the City’s commercial tax base and also retain the streetscape character and provide additional pedestrianoriented development for this portion along North La Cienega Boulevard.

Meeting Date: July 1, 2025

• Concentrating new housing and amenities near existing and anticipated transportation nodes and stations to encourage the use of alternative modes of transportation to automobile travel.

The project would provide 140 new dwelling units located in close proximity to existing and proposed public transit stops. The project would be served by existing Metro bus lines that travel along Wilshire Boulevard and La Cienega Boulevard and would also be served by the future Metro Purple (D Line) station currently under construction on the northeast corner of Wilshire and La Cienega Boulevards, which is located approximately 130 feet (0.02 miles) from the project site. The location of the project and its close proximity to public transportation may encourage the use of alternative modes of transportation to automobile travel. The proposed project also includes short-term bicycle storage on the ground floor for visitors to the commercial tenants.
• Allowing projects that are appropriately designed to achieve the desired neighborhood character, while providing development standards to minimize impacts of commercial uses to adjacent residential zones, and to encourage symbiotic uses.

The proposed project would provide a mix of new pedestrian-serving commercial uses and new multi-family residential uses that are designed to meet the desired character and purpose of the MUOZ by providing for mixed-use development to encourage vibrant, walkable neighborhoods, increase the availability of housing, and preserving the vitality of this existing commercial corridor. The project would introduce new retail, market, and restaurant uses that would serve nearby commercial and residential uses, as well as future residential tenants of the proposed project. The project is designed in compliance with the applicable development standards in the MUOZ, with modifications per state density bonus law, and is designed to orient the commercial uses of the building toward the commercial corridor and to provide building setbacks and step-backs at the rear of the project site to provide a buffer between the neighboring residential properties to the west of the project site. Additionally, the project is further conditioned to provide a 20’ tall privacy hedge on the ground floor (Condition No. 10), a 4’ tall translucent barriers on the west side balconies (Condition No. 20), and to provide an additional 6’ tall sound barrier on the rooftop (Condition No. 19) to further minimize impacts to the adjacent single-family properties.

As detailed above, the proposed project appears to meet the purpose and objectives of the MU Overlay Zone.

Development Plan Review.

Pursuant to BHMC §10-3-3104, the Planning Commission’s review of a Development Plan Review and Density Bonus Permit application is based on the following findings:
• The proposed plan is consistent with the general plan and any specific plans adopted for the area.

As discussed in Section 3 (Page 9) of the Class 32 Categorical Exemption report (Attachment 10), the project is consistent with various goals and policies of the City’s General Plan, in particular, the land use and housing elements of the Plan.

Additionally, the proposed height and density of the proposed project are based Meeting Date: July 1, 2025

on the approved base heights and densities of the BHMC, taking into account concessions and waivers pursuant to state density bonus law that render certain standards inapplicable to this project. Additional General Plan goals and policies for the Council to consider are provided in Attachment 6. • The proposed plan will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.

As of the preparation of this report, there are no active requests for discretionary planning approval of new commercial, multi-family, or single-family residences within 500’ of the project site. Additionally, the project would be required to submit a construction management plan during building plan check to ensure that the proposed work would not adversely affect other nearby planned construction, including the Metro Purple (D Line) station on the northeast corner of Wilshire and La Cienega Boulevards, anticipated to open in Fall 2025.

The proposed project would intensify the development of the project site and it may result in changes visible to the streetscape that may appear out of character with the existing commercial area due to the proposed increase in height and massing; however, it is unlikely to adversely affect the future development of nearby properties. As future development is proposed within the MUOZ, it is likely that, over time, new developments would include designs that are similar in scale and mass to the proposed project, particularly when state density bonuses are involved.

The proposed project is also not expected to exhibit any long-lasting impacts on existing nearby development because it is consistent with the General Plan and because existing development to the south of the project site is larger in scale than the proposed project, with a nine- and an 11-story building developed on properties located on the corner of Wilshire and La Cienega Boulevards. Existing commercial development directly adjacent to the north, south, and east of the project site consists of three-story commercial buildings with an approximate height of 45’-0”. • The nature, configuration, location, density, height and manner of operation of any commercial development proposed by the plan will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.

The proposed mixed-use project provides commercial uses exclusively on the ground floor of the project. The upper stories of the project would be occupied by multi-family residential uses and residential-serving amenities. The commercial portion of the project is not designed with any publicly accessible openings to the rear or sides of the property that would have the potential to cause significant noise or privacy impacts to neighboring single-family residential properties to the rear along North Le Doux Road. The commercial uses are designed to be oriented toward North La Cienega Boulevard. Additionally, all vehicular and loading access would occur from North La Cienega Boulevard, with vehicular access areas not open or visible to adjacent commercial or residential properties.

Furthermore, any retail or restaurant use would be required to comply with the prescribed hours of operation outlined in the BHMC for properties in the Commercial-Residential Transition Area, unless otherwise authorized by the Meeting Date: July 1, 2025

Planning Commission as part of an Extended Hours Permit. The outdoor area located on the rooftop is set back approximately 19’-0” from the rear of the building and approximately 36’-0” from the rear property line. The outdoor area is screened at portions by enclosed residential amenities or with a proposed landscape border.

The project is further conditioned so that any portions of the rooftop that are not screened by the landscaped border or enclosed residential amenities are to be screened by a 6’ tall sound barrier (Condition No. 19). While the rooftop is configured in such a way to minimize direct views from the rear of the building to the adjacent single-family residential neighborhood, the balconies on the westfacing elevation located on floors two through six may provide views into adjacent properties. The balconies, however, would be set back approximately 15’-3” from the rear properly line and are primarily recessed into the building, only extending approximately 2’-4” from the building face. Additionally, the west side balconies on floors two through six are further conditioned to require a 4’ tall translucent barrier (Condition No. 20) to further limit impacts to the adjacent single-family residences. The project is conditioned to prohibit barbeque grills on private balconies on the second through sixth floors and on the outdoor living area on the seventh floor (Condition No. 21). As such, the nature, configuration, location, density, height, and manner of operation of the commercial portion of the development proposed would not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property, and the residential components of the project are designed to minimize potential impacts.
• The proposed plan will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.

As provided in Section 3.4 (Page 21) in the CEQA Class 32 Categorical Exemption Report (Attachment 10), the proposed project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) thresholds because it is located within a Transit Priority Area (TPA). Additionally, a Local Transportation Assessment (LTA) was prepared for the project to evaluate level of service (LOS) impacts during peak hours at signalized intersections and the project is not expected to substantially or adversely increase delays at any of the study intersections nor would the study intersections require improvements as a result of the project.

Pedestrian and vehicle access to the project site would continue to be provided via North La Cienega Boulevard. The project would include the construction of new driveway aprons in compliance with City’s driveway standards to improve ingress and egress to the project site. As detailed in the LTA, no improvements to the existing roadway would be required as a result of the project and the project would not alter the existing traffic patterns along the North La Cienega Boulevard roadway. Additionally, no design changes are proposed that would introduce sharp curves, dangerous intersections, or incompatible on-site uses. Furthermore, implementation of the project would not create new obstructions to emergency access in the project area. Therefore, the proposed project would not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicles conflicts, or pedestrian safety hazard.
• The proposed plan will not be detrimental to the public health, safety or general welfare.

Meeting Date: July 1, 2025

The project site is located within a Commercial-Residential Transition Area; therefore, the project is subject to certain regulations that require the implementation of design features intended to minimize impacts to adjacent residential properties, which include: a setback from residential properties, construction of site walls, and installation of landscaping to provide a buffer between the project and the adjacent single-family residential properties to the west. While the project is requesting to deviate from the rear setback as part of a concession request, the project otherwise complies with regulations specific to commercial-residential transition properties. The proposed rooftop amenity area is set back from the edge of the roof, oriented toward the commercial corridor, and landscaped and screened to provide visual screening of the area and additional privacy to the residential properties to the west. Additionally, as conditioned, the project incorporates measures to provide screening and to minimize noise, and operational impacts associated with commercial uses located in proximity to residential uses, such as limiting the use of the roof deck daily; prohibiting amplified music; limiting access to residential occupants only; a 20’ tall privacy hedge along the rear property line; and a 6’ tall sound barrier on the rooftop. As such, the project would not be detrimental to the public health, safety, or general welfare.

ENVIRONMENTAL ASSESSMENT
The project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA, Public Resources Code Section 21000 et seq.), the State CEQA Guidelines1 (California Code of Regulations, Title 14, Section 15000 et seq.), and the environmental regulations of the City. An Analysis was conducted by Rincon Consultants, Inc to assess whether this project qualifies for an exemption from CEQA as an in-fill development project (Attachment 10; appendices available online at www.beverlyhills.org/environmental). Based on this assessment, the project appears to qualify for a Class 32 Categorical Exemption (In-fill Development Projects) pursuant to Section 15332 of the State CEQA Guidelines, which states that this exemption is applicable when:
a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
b) The proposed development occurs within city limits of a project site of no more than five acres substantially surrounded by urban uses. c) The project site has no value as habitat for endangered, rare, or threatened species.
d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e) The site can be adequately served by all required utilities and public services.

Staff recommends the City Council find the project exempt from CEQA based on the analysis provided in the attached categorical exemption report. 1 The CEQA Guidelines and Statute are available online at https://opr.ca.gov/ceqa/guidelines/ Meeting Date: July 1, 2025

PUBLIC OUTREACH AND NOTIFICATION
The Notice of Public Hearing for the City Council hearing was mailed on June 11, 2025, to all property owners and residential occupants within a 500-foot radius (extended to the block face) from the project site (Attachment 8). On-site posting was also posted on the subject property starting on June 11, 2025. Additionally, courtesy emails were provided to all interested parties advising them of the hearing dates.

Public Correspondence
All previously provided public correspondence received as part of the Planning Commission hearing is included as Attachment 9 to this report. At the time of staff report publication, no public correspondence was received as part of the City Council Hearing.

FISCAL IMPACT
The recommendation in this report does not have significant budget or fiscal impacts for the City beyond staff time and noticing costs.

Michael Forbes, AICP
Director of Community Development
Approved By
ATTACHMENT 1
Beverly Hills Municipal Code
§1-4-201, et. Seq.
1-4-201: RIGHT TO REVIEW:

A. The Council may order a review of any discretionary decision made by any commission, board, or official of the City, except as otherwise provided in susection B or elsewhere in this Code. Such review may be ordered by motion of the Council duly adopted within thirty (30) calendar days after the issuance of the decision. If a City Council member requests an agenda item for the Council to consider ordering the review of a discretionary decision, then effectiveness of any permit, entitlement to use, or other right granted by the decision appealed from shall be stayed until either (1) Council decides not to set the decision for review, or (2) City Council review is final.

B. The Council may review any discretionary decision made by any commission, board, or official on a Housing Development Project pursuant to the procedures in this subsection B. Upon the receipt by the City Manager of written requests from two (2) or more City Council members requesting a hearing on a decision on a Housing Development Project during a fourteen (14) day call up period, the effectiveness of any permit, entitlement to use, or other right granted by the decision appealed from shall be stayed until Council review is final, and the City Manager shall deem the matter called up and set the matter for a hearing before the City Council.

C. "Housing Development Project" as used in this Article, has the same meaning as set forth in California Government Code Section 65905.5(b)(3), as it may be amended from time to time. (1962 Code § 1-6.201; amd. Ord. 94-O-2211, eff. 9-2- 1994; Ord. 24-O-2901, eff. 10-18-2024)
ATTACHMENT 2
March 13, 2025
Planning Commission
Staff Report
City of Beverly Hills
Planning Division
455 N. Rexford Drive Beverly Hills, CA 90210
TEL. (310) 285-1000 FAX. (310) 858-5966
Planning Commission Report
Attachment(s):

A. Draft Resolution
B. June 22, 2023 Staff Report – Without Attachments
C. City Council Resolution No. 23-R-13491
D. Project Comparison Table
E. Required Findings
F. General Plan Policies
G. Public Notices
H. Public Correspondence – Received as part of current project I. Public Correspondence – Received as part of previously approved project (June 22, 2023)
J. State Statues
K. Applicant-prepared Operations Plan
L. Applicant-provided SCE Clearance Letter
M. Shade and Shadow Study
N. Class 32 Exemption Report
O. Architectural Plans (Provided as a Separate Attachment) Report Author and Contact Information:

Alexandria Smille, Associate Planner
(310) 285-1162
[email protected]
Meeting Date: March 13, 2025
Subject: 55 NORTH LA CIENEGA BOULEVARD
Development Plan Review and Density Bonus Permit (PL2400189) Request for a Development Plan Review and Density Bonus Permit to allow for the construction of a new seven-story, 140-unit mixed use building. Pursuant to the provisions set forth in the California Environmental Quality Act (CEQA), the Planning Commission will also consider finding the project exempt from further review under CEQA.

Project Applicant: 55 Del Norte, LLC
Recommendation: Staff recommends that the Planning Commission conduct a public hearing, receive testimony on the project, adopt the attached resolution conditionally approving a Development Plan Review and Density Bonus Permit, and find the project exempt from CEQA.

REPORT SUMMARY
The proposed project involves a request for a Development Plan Review (DPR) and Density Bonus Permit to allow for the construction of a seven-story mixed use building at the property located at 55 North La Cienega Boulevard (the “project site”). The project site is an approximate 38,500 square foot (SF) lot currently developed with a vacant commercial building with a surface parking lot that was formerly used for restaurant uses (“The Stinking Rose”). The project site is located within the City’s C-3, Commercial Zone and the MU, Mixed Use Overlay Zone.

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

Planning Commission Report
55 North La Cienega Boulevard
March 13, 2025

BACKGROUND
File Date 5/14/2024
Application Complete 10/31/2024
Subdivision Deadline N/A
CEQA Recommendation Class 32 Categorical Exemption (In-fill Development Projects)
CEQA Deadline 60 days from CEQA Determination
Permit Streamlining 60 days from Determination of CEQA Exemption Applicant(s) 55 Del Norte, LLC
Owner(s) 55 Del Norte, LLC
Representative(s) Kevin Tsai, Kevin Tsai Architecture
Registered Legislative Advocates1 Matthew Hayden – Hayden Planning Stephen P. Webb – Law Office of Stephen P. Webb
Prior Planning Commission Action Resolution No. 2028 (6/22/2023) – Approval of a Development Plan Review and Density Bonus Permit to allow for the construction of a new five-story, mixed use
development with ground floor commercial uses, 105
residential dwelling units, and rooftop restrooms on the property located at 55 North La Cienega Boulevard.

Resolution No. 1935 (2/11/2021) – Denial of a Zoning
Amendment, Zone Text Amendment, and General Plan
Amendment to create a Planned Development Overlay Zone, and denial of a request for a planned development for a new eight-story hotel development on the property located at 55 North La Cienega Boulevard.

Prior City Council Action Resolution No. 23-R-13491 (11/7/2023) – Approval of a Development Plan Review and Density Bonus Permit to allow for a new six-story, mixed use development with ground floor commercial uses, 105 residential dwelling units on the
second through fifth stories, and rooftop restrooms on the sixth story on the property located at 55 North La Cienega Boulevard.

PROPERTY AND NEIGHBORHOOD SETTING
Property Information
Address(es) 55 North La Cienega Boulevard
Assessor’s ID No. 4334-018-058
1 Registered advocate search run on February 19, 2025.

Planning Commission Report
55 North La Cienega Boulevard
March 13, 2025

Zoning District C-3 – Commercial Zone
MU – Mixed Use Overlay Zone
General Plan Low Density General/Mixed Use Overlay – Commercial Existing Land Use(s) Commercial (Restaurant)
Lot Dimensions & Area 350’ x 110’ (≈ 38,500 SF)
Year Built 1947
Historic Resource The existing commercial building was built in 1947 and the building and site improvements were originally designed by Wayne McAllister, an architected listed on the City’s List of Master Architects. However, the property does not convey potentially significant associations and is ineligible for listing in the National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), and the Beverly Hills Local Register. A Historic Resources Assessment (HRA) was prepared by Rincon Consultants to the evaluate the
property and is provided as Appendix E to the Class 32
Categorical Exemption Report (Attachment N).

Protected Trees/Grove None
Adjacent Zoning and Land Uses
North C-3 – Commercial Zone / MU – Mixed Use Overlay Zone (Retail, Medical and General Office, and Restaurant Uses) South C-3 – Commercial Zone / MU – Mixed Use Overlay Zone (Retail, Medical and General Office, and Restaurant Uses) East C-3 – Commercial Zone / MU – Mixed Use Overlay Zone (Retail, Medical and General Office, and Restaurant Uses) West R-1 – One-Family Residential Zone (Single Family
Residences)
Circulation and Parking
Adjacent Street(s) North La Cienega Boulevard
Adjacent Alleys None
Parkways & Sidewalks North La Cienega Boulevard Parkway – 15’ from curb face to property line
Parking Restrictions North La Cienega Boulevard – Two-hour metered parking from 9:00 A.M. to 4:00 P.M., Monday through Saturday. No Stopping/Anti-Gridlock Zone from 7:00 A.M. to 9:00 A.M. and 4:00 P.M. to 6:00 P.M., Monday through Friday (east and west sides of street).

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Nearest Intersection Wilshire Boulevard and North La Cienega Boulevard Circulation Element Wilshire Boulevard – Arterial Street North La Cienega Boulevard – Arterial Street
Project Site and Neighborhood Character
The project site is a 38,500 SF rectangular lot located on the west side of North La Cienega Boulevard (Fig. 1), within the City’s C-3, Commercial Zone and MU, Mixed Use Overlay Zone.

The project site is currently developed with an existing 13,500 SF commercial building and surface parking lot. The building is currently vacant, having previously been used as a restaurant, with the most recent tenant being The Stinking Rose Restaurant. Vehicular access to the site is currently provided through a driveway apron located along North La Cienega Boulevard. The project site is also located within ½-mile of the future Metro Purple (D Line) Station which is currently under construction on the northeast corner of Wilshire Boulevard and North La Cienega Boulevard.2
Fig. 1: Project Site and Vicinity Map
Source: Google Earth Pro Aerial Imagery
The area surrounding the project site is characterized by existing commercial and residential uses. La Cienega and Wilshire Boulevard are improved with low- to high-rise commercial buildings consisting of a variety of commercial uses. The project site is directly adjacent to properties developed with three-story commercial buildings to the north and south. Further south, 2 The project site at 55 North La Cienega Boulevard is located approximately 130 feet (0.02 miles) from the future Metro Purple (D Line) Station at 8741 Wilshire Boulevard (northeast corner of Wilshire Boulevard and La Cienega Boulevard).

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at the intersection of Wilshire and La Cienega Boulevards, the area is developed with an 11-story commercial building on the southeast corner and a nine-story commercial building on the southwest corner. To the east of the project site, the area consists of commercial uses ranging from one- to three-stories along North La Cienega Boulevard. Further east, the area is developed with low- to mid-rise multi-family residential development consisting of one- to five-story buildings along North Hamilton Drive, within the City’s R-4, Multiple Residential Zone. Lastly, the project site abuts single-family residential uses directly to the west, consisting of one- to two-story residences along North Le Doux Road, within the R-1, One-Family Residential Zone.

BACKGROUND
In June 2023, the Planning Commission approved a Development Plan Review and Density Bonus Permit to allow for the construction of a new five-story mixed-use building with ground floor commercial uses and 105 residential dwelling units located above the ground floor. A detailed project description and staff analysis is available in the original staff report prepared for the project, which is included in Attachment B. A timely appeal of the Planning Commission’s decision was filed on July 5, 2023 by Lozeau Drury LLP, on behalf of Supporters Alliance for Environmental Responsibility (“SAFER”). On November 7, 2023, City Council reviewed the appeal and ultimately denied the appeal and upheld the Planning Commission’s decision. The final City Council Resolution No. 23-R-13491 has been included in Attachment C.

Effective in 2024, State Density Bonus Law allows for an additional 50% density bonus for providing additional affordable units at a moderate income level, resulting in a potential density bonus of up to 100% depending on the affordability of the units proposed. This additional bonus has been informally referred to as “stacked” density bonus. The proposed project has been revised to utilize the stacked density bonus provisions, which includes a 100% density bonus for providing 11 very low-income units and 11 moderate income units for a total of 22 affordable housing units.

PROJECT DESCRIPTION
The project consists of the construction of a new seven-story, mixed use building with ground floor commercial uses and 140 residential dwelling units located above the ground floor (Fig. 2).

The project would replace an existing 13,500 SF vacant commercial building and surface parking lot with approximately 19,055 SF of new ground floor commercial area consisting of retail, restaurant, and market/eatery type uses. The residential portion of the project would provide 140 new dwelling units, which would augment the supply of available rental housing in the city without causing displacement of existing residents or removal of existing dwelling units from the rental market. The project would include 118 market-rate units, 11 very low-income units; and 11 moderate income units. Residential balconies are proposed on floors two through six. The seventh floor includes indoor and outdoor rooftop amenities such as, fitness and massage rooms, kitchen and bar service, outdoor lounge and living areas, a pool and sun deck. Residential leasing and management offices would also be located on the seventh floor.

Planning Commission Report
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Fig. 2: Project Rendering Facing North La Cienega Boulevard Source: Kevin Tsai Architecture
The new building is proposed to be built to the front property line along North La Cienega Boulevard but would include portions of the building that are modulated and set back to break up the massing of the building, some of which provide ground floor entrance areas and balcony space on the upper floors. While modulation of the building is not required, the proposed restaurant, retail, and market/eatery uses would be set back approximately 10’ from the front property line on the ground floor to create space for open air opportunities and promote pedestrian-oriented activities. On the south side of the building a 5’-0” side setback is provided.

On the north side, the ground floor of the building is proposed to be built with a 0’-4” side setback, with upper stories setback 5’-0” from the side property line. At the rear, a 10’-0” rear setback is provided on the first two floors of the building, with the setback increasing to 15’-3” to the balconies on the third through sixth floors and increasing again to 17’-7” to the building face on the seventh floor.

Additional project information, including an analysis of the applicable development standards, is provided in Table 1. An additional table comparing the 2023 approved project and the current proposal is included as Attachment D.

Table 1: Project Summary
Required/Allowed per BHMC,
General Plan, or State Law Proposed
Commercial Density 77,000 SF / Floor Area Ratio -

2.0 19,055 SF / Floor Area Ratio - 0.25
Base Residential
Density
70 Units
(1 unit / 550 SF of lot area)
70 Units
(1 unit / 550 SF of lot area)
Density Bonus 35 Additional Units
(50% Max Density Bonus)
35 Additional Units
(50% Max Density Bonus)
Stacked Density Bonus
35 Additional Units
(50% Max Stacked Density
Bonus)
35 Additional Units
(50% Max Stacked Density Bonus)
Total Units w/ Stacked
Density Bonus 140 Units 140 Units
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Unit Size
500 SF
Efficiency & One-Bedroom Units
800 SF
Two-Bedroom Units
Studio Units (4 units)
713 SF
One-Bedroom Units (111 units)
627 – 717 SF
Two-Bedroom Units (25 units)
999-1,589 SF
Average Unit Size 1,750 SF Maximum 929 SF
Height 45’-0” 86’-0” 1
Stories 4 Stories 7 Stories2
Front Setback None 0’
Side Setback None
North:0’-4” (1st floor) / 5’-0” (2nd7thstories)
South: 5’-0”
Rear Setback Up to 2 stories/30’ Height: 10’-0”
Over 2 Stories/30’ Height: 20’-0” 3
Up to 2 stories/30’ Height: 10’-0”
Stories 2 through 6: 15’-3”
Story 7: 17’-7” 4
Parking AB 2097
0 spaces
Residential Parking: 91 Spaces
+Commercial Parking: 81 Spaces
Total: 172 Spaces
Outdoor Living Space 200 SF / Unit
28,000 SF
6,910 SF (Common Space)
+ 2,890 SF (Private Space)
Total: 9,800 SF5
Density Bonus
Affordable Units 11 units @ Very Low-Income 11 units @ Very Low-Income (15.7% of Base Density) Stacked Density Bonus
Affordable Units 11 units @ Moderate Income 11 units @ Moderate Income(15.7% of Base Density) Inclusionary Housing
Affordable Units 14 Affordable Units 22 Affordable Units Note: All figures approximate.

BHMC = Beverly Hills Municipal Code
1 Density Bonus concession requested to allow height increase from 45’ to 86’-0”. 2 Density Bonus concession requested to allow increase from 4 stories to 7 stories. 3 Rear setback applicable to projects within the Commercial-Residential Transition Area. 4 Density Bonus concession requested to allow for a reduction in required rear yard setback for portion of the building over 2 stories/ 30’ in height. Building face is 15’-3” from rear property line on floors 3 through 6 and 17’-7” at the 7th floor. 5 Density Bonus waiver requested to allow reduction of outdoor living space by 18,200 SF.

Parking
The project is subject to Assembly Bill (AB) 2097 as the project site is located within ½-mile of the future Metro Purple (D Line) Station, which is currently under construction on the northeast corner of Wilshire and North La Cienega Boulevards3
. Accordingly, the city is preempted from applying
its standard parking requirements, and pursuant to State law, the applicant is not required to provide any parking for the project. However, the project includes a total of 172 parking spaces for commercial and residential uses that are provided within a three-level subterranean parking 3 Pursuant to Cal. Pub. Res. Code §21155(b), a major transit stop also includes proposed stops that are included in a jurisdiction’s applicable regional transportation plan.

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structure that would be accessed by two new driveways located along North La Cienega Boulevard. One driveway of approximately 23’-0” in width would provide two-way vehicular access to the parking structure and two commercial loading areas (13’ x 35’). A second smaller driveway of approximately 14’-0” in width would provide egress only from an interior motor court on the ground floor. Of the 172 parking spaces proposed, 81 would be allocated for the commercial portion of the project and 91 parking spaces would be allocated to the residential portion. Parking for the commercial portion of the project would be located on the ground floor (2 spaces), as well as on level P1 and a portion of level P2 of the subterranean parking structure. Parking for the residential portion of the project is provided on the remaining portion of level P2 and all of P3; the residential parking would only be accessible to residences and would be physically separated by a barrier gate from the commercial parking. The parking is proposed to be unbundled, where tenants desiring parking would be able to add parking as part of their lease for an added cost.

The option to lease a parking space would be made available to all tenants, regardless of income level and would be subject to availability.

Outdoor Living Area
The project would include a mix of common and private outdoor living space to provide a portion of the required outdoor living area for the residential portion of the project. The common outdoor living area for residential uses would be provided through two common balconies on the sixth floor and on the seventh-floor rooftop. The common balconies on the sixth floor are located at the front of the building and are set back approximately 8’-10” from the front property line. The seventh-floor rooftop includes amenities such as an outdoor lounge and living areas, outdoor bar and kitchen, pool, and sun deck. The applicant has prepared an operations plan for the rooftop outdoor living area (Attachment K), which limits the hours of operation of the roof deck area, including all lounge, pool, kitchen, and bar areas to the following:
• Monday-Thursday: 7:00 A.M. to 9:00 P.M.
• Fridays: 7:00 A.M. To 10:00 P.M.
• Saturdays: 9:00 A.M. to 10:00 P.M.
• Sundays: 9:00 A.M. to 9:00 P.M.

The rooftop amenities would be set back approximately 36’-10” from the rear property line and oriented toward North La Cienega Boulevard. A 19’-0” wide area at the rear of the rooftop area is reserved for the placement of building mechanical equipment, including air conditioning units that would be screened from view of neighboring properties. A landscaped border is proposed between the mechanical equipment area and the useable rooftop outdoor living areas, including Purple Hopseed Bush shrubs, which have a mature height of 10’ to 15’. Therefore, the proposed landscaped border would provide a privacy buffer between residential properties that abut the project site at the rear. The proposed common outdoor living areas would be reserved for the exclusive use of the residents of the building and would not be accessible to the commercial users of the project. Additional private outdoor living areas are provided within balconies located on the second through sixth floors of the project. Furthermore, while staff supports the general design of the rooftop amenities, staff has recommended conditions regarding rooftop hours, music, and use, similar to conditions imposed on other projects with residential rooftop amenities (Conditions No. 14-17 of draft resolution, provided as Attachment A). The applicant submitted operation plan (Attachment K) mentions the use of speakers for ambient music, however, the Draft Resolution (Attachment A) conditions the project to prohibit the use of amplified sound on the rooftop.

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Commercial Operation
The proposed project would provide new commercial uses on the ground floor of the site facing North La Cienega Boulevard, which includes the potential for 19,055 SF of commercial retail, restaurant, and market/eatery uses. The proposed commercial uses would replace a 13,500 SF vacant commercial building and surface parking lot currently on site and would add approximately 5,555 SF of additional commercial space to the project site. Each of the commercial tenant spaces is areas are set back approximately 10’, which could provide for future open air dining opportunities on private property that would activate the streetscape with pedestrian-orientated amenities. The project site is located within a Commercial-Residential Transition Area, which would limit business hours for commercial uses to be limited to 7:00 A.M. to 10:00 P.M. on weekdays, and 9:00 A.M. to 10:00 P.M. on weekends and holidays, unless extended hours are approved by the Planning Commission as part of an Extended Hours Permit. While the applicant has not informed the City of any specific tenants planned for the commercial portions of the project, separate permits for open air dining and extended hours would need to be obtained by each respective business, should they seek to establish open air dining or operate with extended hours.

The project is designed with two commercial loading spaces that measure 13’-0” in width by 35’- 0” in length to accommodate on-site truck deliveries, which complies with the minimum loading requirements of the BHMC. The loading areas are located within the ground floor of the building and out of view from the street or neighboring properties. At the rear of the property, the commercial portion of the building is completely enclosed so the commercial loading areas are not visible from the single-family residential properties to the west of the property.

Privacy Hedge
The previous iteration of the project that was approved by the Planning Commission in 2023 was conditioned to require a hedge at the rear of the property that would reach a height of 40’ within one year from the issuance of a Certificate of Occupancy. During review of the proposed project, it was determined that a hedge would not be able to be located along the rear property line due to a Southern California Edison (SCE) easement and required clearance for utility poles located along the rear property line. The utility poles, which are approximately 40’ tall, require a 15’-0” utility pole clearance area below and on either side of the poles. The privacy hedge has been removed from the current project in order to comply with required clearance for the SCE utility poles. The applicant has provided a letter from Chenier Utility Management on the infeasibility of proposing a hedge toward the rear of the property and this has been included as Attachment L.

Landscaping proposed toward the rear of the property is located in LID planters on the ground floor behind a 6’-0” concrete wall at the property line.

Shade and Shadow Study
A shade and shadow study was prepared by the applicant and included in the project application materials (Attachment M). However, pursuant to Public Resource Code §21099, aesthetic and parking impacts of a residential, mixed use residential, or employment center project on an infill site within a transit priority area shall not be considered significant impacts on the environment.

Furthermore, pursuant to Public Resource Code §21099(a)(7) Transit priority area means an area within ½ mile of a major transit stop. In accordance with Public Resource Code §21099(d)(1) the project’s aesthetic impacts have not been evaluated under CEQA as these impacts cannot be considered significant impacts on the environment.

Planning Commission Report
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Local Transportation Assessment
While not required for CEQA, a Local Transportation Assessment (LTA) was prepared for the project to evaluate level of service (LOS) impacts during peak hours at signalized intersections (Appendix B of Attachment N). The intersections evaluated as part of this study were located at:
1) La Cienega Boulevard and San Vicente Boulevard; 2) La Cienega Boulevard and Wilshire Boulevard; and, 3) La Cienega Boulevard and Olympic Boulevard. The LTA determined that the increases in intersection delays at the study intersections would be relatively small (0.0 to 0.9 seconds) and that the project is not expected to substantially or adversely increase delays at any of the study intersections. The minor increases in delay at the study intersections fall below the thresholds established by the City for identifying potential adverse conditions at locations operating at LOS D or worse, so no improvements would be required at the study intersections as a result of the project.

Density Bonus / Project Density Calculation
Pursuant to California Government Code §65915, local agencies are required to allow a certain number of additional units beyond the base density to be constructed on site to accommodate the provision of affordable housing units depending on the number of affordable housing units and their level of affordability included in the proposal. Under State Density Bonus Law, applicants of residential projects of five or more units are entitled to a density bonus and is determined pursuant to state law based on the number of affordable units and the level of affordability of those units.

The proposed project includes a density bonus and a “stacked” density bonus, which allows a total of density bonus of 100%. The affordable housing units required under the City’s Inclusionary Housing ordinance also count as affordable housing units to qualify for density bonus under state law. The project density calculation is provided in Table 2.

Table 2: Project Density Calculation
Density Calculation Proposed
Base Density 1 unit for every 550 SF of site
area
38,500 SF / 550 SF =
70 dwelling units
Standard Density Bonus
Percentage
50% Density Bonus
(for 15% Very-Low Income Units)
11 Very-Low Income Units
(11 / 70 = 15.7% of base density)
Standard Density Bonus
Additional Units
35 units
(50% of 70 units) 35 units
Stacked Density Bonus
Percentage
50% Density Bonus
(for 15% Moderate Income Units)
11 Moderate Income Units
(11 / 70 = 15.7% of Base Density)
Stacked Density Bonus
Additional Units
35 units
(50% of 70 units) 35 units
Maximum Total Units
140 Units
(70 base density + 35 standard
density bonus units + 35 stacked
density bonus units)
140 Units
(70 base density + 35 standard
density bonus units + 35 stacked
density bonus units)
Note: All figures approximate.
1 The proposed number of dwelling units is consistent with state density bonus regulations, pursuant to California Government Code §65915(f)(2), which allows for a 50% density bonus on top of the base density and for an additional 50% stacked density bonus for providing additional affordable units. While the density calculations noted above result in whole numbers, this section Planning Commission Report
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also states that “Each component of any density calculation, including base density and bonus density, resulting in fractional units shall be separately rounded up to the next whole number.”.

Concessions and Waivers
Pursuant to State Density Bonus law, local municipalities are required to provide one or more concessions to each project that qualifies for a density bonus. These are intended to result in cost reductions for the project to be able to provide for affordable housing costs or rents. The developer may propose to have a limited number of development requirements waived or modified based on the percentage of affordable units in the project. These concessions are defined under Government Code §65915(k) as:
• A reduction in site development standards or a modification of zoning code or architectural design requirements, such as a reduction in setback or minimum square footage requirements; or
• Approval of mixed-use zoning; or
• Other regulatory incentives or concessions which result in identifiable and actual cost reductions.

The number of concessions to which a mixed-income project may be entitled ranges from one to four. Pursuant to State Density Bonus law, development projects with at least 15% of the base units designated for very low-income households are eligible to request three development concessions.

Separately, an applicant may also request a waiver from any development standard that has the effect of physically precluding the construction of a development at the densities allowed or with the concessions allowed by Density Bonus law, unless such a request would cause a specific adverse public health or safety impact, harm historical property, or would be contrary to state or federal law. A waiver does not count as a concession and there is no limit on the number of development standard waivers that may be requested or granted, provided the waiver criteria are met.

In the case of the proposed project, 11 units (15.7% of the base units) is designated for very lowincome households and 11 units (15.7% of the base units) is designated for moderate income households, which qualifies the project to receive three development concessions. The applicant is requesting three concessions and one waiver from development standards and are as follows:

Requested Concessions:
• Building Height: BHMC §§10-3-1880 and 10-3-2804 establish the maximum allowable height for development proposed in the City’s MU Overlay Zone. The project site is located in Height District A which has a maximum allowable height of 45’. The applicant is requesting a concession to allow additional height (+41’- 0”) for a total maximum building height of 86’-0”.
• Number of Stories: BHMC §§10-3-1880 and 10-3-2804 establish the maximum number of stories allowed for development proposed in the City’s MU Overlay Zone. The project site is located in Height District A which allows a maximum of three (3) stories. The applicant is requesting a concession to allow an additional four stories for a total of seven stories.

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• Rear Setbacks: BHMC §10-3-1952.B. establishes the required setbacks for development of projects located in the City’s Commercial-Residential Transition Area. A 20’-0” rear setback is required for the portion of a building over two stories/30’-0” in height. The applicant is requesting a concession to allow for a reduction in the required setback on the third through sixth floors from 20’-0” to 15’-3”, a reduction in the required setback on the seventh floor from 20’-0” to 17’- 7”.

Requested Waivers:
• Outdoor Living Area: BHMC §§10-3-1888 and 10-3-2803 establish the required outdoor living area for development proposed in the City’s MU Overlay Zone. At least 200 SF of usable outdoor living space is required for each dwelling unit, which would be a minimum of 28,000 SF for 140 dwelling units. The applicant is requesting a waiver to allow a reduction of required outdoor living area (18,200 SF) for a total outdoor living area of 9,800 SF, for an average of 70 SF per unit.

Concession Considerations:

Per state law, the City is limited in its ability to deny density bonus concession requests and is required to grant the requested concession unless it can make certain findings established by the state (Attachment J) that the concession does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for (1) housing costs, or (2) rents for the targeted units to be set as the affordability levels specified in the density bonus proposal. However, a concession could be denied if it would have a specific, adverse impact upon either (a) public health and safety or (b) any real property that is listed in the California Register of Historical Resources or (c) would be contrary to state or federal law. Pursuant to California Government Code §65915(d)(4), the City has the burden of proof for the denial of a requested concession.

Waiver Considerations:

Per state law, the City is limited in its ability to deny requested density bonus waivers of development standards that have the effect of physically precluding construction of the project and cannot apply such development standards unless it finds that the waiver would either (1) have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of §65589.5, upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

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REQUIRED ENTITLEMENTS4
As proposed, the project requires the following entitlements:
• Development Plan Review
A Development Plan Review (DPR) is required pursuant to BHMC §10-3-3100 to allow the construction of a new seven-story mixed use building. • Density Bonus Permit
Pursuant to §65915 of the California Government Code, a Density Bonus is required to allow an additional number of units that may be constructed on site in addition to certain incentives/waivers from development standards to accommodate the provision of 22 proposed affordable housing units.

GENERAL PLAN POLICIES5
The General Plan includes numerous goals and policies intended to help guide development in the City. Some of the policies relevant to the Planning Commission’s review of the project are included in Attachment F. The Class 32 Report (Attachment N) also includes an analysis of applicable General Plan goals and policies.

ENVIRONMENTAL ASSESSMENT6
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 Guidelines7 (California Code of Regulations, Title 14, Section 15000 et seq.), and the environmental regulations of the City. As part of this review, a categorical exemption report has been prepared by Rincon Consultants, Inc. to assess whether this project qualifies for an exemption from CEQA as an in-fill development project (Attachment N; appendices available online at www.beverlyhills.org/environmental). Based on this assessment, the project appears to qualify for a Class 32 Categorical Exemption (In-fill Development Projects) pursuant to Section 15332 of the State CEQA Guidelines.

PUBLIC OUTREACH AND NOTIFICATION
The notice for this project, summarized in Table 3, was provided pursuant to the requirements set forth in BHMC §10-3-2.5, et. seq.

TABLE 3. PUBLIC NOTIFICATION TABLE
Notice Type Notice Date
Notice of Pending Application
4 Pursuant to Government Code §65905.5.(a) , the City is limited to five (5) total public hearings on a housing project after it has been deemed complete.
5 Available online at https://www.beverlyhills.org/departments/communitydevelopment/longrangeplanning/generalplan/ 6 The Class 32 Categorical Exemption report is included as Attachment L; the report and appendices are available online at https://www.beverlyhills.org/1458/Environmental-Reports-Documents 7 The CEQA Guidelines and Statute are available online at https://opr.ca.gov/ceqa/guidelines/ Planning Commission Report
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• Mailed Notice (500’ radius + block face; via first class mail) 6/28/2024 • Mailed Notice (100’ radius; via tracked courier) Not required • On-site Posted Notice 6/28/2024
Notice of Public Hearing
• Mailed Notice (500’ radius + block face; via first class mail) 2/21/2025 • On-site Posted Notice 2/21/2025
• Newspaper Notice Not required
Applicant Outreach Efforts
No known applicable outreach efforts.

Public Comment
Staff has received general inquiries from the public requesting project-related information. As of the writing of this staff report, staff has received four pieces of public correspondence as part of the revised project, which is included as Attachment H. Attachment I includes all public correspondence received as part of the original project, which was approved in 2023.

ANALYSIS8
Project approval, conditional approval, or denial is based upon specific findings for the discretionary action requested by the applicant. This section is intended to provide a detailed analysis of the project to assist the Planning Commission in assessing whether a project is able to meet the required findings for approval of the requested entitlements. The specific findings that must be made in order to approve the project are provided as Attachment E to this report.

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

Mixed Use Overlay Zone Objectives. As established in BHMC §10-3-1872, the purpose of the MU Overlay Zone is to provide areas of the city where mixed use development is allowed in order to encourage vibrant, walkable neighborhoods and increase the availability of housing in the city, while preserving the vitality of existing commercial corridors and minimizing displacement of existing residents. In creating the MU Overlay Zone, the City Council adopted key objectives to guide future development within the overlay zone. As proposed, the project appears to meet following objectives of the MU Overlay Zone:
• Expanding the options and opportunities for certain commercial property owners and developers by allowing for combinations of commercial uses, and multi-family residential uses subject to specific standards, rules and procedures.

The proposed project seeks to redevelop an existing vacant and underutilized commercial property and surface parking lot for a new mixed use development that includes pedestrian-serving retail and restaurant uses (19,055 SF), as well as new 8 The analysis provided in this section is based on draft findings prepared by the report author prior to the public hearing. The Planning Commission in its review of the administrative record and based on public testimony may reach a different conclusion from that presented in this report and may choose to modify the findings. A change to the findings may result in a final action that is different from the staff recommended action in this report.

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multi-family residential rental housing stock. The project would add approximately 5,555 SF of new commercial space to the project site that would serve the proposed residential uses on the property and other residents, workers, and visitors in the vicinity of the project site. The commercial spaces are designed with street facing entrances that would activate the streetscape. The residential portion of the project would provide a total of 140 new dwelling units, 11 units that would be reserved for rental to very-low income households and 11 units that would be reserved for rental to moderate income households. In all, the project provides a combination of commercial and multi-family uses at the project site designed in compliance with applicable development standards in the MU Overlay Zone and state density bonus law.
• Creating the potential for more intensive development in certain neighborhoods, while maintaining realistic buffers between commercial and residential zones to ensure there is harmonious development in the area.

The proposed project is designed to provide for more intensive development on an existing commercial corridor known as the city’s “Restaurant Row”. The project would replace an existing, one-story, 13,500 SF vacant commercial building formerly used as a restaurant, with a mix of neighborhood servicing retail, market, and restaurant uses on the ground floor facing North La Cienega Boulevard. Approximately 19,055 SF of commercial floor area would be provided on the first floor, with 140 new dwelling units provided on the second through sixth floors of the project. The project is designed with varying building setbacks at the rear of the property that would provide a buffer between the existing single-family residential uses located to the west of the project site and the project’s proposed commercial and residential uses. The rear yard would include landscaped LID planters and a new 6’-0” tall block wall. The proposed building orients its uses toward the commercial corridor. The seventh-floor rooftop outdoor living area is also set back approximately 19’-0” from the rear of the building and is screened from the nearest residential zone by a landscaped border or enclosed rooftop amenity spaces such as the fitness room, sauna, restrooms, and communal kitchen. The pedestrian-oriented commercial uses and the proposed setbacks makes the building consistent with other existing commercial buildings along La Cienega Boulevard.
• Expanding housing options for diverse socioeconomic populations in the City including seniors, young people, populations that wish to be transit-adjacent and populations that will benefit from development near an urban core.

The project promotes the expansion of housing options for diverse socioeconomic populations in the city by providing 140 new dwelling units, with 118 units proposed as market-rate rental housing, 11 units reserved for rental to very-low income households, and 11 units reserved for moderate income households. The location of the project and its proximity to public transportation, particularly the Metro station that is set to open in 2025 may encourage the use of alternative modes of transportation to automobile travel.

Planning Commission Report
55 North La Cienega Boulevard
March 13, 2025

• Retaining the commercial tax base and streetscape character that exists in the City by encouraging neighborhood-serving and pedestrian-friendly commercial uses.

The project would provide 19,055 SF of commercial uses on the ground floor that would serve the proposed residential units on the project site and other residents, workers, and visitors located in the vicinity of the project. The project’s commercial uses retain and expand the project sites’ contribution to the City’s commercial tax base. The project’s pedestrian accessible commercial uses also retain the streetscape character and provides additional pedestrian-oriented development for this portion along La Cienega Boulevard.
• Concentrating new housing and amenities near existing and anticipated transportation nodes and stations to encourage the use of alternative modes of transportation to automobile travel.

The project would provide 140 new dwelling units located in close proximity to existing and proposed public transit stops. The project would be served by existing Metro bus lines that travel along Wilshire Boulevard and La Cienega Boulevard and would also be served by the future Metro Purple (D Line) station currently under construction on the northeast corner of Wilshire and La Cienega Boulevards, which is located approximately 130 feet (0.02 miles) from the project site. The location of the project and its proximity to public transportation may encourage the use of alternative modes of transportation to automobile travel. The proposed project also includes short-term bicycle storage on the ground floor for visitors to the commercial tenants. • Allowing projects that are appropriately designed to achieve the desired neighborhood character, while providing development standards to minimize impacts of commercial uses to adjacent residential zones, and to encourage symbiotic uses.

The proposed project would provide a mix of new pedestrian-serving commercial uses and new multi-family residential uses that are designed to meet the desired character and purpose of the MU Overlay Zone by providing for mixed-use development to encourage vibrant, walkable neighborhoods, increase the availability of housing, and preserving the vitality of existing commercial corridors. The project would introduce new retail, market, and restaurant uses that would serve nearby commercial and residential uses, as well as future residential tenants of the proposed project. The project is designed in compliance with the applicable development standards in the MU Overlay Zone, with modifications per state density bonus law, and is designed to orient the uses of the building toward the commercial corridor and to provide building setbacks at the rear of the project site to provide a buffer between the neighboring residential properties to the west of the project site.

As detailed above, the proposed project appears to meet the purpose and objectives of the MU Overlay Zone.

Development Plan Review.

Pursuant to BHMC §10-3-3104, the Planning Commission’s review of a Development Plan Planning Commission Report
55 North La Cienega Boulevard
March 13, 2025

Review application is based on the following findings:
• The proposed plan is consistent with the general plan and any specific plans adopted for the area.

As discussed in Section 3 (Page 9) of the Class 32 Categorical Exemption report (Attachment N), the project is consistent with various goals and policies of the City’s General Plan, in particular, the land use and housing elements of the Plan.

Additionally, the proposed height and density of the proposed project are based on the approved base heights and densities of the BHMC, taking into account concessions pursuant to state density bonus law which would render certain standards inapplicable to this project. Additional General Plan goals and policies for the Commission to consider are provided in Attachment F.
• The proposed plan will not adversely affect existing and anticipated development in the vicinity and will promote harmonious development of the area.

As of the preparation of this report, there are no active requests for discretionary planning approval of new commercial, multi-family, or single-family residences within 500’ of the project site. Additionally, the project would be required to submit a construction management plan during building plan check to ensure that the proposed work would not adversely affect planned construction of the Metro Purple (D Line) station on the northeast corner of Wilshire and La Cienega Boulevards.

The proposed project would intensify the development of the project site and it may result in changes visible to the streetscape that may appear out of character with the existing commercial area due to the proposed increase in height and massing; however, it is unlikely to adversely affect the future development of nearby properties.

As future development within the City’s MU Overlay Zone, it is likely that, over time, new developments would include designs that are similar in scale and mass to the proposed project, particularly when density bonuses are involved.

The proposed project is also not expected to exhibit any long-lasting impacts on existing nearby development because it is consistent with the General Plan and because existing development to the south of the project site is larger in scale to the proposed project, with a nine- and an 11-story building developed on properties located on the corner of Wilshire and La Cienega Boulevards. Existing commercial development directly adjacent to the north, south, and east of the project site consists of three-story commercial buildings with an approximate height of 45’-0”. • The nature, configuration, location, density, height and manner of operation of any commercial development proposed by the plan will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.

The proposed mixed use project provides commercial uses exclusively on the ground floor of the project. The upper stories of the project would be occupied by multi-family Planning Commission Report
55 North La Cienega Boulevard
March 13, 2025

residential uses and residential-serving amenities. The commercial portion of the project is not designed with any publicly accessible openings to the rear or sides of the property that would have the potential to cause significant noise or privacy impacts to neighboring single-family residential properties to the rear long North Le Doux Road.

The commercial uses are designed to be oriented toward North La Cienega Boulevard.

Additionally, all vehicular and loading access would occur from North La Cienega Boulevard, with vehicular access areas not open or visible to adjacent commercial or residential properties.

Furthermore, any retail or restaurant use would be required to comply with the prescribed hours of operation outlined in the BHMC for properties in the CommercialResidential Transition Area, unless otherwise authorized by the Planning Commission as part of an Extended Hours Permit. The outdoor area located on the rooftop is oriented to be set back approximately 19’-0” from the rear of the building and is screened at portions by enclosed residential amenities or with a proposed landscaped border. While the rooftop is configured in such a way to minimize direct views from the rear of the building to the adjacent single-family residential neighborhood, the balconies on the west-facing elevation located on floors two through six may provide views into adjacent properties; however, the balconies would be set back approximately 15’-3” from the rear properly line and are primarily recessed into the building, only extending approximately 2’-4” from the building face. As such, the nature, configuration, location, density, height, and manner of operation of the commercial portion of the development proposed would not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.
• The proposed plan will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicle conflicts, or pedestrian safety hazards.

As provided in Section 3.4 (Page 21) in the CEQA Class 32 Categorical Exemption Report (Attachment N), the proposed project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) thresholds because it is located within a Transit Priority Area (TPA). Additionally, a Local Transportation Assessment (LTA) was prepared for the project to evaluate level of service (LOS) impacts during peak hours at signalized intersections and the project is not expected to substantially or adversely increase delays at any of the study intersections nor would the study intersections require improvements as a result of the project.

Pedestrian and vehicle access to the project site would continue to be provided by North La Cienega Boulevard. The project would include the construction of new driveway aprons in compliance with City’s driveway standards to improve ingress and egress to the project site. As detailed in the LTA, no improvements to the existing roadway would be required as a result of the project and the project would not alter the existing traffic patterns along the North La Cienega Boulevard roadway. As such, no design changes would be introduced that would introduce sharp curves, dangerous intersections, or incompatible on-site uses. Furthermore, implementation of the project would not create new obstructions to emergency access in the project area. Therefore, Planning Commission Report
55 North La Cienega Boulevard
March 13, 2025

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

The project site is located within a Commercial-Residential Transition Area; therefore, the project is subject to certain regulations that require the implementation of design features intended to minimize impacts to adjacent residential properties, which include: a setback from residential properties, construction of site walls, and installation of landscaping to provide a buffer between the project and the adjacent single-family residential properties to the west. While the project is requesting to deviate from the rear setback standard by approximately 4’-9”, the project otherwise complies with regulations specific to commercial-residential transition properties. The proposed rooftop amenity area is set back from the edge of the roof, oriented toward the commercial corridor, and landscaped to provide visual screening of the area and additional privacy to the residential properties to the west. Additionally, as conditioned, the project incorporates measures to minimize noise and operational impacts associated with commercial uses located in proximity to residential uses, such as limiting the use of the roof deck daily; prohibiting amplified music; and limiting access to residential occupants only. As such, the project would not be detrimental to the public health, safety, or general welfare.

Recommended Conditions of Approval. The draft approval resolution (Attachment A) contains conditions pertaining to certain aspects of the project in order to minimize potential impacts on the neighboring uses. Those conditions include regulating the hours of operation and noise levels on the rooftop deck, limiting the use of the seventh floor amenities to residential tenants and their guests, and providing a parabolic mirror and light system at project egress points.

Additional Considerations. While not specifically required for project approval, staff has provided additional information that the Planning Commission may take into account in consideration of the project.

Regional Housing Needs Assessment.

The construction of the proposed project would result in a net addition of 140 housing units providing new housing stock with a mix of income types that would be credited towards meeting the City’s Regional Housing Needs Assessment (RHNA) allocation for the current housing cycle, which requires the city to plan for the creation of 3,104 new dwelling units.9 As the City’s Housing Element contemplated that 105 units would be built on this site, the project would result in a net increase of 35 units beyond the units anticipated in the sites inventory.

The proposed 11 very-low income affordable housing units would count toward meeting the City’s current RHNA allocation of 1,008 very-low income housing units. The proposed 11 moderate income affordable housing units would count towards meeting the 602 moderate 9 Information regarding the City’s Regional Housing Needs Assessment (allocation) is available online at:
6th Cycle Final RHNA Allocation Plan 070121.xlsx
Planning Commission Report
55 North La Cienega Boulevard
March 13, 2025

income housing units required for this housing cycle. The 118 market-rate units would count towards meeting the 814 units required in the housing element’s above-moderate income category. Moreover, the proposed project complies with the City’s inclusionary housing requirements by providing 22 affordable housing units in the very-low income moderate income categories, which exceeds the City’s 10% inclusionary requirement for the overall project.

State Housing Laws.

Certain aspects of state density bonus law are a state mandate, meaning that an applicant is entitled to take advantage of the benefits afforded by that law and the City has limited ability to deny the request. For example, the developer is entitled to the additional density and concessions and waivers because it is a density bonus project. Pursuant to Government Code §65905.5.(a)10, the City is limited to five (5) total public hearings on a housing project after it has been deemed complete. In order to retain sufficient public hearings for Architectural Review and any potential City Council review, it is recommended that the Planning Commission complete their review of this project in two meetings or less. Finally, pursuant to the Housing Accountability Act, the City’s ability to deny a housing development project is constrained, and to do so specific findings would need to be made. Pursuant to the HAA, only objective standards can be the basis for project denial, although there is some authority to impose conditions on a project to further compliance with subjective standards, provided that the conditions don’t have the effect of reducing density or making the project infeasible.

NEXT STEPS
It is recommended that the Planning Commission conduct the public hearing and adopt the attached resolution conditionally approving a Development Plan Review and Density Bonus Permit for the proposed mixed-use development project at 55 North La Cienega Boulevard and find the project exempt from CEQA.

Alternatively, the Planning Commission may consider the following actions:

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

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

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

Report Reviewed By:

Masa Alkire, AICP
City Planner
10 As amended by Senate Bill (SB) 330 – The Housing Crisis Act of 2019 ATTACHMENT 3
Planning Commission
Resolution No. 2084
RESOLUTION NO. 2084

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF BEVERLY HILLS CONDITIONALLY APPROVING A

DEVELOPMENT PLAN REVIEW AND DENSITY BONUS
PERMIT TO ALLOW FOR A NEW SEVEN-STORY, 140-UNIT

MIXED USE DEVELOPMENT WITH GROUND FLOOR

COMMERCIAL USES AND THREE LEVELS OF
SUBTERRANEAN PARKING AT 55 NORTH LA CIENEGA
BOULEVARD (PL2400189)
The Planning Commission of the City of Beverly Hills herby finds, resolves and determines as follows:

Section 1. Abraham Assil, on behalf of 55 Del Norte, LLC, (collectively the “Applicant”) has submitted an application for a Development Plan Review and Density Bonus Permit to allow the construction of a new seven-story, mixed use building with ground floor commercial uses, 140 multi-family residential dwelling units above the ground floor, and three levels of subterranean parking. The Project’s overall height is 86’-0”. The Project includes a request for a Density Bonus Permit to allow for a 100% density bonus in addition to certain incentives/concessions (hereafter, referred to as concessions) and waivers from development standards to provide 22 affordable housing units (the “Project”). The Project will include 118 market rate units, 11 very-low income units, and 11 moderate income units. The existing commercial building will be demolished as part of the Project. Pursuant to Beverly Hills Municipal Code (BHMC) §§10-3-3100.A and 10-3-1524, a Development Plan Review and Density Bonus Permit are required to construct the new mixed-use residential building.

Section 2. The Project site is a 38,500 SF rectangular lot located on the west side of North La Cienega Boulevard within the City’s C-3, Commercial Zone and MU, Mixed Use Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -2-
Overlay Zone. The Project consists of the construction of a new seven-story mixed use building, with ground floor commercial uses and 140 residential dwelling units located above the ground floor level. The Project will replace an existing 13,500 SF vacant commercial building formerly used as a restaurant with approximately 19,055 SF of new ground-floor commercial area consisting of retail, restaurant, and market/eatery type uses. The Project will have a maximum height of 86’- 0”. The residential portion of the Project consists of 118 market-rate rental units, 11 dwelling units reserved for very low-income households, and 11 dwelling units reserved for moderate income households. The Project will provide 111 one-bedroom units that range between 627 SF and 717 SF, 25 two-bedroom units ranging from 999 to 1,589 SF, and four efficiency units (studios) of 713 SF. The new building is proposed to be built to the front property line along North La Cienega Boulevard but will include portions of the building that are modulated and set back to break up the massing of the building, while also providing depth and articulation of the building facade. On the ground floor, the proposed restaurant, café, and market/eatery uses will be set back approximately 10’-0’ from the front property line to create space for open air dining opportunities and promote pedestrian-oriented activities. On the south side of the building, a 5’-0” side setback is provided.

On the north side, the ground floor of the building will be built with a 0’-4” side setback, with upper stories setback 5’-0” from the side property line. At the rear, a 10’-0” rear setback is provided on the first two floors of the building, with the setback increasing to 15’-3” to the balconies on the third through sixth floors and increasing again to 17’-7” to the building face on the seventh floor.

Common outdoor living space for the residential uses will be provided through two common balconies on the sixth floor and on the seventh-floor rooftop. The common balconies on the sixth floor are located at the front of the building and are set back approximately 8’-10” from the front property line. The seventh-floor rooftop includes amenities such as outdoor lounge and living Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -3-
areas, outdoor bar and kitchen, pool, and sun deck. The rooftop amenities will be set back approximately 36’-10” from the rear property line and oriented toward North La Cienega Boulevard. A 19’-0” wide area at the rear of the rooftop area is reserved for the placement of building mechanical equipment, including air conditioning units that will be screened from view of neighboring properties. A landscaped border is also included between the mechanical equipment area and the useable rooftop outdoor living area, including Purple Hopseed Bush shrubs, which have a mature height of 10’ to 15’. Additional private outdoor living areas are provided within balconies located on floors two through six. Parking for the commercial and residential uses will be provided within a three-level subterranean parking structure that will be accessed by two newdriveways located along North La Cienega Boulevard, providing access to a total of 172 parking spaces. Of the 172 parking spaces proposed, 81 will be allocated for the commercial portion of the Project and 91 parking spaces will be allocated to the residential portion. Parking for the commercial portion of the Project will be located on the ground floor, as well as on levels P1 and a portion of level P2 of the subterranean parking structure. Parking for the residential portion of the project is provided on the remaining portion of level P2 and all of P3; the residential parking will only be accessible to residents and will be physically separated by a barrier gate from the commercial parking. Discretionary development plan review approval is required for the construction of the new building and requested density bonus permit.

The Project also includes the following components as it pertains to density bonus laws:

Density Bonus: State density bonus standards allow for a certain percentage increase in density, which is based on the proportion of units of the site’s base density (i.e., the maximum number of units allowed under General Plan and Beverly Hills Municipal Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -4-
Code (BHMC) density standards without the inclusion of bonus units) that are designated as affordable housing units. In the case of the Project, the number of base units that may be built under the City’s General Plan and BHMC is 70 units and the number of affordable housing units proposed are 22 units (11 very-low income and 11 moderate income), resulting in an overall affordable unit percentage of 15.7% for both very-low income and moderate income level households. The Project includes a density bonus which allows a 50% density bonus for providing at least 15% of the units as very-low income units.

Effective in 2024, State Density Bonus Law also provides for an additional 50% density bonus for providing additional affordable units at the moderate income level. The Project includes an additional 50% density bonus for providing an additional 15.7% of the units reserved for moderate income households, which is informally known as a stacked density bonus, resulting in a total density bonus of 100%. Therefore, approval of the Density Bonus Permit, with the inclusion of 22 affordable housing units, will allow for a maximum density of 140 units.

Development Concessions/Waivers: Pursuant to state density bonus law, development projects where at least 15% of the base units are affordable to very lowincome households are entitled to three development concessions, which result in identifiable and actual cost reductions to provide for affordable housing costs or for rents of a project’s affordable housing units. Separately, an Applicant may also request waivers from development standards that have the effect of physically precluding the construction of a development at the densities allowed or with the concessions permitted. Concessions and waivers must be granted unless such a request would cause a specific adverse public health or safety impact, harm historical property, or would be contrary to any state or Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -5-
federal laws. Waivers do not count as a concession and there is no limit on the number of development standard waivers that may be requested or granted provided each would preclude development at the densities allowed or with the concessions permitted.

Accordingly, the concessions and waivers requested by the Applicant are as follows:

Concessions:

1. Building Height: BHMC §§10-3-1880 and 10-3-2804 establish the maximum allowable height for development proposed in the City’s MU Overlay Zone. The Project site is located in Height District A and subject to a maximum allowable height of 45’. The applicant is requesting a concession to allow additional height (41’-0”) for a total maximum building height of 86’-0”.

2. Number of Stories: BHMC §§10-3-1880 and 10-3-2804 establish the maximum number of stories allowed for development proposed in the City’s MU Overlay Zone. The Project site is located in Height District A and subject to a maximum of three (3) stories. The Applicant is requesting a concession to allow an additional four stories for a total of seven stories.

3. Rear Setbacks: BHMC §10-3-1952.B. establishes the required setbacks for development of projects located in the City’s Commercial-Residential Transition Area.

Pursuant to this section, a 20’-0” rear setback is required for the portion of a building over two stories/30’-0” in height. The applicant is requesting a concession to allow for a reduction in the required rear setback on the third through sixth floors from 20’-0” to 15’- 3”, a reduction in the required setback on the seventh floor from 20’-0” to 17’-7”.

Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -6-
Waivers:

1. Outdoor Living Area: BHMC §§10-3-1888 and 10-3-2803 establish the required outdoor living area for development proposed in the City’s MU Overlay Zone. At least 200 SF of usable outdoor living space is required for each dwelling unit, which would be a maximum of 28,000 SF for 140 dwelling units. The Applicant is requesting a waiver to allow a reduction of required outdoor living area (18,200 SF) for a total outdoor living area of 9,800 SF, for an average of 70 SF per unit.

Section 3. 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, Sections 15000 et seq.), and the environmental regulations of the City. The Planning Commission has reviewed the Class 32 Exemption report prepared for the Project, which is hereby incorporated by reference, and based on that analysis finds that the request is exempt from CEQA pursuant to Section 15332 of the CEQA Guidelines. A Class 32 Categorical Exemption is applicable to the construction of in-fill development projects. Therefore, the Planning Commission hereby finds the Project exempt from further review under CEQA.

Section 4. Notice of the Project and public hearing was mailed on February 21, 2025, to all property owners and residential occupants within a 500-foot radius of the property, extended to the block face. An on-site posted notice was displayed on the property beginning on February 21, 2025. On March 13, 2025, the Planning Commission considered the application at a duly noticed public hearing. Evidence, both oral and written, was presented at said hearing.

Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -7-
Section 5. In evaluating the Project, the Planning Commission considered whether the Project meets the following objectives of the Mixed Use Overlay Zone, pursuant to Section 10-3-1872 of the BHMC, as detailed below:

1. Expanding the options and opportunities for certain commercial property owners and developers by allowing for combinations of commercial uses, and multi-family residential uses subject to specific standards, rules and procedures.

2. Creating the potential for more intensive development in certain neighborhoods, while maintaining realistic buffers between commercial and residential zones to ensure there is harmonious development in the area.

3. Expanding housing options for diverse socioeconomic populations in the City including seniors, young people, populations that wish to be transit-adjacent and populations that will benefit from development near an urban core.

4. Retaining the commercial tax base and streetscape character that exists in the City by encouraging neighborhood-serving and pedestrian-friendly commercial uses.

5. Concentrating new housing and amenities near existing and anticipated transportation nodes and stations to encourage the use of alternative modes of transportation to automobile travel.

6. Allowing projects that are appropriately designed to achieve the desired neighborhood character, while providing development standards to minimize impacts of commercial uses to adjacent residential zones, and to encourage symbiotic uses.

Section 6. Based on the foregoing, the Planning Commission hereby finds and determines as follows with respect to the objectives of the Mixed Use Overlay Zone:

Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -8-

1. The Project seeks to redevelop an existing vacant and underutilized commercial property and surface parking lot for a new mixed use development that includes pedestrian-serving retail and restaurant uses (19,055 SF), as well as new multifamily residential rental housing stock. The Project will add approximately 5,555 SF of new commercial space to the Project site that will serve the proposed residential uses on the property and other residents, workers, and visitors in the vicinity of the Project site.

The commercial spaces are designed with street facing entrances that will activate the streetscape. The residential portion of the project will provide a total of 140 new dwelling units, 11 units that will be reserved for rental to very-low income households, and 11 units that will be reserved for rental to moderate income households. In all, the Project provides a combination of commercial and multi-family uses at the Project site designed in compliance with applicable development standards in the MU Overlay Zone and state density bonus law.

2. The Project is designed to provide for more intensive development on an existing commercial corridor known as the city’s “Restaurant Row”. The Project will replace an existing, one-story, 13,500 SF vacant commercial building formerly used as a restaurant, with a mix of neighborhood servicing retail, market, and restaurant uses on the ground floor facing North La Cienega Boulevard. Approximately 19,055 SF of commercial floor area will be provided on the first floor, with 140 new dwelling units provided on the second through sixth floors of the Project. The Project is designed with varying building setbacks at the rear of the property that will provide a buffer between the existing singlefamily residential uses located to the west of the Project site and the Project’s commercial and residential uses. The rear yard will include landscaped LID planters and a new 6’-0” Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -9-
tall block wall. The building orients its uses toward the commercial corridor. The seventhfloor rooftop outdoor living area is also set back approximately 19’-0” from the rear of the building and is screened from the nearest residential zone by a landscaped border or enclosed rooftop amenity spaces such as the fitness room, sauna, restrooms, and communal kitchen. The pedestrian-oriented commercial uses and the proposed setbacks makes the building consistent with other existing commercial buildings along La Cienega Boulevard.

3. The Project promotes the expansion of housing options for diverse socioeconomic populations in the city by providing 140 new dwelling units, with 118 units proposed as market-rate rental housing, 11 units reserved for rental to very-low income households, and 11 units reserved for moderate income households. The location of the Project and its proximity to public transportation, particularly the Wilshire/La Cienega Metro Station that is set to open in 2025, may encourage the use of alternative modes of transportation to automobile travel.

4. The Project will provide 19,055 SF of commercial uses on the ground floor that will serve the residential units on the Project site and other residents, workers, and visitors located in the vicinity of the Project. The Project’s commercial uses retain and expand the Project site’s contribution to the City’s commercial tax base. The Project’s pedestrian accessible commercial uses also retain the streetscape character and provides additional pedestrian-oriented development for this portion along La Cienega Boulevard.

5. The Project will provide 140 new dwelling units located in close proximity to existing and proposed public transit stops. The Project will be served by existing Metro bus lines that travel along Wilshire and La Cienega Boulevards and will also be served by the future Metro Purple (D Line) station currently under construction on the northeast Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -10-
corner of Wilshire and La Cienega Boulevards, which is located approximately 130 feet (0.02 miles) from the Project site. The location of the Project and its proximity to public transportation may encourage the use of alternative modes of transportation to automobile travel. The Project also includes short-term bicycle storage on the ground floor for visitors to the commercial tenants.

6. The Project will provide a mix of new pedestrian-serving commercial uses and new multi-family residential uses that are designed to meet the desired character and purpose of the MU Overlay Zone by providing for mixed use development to encourage vibrant, walkable neighborhoods, increase the availability of housing, and preserving the vitality of existing commercial corridors. The Project will introduce new retail, market, and restaurant uses that will serve nearby commercial and residential uses, as well as future residential tenants of the Project. The Project is designed in compliance with the applicable development standards in the MU Overlay Zone, with modifications per state density bonus law, and is designed to orient the uses of the building toward the commercial corridor and to provide building setbacks at the rear of the Project site to provide a buffer between the neighboring residential properties to the west of the Project site.

Section 7. In considering the request for approval of a Development Plan Review and Density Bonus Permit, pursuant to §10-3-3104 of the Beverly Hills Municipal Code (BHMC), the Planning Commission considered whether it could make the following findings in support of the Project:

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

Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -11-

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

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

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

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

Section 8. Based on the foregoing, the Planning Commission hereby finds and determined as follows with respect to the Development Plan Review and Density Bonus Permit:

1. As discussed in Section 3 (Page 9) of the Class 32 Categorical Exemption report, the Project is consistent with various goals and policies of the City’s General Plan, in particular, the land use and housing elements of the Plan. Additionally, the height and density of the Project are based on the approved base heights and densities of the BHMC, taking into account concessions pursuant to state density bonus law, which renders certain standards inapplicable to this Project.

2. There are no active requests for discretionary planning approval of new commercial, multi-family, or single-family residences within 500’ of the Project site.

Additionally, the Project will be required to submit a construction management plan during building plan check to ensure that the proposed work will not adversely affect planning construction of the Metro Purple (D Line) station on the northeast corner of Wilshire and Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -12-
La Cienega Boulevards. The Project will intensify the development of the project site and it may result in changes visible to the streetscape that may appear out of character with the existing commercial area due to the increase in height and massing; however, it is unlikely to adversely affect the future development of nearby properties. As future development within the City’s MU Overlay Zone, it is likely that, over time, new developments would include designs that are similar in scale and mass to the proposed project, particularly when density bonuses are involved. The Project is also not expected to exhibit any long-lasting impacts on existing nearby development because it is consistent with the General Plan and because existing development to the south of the Project site is larger in scale to the Project, with a nine- and an 11-story building developed on properties located at the intersection of Wilshire and La Cienega Boulevards. Existing commercial development directly adjacent to the north, south, and east of the Project site consists of three-story commercial buildings with an approximate height of 45’-0”.

3. The Project provides commercial uses exclusively on the ground floor of the project. The upper stories of the Project will be occupied by multi-family residential uses and residential-serving amenities. The commercial portion of the Project is not designed with any publicly accessible openings to the rear or sides of the property that would have the potential to cause significant noise or privacy impacts to neighboring single-family residential properties to the rear along North Le Doux Road. The commercial uses are designed to be oriented toward North La Cienega Boulevard. Additionally, all vehicular and loading access will occur from North La Cienega Boulevard, with vehicular access areas not open or visible to adjacent commercial or residential properties.

Furthermore, any retail or restaurant use will be required to comply with the prescribed Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -13-
hours of operation outlined in the BHMC for properties in the Commercial-Residential Transition Area, unless otherwise authorized by the Planning Commission as part of an Extended Hours Permit. The outdoor area located on the rooftop is oriented to be set back approximately 19’-0” from the rear of the building and is screened at portions by enclosed residential amenities or with a landscaped border. While the rooftop is configured in such a way to minimize direct views from the rear of the building to the adjacent single-family residential neighborhood, the balconies on the west-facing elevation located on floors two through six may provide views into adjacent properties; however, the balconies would be set back approximately 15’-3” from the rear property line and are primarily recessed into the building, only extending approximately 2’-4” from the building face. As such, the nature, configuration, location, density, height, and manner of operation of the commercial portion of the development will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity of the subject property.

4. As provided in Section 3.4 (Page 21) in the CEQA Class 32 Categorical Exemption Report, the Project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) thresholds because it is located within a Transit Priority Area (TPA). Additionally, a Local Transportation Assessment (LTA) was prepared for the project to evaluate level of service (LOS) impacts during peak hours at signalized intersections and the Project is not expected to substantially or adversely increase delays at any of the study intersections nor will the study intersections require improvements be required as a result of the Project. Pedestrian and vehicle access to the Project site will continue to be provided by North La Cienega Boulevard. The Project will include the construction of new driveway aprons in compliance with City’s driveway Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -14-
standards to improve ingress and egress to the Project site. As detailed in the LTA, no improvements to the existing roadway will be required as a result of the Project and the Project will not alter the existing traffic patterns along North La Cienega Boulevard roadway. As such, no design changes will be introduced that would introduce sharp curves, dangerous intersections, or incompatible on-site uses. Furthermore, implementation of the Project will not create new obstructions to emergency access in the Project area. Therefore, the Project will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrian-vehicles conflicts, or pedestrian safety hazard.

5. The Project site is located within a Commercial-Residential Transition Area; therefore, the Project is subject to certain regulations that require the implementation of design features intended to minimize impacts to adjacent residential properties, which include: a setback from residential properties, construction of site walls, and installation of landscaping to provide a buffer between the project and the adjacent single-family residential properties to the west. While the Project is requesting to deviate from the rear setback standard by approximately 4’-9”, the Project otherwise complies with regulations specific to commercial-residential transition properties. The rooftop amenity area is set back from the edge of the roof, oriented toward the commercial corridor, and landscaped to provide visual screening of the area and additional privacy to the residential properties to the west. Additionally, as conditioned, the Project incorporates measures to minimize noise and operational impacts associated with the use of the roof deck daily; prohibiting amplified music; and limiting access to residential occupants only. As such, the project will not be detrimental to the public health, safety, or general welfare.

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Section 9. Based on the foregoing, the Planning Commission hereby approves the requested Development Plan Review and Density Bonus Permit and related development standard concessions and waivers associated with the construction of a seven-story, 140-unit mixed use development Project with ground floor commercial uses and three levels of subterranean parking at 55 North La Cienega Boulevard, subject to the following conditions:

Project-Specific Conditions

1. The Planning Commission hereby approves the requested concessions and waivers for building height, number of stories, rear setback requirements, and outdoor living area. The total height shall not exceed 86’-0”. The number of stories shall not exceed seven stories; no residential units shall be located above the sixth story. The rear setback shall be 10’-0” for the first two floors, 15’-3” for floors three through six, and 17’-7” for the seventh floor. In no event shall the balconies on the third through sixth floors maintain less than a 15’-3” rear yard setback, as measured from the rear property line to the nearest edge of the balcony. The amount of outdoor living space provided shall be at least 9,800 SF.

2. This approval is for those plans submitted to the Planning Commission on March 13, 2025, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval.

3. Minor amendments to the plans shall be subject to approval by the Director of Community Development or her/his designee. A significant change to the approved Project shall be subject to Planning Commission review. Construction shall be in Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -16-
conformance with the plans approved herein or as modified by the Planning Commission or Director of Community Development or their designee.

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

5. Project Plans are subject to compliance with all applicable zoning regulations, except as may be expressly modified herein. Project plans shall be subject to a complete Code Compliance review when building plans are submitted for plan check.

Compliance with all applicable Municipal Codes is required prior to the issuance of a building permit. Further, the Project shall comply with all prerequisites to the issuance of a demolition permit as set forth in the Municipal Code and these conditions of approval before any such demolition permit shall be issued.

6. The applicant shall provide an updated rooftop operations plan to comply with Project conditions. The updated rooftop operations plan shall be subject to the approval of the Director of Community Development or their designee.

7. Prior to the issuance of building permits, the design, materials, and finish of the building and landscaping shall be subject to the City’s architectural review process.

8. The property shall not be eligible for participation in any residential parking program.

Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -17-

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

10. The applicant shall provide a 20' tall privacy hedge along the rear of the property adjacent to the neighboring single-family residential properties to the west in all areas where such hedges can be placed pursuant to applicable requirements related to the existing power poles and power lines. The hedge shall be maintained to comply with all applicable requirements, included but not limited to Southern California Edison (SCE), from power poles and power lines and shall be installed prior to the issuance of any certificate of occupancy for the project.

11. The Project shall be operated as a rental property and shall maintain a minimum of eleven (11) dwelling units designated for occupancy by very low income households and shall maintain a minimum of eleven (11) dwelling units designated for occupancy by moderate income households. The very low income units shall be four twobedroom units, five one-bedroom units, and two studio units. The moderate income units shall be four two-bedroom units, five one-bedroom units, and two studio units. The City of Beverly Hills or its designee shall be responsible for administering these units.

Affordability of these units by said households shall be guaranteed for a minimum of 55 years and subject to a recorded affordability restriction for a minimum of 55 years in accordance with Cal. Govt. Code Section 65915 or its successor statute.

12. The Applicant shall record covenants and/or deed restrictions as determined by the City Attorney to ensure that the rental price of the affordable housing units does not Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -18-
exceed an amount determined to be affordable to very low-income households. Very lowincome and moderate income households are defined in Cal. Govt. Code Section 50079.5 and the California Department of Housing and Community Development provides a process for determining affordable housing costs. The covenants and/or restrictions on the affordable housing shall be in effect for a period of not less than 55 years.

13. An inclusionary housing agreement which includes provisions and terms for meeting the requirements of the City’s inclusionary housing requirements shall be approved by the city manager and city attorney and recorded as a deed restriction against the property prior to issuance of either a grading or building permit, whichever comes first.

14. The occupants of the affordable housing units within the Project shall have the same access to the common entrances, common areas, and amenities, including parking, as the occupants of the market-rate housing units and the affordable housing units shall not be isolated to a specific floor or an area on a specific floor. This will also include the rooftop residential amenities including the outdoor lounge and living areas, fitness area, sauna, communal kitchen, outdoor bar, pool, and sun deck. Further, the affordable housing unit shall have the same number and type of appliances as the market rate housing units, which shall include, at a minimum, one (1) refrigerator, one (1) washer, and one (1) dryer.

15. To mitigate potential noise impacts to neighboring residents, use of the roof deck areas shall be limited to between the hours of 7:00 a.m. to 9:00 p.m. on Monday through Thursday, 7:00 a.m. to 10:00 p.m. on Friday, 9:00 a.m. to 10:00 p.m. on Saturdays, and 9:00 a.m. to 9:00 p.m. on Sunday. Signage indicating such restrictions shall be installed on the rooftop.

Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -19-

16. Amplified sound shall be prohibited on all outdoor open space areas, inclusive of the seventh-floor rooftop area and all balconies provided for the Project. This condition shall be incorporated into the lease agreement for each residential tenant.

17. Lighting on the Project site, including rooftop areas, shall comply at all times with the Beverly Hills Municipal Code’s restrictions on lighting of premises.

18. All outdoor living spaces for the Project, including those provided on balconies and the rooftop areas shall only be made available for use by Project residents and their guests. No commercial occupant of the Property shall use the rooftop facilities or balcony areas at any time.

19. A six-foot (6’) tall sound barrier shall be installed on the western side of the outdoor living space provided on the seventh-floor rooftop area. The Applicant shall provide an updated rooftop plan to show compliance with the Project conditions. The updated rooftop plan shall be subject to the approval of the Director of Community Development or their designee.

20. A four-foot (4’) tall translucent barrier shall be installed on the balconies located on levels two through six on the west side of the building.

21. The use of barbeque grills shall be prohibited on the individual balconies of the residential units located on the second through sixth floor of the building and on the outdoor living space provided on the seventh floor. This condition shall be incorporated into the lease agreement for each residential tenant.

22. A parabolic mirror, light system and vehicle stop sign shall be installed at the parking egress point in order to ensure visibility for exiting vehicles and to warn Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -20-
pedestrian traffic of exiting vehicles; no sound shall be utilized for the light system. Such features shall not be placed in or project into the City’s public right-of-way.

23. A total of 172 parking spaces must be maintained on site. A total of 81 parking stalls shall be reserved for the commercial portion of the project. A total of 91 parking stalls shall be reserved for use for parking for the residential portion of the Project located on a portion of level P2 and all of level P3 of the subterranean parking structure.

The residential parking area shall only be accessible to residents of the building and their authorized guests.

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

25. The Project shall operate at all times in compliance with Municipal Code requirements for Noise Regulation.

26. As shown on the plans reviewed by the Planning Commission on March 13, 2025, at least 2,810 SF of recreation room space (710 sf per level on the second through fifth floors), as well as 3,130 SF of rooftop residential office space on the seventh floor are considered residential amenity space and shall be maintained for the life of the Project.

Both the recreational room space and the rooftop residential office space are considered residential amenity space. The residential amenity space is considered an extension of the livable space of the residential units in the Project. Such residential amenity space shall be located above grade and shall not be located in any subterranean portion of the Project.

Any requests to remove or reduce the floor area of the enclosed residential amenity space shall require approval by the Planning Commission.

Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -21-
Construction-Related Conditions

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

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

Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -22-

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

30. The Applicant shall provide electric vehicle charging stations for the commercial and residential parking areas, including electric vehicle charging stations for required handicap accessible parking spaces, as required by all applicable California Green Building Code requirements.

31. Prior to the issuance of a building permit, all applicable Park and Recreation Facilities Taxes required by the Municipal Code shall be paid.

32. The Project shall implement Connect BH streetscape standards for Wilshire and La Cienega Boulevards, as well as the Association of Pedestrian and Bicycle Professional’s bicycle parking guidelines, which shall include standard for streetscape furniture, pedestrian scale lighting, landscaping, etc.

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

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

35. The Applicant shall protect all existing street trees adjacent to the subject site during construction of the Project. Every effort shall be made to retain mature street trees. No street trees, including those street trees designated on the preliminary plans, shall Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -23-
be removed and/or relocated unless written approval from the Public Works Department and the City Engineer (or their designee) is first obtained.

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

37. The Applicant shall remove and reconstruct any existing improvements in the public right-of-way damaged during construction operations performed under any permits issued by the City.

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

39. The Applicant shall provide that all groundwater discharges to a storm drain. All ground water discharges must have a permit (NPDES) from the Regional Water Quality Control Board. Connection to a storm drain shall be accomplished in the manner approved by the City Engineer and the Los Angeles County Department of Public Works.

40. The Applicant shall provide for all utility facilities, including electrical transformers required for service to the proposed structure(s), to be installed on the subject site. No such installations will be allowed in any City right-of-way.

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

42. The Applicant shall make connection to the City’s sanitary sewer system through the existing connections available to the subject site, unless otherwise approved Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -24-
by the City Engineer, and shall pay the applicable sewer connection fee. The costs of any upgrades necessary to provide the Project with utility connections shall be the responsibility of the Applicant.

43. The Applicant shall make connection to the City’s water system through the existing water service connection unless otherwise approved by the City Engineer. The size, type, and location of the water service meter installation will also require approval from the City Engineer. The costs of any upgrades necessary to provide the Project with utility connections shall be the responsibility of the Applicant.

44. Any streets surrounding the Project site that are damaged as a result of Project construction shall be repaved and restored to the street centerline.

45. All survey monuments, streetlights, and underground utilities, and any existing offsite improvements affected by the construction shall be re-established according to the City standards and shall be paid for by the Applicant. No privately-owned structures or improvements are permitted within the public right-of-way without an encroachment permit.

Standard Conditions

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

An appeal fee is required.

47. RECORDATION. This resolution approving this Development Plan Review and Density Bonus Permit shall not become effective until the owner of the Project site records a covenant, satisfactory in form and content to the City Attorney, accepting the Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -25-
conditions of approval set forth in this resolution. The covenant shall include a copy of this resolution as an exhibit. The Applicant shall deliver the executed covenant to the Department of Community Development within 180 days of the Planning Commission decision. At the time that the Applicant delivers the covenant to the City, the Applicant shall also provide the City with all fees necessary to record the document with the County Recorder. If the Applicant fails to deliver the executed covenant within the required 180 days, this resolution approving a Development Plan Review and Density Bonus Permit shall be null and void and of no further effect. Notwithstanding the foregoing, the Director of Community Development may, upon a written request by the Applicant, submitted prior to the expiration of the 180-day period, grant a written waiver from the 180-day time limit for a period of no more than 180 days if, at the time of the request, the Director determines that there have been no substantial changes to any federal, state or local law that would affect the Project. Regardless of the timelines set forth in this condition, in no event shall a building permit be issued prior to the recordation of the covenant.

48. EXPIRATION. Development Plan Review and Density Bonus Permit: The exercise of rights granted in such approvals shall be commenced within three (3) years after the date of approval of this resolution, as provided for in BHMC §10-3-207.A., unless otherwise extended.

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

Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -26-

50. APPROVAL RUNS WITH LAND. These conditions shall run with the land and shall remain in full force for the duration of the life of the Project.

51. INDEMNIFICATION OF THE CITY. Indemnity, Duty to Defend and Obligation to Pay Judgements and Defense Costs, Including Attorneys’ Fees, Incurred by the City. The Applicant shall defend, indemnify, and hold harmless the City, its elected officials, officers, employees, volunteers, agents, and those City agents serving as independent contractors in the role of City officials (collectively “Indemnitees”) from and against any claims, damages, actions, causes of actions, lawsuits, suits, proceedings, losses, judgements, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to the Planning Commission’s action, this approval and the Planning Commission’s actions, related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgement, award or decree that may be rendered against City or the other Indemnitees in any such suit, action, or other legal proceeding. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. 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 or the Indemnitees. The City shall have the right to select counsel of its choice. The Applicant shall reimburse the City, and the other Indemnitees, for any and all legal expenses and costs incurred by each of them in connection therewith or in enforcing the indemnity herein provided. Nothing in this condition shall be construed to require the Applicant to indemnify Indemnitees for any claim arising from the sole negligence or willful misconduct of the Indemnitees. In the event such a legal action is filed challenging the City’s determination herein or the issuance Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B -27-
of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due.
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Section 10. The Secretary of the Planning Commission shall certify to the passage, approval, and adoption of this resolution, and shall cause this resolution and his/her Certification to be entered into the Book of Resolutions of the Planning Commission of the City.

Adopted: March 13, 2025
Theresa M. Kaplan
Chair of the Planning Commission of the
City of Beverly Hills
ATTEST:
_______________________________
Masa Alkire, AICP
Secretary of the Planning Commission
APPROVED AS TO FORM: APPROVED AS TO CONTENT:

David M. Snow
City Attorney
Masa Alkire, AICP
Assistant Director / City Planner
Community Development Department
Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

CITY OF BEVERLY HILLS )
I, KAREN MYRON, Recording Secretary of the Planning Commission of the City of Beverly Hills, California, do hereby certify that the foregoing is a true and correct copy of Resolution No. 2084 duly passed, approved and adopted by the Planning Commission of said City at a meeting of said Commission on March 13, 2025, and thereafter duly signed by the Secretary of the Planning Commission, as indicated; and that the Planning Commission of the City consists of five (5) members and said Resolution was passed by the following vote of said Commission, to wit:

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

KAREN MYRON
Recording Secretary of the
Planning Commission
City of Beverly Hills, California
Docusign Envelope ID: 6C9724D0-5099-455A-8E63-68344141809B Certificate Of Completion
Envelope Id: 6C9724D0-5099-455A-8E63-68344141809B Status: Completed Subject: Complete with Docusign: PC Reso 2084 - 55 N La Cienega.pdf Source Envelope:

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455 N. Rexford Drive
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COMM DEV COMMISSION SPECIALIST,

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ATTACHMENT 4
Draft Resolution
B0785-0001\2816348v1.doc
RESOLUTION NO. 25-R-________

A RESOLUTION OF THE COUNCIL OF THE CITY OF

BEVERLY HILLS CONDITIONALLY APPROVING A

DEVELOPMENT PLAN REVIEW AND DENSITY BONUS

PERMIT TO ALLOW FOR A NEW SEVEN-STORY MIXED

USE DEVELOPMENT WITH GROUND FLOOR
COMMERCIAL USES, 140 RESIDENTIAL DWELLING UNITS
ON THE SECOND THROUGH SIXTH STORIES AT 55 NORTH

LA CIENEGA BOULEVARD, FINDING THE PROJECT

EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT
The City Council of the City of Beverly Hills herby finds, resolves and determines as follows:

Section 1. Abraham Assil, on behalf of 55 Del Norte, LLC, (collectively the “Applicant”) has submitted an application for a Development Plan Review and Density Bonus Permit to allow the construction of a new seven-story, mixed use building with ground floor commercial uses, 140 multi-family residential dwelling units above the ground floor, and three levels of subterranean parking. The Project’s overall height is 86’-0”. The Project includes a request for a Density Bonus Permit to allow for a 100% density bonus in addition to certain incentives/concessions (hereafter, referred to as concessions) and waivers from development standards to provide 22 affordable housing units (the “Project”). The Project will include 118 market rate units, 11 very-low income units, and 11 moderate income units. The existing commercial building will be demolished as part of the Project. Pursuant to Beverly Hills Municipal Code (BHMC) §§10-3-3100.A and 10-3-1524, a Development Plan Review and Density Bonus Permit are required to construct the new mixed-use residential building.

Section 2. On March 13, 2025, the Planning Commission held a duly noticed public hearing to review the Project and associated Development Plan Review and Density Bonus Permit Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -2-
B0785-0001\2816348v1.doc
applications. As part of the Planning Commission’s review of the Project, the Commission evaluated whether the project met the findings for a Development Plan Review pursuant to BHMC §10-3-3104, and the objectives of the Mixed-Use Overlay Zone, pursuant to BHMC §10-3-1872.

The Commission determined that the Project met the requirements pursuant to State and local laws and regulations based on evidence available in the record.

Section 3. Pursuant to Beverly Hills Municipal Code, the City Council may order a de novo public hearing review of any decision made by any commission board or official of the city.

For housing development projects, BHMC §1-4-201, et. seq., such review may be ordered by written request from two (2) or more City Council members within a fourteen (14) day call up period. If a review is ordered, the Commission’s action will be stayed until the Council review is final. Such a request was made by then Mayor Friedman and Councilmember Mirisch on March 27, 2025.

Section 4. The Project site is a 38,500 SF rectangular lot located on the west side of North La Cienega Boulevard within the City’s C-3, Commercial Zone and MU, Mixed Use Overlay Zone. The Project consists of the construction of a new seven-story mixed use building, with ground floor commercial uses and 140 residential dwelling units located above the ground floor level. The Project will replace an existing 13,500 SF vacant commercial building formerly used as a restaurant with approximately 19,055 SF of new ground-floor commercial area consisting of retail, restaurant, and market/eatery type uses. The Project will have a maximum height of 86’- 0”. The residential portion of the Project consists of 118 market-rate rental units, 11 dwelling units reserved for very low-income households, and 11 dwelling units reserved for moderate income households. The Project will provide 111 one-bedroom units that range between 627 SF and 717 Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -3-
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SF, 25 two-bedroom units ranging from 999 to 1,589 SF, and four efficiency units (studios) of 713 SF. The new building is proposed to be built to the front property line along North La Cienega Boulevard but will include portions of the building that are modulated and set back to break up the massing of the building, while also providing depth and articulation of the building facade. On the ground floor, the proposed restaurant, café, and market/eatery uses will be set back approximately 10’-0’ from the front property line to create space for open air dining opportunities and promote pedestrian-oriented activities. On the south side of the building, a 5’-0” side setback is provided.

On the north side, the ground floor of the building will be built with a 0’-4” side setback, with upper stories set back 5’-0” from the side property line. At the rear, a 10’-0” rear setback is provided on the first two floors of the building, with the setback increasing to 15’-3” to the balconies on the third through sixth floors and increasing again to 17’-7” to the building face on the seventh floor. Common outdoor living space for the residential uses will be provided through two common balconies on the sixth floor and on the seventh floor rooftop. The common balconies on the sixth floor are located at the front of the building and are set back approximately 8’-10” from the front property line. The seventh floor rooftop includes amenities such as outdoor lounge and living areas, outdoor bar and kitchen, pool, and sun deck. The rooftop amenities will be set back approximately 36’-10” from the rear property line and oriented toward North La Cienega Boulevard. A 19’-0” wide area at the rear of the rooftop area is reserved for the placement of building mechanical equipment, including air conditioning units that will be screened from view of neighboring properties. A landscaped border is also included between the mechanical equipment area and the useable rooftop outdoor living area, including Purple Hopseed Bush shrubs, which have a mature height of 10’ to 15’. Additional private outdoor living areas are provided within balconies located on floors two through six. As conditioned, the Project will also include a 20’ tall Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -4-
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privacy hedge along the rear property line (Condition No. 10) and a 6’ tall sound barrier on all areas of the seventh outdoor living area not screened by the landscape border or enclosed residential amenities (Condition No. 19). Parking for the commercial and residential uses will be provided within a three-level subterranean parking structure that will be accessed by two newdriveways located along North La Cienega Boulevard, providing access to a total of 172 parking spaces. Of the 172 parking spaces proposed, 81 will be allocated for the commercial portion of the Project and 91 parking spaces will be allocated to the residential portion. Parking for the commercial portion of the Project will be located on the ground floor, as well as on levels P1 and a portion of level P2 of the subterranean parking structure. Parking for the residential portion of the project is provided on the remaining portion of level P2 and all of P3; the residential parking will only be accessible to residents and will be physically separated by a barrier gate from the commercial parking. Discretionary development plan review approval is required for the construction of the new building and requested density bonus permit.

The Project also includes the following components as it pertains to density bonus laws:

Density Bonus: State density bonus standards allow for a certain percentage increase in density, which is based on the proportion of units of the site’s base density (i.e., the maximum number of units allowed under General Plan and Beverly Hills Municipal Code (BHMC) density standards without the inclusion of bonus units) that are designated as affordable housing units. In the case of the Project, the number of base units that may be built under the City’s General Plan and BHMC is 70 units and the number of affordable housing units proposed are 22 units (11 very-low income and 11 moderate income), resulting in an overall affordable unit percentage of 15.7% for both very-low income and Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -5-
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moderate income level households. The Project includes a density bonus which allows a 50% density bonus for providing at least 15% of the units as very-low income units.

Effective in 2024, State Density Bonus Law also provides for an additional 50% density bonus for providing additional affordable units at the moderate income level. The Project includes an additional 50% density bonus for providing an additional 15.7% of the units reserved for moderate income households, which is informally known as a stacked density bonus, resulting in a total density bonus of 100%. Therefore, approval of the Density Bonus Permit, with the inclusion of 22 affordable housing units, will allow for a maximum density of 140 units.

Development Concessions/Waivers: Pursuant to state density bonus law, development projects where at least 15% of the base units are affordable to very lowincome households are entitled to three development concessions, which result in identifiable and actual cost reductions to provide for affordable housing costs or for rents of a project’s affordable housing units. Separately, an Applicant may also request waivers from development standards that have the effect of physically precluding the construction of a development at the densities allowed or with the concessions permitted. Concessions and waivers must be granted unless such a request would cause a specific adverse public health or safety impact, harm historical property, or would be contrary to any state or federal laws. Waivers do not count as a concession and there is no limit on the number of development standard waivers that may be requested or granted provided each would preclude development at the densities allowed or with the concessions permitted.

Accordingly, the concessions and waivers requested by the Applicant are as follows:

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Concessions:

1. Building Height: BHMC §§10-3-1880 and 10-3-2804 establish the maximum allowable height for development proposed in the City’s MU Overlay Zone. The Project site is located in Height District A and subject to a maximum allowable height of 45’. The applicant is requesting a concession to allow additional height (41’-0”) for a total maximum building height of 86’-0”.

2. Number of Stories: BHMC §§10-3-1880 and 10-3-2804 establish the maximum number of stories allowed for development proposed in the City’s MU Overlay Zone. The Project site is located in Height District A and subject to a maximum of three (3) stories. The Applicant is requesting a concession to allow an additional four stories for a total of seven stories.

3. Rear Setbacks: BHMC §10-3-1952.B. establishes the required setbacks for development of projects located in the City’s Commercial-Residential Transition Area.

Pursuant to this section, a 20’-0” rear setback is required for the portion of a building over two stories/30’-0” in height. The applicant is requesting a concession to allow for a reduction in the required rear setback on the third through sixth floors from 20’-0” to 15’- 3”, a reduction in the required setback on the seventh floor from 20’-0” to 17’-7”.

Waivers:

1. Outdoor Living Area: BHMC §§10-3-1888 and 10-3-2803 establish the required outdoor living area for development proposed in the City’s MU Overlay Zone. At least 200 SF of usable outdoor living space is required for each dwelling unit, which would be a maximum of 28,000 SF for 140 dwelling units. The Applicant is requesting a waiver Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -7-
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to allow a reduction of required outdoor living area (18,200 SF) for a total outdoor living area of 9,800 SF, for an average of 70 SF per unit.

Section 5. 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, Sections 15000 et seq.), and the environmental regulations of the City. The City Council has reviewed the Class 32 Exemption report prepared for the Project, which is hereby incorporated by reference, and based on that analysis finds that the request is exempt from CEQA pursuant to Section 15332 of the CEQA Guidelines. A Class 32 Categorical Exemption is applicable to the construction of in-fill development projects. Therefore, the City Council hereby finds the Project exempt from further review under CEQA.

Section 6. Notice of the Project and public hearing was mailed on June 11, 2025, to all property owners and residential occupants within a 500-foot radius of the property, extended to the block face. An on-site posted notice was displayed on the property beginning on June 11, 2025.

On July 1, 2025, the City Council considered the application at a duly noticed public hearing.

Evidence, both oral and written, was presented at said hearing.

Section 7. In evaluating the Project, the City Council considered whether the Project meets the following objectives of the Mixed Use Overlay Zone, pursuant to Section 10-3-1872 of the BHMC, as detailed below:

1. Expanding the options and opportunities for certain commercial property owners and developers by allowing for combinations of commercial uses, and multi-family residential uses subject to specific standards, rules and procedures.

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2. Creating the potential for more intensive development in certain neighborhoods, while maintaining realistic buffers between commercial and residential zones to ensure there is harmonious development in the area.

3. Expanding housing options for diverse socioeconomic populations in the City including seniors, young people, populations that wish to be transit-adjacent and populations that will benefit from development near an urban core.

4. Retaining the commercial tax base and streetscape character that exists in the City by encouraging neighborhood-serving and pedestrian-friendly commercial uses.

5. Concentrating new housing and amenities near existing and anticipated transportation nodes and stations to encourage the use of alternative modes of transportation to automobile travel.

6. Allowing projects that are appropriately designed to achieve the desired neighborhood character, while providing development standards to minimize impacts of commercial uses to adjacent residential zones, and to encourage symbiotic uses.

Section 8. Based on the foregoing, the City Council hereby finds and determines as follows with respect to the objectives of the Mixed Use Overlay Zone:

1. The Project seeks to redevelop an existing vacant and underutilized commercial property and surface parking lot for a new mixed use development that includes pedestrian-serving retail and restaurant uses (19,055 SF), as well as new multifamily residential rental housing stock. The Project will add approximately 5,555 SF of net new commercial space to the Project site that will serve the proposed residential uses on the property and other residents, workers, and visitors in the vicinity of the Project site.

The commercial spaces are designed with street facing entrances that will activate the Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -9-
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streetscape. The residential portion of the Project will provide a total of 140 new dwelling units, 11 units that will be reserved for rental to very-low income households, and 11 units that will be reserved for rental to moderate income households. In all, the Project provides a combination of commercial and multi-family uses at the Project site designed in compliance with applicable development standards in the MUOZ and state density bonus law.

2. The Project is designed to provide for more intensive development on an existing commercial corridor known as “Restaurant Row”. The Project will replace an existing, one-story, 13,500 SF vacant commercial building formerly used as a restaurant, with a mix of neighborhood servicing retail, market, and restaurant uses on the ground floor facing North La Cienega Boulevard. Approximately 19,055 SF of commercial floor area will be provided on the first floor, with 140 new dwelling units provided on the second through sixth floors of the Project. The Project is designed with varying building setbacks at the rear of the property that will provide a buffer between the existing single-family residential uses located to the west of the Project site and the Project’s commercial and residential uses. All balconies located on floors two through six on the west side of the building required to have a 4’ tall translucent barrier to provide further screening (Condition No. 20). The rear yard will include landscaped LID planters and a new 6’-0” tall block wall. Additionally, the project is conditioned to provide a 20’ tall privacy hedge along a majority of the rear property line to further create screening between the Project and adjacent single-family residential to the west (Condition No. 10). The building orients its uses toward the commercial corridor. The seventh floor rooftop outdoor living area is also set back approximately 19’-0” from the rear of the building and is screened from the Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -10-
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nearest residential zone by a landscaped border or enclosed rooftop amenity spaces such as the fitness room, sauna, restrooms, and communal kitchen. The Project is further conditioned that any portion of the roof, not screened by the landscape buffer or by the enclosed amenity space will be screened by a 6’ tall solid sound barrier (Condition No. 19).

The pedestrian-oriented commercial uses and the proposed setbacks make the building consistent with other existing commercial buildings along La Cienega Boulevard.

3. The Project promotes the expansion of housing options for diverse socioeconomic populations in the city by providing 140 new dwelling units, with 118 units proposed as market-rate rental housing, 11 units reserved for rental to very-low income households, and 11 units reserved for moderate income households. The location of the Project and its close proximity to public transportation, particularly the Wilshire/La Cienega Metro Station that is set to open in 2025, which may encourage the use of alternative modes of transportation to automobile travel.

4. The Project will provide 19,055 SF of commercial uses on the ground floor that will serve the residential units on the Project site and other residents, workers, and visitors located in the vicinity of the Project. The Project’s commercial uses retain and expand the Project site’s contribution to the City’s commercial tax base and also retain the streetscape character and provide additional pedestrian-oriented development for this portion along North La Cienega Boulevard.

5. The Project will provide 140 new dwelling units located in close proximity to existing and proposed public transit stops. The Project will be served by existing Metro bus lines that travel along Wilshire and La Cienega Boulevards and will also be served by the future Metro Purple (D Line) station currently under construction on the northeast Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -11-
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corner of Wilshire and La Cienega Boulevards, which is located approximately 130 feet (0.02 miles) from the Project site. The location of the Project and its close proximity to public transportation may encourage the use of alternative modes of transportation to automobile travel. The Project also includes short-term bicycle storage on the ground floor for visitors to the commercial tenants.

6. The Project will provide a mix of new pedestrian-serving commercial uses and new multi-family residential uses that are designed to meet the desired character and purpose of the MUOZ by providing for mixed use development to encourage vibrant, walkable neighborhoods, increase the availability of housing, and preserving the vitality of this existing commercial corridor. The Project will introduce new retail, market, and restaurant uses that will serve nearby commercial and residential uses, as well as future residential tenants of the Project. The Project is designed in compliance with the applicable development standards in the MUOZ, with modifications per state density bonus law, and is designed to orient the commercial uses of the building toward the commercial corridor and to provide building setbacks and step-backs at the rear of the Project site to provide a buffer between the neighboring residential properties to the west of the Project site.

Additionally, the project is further conditioned to provide a 20’ tall privacy hedge on the ground floor (Condition No. 10), a 4’ tall translucent barriers on the west side balconies (Condition No. 20), and to provide an additional 6’ tall sound barrier on the rooftop (Condition No. 19) to further minimize impacts to the adjacent single-family properties.

Section 9. In considering the request for approval of a Development Plan Review and Density Bonus Permit, pursuant to §10-3-3104 of the Beverly Hills Municipal Code (BHMC), the City Council considered whether it could make the following findings in support of the Project:

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

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

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

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

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

Section 10. Based on the foregoing, the City Council hereby finds and determined as follows with respect to the Development Plan Review and Density Bonus Permit:

1. As discussed in Section 3 (Page 9) of the Class 32 Categorical Exemption report, the Project is consistent with various goals and policies of the City’s General Plan, in particular, the land use and housing elements of the Plan. Additionally, the height and density of the Project are based on the approved base heights and densities of the BHMC, taking into account concessions and waivers pursuant to state density bonus law that renders certain standards inapplicable to this Project.

2. There are no active requests for discretionary planning approval of new commercial, multi-family, or single-family residences within 500’ of the Project site.

Additionally, the Project will be required to submit a construction management plan during Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -13-
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building plan check to ensure that the proposed work will not adversely affect other nearby planned construction, including the Metro Purple (D Line) station on the northeast corner of Wilshire and La Cienega Boulevards, anticipated to open in Fall 2025. The Project will intensify the development of the project site and it may result in changes visible to the streetscape that may appear out of character with the existing commercial area due to the increase in height and massing; however, it is unlikely to adversely affect the future development of nearby properties. As future development is proposed within the City’s MUOZ, it is likely that, over time, new developments would include designs that are similar in scale and mass to the proposed project, particularly when state density bonuses are involved. The Project is also not expected to exhibit any long-lasting impacts on existing nearby development because it is consistent with the General Plan and because existing development to the south of the Project site is larger in scale than the Project, with a nine- and an 11-story building developed on properties located at the intersection of Wilshire and La Cienega Boulevards. Existing commercial development directly adjacent to the north, south, and east of the Project site consists of three-story commercial buildings with an approximate height of 45’-0”.

3. The Project provides commercial uses exclusively on the ground floor of the project. The upper stories of the Project will be occupied by multi-family residential uses and residential-serving amenities. The commercial portion of the Project is not designed with any publicly accessible openings to the rear or sides of the property that would have the potential to cause significant noise or privacy impacts to neighboring single-family residential properties to the rear along North Le Doux Road. The commercial uses are designed to be oriented toward North La Cienega Boulevard. Additionally, all Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -14-
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vehicular and loading access will occur from North La Cienega Boulevard, with vehicular access areas not open or visible to adjacent commercial or residential properties.

Furthermore, any retail or restaurant use will be required to comply with the prescribed hours of operation outlined in the BHMC for properties in the Commercial-Residential Transition Area, unless otherwise authorized by the Planning Commission as part of an Extended Hours Permit. The outdoor area located on the rooftop is set back approximately 19’-0” from the rear of the building and approximately 36’-0” from the rear property line.

The outdoor area is screened at portions by enclosed residential amenities or with a landscape border. The Project is further conditioned so that any portions of the rooftop not screened by the landscape border or enclosed residential amenities are to be screened by a 6’ tall sound barrier (Condition No. 19). While the rooftop is configured in such a way to minimize direct views from the rear of the building to the adjacent single-family residential neighborhood, the balconies on the west-facing elevation located on floors two through six may provide views into adjacent properties. The balconies, however, would be set back approximately 15’-3” from the rear property line and are primarily recessed into the building, only extending approximately 2’-4” from the building face. Additionally, the west side balconies on floors two through six are further conditioned to require a 4’ tall translucent barrier (Condition No. 20) to further limit impacts to the adjacent single-family residences. The Project is conditioned to prohibit barbeque grills on private balconies on the second through sixth floors and on the outdoor living area on the seventh floor (Condition No. 21). As such, the nature, configuration, location, density, height, and manner of operation of the commercial portion of the development will not significantly and adversely interfere with the use and enjoyment of residential properties in the vicinity Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -15-
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of the subject property, and the residential components of the project are designed to minimize potential impacts.

4. As provided in Section 3.4 (Page 21) in the CEQA Class 32 Categorical Exemption Report, the Project is screened out from providing a traffic analysis per the City’s adopted Vehicle Miles Traveled (VMT) thresholds because it is located within a Transit Priority Area (TPA). Additionally, a Local Transportation Assessment (LTA) was prepared for the project to evaluate level of service (LOS) impacts during peak hours at signalized intersections and the Project is not expected to substantially or adversely increase delays at any of the study intersections nor will the study intersections require improvements be required as a result of the Project. Pedestrian and vehicle access to the Project site will continue to be provided via North La Cienega Boulevard. The Project will include the construction of new driveway aprons in compliance with City’s driveway standards to improve ingress and egress to the Project site. As detailed in the LTA, no improvements to the existing roadway will be required as a result of the Project and the Project will not alter the existing traffic patterns along North La Cienega Boulevard roadway. Additionally, no design changes will introduce sharp curves, dangerous intersections, or incompatible on-site uses. Furthermore, implementation of the Project will not create new obstructions to emergency access in the Project area. Therefore, the Project will not create any significantly adverse traffic impacts, traffic safety hazards, pedestrianvehicles conflicts, or pedestrian safety hazard.

5. The Project site is located within a Commercial-Residential Transition Area; therefore, the Project is subject to certain regulations that require the implementation of design features intended to minimize impacts to adjacent residential properties, which Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -16-
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include: a setback from residential properties, construction of site walls, and installation of landscaping to provide a buffer between the project and the adjacent single-family residential properties to the west. While the Project is requesting to deviate from the rear setback as part of a concession request, the Project otherwise complies with regulations specific to commercial-residential transition properties. The rooftop amenity area is set back from the edge of the roof, oriented toward the commercial corridor, and landscaped and screened to provide visual screening of the area and additional privacy to the residential properties to the west. Additionally, as conditioned, the Project incorporates measures to provide screening and to minimize noise and operational impacts associated with commercial uses located in proximity to residential uses, such as limiting the use of the roof deck daily; prohibiting amplified music; limiting access to residential occupants only; a 20’ tall privacy hedge along the rear property line; and a 6’ tall sound barrier on the rooftop. As such, the Project will not be detrimental to the public health, safety, and general welfare.

Section 11. Based on the foregoing, the City Council hereby approves the requested Development Plan Review and Density Bonus Permit and related development standard concessions and waivers associated with the construction of a seven-story, 140-unit mixed use development Project with ground floor commercial uses and three levels of subterranean parking at 55 North La Cienega Boulevard, subject to the following conditions:

Project-Specific Conditions

1. The City Council hereby approves the requested concessions and waivers for building height, number of stories, rear setback requirements, and outdoor living area.

The total height shall not exceed 86’-0”. The number of stories shall not exceed seven Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -17-
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stories; no residential units shall be located above the sixth story. The rear setback shall be 10’-0” for the first two floors, 15’-3” for floors three through six, and 17’-7” for the seventh floor. In no event shall the balconies on the third through sixth floors maintain less than a 15’-3” rear yard setback, as measured from the rear property line to the nearest edge of the balcony. The amount of outdoor living space provided shall be at least 9,800 SF.

2. This approval is for those plans submitted to the City Council on July 1, 2025, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval.

3. Minor amendments to the plans shall be subject to approval by the Director of Community Development or her/his designee. A significant change to the approved Project shall be subject to Planning Commission review. Construction shall be in conformance with the plans approved herein or as modified by the Planning Commission or Director of Community Development or their designee.

4. The City reserves the Planning Commission’s jurisdiction relative to traffic, parking, loading, and noise issues and the right to impose additional conditions as necessary to mitigate any other unanticipated impacts caused by the Project as they arise.

In the event that the Project is found to result in any unanticipated impacts and a hearing is scheduled to review the Project, the full cost of the review hearing and implementation of any additional conditions or mitigation measures shall be paid by the Property Owner.

5. Project Plans are subject to compliance with all applicable zoning regulations, except as may be expressly modified herein. Project plans shall be subject to a complete Code Compliance review when building plans are submitted for plan check.

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Compliance with all applicable Municipal Codes is required prior to the issuance of a building permit. Further, the Project shall comply with all prerequisites to the issuance of a demolition permit as set forth in the Municipal Code and these conditions of approval before any such demolition permit shall be issued.

6. The rooftop operations plan submitted to the City Council on July 1, 2025 shall be maintained in the files of the City Planning Division. Any changes required to be made to the rooftop operations plan shall be subject to Planning Commission review.

Operations shall be in conformance with the plan approved herein or as modified by the Planning Commission or their designee.

7. Prior to the issuance of building permits, the design, materials, and finish of the building and landscaping shall be subject to the City’s architectural review process.

8. The property shall not be eligible for participation in any residential parking program.

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

10. The Applicant shall provide a 20' tall privacy hedge along the rear of the property adjacent to the neighboring single-family residential properties to the west in all areas where such hedges can be placed pursuant to applicable requirements related to the existing power poles and power lines. The hedge shall be maintained to comply with all applicable requirements, included but not limited to Southern California Edison (SCE), Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -19-
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from power poles and power lines and shall be installed prior to the issuance of any certificate of occupancy for the project.

11. The Project shall be operated as a rental property and shall maintain a minimum of eleven (11) dwelling units designated for occupancy by very low income households and shall maintain a minimum of eleven (11) dwelling units designated for occupancy by moderate income households. The very low income units shall be four twobedroom units, five one-bedroom units, and two studio units. The moderate income units shall be four two-bedroom units, five one-bedroom units, and two studio units. The City of Beverly Hills or its designee shall be responsible for administering these units.

Affordability of these units by said households shall be guaranteed for a minimum of 55 years and subject to a recorded affordability restriction for a minimum of 55 years in accordance with Cal. Govt. Code Section 65915 or its successor statute.

12. The Applicant shall record covenants and/or deed restrictions as determined by the City Attorney to ensure that the rental price of the affordable housing units does not exceed an amount determined to be affordable to very low-income households. Very lowincome and moderate income households are defined in Cal. Govt. Code Section 50079.5 and the California Department of Housing and Community Development provides a process for determining affordable housing costs. The covenants and/or restrictions on the affordable housing shall be in effect for a period of not less than 55 years.

13. An inclusionary housing agreement which includes provisions and terms for meeting the requirements of the City’s inclusionary housing requirements shall be approved by the city manager and city attorney and recorded as a deed restriction against the property prior to issuance of either a grading or building permit, whichever comes first.

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14. The occupants of the affordable housing units within the Project shall have the same access to the common entrances, common areas, and amenities, including parking, as the occupants of the market-rate housing units and the affordable housing units shall not be isolated to a specific floor or an area on a specific floor. This will also include the rooftop residential amenities including the outdoor lounge and living areas, fitness area, sauna, communal kitchen, outdoor bar, pool, and sun deck. Further, the affordable housing unit shall have the same number and type of appliances as the market rate housing units, which shall include, at a minimum, one (1) refrigerator, one (1) washer, and one (1) dryer.

15. To mitigate potential noise impacts to neighboring residents, use of the roof deck areas shall be limited to between the hours of 7:00 a.m. to 9:00 p.m. on Monday through Thursday, 7:00 a.m. to 10:00 p.m. on Friday, 9:00 a.m. to 10:00 p.m. on Saturdays, and 9:00 a.m. to 9:00 p.m. on Sunday. Signage indicating such restrictions shall be installed on the rooftop.

16. Amplified sound shall be prohibited on all outdoor open space areas, inclusive of the seventh floor rooftop area and all balconies provided for the Project. This condition shall be incorporated into the lease agreement for each residential tenant.

17. Lighting on the Project site, including rooftop areas, shall comply at all times with the Beverly Hills Municipal Code’s restrictions on lighting of premises.

18. All outdoor living spaces for the Project, including those provided on balconies and the rooftop areas shall only be made available for use by Project residents and their guests. No commercial occupant of the Property shall use the rooftop facilities or balcony areas at any time.

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19. A six-foot (6’) tall sound barrier shall be installed on the western side of the outdoor living space provided on the seventh floor rooftop area. The Applicant shall provide an updated rooftop plan to show compliance with the Project conditions. The updated rooftop plan shall be subject to the approval of the Director of Community Development or their designee.

20. A four-foot (4’) tall translucent barrier shall be installed on the balconies located on levels two through six on the west side of the building.

21. The use of barbeque grills shall be prohibited on the individual balconies of the residential units located on the second through sixth floor of the building and on the outdoor living space provided on the seventh floor. This condition shall be incorporated into the lease agreement for each residential tenant.

22. A parabolic mirror, light system and vehicle stop sign shall be installed at the parking egress point in order to ensure visibility for exiting vehicles and to warn pedestrian traffic of exiting vehicles; no sound shall be utilized for the light system. Such features shall not be placed in or project into the City’s public right-of-way.

23. A total of 172 parking spaces must be maintained on site. A total of 81 parking stalls shall be reserved for the commercial portion of the project. A total of 91 parking stalls shall be reserved for use for parking for the residential portion of the Project located on a portion of level P2 and all of level P3 of the subterranean parking structure.

The residential parking area shall only be accessible to residents of the building and their authorized guests.

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

25. The Project shall operate at all times in compliance with Municipal Code requirements for Noise Regulation.

26. As shown on the plans reviewed by the City Council on July 1, 2025, at least 2,810 SF of recreation room space (710 sf per level on the second through fifth floors), as well as 3,130 SF of rooftop residential office space on the seventh floor shall be maintained for the life of the Project. The residential amenity space is considered an extension of the livable space of the residential units in the Project. Such residential amenity space shall be located above grade and shall not be located in any subterranean portion of the Project. Any requests to remove or reduce the floor area of the enclosed residential amenity space shall require approval by the Planning Commission.

Construction-Related Conditions

27. The Applicant shall submit a Construction Traffic Management Plan to the Community Development Department for review and such Construction Traffic Management Plan shall be approved by the City’s Traffic Engineer prior to the earlier of the issuance of a demolition or the issuance of a building permit. The Construction Management Plan shall include, at a minimum the following:
a. Written information about the construction parking arrangements and hauling activities at different stages of demolition and construction to be reviewed and approved by the Engineering Division of Public Works and the Building & Safety Department.

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b. Information regarding the anticipated number of workers, the location of parking with respect to schedules of the demolition and construction period, the arrangements of deliveries, hauling activities, the length of time of operation, designation of construction staging area and other pertaining information regarding construction related traffic.
c. The proposed demolition and construction staging for this Project to determine the amount, appropriate routes and time of day of heavy hauling truck traffic necessary for demolition, deliveries, etc., to the subject site.

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

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

30. The Applicant shall provide electric vehicle charging stations for the commercial and residential parking areas, including electric vehicle charging stations for required handicap accessible parking spaces, as required by all applicable California Green Building Code requirements.

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31. Prior to the issuance of a building permit, all applicable Park and Recreation Facilities Taxes required by the Municipal Code shall be paid.

32. The Project shall implement Connect BH streetscape standards for Wilshire and La Cienega Boulevards, as well as the Association of Pedestrian and Bicycle Professional’s bicycle parking guidelines, which shall include standard for streetscape furniture, pedestrian scale lighting, landscaping, etc.

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

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

35. The Applicant shall protect all existing street trees adjacent to the subject site during construction of the Project. Every effort shall be made to retain mature street trees. No street trees, including those street trees designated on the preliminary plans, shall be removed and/or relocated unless written approval from the Public Works Department and the City Engineer (or their designee) is first obtained.

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

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37. The Applicant shall remove and reconstruct any existing improvements in the public right-of-way damaged during construction operations performed under any permits issued by the City.

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

39. The Applicant shall provide that all groundwater discharges to a storm drain. All ground water discharges must have a permit (NPDES) from the Regional Water Quality Control Board. Connection to a storm drain shall be accomplished in the manner approved by the City Engineer and the Los Angeles County Department of Public Works.

40. The Applicant shall provide for all utility facilities, including electrical transformers required for service to the proposed structure(s), to be installed on the subject site. No such installations will be allowed in any City right-of-way.

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

42. The Applicant shall make connection to the City’s sanitary sewer system through the existing connections available to the subject site, unless otherwise approved by the City Engineer, and shall pay the applicable sewer connection fee. The costs of any upgrades necessary to provide the Project with utility connections shall be the responsibility of the Applicant.

43. The Applicant shall make connection to the City’s water system through the existing water service connection unless otherwise approved by the City Engineer. The size, type, and location of the water service meter installation will also require approval Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -26-
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from the City Engineer. The costs of any upgrades necessary to provide the Project with utility connections shall be the responsibility of the Applicant.

44. Any streets surrounding the Project site that are damaged as a result of Project construction shall be repaved and restored to the street centerline.

45. All survey monuments, streetlights, and underground utilities, and any existing offsite improvements affected by the construction shall be re-established according to the City standards and shall be paid for by the Applicant. No privately-owned structures or improvements are permitted within the public right-of-way without an encroachment permit.

Standard Conditions

46. RECORDATION. This resolution approving this Development Plan Review and Density Bonus Permit shall not become effective until the owner of the Project site records a covenant, satisfactory in form and content to the City Attorney, accepting the conditions of approval set forth in this resolution. The covenant shall include a copy of this resolution as an exhibit. The Applicant shall deliver the executed covenant to the Department of Community Development within 180 days of the City Council decision. At the time that the Applicant delivers the covenant to the City, the Applicant shall also provide the City with all fees necessary to record the document with the County Recorder.

If the Applicant fails to deliver the executed covenant within the required 180 days, this resolution approving a Development Plan Review and Density Bonus Permit shall be null and void and of no further effect. Notwithstanding the foregoing, the Director of Community Development may, upon a written request by the Applicant, submitted prior to the expiration of the 180-day period, grant a written waiver from the 180-day time limit Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -27-
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for a period of no more than 180 days if, at the time of the request, the Director determines that there have been no substantial changes to any federal, state or local law that would affect the Project. Regardless of the timelines set forth in this condition, in no event shall a building permit be issued prior to the recordation of the covenant.

47. EXPIRATION. Development Plan Review and Density Bonus Permit: The exercise of rights granted in such approvals shall be commenced within three (3) years after the date of approval of this resolution, as provided for in BHMC §10-3-207.A., unless otherwise extended.

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

49. APPROVAL RUNS WITH LAND. These conditions shall run with the land and shall remain in full force for the duration of the life of the Project.

50. INDEMNIFICATION OF THE CITY. Indemnity, Duty to Defend and Obligation to Pay Judgements and Defense Costs, Including Attorneys’ Fees, Incurred by the City. The Applicant shall defend, indemnify, and hold harmless the City, its elected officials, officers, employees, volunteers, agents, and those City agents serving as independent contractors in the role of City officials (collectively “Indemnitees”) from and against any claims, damages, actions, causes of actions, lawsuits, suits, proceedings, losses, judgements, costs, and expenses (including, without limitation, attorneys’ fees or court costs) in any manner arising out of or incident to the Planning Commission’s action, this Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F -28-
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approval, related entitlements, or the City’s environmental review thereof. The Applicant shall pay and satisfy any judgement, award or decree that may be rendered against City or the other Indemnitees in any such suit, action, or other legal proceeding. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall reasonably cooperate in the defense. 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 or the Indemnitees. The City shall have the right to select counsel of its choice. The Applicant shall reimburse the City, and the other Indemnitees, for any and all legal expenses and costs incurred by each of them in connection therewith or in enforcing the indemnity herein provided. Nothing in this condition shall be construed to require the Applicant to indemnify Indemnitees for any claim arising from the sole negligence or willful misconduct of the Indemnitees. In the event such a legal action is filed challenging the City’s determination herein or the issuance of the approval, the City shall estimate its expenses for the litigation. The Applicant shall deposit said amount with the City or, at the discretion of the City, enter into an agreement with the City to pay such expenses as they become due.
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Section 12. The City Clerk shall certify to the adoption of this resolution and shall cause this resolution and her certification to be entered in the Book of Resolutions of the Council of this City.

Adopted:

SHARONA R. NAZARIAN, PsyD
Mayor of the City of Beverly Hills,
California
ATTEST:
_______________________________(SEAL)

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

LAURENCE S. WIENER
City Attorney

NANCY HUNT-COFFEY
City Manager

RYAN GOHLICH, AICP
Assistant City Manager
Docusign Envelope ID: 80411B4C-FDE5-4F9D-B026-69D219F5D59F Certificate Of Completion
Envelope Id: 80411B4C-FDE5-4F9D-B026-69D219F5D59F Status: Sent Subject: Complete with Docusign: 55 N. La Cienega - Density Bonus Permit - CC Resolution (7.01.25 Mtg).pdf Source Envelope:

Document Pages: 29 Signatures: 2 Envelope Originator:

Certificate Pages: 2 Initials: 0 Evelin Welch
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Time Zone: (UTC-08:00) Pacific Time (US & Canada)
455 N. Rexford Drive
Beverly Hills, CA 90210
[email protected]
IP Address: 198.245.189.181
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Assistant City Manager
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ATTACHMENT 5
Required Findings
10-3-3104: STANDARD OF REVIEW OF DEVELOPMENT PLAN REVIEW APPLICATIONS:

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

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

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

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

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

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

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

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

With regard to development plans to be located in the C-5 Zone and to be reviewed by the Director of Planning and Community Development, the review of the Director shall be ministerial and limited to whether such building conforms to the requirements of the C-5 Zone. (Ord. 11-O-2615, eff. 12-16-2011). https://export.amlegal.com/api/export-requests/034a5ddd-ab0b-464d-a8e4-3e0a418e1b9a/download/ 1/1 (C) The concession or incentive would be contrary to state or federal law. (2) The applicant shall receive the following number of incentives or concessions:
(A) One incentive or concession for projects that include at least IO percent of the total units for lower income households, at least 5 percent for very low income households, or at least 10 percent for persons and families of moderate income in a development in which the units are for sale.
(B) Two incentives or concessions for projects that include at least 17 percent of the total units for lower income households, at least 10 percent for very low income households, or at least 20 percent for persons and families of moderate income in a development in which the units are for sale.
(C) Three incentives or concessions for projects that include at least 24 percent of the total units for lower income households, at least 15 percent for very low income households, or at least 30 percent for persons and families of moderate income in a development in which the units are for sale.
(D) Four incentives or concessions for a project meeting the criteria of subparagraph (G) of paragraph (1) of subdivision (b). If the project is located within one-half mile of a major transit stop, the applicant shall also receive a height increase of up to three additional stories, or 33 feet.
(E) One incentive or concession for projects that include at least 20 percent of the total units for lower income students in a student housing development. (3) The applicant may initiate judicial proceedings if the city, county, or city and county refuses to grant a requested density bonus, incentive, or concession. If a court The following findings do not need to be made by the Commission in order to approve the Project. Rather, they are provided to the Commission for information purposes and the Commission would be required to make such findings in order to deny the requested incentives/concessions associated with the project.

State of California

GOVERNMENT CODE
Section 65915
( d) (1) An applicant for a density bonus pursuant to subdivision (b) may submit to a city, county, or city and county a proposal for the specific incentives or concessions that the applicant requests pursuant to this section, and may request a meeting with the city, county, or city and county. The city, county, or city and county shall grant the concession or incentive requested by the applicant unless the city, county, or city and county makes a written finding, based upon substantial evidence, of any of the following:
(A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c ). (B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) ofsubdivision (d) ofSection 65589.5, upon public health and safety or on any real property that is listed in the California Register ofHistorical Resources and for which there is nofeasiblemethod to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households.
finds that the refusal to grant a requested density bonus, incentive, or concession is in violation of this section, the court shall award the plaintiff reasonable attorney's fees and costs of suit. This subdivision shall not be inte1preted to require a local government to grant an incentive or concession that has a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. This subdivision shall not be inte1preted to require a local government to grant an incentive or concession that would have an adverse impact on any real property that is listed in the California Register of Historical Resources. The city, county, or city and county shall establish procedures for canying out this section that shall include legislative body approval of the means of compliance with this section.
( 4) The city, county, or city and county shall bear the burden of proof for the denial of a requested concession or incentive.I
The following findings do not need to be made by the Commission in order to approve the Project. Rather, they are provided to the Commission for information purposes and the Commission would be required to make such findings in order to deny the requested waivers associated with the project.

State of California

GOVERNMENT CODE
Section 65915
(e) (1) In no case may a city, county, or city and county apply any development standard that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted by this section. Subject to paragraph (3), an applicant may submit to a city, county, or city and county a proposal for the waiver or reduction of development standards that will have the effect of physically precluding the construction of a development meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted under this section, and may request a meeting with the city, county, or city and county. If a court finds that the refusal to grant a waiver or reduction of development standards is in violation of this section, the court shall award the plaintiff reasonable attorney’s fees and costs of suit.

This subdivision shall not be interpreted to require a local government to waive or reduce development standards if the waiver or reduction would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. This subdivision shall not be interpreted to require a local government to waive or reduce development standards that would have an adverse impact on any real property that is listed in the California Register of Historical Resources, or to grant any waiver or reduction that would be contrary to state or federal law.
(2) A proposal for the waiver or reduction of development standards pursuant to this subdivision shall neither reduce nor increase the number of incentives or concessions to which the applicant is entitled pursuant to subdivision (d). (3) A housing development that receives a waiver from any maximum controls on density pursuant to clause (ii) of subparagraph (D) of paragraph (3) of subdivision (f) shall only be eligible for a waiver or reduction of development standards as provided in subparagraph (D) of paragraph (2) of subdivision (d) and clause (ii) of subparagraph (D) of paragraph (3) of subdivision (f), unless the city, county, or city and county agrees to additional waivers or reductions of development standards. 2-27


 

  







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

Land Use Element Goals and Policies
• Policy LU 2.1 – City Places: Neighborhoods, Districts, and Corridors.

Maintain and enhance the character, distribution, built form, scale, and aesthetic qualities of the City's distinctive residential neighborhoods, business districts, corridors, and open spaces.
• Policy LU 2.8 – Pedestrian-Active Streets.

Require that buildings in business districts be oriented to, and actively engage the street through design features such as build-to lines, articulated and modulated façades, ground floor transparency such as large windows, and the limitation of parking entries directly on the street. Parking ingress and egress should be accessed from alleys where feasible. • Policy LU 2.10 – Development Transitions and Compatibility.

Require that sites and buildings be planned, located, and designed to assure functional and visual transitions between areas of differing uses and densities by addressing property and height setbacks, window and entry placement, lighting, landscape buffers, and service access.
• Policy LU 3.2 – Fair Share of Regional Housing Needs.

Meet State requirements to accommodate the City's fair share of regional housing needs, contingent upon the ability to maintain the qualities that distinguish and contribute to the livability of the City and not unduly burden the City's fiscal resources. • Policy LU 10.1 – Local-Serving Business.

Promote appropriate development of businesses that serve, are located in proximity to, and are accessible to adjoining residential neighborhoods, such as grocery stores, dry cleaners, and personal care businesses.
• Policy LU 11.3 – Retail Street Frontages.

Require that development and street frontages in districts containing retail uses be designed and developed to promote pedestrian activity including: (a) location and orientation of the building to the sidewalk; (b) transparency of and direct access to the ground floor elevation from the sidewalk; (c) articulation of street-facing elevations to promote interest and sense of quality; (d) inclusion of uses and public spaces that extend interior functions to the sidewalk such as cafes and plazas; and (e) use of pedestrianoriented signage and lighting. • Policy LU 16.10 – Affordable Housing.

Support the development of affordable housing as required by state law. 1 Available online at https://www.beverlyhills.org/departments/communitydevelopment/longrangeplanning/generalplan/ Housing Element Goals and Policies
• Goal H2 – Housing Supply and Diversity.

Provide a variety of housing types and adequate affordable housing supply to meet the existing and future needs of the community.
• Policy H 2.1 – Affordable Housing Incentives.

Offer incentives, including density bonuses, where feasible, to offset or reduce the costs of developing affordable housing. Proactively seek out new approaches in the provision of affordable housing.
• Policy H 2.2 – Inclusionary Housing.

Continue to implement an inclusionary housing program to integrate affordable units within market rate developments, and increase the availability of affordable housing throughout the community.
• Policy H 2.8 – Transit-Oriented Housing.

Promote access, where feasible, from residential neighborhoods and new residential development to existing transit stops and to the anticipated subway stations. • Goal H4 – Reducing Constraints.

Mitigate potential governmental constraints on the maintenance, improvement and development of housing, while maintaining community character.

ATTACHMENT 7
Updated Rooftop
Operations Plan
kevin-tsai.com +1 310 486 9328 1439 W. Jefferson Blvd.

Lic No: C33710 Los Angeles, CA 90007
55 N. La Cienega – Entitlement – Operations Plan
The common roof deck area is set up for the residents and their guests only. The roof is designed and provides a lounge and a pool. The penthouse level is designed for and has a fitness room, a massage room, saunas, as well as a kitchen and bar area. A residential concierge office is designed at the penthouse level to facilitate operational service for the residents. A residential management office is also provided at the penthouse level.

No sound amplifying equipment will be provided. To mitigate potential noise impacts to neighboring residents, use of the roof deck area, including all lounge areas and kitchen and bar areas, will be limited to between the hours of 7:00 am to 9:00 pm on Monday through Thursday, 7:00 am to 10:00 pm on Friday, 9:00 am to 10:00 pm on Saturdays, and 9:00 am to 9:00 pm on Sunday. Signage indicating such restrictions will be installed on the roof top. The common roof deck area may be made available for small informal social gatherings such as birthday celebrations or similar gatherings. The kitchen and bar area are an amenity and will only be operational during the roof deck operation hours provided above. The kitchen will have similar equipment as found in the residential units, including refrigerators, cooking appliances and exhaust hood, dishwasher, and sinks. Cooking fumes and odors will be mitigated with direct exhaust above the kitchen roof, well above the common roof deck.

ATTACHMENT 8
Public Notice
City Clerk’s Office

NOTICE OF PUBLIC HEARING
The Council ofthe City of Beverly Hills, at its regular meeting to be held on Tuesday, July 1, 2025,at 7:00 p.m., or as soon thereafter as the matter may be heard, in the Council Chamber of the City Hall, 455 N. Rexford Drive, Beverly Hills, CA 90210, will hold a public hearing to consider:

A REVIEW OF THE PLANNING COMMISSION’S MARCH 13, 2025

DECISION CONDITIONALLY APPROVING A DEVELOPMENT PLAN
REVIEW AND DENSITY BONUS PERMIT TO ALLOW FOR THECONSTRUCTION OF A NEW SEVEN-STORY, 140-UNIT MIXED USEDEVELOPMENT WITH GROUND FLOOR COMMERCIAL USES AND THREE LEVELS OF SUBTERRANEAN PARKING AT 55 NORTH LA

CIENEGA BOULEVARD
The project proposes to construct a new seven-story mixed-use development at the property located at 55 North La Cienega Boulevard. The project consists of the demolition of an existing commercial building and the construction of a new mixed-use building with a height of 81’-6”, with approximately 19,055 SF of ground floor commercial space and 140 multi-family residential units located above the ground floor level; along with certain concessions and waivers of certain development standards pursuant to State Density Bonus law (California Government Code Section 65915) to accommodate 22 units that would be reserved for very low-income and moderate income households. Outdoor living space is proposed on balconies and on the rooftop ofthe building and parking for 191 vehicles would be provided within a three-level subterranean parking structure for both residential and commercial uses. The project site is within the City’s C-3 Commercial Zone and MU, Mixed Use Overlay Zone.

On March 13, 2025, the Planning Commission adopted a resolution conditionally approving a Development Plan Review and Density Bonus Permit for the project. Subsequent to this approval, the project was called up by City Council on March 27, 2025, pursuant to the procedures set forth in Beverly Hills Municipal Code Section 1-4-20 1, staying the effectiveness of the Planning Commission’s decision.

City ofBeverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 p (310) 285-1141 f(31 0) 858-5966 BeverlyHills.org

ENVIRONMENTAL REVIEW
This project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA, Public Resources Code Sections 21000 et seq.), the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000 et seq.), and theenvironmental regulations ofthe City. Upon review, the Planning Commission concluded that theproject qualifies for a Class 32 Categorical Exemption (Infill Development Projects) in accordance with the requirements of Section 15332 of the State CEQA Guidelines. The City Council will consider finding the project exempt from further review under CEQA.

HOW TO PARTICIPATE IN THE CITY COUNCIL MEETING
Please be advised that pre-entry metal detector screening requirements are now in place at CityHall. 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 meetingthrough 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. 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 ofthe record.

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

City ofBeverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 I t(310) 285-2400 fl310) 385-0862 BeverlyHills.org Any interested person may participate in the meeting and be heard or present written comments to the City Council. According to Government Code Section 65009, ifyou challenge the Council’s action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City, either at or prior to the public hearing.

In Person Participation:All interested persons are invited to attend and speak on this matter in person. Please see the above information on the location and time of this meeting.If there are any questions regarding this notice, please contact Alexandria Smile, AssociatePlanner in the Planning Division at (310) 285-1162, or by email at [email protected] also contact us to add your email to the interested parties list for this project, so that anyupdates and notifications may be sent to you.

HUMA ARMEDCity 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) J or (310) 285-6881 (TTY). Providing at least forty-eight (48) hours advance notice will help to ensure availability of services. City Hall, including the Council Chamber and Room 280A, is wheelchair accessible.

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

City ofBeverly Hills 455 N. Rexford Drive Beverly Hills, California 90210 I t(310) 285-2400 fi310) 385-0862 BeverlyHills.org ATTACHMENT 9
Planning Commission
Public Correspondence
1 Edgar Arroyo
From: Phyllis Yosef < >
Sent: Monday, July 1, 2024 9:43 PM
To: Edgar Arroyo
Subject: Building on La Cienega
[You don't o
en get email from . Learn why this is important at
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ps://aka.ms/LearnAboutSenderIden$fica$on ]

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empts.

Dear Edgar,
I wanted to voice my concern about the size of the building we received no$ce about for 55 N La Cienega. I live on Le Doux Road and I believe that a building that high will greatly affect our quality of life here. Not only will it be towering over our homes, but with the metro across the street it will bring even more traffic and conges$on. Please let the planning commission know that residents in this neighborhood believe we should keep the height of buildings in Beverly Hills to the 4 stories that we’ve always had. Keep our neighborhood atmosphere and quality sane.

Thank you,
Phyllis Yosef
.

Sent from my iPhone=
1 Edgar Arroyo
From: Thomas Nykiel < >
Sent: Sunday, June 30, 2024 6:06 PM
To: Edgar Arroyo
Cc: ; David Kashani
Subject: Re: 55 N. La Cienega Blvd - Project Update and Notice of Pending Application Attachments: Notice of Pending App - 55 N La Cienega FINAL.pdf; Notice of Pending App - 55 N La Cienega FINAL.pdf
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Hello Mr. Arroyo,
The residents of LeDoux Road are greatly upset about the plan to amend the project to 7 stories. We will attend the hearing and will voice our opposition throughout the city as much as we can.

We would appreicate as much notice as possible for the date/time of the hearing. We would appreciate an email reply confirming receipt of my email.

Thank you for your email, Cordially,
Tom Nykiel, Pamela Kohanchi, David Kashani
1 Edgar Arroyo
From: ebga < >
Sent: Saturday, June 29, 2024 10:41 AM
To: Edgar Arroyo
Subject: 55 N La Cienega
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This project was objectionable to begin with. Balconies overlooking the backyards of single family homes, less than one parking space per unit, height above existing height limitations.

Now the developers want to increase density with fewer parking spots per unit. This project increases congestion, degrades the quality of life for existing homeowners and future tenants who will have very small living spaces. The increased height will increase invasion of privacy and increase noise and light pollution
Once this project is built, the owners will lobby the current council to allow parking on our street. There is no other available parking Let me know when this project is approved so I can put my house on the market Beverly Hills has decided to protect the ultra wealthy on the backs of the less desireable areas of the city.

Elizabeth Axelrod
Beverly Hills homeowners
Sent via the Samsung Galaxy S22 5G, an AT&T 5G smartphone 1 Edgar Arroyo
From: Mitra Shoaee < >
Sent: Friday, June 28, 2024 6:54 PM
To: Edgar Arroyo
Cc: WebCBH MAYORANDCITYCOUNCIL
Subject: Re: 55 N. La Cienega Blvd - Project Update and Notice of Pending Application Attachments: Notice of Pending App - 55 N La Cienega FINAL.pdf; Notice of Pending App - 55 N La Cienega FINAL.pdf; Notice of Pending App - 55 N La Cienega FINAL.pdf; Notice of Pending App - 55 N La Cienega FINAL.pdf
Follow Up Flag: Follow up
Flag Status: Flagged
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Hello Edgar,
Thank you for forwarding this information to me.

The extent of greed displayed is astounding.

As I previously noted, our neighborhood around Wilshire and La Cienega Blvd. lacks the capacity for further development. We are already inundated with unwanted visitors and traffic, compounded by rising crime rates.

We cannot continue to alter the development plans to suit the insatiable desires of this developer.

We are firmly opposed to these changes. Please communicate with me via email to explain the next steps.

Thank you,
Mitra Yadegari
罥罦Sent from my iPhone

Mar 13, 2025
City of Beverly Hills
455 North Rexford Drive, Room 280A
Beverly Hills, California 90210
Re: Proposed Mixed-Use Development at 55 North La Cienega Boulevard By email: [email protected]
Cc: [email protected], [email protected], [email protected], [email protected]
Dear Beverly Hills Planning Commission,
The California Housing Defense Fund (“CalHDF”) submits this letter to remind the Commission of its obligation to abide by all relevant state housing laws when evaluating the proposed 140-unit residential building at 55 North La Cienega Boulevard, which includes 11 very low-income units and 11 moderate-income units. These laws include the Housing Accountability Act (“HAA”), the Density Bonus Law (“DBL”), and California Environmental Quality Act (“CEQA”) guidelines.

The HAA provides the project legal protections. It requires approval of zoning and general plan compliant housing development projects unless findings can be made regarding specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subds. (d),(j).) The HAA also bars cities from imposing conditions on the approval of such projects that would reduce the project’s density or render the project infeasible unless, again, such written findings are made. (Ibid.) Increased density, concessions, and waivers that a project is entitled to under the DBL (Gov. Code, § 65915) do not render the project noncompliant with the zoning code or general plan, for purposes of the HAA (Gov. Code, § 65589.5, subd. (j)(3)).

The DBL offers the project certain benefits. (See Gov. Code, § 65915.) The City must respect these benefits. In addition to increased density, the City must grant the developer’s requested concessions and waivers with respect to height, stories, rear setbacks, and outdoor living area, unless it makes written findings as required by Government Code, section 65915, subdivision (e)(1) that the waivers would have a specific, adverse impact upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid 360 Grand Ave #323, Oakland 94610
www.calhdf.org
the specific adverse impact, or as required by Government Code, section 65915, subdivision (d)(1) that the concessions would not result in identifiable and actual cost reductions, that the concessions would have a specific, adverse impact on public health or safety, or that the concessions are contrary to state or federal law. Of note, the DBL specifically allows for a reduction in required accessory parking in addition to the allowable waivers and concessions. (Id. at subd. (p).) Furthermore, the California Court of Appeal has ruled that when an applicant has requested one or more waivers and/or concessions pursuant to the DBL, the 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.” (Bankers Hill150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.)
Additionally, the project is exempt from state environmental review under the Class 32 CEQA categorical exemption (In-Fill Development Projects) pursuant to § 15332 of the CEQA Guidelines, as the project is consistent with the applicable general plan designation and all applicable general plan policies as well as the applicable zoning designation and regulations; the proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses; the project site has no value as habitat for endangered, rare, or threatened species; approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. And recent caselaw from the California Court of Appeal affirms that local governments err, and may be sued, when they improperly refuse to grant a project a CEQA exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of San Diego (2024) 99 Cal.App.5th 890, 911.)
As you are well aware, California remains in the throes of a statewide crisis-level housing shortage. New housing such as this is a public benefit: by providing affordable housing, it will mitigate the state’s homelessness crisis; it will bring new customers to local businesses; it will grow the City’s tax base; and it will reduce displacement of existing residents by reducing competition for existing housing. It will also help cut down on transportation-related greenhouse gas emissions by providing housing in denser, more urban areas, as opposed to farther-flung regions in the state (and out of state). While no one project will solve the statewide housing crisis, the proposed development is a step in the right direction. CalHDF urges the Commission to approve it, consistent with its obligations under state law.

CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for increased access to housing for Californians at all income levels, including low-income households. You may learn more about CalHDF at www.calhdf.org. 2 of 3
Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
3 of 3
ATTACHMENT 10
Class 32 Categorical Exemption
Report
55 North La Cienega Boulevard Project
Class 32 Categorical Exemption Report
prepared by
City of Beverly Hills
Community Development Department
455 North Rexford Drive, First Floor
Beverly Hills, California 90210
prepared with the assistance of
Rincon Consultants, Inc.
250 East 1st Street, Suite 1400
Los Angeles, California 90012
February 2025
Table of Contents
Class 32 Categorical Exemption Report i
Table of Contents
1 Introduction....................................................................................................................................1 2 Project Location and Description....................................................................................................2

2.1 Project Location ..................................................................................................................2

2.2 Project Description..............................................................................................................5 3 Class 32 CE Consistency Analysis....................................................................................................9

3.1 Consistency with General Plan and Zoning.........................................................................9

3.2 Location, Size, and Surroundings......................................................................................19

3.3 Endangered, Rare, or Threatened Species Habitat...........................................................19

3.4 Significant Traffic, Noise, Air Quality, and Water Quality Impacts...................................20

3.5 Utilities and Public Services ..............................................................................................42 4 Class 32 CE Exceptions Analysis....................................................................................................44

4.1 Location.............................................................................................................................44

4.2 Cumulative Impacts ..........................................................................................................44

4.3 Significant Effect ...............................................................................................................45

4.4 Scenic Highways................................................................................................................45

4.5 Hazardous Waste Sites......................................................................................................46

4.6 Historical Resources..........................................................................................................46 5 Summary.......................................................................................................................................48 6 References....................................................................................................................................49 Tables
Table 1 Proposed Unit Summary ...................................................................................................6 Table 2 Consistency with City of Beverly Hills General Plan Land Use Element Policies.............10 Table 3 Project Comparison with C-3 Mixed Use Overlay Zoning Requirements........................18 Table 4 Short-Term (15-Minute) Noise Measurement Results....................................................25 Table 5 Long-Term (24-Hour) Noise Measurement Results (December 19-20, 2024)................25 Table 6 Construction Noise Levels at Nearby Receptors.............................................................27 Table 7 Construction Vibration Levels.........................................................................................32 Table 8 Estimated Construction Emissions..................................................................................35 Table 9 Estimated Operational Emissions....................................................................................37 Table 10 Estimated Construction Emissions of Greenhouse Gases...............................................40 Table 11 Combined Annual Emissions of Greenhouse Gases........................................................41 City of Beverly Hills
55 North La Cienega Boulevard Project
ii
Figures
Figure 1 Regional Project Location..................................................................................................3 Figure 2 Project Site Location..........................................................................................................4 Figure 3 Project Site Plan ................................................................................................................7 Figure 4 Noise Measurement Locations........................................................................................26 Figure 5 Nearest School, Hospital, and Church to the Project Site...............................................29 Appendices
Appendix A Project Plans
Appendix B CEQA Transportation Impact Analysis and Local Transportation Assessment Appendix C Noise and Vibration Technical Memorandum
Appendix D Air Quality and Greenhouse Gas Emissions Technical Memorandum Appendix E Historical Resources Assessment
Introduction
Class 32 Categorical Exemption Report 1
1 Introduction
This report serves as the technical documentation of an environmental analysis performed by Rincon Consultants, Inc. (Rincon) for the 55 North La Cienega Boulevard Project (herein referred to as “proposed project” or “project”) in Beverly Hills, California. The intent of the analysis is to document whether the project is eligible for a Class 32 Categorical Exemption (CE) under the California Environmental Quality Act (CEQA). The report provides an introduction, project description, and evaluation of the project’s consistency with the requirements for a Class 32 CE. This includes an analysis of the project’s potential impacts in the areas of biological resources, traffic, air quality, noise, water quality, and historic resources.

The City of Beverly Hills (City) will consider adopting Class 32 CE for the proposed project at 55 North La Cienega Boulevard. The CEQA Guidelines Section 15332 states that a CE is allowed when:
a. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. b. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
c. The project site has no value as habitat for endangered, rare, or threatened species. d. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
e. The site can be adequately served by all required utilities and public services.

Additionally, CEQA Guidelines Section 15300.2 outlines the cases in which projects that would normally be exempt from CEQA review would not be exempt. For a Class 32 CE, these exceptions are as follows:
▪ Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive projects of the same type in the same place, over time is significant. ▪ Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.
▪ Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified Environmental Impact Report (EIR). ▪ Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code. ▪ Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

Rincon evaluated the project’s consistency with the above requirements, as well as the applicability of the exceptions to use of a Class 32 CE to confirm the project’s eligibility for the Class 32 CE. As detailed in this report, the project is eligible for a Class 32 CE and no further environmental review is required.

City of Beverly Hills
55 North La Cienega Boulevard Project
2 2 Project Location and Description

2.1 Project Location
The project site is located at 55 North La Cienega Boulevard in the City of Beverly Hills, California and consists of one parcel identified by Assessor Parcel Number (APN) 4334-018-058. The site is a rectangular-shaped, approximately 38,500-square-foot (sf) (or 0.88-acre) lot fronting North La Cienega Boulevard. The site is zoned C-3 (Commercial Zone) with a Mixed Use Overlay Zone, and the land use designation is Commercial – Low Density General with Mixed Use Overlay.

The project site is currently developed with an approximately 15,535-sf, one-story restaurant building and associated parking lot with 84 spaces. Pedestrian and vehicle access to the site is provided by North La Cienega Boulevard. Primary vehicle access to the on-site lot is provided via one ingress/egress driveway, and a separate egress-only driveway is provided at the southeastern corner of the site. The site is surrounded by residential and commercial uses. Specifically, the site is surrounded by:
▪ A three-story commercial development to the north of approximately 44 feet in height; ▪ North La Cienega Boulevard to the east with a three-story commercial building of approximately 44 feet in height and parking lot along North La Cienega Boulevard and two- to -three-story multifamily residential uses beyond North Hamilton Drive approximately 200 feet further east; ▪ A three-story commercial building of approximately 45 feet in height along Wilshire Boulevard to the south; and
▪ One- and two-story single-family homes to the west along North Le Doux Road.

Figure 1 and Figure 2 on the following pages show the project site in a regional context and at a local scale, respectively.

Project Location and Description
Class 32 Categorical Exemption Report 3
Figure 1 Regional Project Location
City of Beverly Hills
55 North La Cienega Boulevard Project
4 Figure 2 Project Site Location
Project Location and Description
Class 32 Categorical Exemption Report 5

2.2 Project Description
The project involves the demolition of the existing 15,535-sf restaurant building and associated parking lot for the construction of a seven-story, approximately 86-foot-tall mixed-use building consisting of approximately 19,055 sf of ground-floor commercial/retailspace facing North La Cienega Boulevard and 140 multi-family residential units available as rentals between floors two through seven. Of the 140 multi-family residential units proposed, 111 would be one-bedroom units, 25 would be two-bedroom loft units, and four would be studio units. Furthermore, 22 of the 140 total units would be designated affordable units. Of the 22 affordable units, 11 units would be reserved for very low-income households and another 11 units would be reserved for moderate income households.

The proposed commercial/retail space would be comprised of a 10,835-sf market and eatery (with 475 sf of outdoor space), a 3,070-sf restaurant (with 465 sf of outdoor space), and 3,910 sf of retail uses (with 300 sf of outdoor space). The project would also provide a 2,350-sf residential entry/lobby accessible from North La Cienega for residents. In addition, there would be 2,030 sf of residential management office space and 1,100 sf of residential concierge services. Table 1 on the following page breaks down the unit type, bedroom count, and square footage of each unit type.

The project would alter the existing vehicular access points and create a new ingress/egress driveway and a separate egress-only driveway, both still accessible to/from North La Cienega Boulevard. The driveway would provide an entryway into commercial loading areas, short-term parking spaces, and a down-ramp into an enclosed parking garage with three subterranean levels. The project would provide a total of 172 parking spaces, consisting of 91 residential spaces, 79 commercial spaces, and an additional two spaces at ground floor with a 15-minute time limit. Of the total 172 parking spaces proposed, nine spaces would be ADA-accessible and 51 spaces would be designated for electric vehicles (EV).

Other project amenities include approximately 810 sf of recreational rooms on floors two through five; 1,000 sf of common outdoor living space on the sixth floor; and 5,910 sf of common outdoor living space on the seventh floor that would include a pool and spa patio and lounge areas with seating, cabanas, BBQ stations, and restrooms. Additional seventh floor amenities include a 677-sf fitness room, 80 sf of changing rooms and showers, a 470-sf massage space, and a 510-sf kitchen.

Refer to Figure 3 on the following pages for the project site plan and Appendix A for the full plan set.

City of Beverly Hills
55 North La Cienega Boulevard Project
6 Table 1 Proposed Unit Summary
Unit Type Unit Type Quantity Unit Square Footage (sf)
Studio Units – 4 Units
A1 4 713
One-Bedroom Units – 111 Units
B1 49 709
B2 26 709
B3 10 700
B4 4 636
B5 8 681
B6 6 639
B7 5 717
B8 1 627
B9 2 661
Two-Bedroom Units – 25 Units
C1 8 1,260
C2 4 1,589
C3 5 999
C4 4 1,190
C5 2 1,248
C6 1 1548
C7 1 1,179
Total 140 146,910
sf = square feet
The entitlements requested by the project applicant include a Development Plan Review and a Density Bonus application (utilizing 100 percent stackable density bonus per Assembly Bill 1287 (Government Code Section 65915(v)) to allow construction of 140 residential units, which includes three Density Bonus concessions: 1) increase the height limit from 45 feet to 86 feet; 2) increase the number of stories from three stories to seven stories, and 3) allow a rear yard reduction from 20 feet to 15 feet, 3 inches from the third to sixth floors and from 20 feet to 17 feet, 7 inches at the seventh floor and to allow balconies above the second floor that would project five feet into the required 20- foot rear yard setback. The entitlement requests also include one Density Bonus waiver to allow a reduction of required outdoor living space of 28,000 sf to 9,800 sf, which equates to a 65 percent reduction.

Project Location and Description
Class 32 Categorical Exemption Report 7
Figure 3 Project Site Plan
City of Beverly Hills
55 North La Cienega Boulevard Project
8 Construction
Construction of the project is anticipated to begin July 2025. The project would be built in compliance with the standard construction hours detailed in Beverly Hills Municipal Code (BHMC) Section 5-1- 205, which allows for construction activities Monday through Friday, from 8:00 a.m. to 6:00 p.m. No construction would occur on Saturday’s unless an after-hours permit is issued by Building and Safety pursuant to BHMC Section 5-1-205.C. Existing on-site landscape vegetation including trees within the parking lot would be removed from the project site as part of demolition and site preparation activities. The project would result in approximately 47,055 cubic yards (cy) of cut soil materials from the project to construct the subterranean parking garage. All 47,055 cy of cut soil would be exported off-site. Construction is anticipated to be completed by January 2028, for a total construction period of approximately 30 months.

Operation
Operation of the proposed project would comply with the City’s noise ordinance in BHMC Title 5, Chapter 1 (Noise Regulations). Retail/commercial uses would be open between 7:00 a.m. and 10:00 p.m. on weekdays, and between 9:00 a.m. and 10:00 p.m. on weekends and holidays. Common outdoor living spaces at the sixth floor and the rooftop terrace would also be open between 7:00 a.m. and 10:00 p.m. and would also be subject to the City’s applicable noise regulations.

Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 9
3 Class 32 CE Consistency Analysis

3.1 Consistency with General Plan and Zoning
CEQA Guidelines Section 15332(a): The project is consistent with the applicable general plan land use designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

According to the City’s General Plan Land Use Element, the project site is designated Commercial – Low Density General with Mixed Use Overlay, which permits multi-family residential development with a maximum density of 79.2 units per acre and a maximum height of 45 feet (Beverly Hills 2010a).

Under the applicable development standards for the Mixed Use Overlay Zone, the allowable density within the zone would allow a total of 70 multi-family residential units (one unit per 550 sf of site area). The requested Density Bonus increase utilizing a stackable density bonus (per Assembly Bill 1287) would facilitate an additional 70 multi-family residential units (a 100 percent increase), for a total of 140 units for the project. Furthermore, 22 of the 140 total units would be designated affordable units. Of the 22 affordable units, 11 units would be reserved for very low-income households and another 11 units would be reserved for moderate income households.

The proposed project involves construction of a seven-story (86-foot-tall), mixed-use building with rooftop restrooms consisting of approximately 19,055 sf of commercial/retail space and 140 multifamily residential units. As discussed under Section 2.2, Project Description, the project applicant is requesting three Density Bonus concessions: 1) increase in the height limit from 45 feet to 86 feet, 2) increase in the number of stories from three stories to seven stories, and 3) allow a rear yard reduction from 20 feet to 15 feet, 3 inches from the third to sixth floors and from 20 feet to 17 feet, 7 inches at the seventh floor and to allow balconies above the second floor that would project five feet into the required 20-foot rear yard setback. The entitlement requests also include one Density Bonus waiver to allow a reduction of required outdoor living space of 28,000 sf to 9,800 sf, which equates to a 65 percent reduction.

Therefore, upon approval of requested Density Bonus concessions and waiver, the proposed commercial/residential mixed-use project would be consistent with the Commercial – Low Density General with Mixed Use Overlay designation. Project consistency with applicable Land Use Element goals and policies is presented in Table 2. As shown therein, the proposed project would be consistent with the City’s General Plan Land Use Element and Housing Element.

City of Beverly Hills
55 North La Cienega Boulevard Project
10 Table 2 Consistency with City of Beverly Hills General Plan Land Use Element Policies Goals and Policies Consistency
LU 2 Community Character and Quality
LU 2.1 City Places: Neighborhoods, Districts, and Corridors. Maintain and enhance the character, distribution, built form, scale, and aesthetic qualities of the City’s distinctive residential neighborhoods, business districts, corridors, and open spaces.

No Conflict. The site is surrounded by residential and commercial uses. Specifically, the site is bounded by a three-story commercial building to the north, North La Cienega Boulevard to the east with a three-story commercial building and parking lot along North La Cienega Boulevard and twoto -three-story multi-family residential uses beyond along North Hamilton Drive located approximately 200 feet further east, a three-story medical laboratory and Wilshire Boulevard to the south, and one- to two-story single-family homes to the west along North Le Doux Road. The proposed seven-story mixed-use building with rooftop restrooms would exceed the height/scale of surrounding development by up to four stories; however, the project would be similar in scale to other nearby surrounding development along the North La Cienega Boulevard and Wilshire Boulevard corridors, which include mid- to high-rise commercial buildings. For example, existing development located on the corner of North La Cienega Boulevard and Wilshire Boulevard consist of a 10-story building on the southeast corner and a 10-story building on the southwest corner. As a mid-rise mixed-use project with bottom floor commercial/retail uses, the project would be consistent with the character and quality of the area.

LU 2.2 Public Streetscapes and Landscape. Maintain and enhance the quality and health of the “green infrastructure” that contributes to the City’s identity and quality of life, including its street trees, landscaped medians and parkways, parks, and open spaces, while seeking to conserve water resources.

No Conflict. The project would include on-site drought-tolerant landscaping at its frontage along North La Cienega Boulevard and the western project site boundary, and in the outdoor living spaces located on the sixth floor and rooftop terrace. For example, drought tolerant shrubs such as Myers (Asparagus densiflorus), Elizabeth (Carpenteria californica), and Western Sword Fern (Polystichum munitum) would be placed on the western frontage along North La Cienega Boulevard. Therefore, drought tolerant landscaping located at each floor would be consistent with the City of Beverly Hills green infrastructure and policies to conserve water resources.

LU 2.4. Architectural and Site Design. Require that new construction and renovation of existing buildings and properties exhibit a high level of excellence in site planning, architectural design, building materials, use of sustainable design and construction practices, landscaping, and amenities that contribute to the City’s distinctive image and complement existing development.

No Conflict. The proposed building would be poured-in-place concrete with a smooth stucco finish.

Articulated building elements include parapets and trellis with a varied roofline, wall recesses, and glass guardrails along the roof deck. The exterior color palette for the proposed residential building would be composed of various neutral colors, including shades of white and champagne. The proposed smooth stucco concrete finish and exterior color palette would complement the existing development consisting of smooth finishes. Project landscaping would be ornamental in nature and would feature trees and shrubs. Furthermore, project drought-tolerant landscaping located along the western and southwestern site boundary would be consistent with sustainable design and City policies to conserve water.

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Class 32 Categorical Exemption Report 11
Goals and Policies Consistency
LU 2.6. City History. Acknowledge the City’s history of places and buildings, preserving historic sites, buildings, and districts that contribute to the City’s identity while accommodating renovations of existing buildings to maintain their economic viability, provided the new construction contextually “fits” and complements the site or building.

No Conflict. As discussed in Section 4.6, Historical Resources, the project site contains a commercial building, which was constructed in 1925. The former restaurant building, which was constructed in 1947 for Lawry’s Prime Rib Restaurant, was designed by noted local master architect Wayne McAllister and constructed by M.J. Brock and Sons Inc. In 1994, the property was sold to the San Francisco-based restaurant, the Stinking Rose. Physical alterations took place from 1947 to 2022.

Due to these changes, the property no longer expresses the original workmanship of McAllister; therefore, the property does not qualify for historical resources eligibility. Furthermore, the California Historical Resources Information System (CHRIS) records search and a review of City of Beverly Hills historic resources listings failed to identify any other historical resources which would have potential to be significantly impacted by the proposed project. The site is adjacent to similar development along the North La Cienega Boulevard corridor; therefore, the project would exist as an extension of the existing development patterns in the area.

LU 2.8. Pedestrian-Active Streets. Require that buildings in business districts be oriented to, and actively engage the street through design features such as build-to lines, articulated and modulated façades, ground floor transparency such as large windows, and the limitation of parking entries directly on the street. Parking ingress and egress should be accessed from alleys where feasible.

No Conflict. The proposed eastern front facade adjacent to North La Cienega Boulevard would consist of smooth white stucco and clear tempered glass on the ground level. Therefore, the proposed site frontage would be designed to actively engage the street with ground transparency.

LU 2.9. Public Safety. Require that development be located and designed to promote public safety by providing street-fronting uses, lighting, sightlines, and features that enhance community safety.

No Conflict. Existing streetlights along the site’s frontage at North La Cienega Boulevard would remain. The project would include building entrance lighting and tree lighting, which is required to comply with BHMC Section 10-4-314. The proposed building would be equipped with an automatic fire extinguishing system complying with National Fire Protection Association (NFPA-13). The proposed sprinkler system would be approved by Building and Safety and the Fire Department prior to installation.

LU 2.10. Development Transitions and Compatibility. Require that sites and buildings be planned, located, and designed to assure functional and visual transitions between areas of differing uses and densities by addressing property and height setbacks, window and entry placement, lighting, landscape buffers, and service access.

No Conflict. As described in Section 2.2, Project Description, the project applicant is requesting three Density Bonus concessions: 1) increase in the height limit from 45 feet to 86 feet, 2) increase in the number of stories from three stories to seven stories, and 3) allow a rear yard reduction from 20 feet to 15 feet, 3 inches from the third to sixth floors and from 20 feet to 17 feet, 7 inches at the seventh floor and to allow balconies above the second floor that would project five feet into the required 20-foot rear yard setback. The entitlement requests also include one Density Bonus waiver to allow a reduction of required outdoor living space of 28,000 sf to 9,800 sf, which equates to a 65 percent reduction. Although the project would deviate from the base zoning requirements, approval of the requested Density Bonus concessions would result in consistency with the applicable zoning regulations. Therefore, the project would be consistent with the applicable general plan designation and general plan policies as well as with applicable zoning designation and regulations. The proposed mixed-use building would be designed similarly in scale to the surrounding development along the North La Cienega Boulevard and Wilshire Boulevard corridors.

City of Beverly Hills
55 North La Cienega Boulevard Project
12 Goals and Policies Consistency
LU 2.11. Property Maintenance. Provide an effective and responsive code enforcement program for property maintenance to ensure the high quality of the City’s built environment and public places.

No Conflict. The project would be required to comply with the City’s code enforcement program; therefore, the project would meet this criterion.

LU 3 Managed Change
LU 3.1. Conservation. Conserve existing residential neighborhoods, and non-residential areas where new development builds on and enhances the viability of existing business sectors that are the City's strengths, promotes transit accessibility, is phased to coincide with infrastructure funding and construction, and designed to assure transitions and compatibility with adjoining residential neighborhoods.

No Conflict. The project would involve demolition of the on-site restaurant building and associated parking lot for the construction of a seven-story, mixed-use building consisting of approximately 19,055 sf of commercial space and 140 multi-family residential units. The project would provide a 10,835-sf market and eatery (with 475 sf of outdoor space), a 3,070-sf restaurant (with 465 sf of outdoor space), and 3,910 sf of retail uses (with 300 sf of outdoor space). Furthermore, the project site is located within 0.5 mile of public transit facilities along Wilshire Boulevard, North La Cienega Boulevard, and commercial/retail development. As a mixed-used development with commercial and residential uses, the project would be compatible in use with single- and multi-family residences to the east and west and surrounding development along the North La Cienega Boulevard and Wilshire Boulevard corridors, which include mid- to high-rise commercial buildings.

LU 3.2. Fair Share of Regional Housing Needs. Meet State requirements to accommodate the City’s fair share of regional housing needs, contingent upon the ability to maintain the qualities that distinguish and contribute to the livability of the City and not unduly burden the City’s fiscal resources.

No Conflict. The project involves development of a mixed-use building providing 140 multi-family residential units. Of the 140 units, 11 units would be set aside for very low-income households and another 11 units would be set aside from moderate income households. Therefore, the project would be consistent with State requirements to accommodate the City’s fair share of regional housing needs. The proposed commercial/residential mixed-use project would be consistent with the Commercial – Low Density General with Mixed Use Overlay designation; therefore, the 140 units have been accounted for in the City’s General Plan and would maintain the qualities that distinguish and contribute to the livability of the City and not unduly burden the City’s fiscal resources.

LU 5 Complete, Livable, and Quality Neighborhoods
LU 5.1. Neighborhood Conservation. Maintain the uses, densities, character, amenities, and quality of the City’s residential neighborhoods, recognizing their contribution to the City’s identity, economic value, and quality of life.

No Conflict. Single-family and multi-family residential uses are to the east and west as well as commercial uses to the north and south along North La Cienega of the project. The proposed mixeduse building would also be 0.5 mile from Los Angeles County Metropolitan Transportation Authority (Metro) transit stops for Lines 14, 16, 20, 105, 218, 617, 720, and 786 and other commercial/retail development. As such, the project would add value to the City’s identity, economic value, and quality of life.

LU 5.2 Infill and Replacement Housing. Accommodate new and renovated housing within existing neighborhoods that is consistent with contextual parcel sizes, densities, built form and scale.

No Conflict. The project would involve demolition of the existing restaurant building and associated parking lot for the construction of a seven-story, mixed-use building consisting of approximately 19,055 sf of commercial space and 140 multi-family residential units. Commercial and residential development surrounding the site includes two- to three-story buildings. The proposed seven-story mixed-use building with rooftop restrooms would exceed the height/scale of surrounding development by up to four stories; however, the project would be similar in scale to other nearby Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 13
Goals and Policies Consistency
surrounding development along the North La Cienega Boulevard and Wilshire Boulevard corridors within a 0.25-mile radius from the project site, which include mid- to high-rise commercial buildings.

For example, existing development located on the corner of North La Cienega Boulevard and Wilshire Boulevard consist of a 10-story building on the southeast corner and a 10-story building on the southwest corner. As a mid-rise mixed-use project with bottom floor commercial/retail uses, the project would be consistent with the character and quality of the area. Moreover, upon approval of the requested Density Bonus concessions and waiver, the project would be consistent with the Commercial – Low Density General with Mixed Use Overlay designation.

LU 5.5. Walkable Neighborhoods. Maintain sidewalks, parkways, street trees, and landscaping in residential neighborhoods to promote walking as an enjoyable and healthy activity and an alternative to automobile use.

No Conflict. The proposed landscaping on the site would be ornamental in nature and would feature trees and shrubs. All landscaping would be located along the western and southwestern site boundary. In addition, existing trees would remain along the site’s frontage with North La Cienega Boulevard. Thus, the proposed landscaping would add value to walkable neighborhoods.

The existing sidewalk along North La Cienega Boulevard would also remain to promote healthy activity and an alternative to automobile use.

LU 5.7 Neighborhood Transitions. Regulate the setback, rear elevation design of buildings, and landscaping of backyards where neighborhoods of differing housing type and density abut to assure smooth transitions in scale, form, and character.

No Conflict. Among the requested Density Bonus concessions and one Density Bonus waiver associated with the project, three concessions would 1) increase in the height limit from 45 feet to 86 feet, 2) increase in the number of stories from three stories to seven stories, and 3) allow a rear yard reduction from 20 feet to 15 feet, 3 inches from the third to sixth floors and from 20 feet to 17 feet, 7 inches at the seventh floor and to allow balconies above the second floor that would project five feet into the required 20-foot rear yard setback. Although the proposed project would be larger in scale and more modern in visual character, the site would function as a transition between residences to the west and development along the North La Cienega Boulevard corridor. Moreover, as with all commercial, mixed-use, and multi-family projects in the city’s Central Area, the project is subject to the City’s Architectural and Design Review Commission’s assessment for exterior building form, paint and other finished, signage, and landscape design.

LU 7 Multi-Family Residential Neighborhoods
LU 7.1 Character and Design. Require that multi-family dwellings and properties be designed to reflect the high level of architectural and landscape quality that distinguishes existing neighborhoods.

No Conflict. The proposed building would be poured-in-place concrete with a smooth stucco finish.

Articulated building elements include parapets and trellis with a varied roofline, wall recesses, and glass guardrails along the roof deck. The exterior color palette for the proposed building would be composed of various neutral colors, including shades of white and champagne. Existing surrounding commercial buildings consist of smooth finishes, complementing the style of the proposed building.

With respect to landscape quality, existing trees located at the frontage of the side along the sidewalk would remain. Furthermore, the project would include on-site landscaping at its frontage along North La Cienega Boulevard and the western project site boundary, and in the outdoor living spaces located on the second floor, mezzanine level, and rooftop terrace. The proposed landscaping would be consistent with landscaping on surrounding properties.

City of Beverly Hills
55 North La Cienega Boulevard Project
14 Goals and Policies Consistency
LU 7.2 Amenities. Encourage new multi-family development to provide amenities for residents such as on-site recreational facilities, community meeting spaces, and require useable private open space, public open space, or both.

No Conflict. The project would provide a 10,835-sf market and eatery (with 475 sf of outdoor space), a 3,070-sf restaurant (with 465 sf of outdoor space), and 3,910 sf of retail uses (with 300 sf of outdoor space). Other project amenities include approximately 810 sf of recreational rooms on floors two through five, 1,000 sf of common outdoor living space on the sixth floor, and 5,910 sf of common outdoor living space on the seventh floor that would include a pool and spa patio and lounge areas with seating, cabanas, BBQ stations and restrooms. Additional seventh floor amenities include a 677-sf fitness room, 80 sf of changing rooms and showers, a 470-sf massage space, and a 510-sf kitchen.

LU 9 Diverse Districts and Corridors
LU 9.1. Uses for Diverse Customers. Accommodate retail, office, entertainment, dining, hotel, and visitor serving uses that support the needs of local residents, attract customers from the region, and provide a quality experience for national and international tourists.

No Conflict. The project would involve demolition of the existing restaurant building and associated parking lot for the construction of a seven-story, mixed-use building consisting of approximately 19,055 sf of commercial space. The project would provide a 10,835-sf market and eatery (with 475 sf of outdoor space), a 3,070-sf restaurant (with 465 sf of outdoor space), and 3,910 sf of retail uses (with 300 sf of outdoor space). Thus, the project is the accommodating to the needs of local residents and attracting tourists to engaged with the local economy of Beverly Hills.

LU 9.5 Commercial/ Residential Mixed Uses. The feasibility of allowing mixed commercial/ residential uses should be analyzed in order to expand the variety of housing types available and in certain areas, to improve commercial/ residential transitions.

No Conflict. The project involves the demolition of the existing 15,535-sf restaurant building and associated parking lot for the construction of a seven-story, consisting of approximately 19,055 sf of ground-floor commercial/retail space and 140 multi-family residential units available as rentals between floors two through seven. Of the 140 multi-family residential units proposed, 111 would be one-bedroom units, 25 would be two-bedroom loft units, and four would be studio units.

Furthermore, 22 of the 140 total units would be designated affordable units. Of the 22 affordable units, 11 units would be reserved for very low-income households and another 11 units would be reserved for moderate income households. The project would expand the variety housing types available along North La Cienega Boulevard.

LU 11 Well Designed and Attractive Districts
LU 11.1 Preservation of Pedestrian-Oriented Retail Shopping Areas.

Preserve, protect and enhance the character of the pedestrian-oriented retail shopping areas, which are typified by a variety of retail shops with displays to attract and hold the interest of pedestrian shoppers, to ensure the continuity of the pedestrian experience.

No Conflict. The project would involve demolition of the existing restaurant building and associated parking lot for the construction of a seven-story, mixed-use building consisting of approximately 19,055 sf of commercial space and 140 multi-family residential units. Commercial and residential development surrounding the site includes two- to three-story buildings. Thus, enhancing pedestrian-oriented retail shopping areas.

LU 11.3 Retail Street Frontages. Require that development and street frontages in districts containing retail uses be designed and developed to promote pedestrian activity including: (a) location and orientation of the building to the sidewalk; (b) transparency of and direct access to the ground floor elevation from the sidewalk; (c) articulation of street-facing elevations to promote interest and sense of quality; (d) inclusion of uses No Conflict. The project involves the construction of a seven-story, consisting of approximately 19,055 sf of ground-floor commercial/retail space and 140 multi-family residential units. The ground floor commercial and retail space would be facing North La Cienega. The proposed front facade adjacent to La Cienega Boulevard would be designed with clear tempered glass on the ground level, thus promoting pedestrians to actively engage with the businesses. Furthermore, proposed landscaping on the site would be ornamental in nature and would feature trees and Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 15
Goals and Policies Consistency
and public spaces that extend interior functions to the sidewalk such as cafes and plazas; and (e) use of pedestrian oriented signage and lighting. shrubs adjacent to the commercial and retails uses. Therefore, promoting the quality of public spaces and engaging pedestrians with retail street frontage.

LU 11.5 Retail Streetscapes. Maintain and, where deficient, improve street trees, plantings, furniture, signage, public art, and other amenities that promote pedestrian activity.

No Conflict. The project would provide a 10,835-sf market and eatery (with 475 sf of outdoor space), a 3,070-sf restaurant (with 465 sf of outdoor space), and 3,910 sf of retail uses (with 300 sf of outdoor space). With respect to street trees and plantings, proposed landscaping would be ornamental in nature and consist of drought-tolerant plants, trees, and groundcover that would add value to the walkable neighborhood and promote walking instead of automobile use for residents. The existing sidewalk along North La Cienega would also remain to promote healthy activity and an alternative to automobile use, thus promoting pedestrian activity through ground level shopping experiences and walkable and engaging sidewalks.

LU 11.6 Parking. Explore opportunities to expand the parking supply in underserved commercial districts and residential neighborhoods which may be developed publicly, privately, or by joint public-private partnerships.

No Conflict. The project is located within 350 feet of the future Metro D Line (Purple) subway station. Per AB 2097, no minimum parking spaces is enforceable for residential, commercial, or other development project within 0.5 mile of a major transit stop. However, the project proposes 172 vehicular parking slots, 91 of which are for residents and 79 for commercial patrons, thus expanding parking supply within an underserved commercial district.

LU 14 Environmental Sustainability and Carbon Footprint LU 14.1 City Form. Accommodate a balanced mix of land uses and encourage development to be located and designed to enable residents access by walking, bicycling, or taking public transit to jobs, shopping, entertainment, services, and recreation, thereby reducing automobile use, energy consumption, air pollution, and greenhouse gases.

No Conflict. The proposed mixed-use building would be 0.5 mile from (Metro) transit stopsfor Lines 14, 16, 20, 105, 218, 617, 720, and 786, the future Metro D Line (Purple) subway station, and other commercial/retail development. Furthermore, the project would provide 14 bike slots, consisting of eight long-term lockers and six short-term racks. As such, the project would be designed to enable residents to walk, bicycle, or take public transit.

LU 14.2. Site Development. Require that sites and buildings be planned and designed to meet applicable environmental sustainability objectives by: (a) facilitating pedestrian access between properties and access to public transit; (b) providing solar access; (c) assuring natural ventilation; (d) enabling capture and re-use of stormwater and graywater on-site while reducing discharge into the stormwater system; and (e) using techniques consistent with the City’s sustainability programs such as the City’s Green Building Ordinance.

No Conflict. The project site is located within 0.5 mile of public transit facilities along Wilshire Boulevard, North La Cienega Boulevard, and commercial/retail development. Because the entirety of the site is currently developed with a mix of impervious and pervious surfaces, the project would not substantially alter existing site conditions or significantly increase the quantity or velocity of stormwater runoff. The proposed building would be designed and constructed in accordance with the City’s Green Building Ordinance and CalGreen’s Title 24 energy efficiency standards.

LU 14.5 Heat Island Effect. Reduce "urban heat island" effect by requiring that new construction and substantial renovation of buildings use techniques to reduce the amount of heat that buildings, outdoor spaces, and parking lots absorb from sunlight.

No Conflict. The exterior color palette for the proposed building would be composed of various neutral colors, including shades of white and champagne that would reflect the sun’s heat rather than absorb. Moreover, the project would include the removal of the existing surface parking lot, opting to implement parking among four subterranean levels and reducing the “urban heat island” effect.

LU 14.4. New Construction of Private Buildings. Require that new and substantially renovated buildings be designed and constructed in Consistent. The proposed building would be designed and constructed in accordance with the City’s Green Building Ordinance and CalGreen’s Title 24 energy efficiency standards.

City of Beverly Hills
55 North La Cienega Boulevard Project
16 Goals and Policies Consistency
accordance with the City’s sustainability programs such as the City’s Green Building Ordinance or comparable criteria to reduce energy, water, and natural resource consumption, minimize construction wastes, use recycled materials, and avoid the use of toxics and hazardous materials.

LU 14.7 Public Streetscapes. Design and improve public streetscapes to enhance their attractiveness for walking as an alternative to automobile use and as a demonstration of the City's commitment to environmental sustainability by using techniques such as: (a) maintaining and enhancing the City's street trees and installing light-colored hardscapes to reduce heat; (b) selecting tree and plant species and irrigation systems that minimize water consumption; (c) exploring the use of recycled water for irrigation;(d) phasing in pedestrian-oriented energy-efficient lighting that does not result in excessive glare; (e) strategically locating benches and other street furniture that is constructed of recycled materials to provide resting spots and to demonstrate the use of alternative building materials; and (f) other comparable environmentally friendly streetscape improvements.

No Conflict. The project would include on-site landscaping at its frontage along North La Cienega Boulevard, landscaping along the eastern boundary of the project site and planters on the roof that would be visible from the street. Proposed landscaping would be ornamental in nature and consist of drought-tolerant plants, trees, and groundcover that would add value to the walkable neighborhood and promote walking instead of automobile use for residents. The existing sidewalk along North La Cienega Boulevard would also remain to promote healthy activity and an alternative to automobile use. Furthermore, the project would install water-efficient irrigation systems that would minimize water consumption.

LU 14.8. Private Development Landscaping Material and Irrigation.

Require the use of landscaping materials and irrigation systems that minimize water use and runoff onto public streets and drainage systems.

No Conflict. The project’s proposed landscaping would consist of drought-tolerant plants, which would minimize water use and runoff onto public streets and drainage systems.

LU 16. Social Sustainability and Equity
LU 16.7 Public Health. Promote the health of residents by developing streetscapes, bikeways, accessible parklands that encourage pedestrian activity, and requiring that development be located and designed to promote walking and bike riding as alternatives to automobile use No Conflict. The proposed mixed-use building would be 0.5 mile from (Metro) transit stopsfor Lines 14, 16, 20, 105, 218, 617, 720, and 786, the future Metro D Line (Purple) subway station, and other commercial/retail development. Furthermore, the project would provide 14 bike slots, consisting of eight long-term lockers and six short-term racks. Furthermore, due to the proximity of commercial/retail uses to the project, residents would be encouraged to walk or bike ride as alternatives to automobile use.

LU 16.9 Healthy Buildings. Require that private and public buildings be designed to promote public health by prohibiting the use of toxic building materials and high-VOC paints, providing adequate ventilation and access to natural lighting, and using “green building” techniques as required by the City's sustainability programs such as the Green Building Ordinance.

No Conflict. Project demolition and construction activities would be performed in accordance with all applicable federal, State, and local regulations and would therefore not use toxic building materials or high VOC paints. The project would provide large panel windows for each proposed unit, which would allow for ventilation and access to natural lighting. The project would include green building features such as energy-efficient appliances/lighting, water-efficient appliances/fixtures, water-efficient irrigation, and electric vehicle facilities. In addition, the proposed building would be designed and constructed in accordance with the City’s Green Building Ordinance and CalGreen Title 24 energy efficiency standards.

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Goals and Policies Consistency
LU 16.10. Affordable Housing. Support the development of affordable housing as required by State law.

No Conflict. The project involves development of a mixed-use building providing 140 multi-family residential units. Of the 140 units, 11 units would be set aside for very low-income households and another 11 units would be set aside for moderate income households. Therefore, the project would support affordable housing as required by State law.

H2. Housing Supply and Diversity
H 2.1 Affordable Housing Incentives. Offer incentives, including density bonuses, where feasible, to offset or reduce the costs of developing affordable housing, including the reduction of entitlement and permitting fees for projects that include a certain percentage of affordable housing units. Proactively seek out new approaches in the provision of affordable housing.

No Conflict. The project applicant proposes three Density Bonus concessions (also known as incentives) and one Density Bonus waiver. The project applicant is requesting three Density Bonus concessions: 1) increase in the height limit from 45 feet to 86 feet, 2) increase in the number of stories from three stories to seven stories, and 3) allow a rear yard reduction from 20 feet to 15 feet, 3 inches from the third to sixth floors and from 20 feet to 17 feet, 7 inches at the seventh floor and to allow balconies above the second floor that would project five feet into the required 20-foot rear yard setback. The entitlement requests also include one Density Bonus waiver to allow a reduction of required outdoor living space of 28,000 sf to 9,800 sf, which equates to a 65 percent reduction.

H 2.2 Inclusionary Housing. Continue to implement an inclusionary housing program to integrate affordable units within market rate developments, and increase the availability of affordable housing throughout the community.

No Conflict. The project involves development of a mixed-use building providing 140 multi-family residential units. Of the 140 units, 11 units would be set aside for very low-income households and another 11 units would be set aside for moderate income households. Therefore, the project would support the increased availability of affordable housing.

H 2.7 Environmentally Sustainable Housing. Promote conservation of water and energy, use of sustainable building materials and drought resistant landscaping to reduce the operating costs and carbon emissions associated with housing.

No Conflict. The project would include energy-efficient appliances/lighting, water-efficient appliances/fixtures, water-efficient irrigation, electric vehicle facilities, and renewable energy. In addition, proposed landscaping would be ornamental in nature and consist of drought-tolerant plants, trees, and groundcover that would reduce the operating costs and carbon emissions associated with housing.

H 2.8.Transit-Oriented Housing. Promote access, where feasible, from residential neighborhoods and new residential development to existing transit stops and to the anticipated subway stations.

No Conflict. The proposed mixed-use building would be 0.5 mile from (Metro) transit stopsfor Lines 14, 16, 20, 105, 218, 617, 720, and 786, the future Metro D Line (Purple) subway station, and other commercial/retail development. Due to the proximity of the proposed residential units to the existing transit stops and future subway station, new residents would be encouraged to use public transit.

Source: Beverly Hills 2010a
City of Beverly Hills
55 North La Cienega Boulevard Project
18 The project site is zoned C-3 (Commercial Zone) with a Mixed Use Overlay Zone, which, according to the City’s Zoning Code, permits a residential mixed-use project. The proposed residential mixed-use project would thus be consistent with the allowable uses of the project site. A comparison of project features with base zoning requirements for the C-3 Mixed Use Overlay Zone is presented in Table 3 on the following page.

Table 3 Project Comparison with C-3 Mixed Use Overlay Zoning Requirements C-3 and MU Overlay Requirements Proposed Project
Density (Total Number of Allowed Units) 79.2 DU/acre or 1 DU/550 sf 140 DU total (under stackable density bonus) 1
140 units
Outdoor Open Space 28,000 sf 9,800 sf2
Parking 404 spaces (without parking adjustments from
density bonus eligibility)
172 spaces (91 residential
spaces, 79 commercial
spaces, 2 spaces at ground
floor with a 15-minute time
limit)
Setbacks
Front (La Cienega Boulevard) 0 ft 0 ft
Rear (West – 1
st Floor) 10 ft 10 ft
Rear (West – 2
nd Floor) 10 ft 15 ft, 3 in
Rear (West – 3
rd Floor) 20 ft 15 ft, 3 in
Rear (West – 4
th Floor) 20 ft 15 ft, 3 in
Rear (West – 5
th Floor) 20 ft 15 ft, 3 in
Rear (West – 6
th Floor) 20 ft 15 ft, 3 in
Rear (Mezzanine – 7
th Floor) 20 ft 17 ft, 7 in
Side (North – Commercial) 0 ft 0 ft, 4 in
Side (North – Residential) 0 ft 5 ft
Side (South – Commercial) 0 ft 5 ft
Side (South – Residential) 0 ft 5 ft
Stories/Height 3 stories/45 ft 7 stories/86 ft3
MU = Mixed Use; DU = dwelling unit; sf = square feet; ft = feet; in = inches 1 The requested Density Bonus increase utilizing a stackable density bonus (per Assembly Bill 1287) would facilitate an additional 70 multifamily residential units (a 100 percent increase), for a total of 140 units for the project. 2 The entitlement requests also include one Density Bonus waiver to allow a reduction of required outdoor living space of 28,000 sf to 9,800 sf, which equates to a 65 percent reduction.
3 The entitlement request includes three Density Bonus concessions, two of which would increase in the height limit from 45 feet to 86 feet and increase in the number of stories from three stories to seven stories, The project applicant is requesting three Density Bonus concessions: 1) increase in the height limit from 45 feet to 86 feet, 2) increase in the number of stories from three stories to seven stories, and 3) allow a rear yard reduction from 20 feet to 15 feet, 3 inches from the third to sixth floors and from 20 feet to 17 feet, 7 inches at the seventh floor and to allow balconies above the second floor that would project five feet into the required 20-foot rear yard setback. The entitlement requests also include one Density Bonus waiver to allow a reduction of required outdoor living space of 28,000 sf to 9,800 sf, which equates to a 65 percent reduction.

Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 19
The project would include 172 parking spaces, 232 less parking spacesthan the C-3 Mixed Use Overlay Zoning requirements, as identified in BHMC Section 10-3-2816 and Section 10-3-2817. However, the project is located within 0.5 mile from Metro transit stops for Lines 14, 16, 20, 105, 218, 617, 720, and 786 and the future Metro D Line (Purple) subway station. Per AB 2097, no minimum automobile parking is enforceable for residential, commercial, or other development project within 0.5 mile of a major stop.

Although the project would deviate from other base zoning requirements, approval of the requested Density Bonus concessions and waiver would also result in consistency with the applicable zoning regulations.
1 Therefore, the project would be consistent with the applicable general plan designation and general plan policies as well as with applicable zoning designation and regulations. The project meets this criterion.

3.2 Location, Size, and Surroundings
CEQA Guidelines Section 15332(b): The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The project site is located within the limits of the city of Beverly Hills on a project site of less than five acres substantially surrounded by urban uses. As shown in Figure 2, the project is located on a 0.88- acre site and is surrounded by commercial and residential development. Specifically, the site is surrounded by commercial development to the north, North La Cienega Boulevard to the east with an office building and parking lot and additional multi-family residential uses beyond North Hamilton Drive located approximately 200 feet further east; a medical laboratory building to the south; and single-family homes to the west. Therefore, the project meets this criterion.

3.3 Endangered, Rare, or Threatened Species Habitat
CEQA Guidelines Section 15332(c): The project site has no value as habitat for endangered, rare, or threatened species.

The project site is located within a highly developed urban area that lacks habitat that would be suitable for sensitive animal or plant species. As discussed in Section 2.1, Project Description, existing on-site landscape vegetation, including trees, would be removed from the project site as part of demolition and site preparation activities.. According to the California Natural Diversity Database (CNDDB), there is potential for the presence of Lasionycteris noctivagans (silver-haired bat) and Eumops perotic californicus (western mastiff bat) within a five-mile radius of the site (California Department of Fish and Wildlife [CDFW] 2023). The silver-haired bat does not have any current protections, but the western mastiff bat is classified by the CDFW as a Species of Special Concern (SSC). Because the western mastiff bat is cliff dwelling and favor rock slabs, it is unlikely on-site trees would be suitable habitat for bats and impacts to special-status bats would be less than significant.

Furthermore, the project site does not provide habitat for sensitive species due to its small size, lack of native vegetation, and highly urban context. Since the project site does not provide value as habitat for endangered, rare, or threatened species, the project meets this criterion. 1 Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 132: The court held that in determining whether a project aligns with the general plan and zoning designations, it was proper for the lead agency to apply the state density bonus law. This law allows the waiver of zoning or general plan standards when necessary to achieve the density bonus the project is entitled to.

City of Beverly Hills
55 North La Cienega Boulevard Project
20 3.4 Significant Traffic, Noise, Air Quality, and Water Quality Impacts
CEQA Guidelines Section 15332(d): Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

The following discussion provides an analysis of the project’s potential effects with respect to traffic, noise, air quality, greenhouse gas (GHG) emissions, and water quality.

Traffic
The following analysis references the CEQA Transportation Impact Analysis and Local Transportation Assessment (Transportation Assessment) prepared for the project by KOA Corporation (KOA) dated August 26, 2024, which is included as Appendix B.

Construction Traffic
Construction traffic impacts could be significant if the project would create a prolonged impact due to lane closure; impede emergency vehicle access; create traffic hazards to bicycles and/or pedestrians; or result in similar substantial impediments to circulation or safety (Association of Environmental Professionals [AEP] 2020).

Construction of the project would be temporary, occurring over an approximately 30-month period.

The project would be built in compliance with the standard construction hours detailed in BHMC Section 5-1-205, which allows for construction activities Monday through Friday, from 8:00 a.m. to 6:00 p.m. No construction would occur on Saturday’s unless an after-hours permit is issued by Building and Safety pursuant to BHMC Section 5-1-205.C. Construction activities would be primarily limited to the project site with partial lane closures to allow for deliveries and staging of equipment during construction hours, as needed, occurring along the portion of North La Cienega Boulevard adjacent to the project site. As a requirement for building permits pursuant to BHMC Section 9-1-109, the project would be required to implement a construction management plan (CMP) for all work to be performed for the project. As part of the CMP, any lane closures would require a traffic control plan to minimize construction conflicts and hazards with access/circulation around the project site, including access and circulation for emergency vehicles, bicycles, pedestrians.

Grading activities associated with project construction would require an estimated 50 daily truck trips for exporting debris from the site, which would occur for approximately one month. The anticipated haul distance would be approximately 30 miles to an aggregates landfill facility located at 13550 Live Oak Avenue, Irwindale, California. According to BHMC Section 7-2-203 and the City’s General Plan Circulation Element, the City has designated heavy truck routes, which include La Cienega Boulevard and Wilshire Boulevard (Beverly Hills 2010b). Therefore, the project would comply with designated truck routes and would not route construction traffic on roadways unequipped for accommodating heavy duty truck travel.

Construction traffic impacts would be temporary by nature and would have no effect on traffic and circulation beyond the construction period. Furthermore, construction would not significantly contribute to local traffic during the construction period upon compliance with applicable BHMC regulations, including obtaining a Class A Permit required under BHMC Section 8-2-3. Construction traffic impacts would be less than significant.

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VMT Assessment
CEQA Guidelines Section 15064.3(b) identifies appropriate criteria for evaluating transportation impacts. According to the CEQA Guidelines, land use projects with vehicle miles traveled (VMT) exceeding an applicable threshold of significance may indicate a significant impact and projects that decrease VMT compared to existing conditions should be presumed to have a less-than-significant transportation impact. Consistent with the CEQA Guidelines, the City adopted local CEQA thresholds of significance for transportation impacts in October 2019, which requires use of VMT to analyze transportation impacts. The City-approved thresholds “screen out” certain projects from requiring VMT analysis because they would not cause significant impacts based on State guidance, data, and the characteristics of the city. Based on the State Office of Planning and Research (OPR) Technical Advisory, the City adopted three screening criteria to identify if a proposed project is expected to cause a less-than-significant impact without conducting a detailed study (Beverly Hills 2019):

1. Project Type Screening: Local serving retail projects (defined as less than 50,000 sf in size) and projects that generate less than 110 average daily trips.

2. Low VMT Area Screening: Residential projects located in low VMT-generated traffic analysis zones (TAZs) These TAZs generate total daily VMT per capita that is 15 percent less than the baseline level for the region.

3. Transit Priority Area (TPA) Screening: Projects located in the commercial zone of TPAs (defined as within 0.5-mile of a Metro Rapid bus stop) and does not have the following characteristics:
▪ FAR less than 0.75;
▪ More parking than required by the City, unless additional parking is being provided for design feasibility, such as completing the floor of a subterranean or structured parking facility, or if additional parking is located within the project site to serve adjacent uses; or
▪ Inconsistent with applicable Southern California Association of Governments (SCAG) Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS).

Once a project component qualifies under one of the screening criteria, that component is screened out for further consideration.

According to the Transportation Assessment, the project site is located within a TPA, with the intersection of North La Cienega Boulevard and Wilshire Boulevard designated as a Major Transit Stop due to a high frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods. In addition, both Wilshire Boulevard and North La Cienega Boulevard corridors are classified as High-Quality Transit Areas (HQTAs) because these transit corridors are also well-serviced with 15-minute or less service frequency during peak commute hours and given the future Metro D Line (Purple) subway station. Compared to the TPA screening criteria, the project would have an FAR of just over 4.52, which would exceed 0.75, and the project would not provide more parking than required by the City as referenced in Table 3. Furthermore, and as discussed under Greenhouse Gas Emissions, the project is consistent with the current SCAG 2024-2050 RTP/SCS as a mixed-use project promoting denser development near a Major Transit Stop, HQTAs, and future Metro D Line subway station. As such, the project meets all of the criteria for TPA screening and is City of Beverly Hills
55 North La Cienega Boulevard Project
22 screened out of VMT analysis based on the City’s thresholds of significance for transportation impacts.

The project would result in less-than-significant VMT impacts.2 Site Access
Pedestrian and vehicle access to the project site would continue to be provided by North La Cienega Boulevard, which would be subject to the City’s driveway and driveway approach requirements identified in BHMC Section 8-4-4. The project would not alter North La Cienega Boulevard, and thus does not include sharp curves, dangerous intersections, or incompatible on-site uses. Furthermore, implementation of the project would not create new obstructions to emergency access in the project area. Therefore, no significant impacts would occur regarding site access.

Conclusion
The proposed project would not result in significant traffic impacts.

Noise
The following analysis is based on the Noise and Vibration Technical Memorandum prepared by Rincon dated December 24, 2024, which is included as Appendix C.

Noise Fundamentals
Noise levels are commonly measured in decibels (dB) using the A-weighted sound pressure level (dBA). The A-weighting scale is an adjustment to the actual sound pressure levels so that they are consistent with the human hearing response, which is most sensitive to frequencies around 4,000 Hertz and less sensitive to frequencies around and below 100 Hertz (Kinsler, et. al. 1999).

Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used to measure earthquake magnitudes. A doubling of the energy of a noise source, such as doubling of traffic volume, would increase the noise level by 3 dB; dividing the energy in half would result in a 3 dB decrease (Crocker 2007).

Human perception of noise has no simple correlation with sound energy: the perception of sound is not linear in terms of dBA or in terms of sound energy. Two sources do not “sound twice as loud” as one source. It is widely accepted that the average healthy ear can barely perceive changes of 3 dBA, increase or decrease (i.e., twice the sound energy); that a change of 5 dBA is readily perceptible (8 times the sound energy); and that an increase (or decrease) of 10 dBA sounds twice (half) as loud as what is readily perceptible (Crocker 2007).

Sound changes occur in both level and frequency spectrum as it travels from the source to the receiver. The most obvious change is the decrease in level as the distance from the source increases.

The manner by which noise reduces with distance depends on factors such as the type of sources (e.g., point or line, the path the sound will travel, site conditions, and obstructions). Noise levels from a point source typically attenuate, or drop off, at a rate of 6 dBA per doubling of distance (e.g., construction, industrial machinery, ventilation units). Noise from a line source (e.g., roadway, pipeline, railroad) typically attenuates at about 3 dBA per doubling of distance (California Department of Transportation [Caltrans] 2013). The propagation of noise is also affected by the intervening ground, known as ground absorption. A hard site, such as a parking lot or smooth body of water, receives no additional ground attenuation and the changes in noise levels with distance (drop-off 2 The Transportation Assessment (Appendix B) also includes a level of service (LOS) analysis of the project. However, the LOS analysis is no longer required under CEQA and, therefore, is maintained in the Transportation Assessment for informational purposes only.

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rate) result from simply the geometric spreading of the source. An additional ground attenuation value of 1.5 dBA per doubling of distance applies to a soft site (e.g., soft dirt, grass, or scattered bushes and trees) (Caltrans 2013). Noise levels may also be reduced by intervening structures; the amount of attenuation provided by this “shielding” depends on the size of the object and the frequencies of the noise levels. Natural terrain features such as hills and dense woods, and man-made features such as buildings and walls, can significantly alter noise levels. Generally, any large structure blocking the line of sight will provide at least a 5-dBA reduction in source noise levels at the receiver (Federal Highway Administration [FHWA] 2011). Structures can substantially reduce exposure to interior noise as well.

The FHWA’s guidelines indicate that modern building construction generally provides an exterior-tointerior noise level reduction of 20 to 35 dBA, with closed windows.

The impact of noise is not a function of loudness alone. The time of day when noise occurs, and the duration of the noise are also important factors of project noise impact. Most noise that lasts for more than a few seconds is variable in its intensity. Consequently, a variety of noise descriptors have been developed by academics and industry professionals. One of the most frequently used noise metrics is the equivalent noise level (Leq); it considers both duration and sound power level. Leq is defined as the single steady A-weighted level equivalent to the same amount of energy as that contained in the actual fluctuating levels over time.

Noise that occurs at night tends to be more disturbing than that occurring during the day. Community noise is usually measured using Day-Night Average Level (Ldn), which is the 24-hour average noise level with a +10 dBA penalty for noise occurring during nighttime (10:00 p.m. to 7:00 a.m.) hours. There is also the Community Noise Equivalent Level (CNEL), which is the 24-hour average noise level with a +5 dBA penalty for noise occurring from 7:00 p.m. to 10:00 p.m. and a +10 dBA penalty for noise occurring from 10:00 p.m. to 7:00 a.m. (Caltrans 2013). Noise levels described by Ldn and CNEL usually differ by about 1 dBA. The relationship between the peak-hour Leq value and the Ldn/CNEL depends on the distribution of traffic during the day, evening, and night.

Sound is a vibratory disturbance created by a moving or vibrating source, which is capable of being detected by the hearing organs. Noise is defined as sound that is loud, unpleasant, unexpected, or undesired and may therefore be classified as a more specific group of sounds. Noise levels are commonly measured in decibels (dB) using the A-weighted sound pressure level (dBA). The Aweighting scale is an adjustment to the actual sound pressure levels so that they are consistent with the human hearing response. Decibels are measured on a logarithmic scale that quantifies sound intensity in a manner similar to the Richter scale used to measure earthquake magnitudes.

One of the most frequently used noise metrics that considers duration as well as sound power level is the equivalent noise level (Leq). The Leq is defined as the single steady-state A-weighted sound level equal to the average sound energy over a time period. When no time period is specified, a one-hour period is assumed.

Vibration Fundamentals
Groundborne vibration of concern in environmental analysis consists of the oscillatory waves that move from a source through the ground to adjacent structures. The number of cycles per second of oscillation makes up the vibration frequency, described in terms of Hertz (Hz). The frequency of a vibrating object describes how rapidly it oscillates. The normal frequency range of most groundborne vibration that can be felt by the human body starts from a low frequency of less than 1 Hz and goes to a high of about 200 Hz (Crocker 2007).

City of Beverly Hills
55 North La Cienega Boulevard Project
24 While people have varying sensitivities to vibrations at different frequencies, in general they are most sensitive to low-frequency vibration. Vibration in buildings, such as from nearby construction activities, may cause windows, items on shelves, and pictures on walls to rattle. Vibration of building components can also take the form of an audible low-frequency rumbling noise, referred to as groundborne noise. Groundborne noise is usually only a problem when the originating vibration spectrum is dominated by frequencies in the upper end of the range (60 to 200 Hz), or when foundations or utilities, such as sewer and water pipes, physically connect the structure and the vibration source (Federal Transit Administration [FTA] 2018). Although groundborne vibration is sometimes noticeable in outdoor environments, it is almost never annoying to people who are outdoors. However, the primary concern from vibration is that it can be intrusive and annoying to building occupants and vibration-sensitive land uses.

Vibration amplitudes are usually expressed in peak particle velocity (PPV) or root mean squared (RMS) vibration velocity. The PPV and RMS velocity are normally described in inches per second (in/sec).

PPV is defined as the maximum instantaneous positive or negative peak of a vibration signal. PPV is often used in monitoring of blasting vibration because it is related to the stresses that are experienced by buildings (Caltrans 2020a).

Sensitive Receivers
The City’s General Plan Noise Element identifies noise sensitive receivers as residential uses, (including residences for the elderly), schools, churches, and libraries (Beverly Hills 2010c). The nearest sensitive receivers to the project are the residential uses adjacent to the site to the west.

Figure 4 displays the sensitive receivers (single-family and multi-family residential uses) in the vicinity of the project site.

Existing Noise Setting
The most common source of noise in the project site vicinity is vehicular traffic from North La Cienega Boulevard. To characterize ambient sound levels at and near the project site, three short-term 15- minute sound level measurements were conducted on Thursday, December 19, 2024. Short-term noise measurement 1 (ST-1) was taken on North Le Doux Road further west of the project site to capture ambient noise levels at the nearest road lined with residences. ST-2 was taken along the western boundary of the project site to capture ambient noise levels at adjacent residences. ST-3 was taken on North La Cienega Boulevard, east of the project site, to capture noise levels from North La Cienega Boulevard. Long-term noise measurement (LT-1) was taken near ST-1 along the western boundary of the project site between Thursday, December 19 and Friday, December 20, 2024, to capture 24-hour ambient noise levels at the project location nearest to the main noise source and adjacent to the nearest noise-sensitive receivers.

The following Table 4 summarizes the results of the short-term noise measurements, Table 5 summarizes the results of the long-term noise measurement, and Figure 4 shows the locations of all noise measurements. Detailed sound level measurement data are included in Appendix C.

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Table 4 Short-Term (15-Minute) Noise Measurement Results Measurement Location Sample Times
Approximate Distance
to Primary Noise Source
Leq
(dBA)
Lmin
(dBA)
Lmax
(dBA)
ST-1 North Le Doux Road,
west of the project site
9:15 – 9:30 a.m. 20 feet from centerline of
North Le Doux Road

60.0 47.0 72.3
ST-2 Western boundary of
project site
8:47 – 9:02 a.m. 150 feet from centerline
of North La Cienega Boulevard1

58.3 48.3 76.7
ST-3 North La Cienega
Boulevard, east of the
project site
9:43 – 9:58 a.m. 40 feet from centerline of
North La Cienega Boulevard

70.7 53.2 85.6
Leq = average noise level equivalent; dBA = A-weighted decibel; Lmin = minimum instantaneous noise level; Lmax = maximum instantaneous noise level
1 This measurement captured intermittent emergency siren noise from an ambulance traveling on North La Cienega Boulevard.

See Figure 4 for approximate noise measurement locations and Appendix C for full noise measurement details.

Table 5 Long-Term (24-Hour) Noise Measurement Results (December 19-20, 2024) Sample Time dBA Leq
9:00 AM 56
10:00 AM 61
11:00 AM 56
12:00 PM 56
1:00 PM 58
2:00 PM 62
3:00 PM 62
4:00 PM 65
5:00 PM 63
6:00 PM 62
7:00 PM 61
8:00 PM 61
9:00 PM 62
10:00 PM 63
11:00 PM 63
12:00 AM 63
1:00 AM 61
2:00 AM 60
3:00 AM 60
4:00 AM 64
5:00 AM 62
6:00 AM 60
7:00 AM 60
8:00 AM 60
24-hour Noise Level (dBA CNEL) 69
dBA = A-weighted decibels; Leq = equivalent noise level; CNEL = community equivalent noise level See Figure 4 for approximate noise measurement locations and Appendix C for full noise measurement details.

City of Beverly Hills
55 North La Cienega Boulevard Project
26 Figure 4 Noise Measurement Locations
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Project Noise Impacts

CONSTRUCTION NOISE
Temporary noise levels caused by construction activity would be a function of the noise generated by construction equipment, the location and sensitivity of nearby land uses, and the timing and duration of noise-generating activities. The demolition, site preparation, and grading phases of construction tend to create the highest noise levels because of the operation of heavy equipment. Typical heavy construction equipment would include tractors, bulldozers, excavators, front-end loaders, graders, and stationary equipment, such as compressors and generators. It is assumed that diesel engines would power all construction equipment. Construction equipment would not all operate at the same time or location. In addition, construction equipment would not be in constant use during the 8-hour operating day.

Construction noise was estimated using the Federal Highway Administration (FHWA) Roadway Construction Noise Model (RCNM) Version 1.1. Over the course of a typical construction day, construction equipment would be located as close as approximately 10 feet to the adjacent residential properties but would typically be located at an average distance farther away due to the nature of construction and the lot size of the project. For example, during a typical construction day when performing construction near these residences, the equipment may operate across a horizontal distance (e.g., 10 to 100 feet) from a nearby noise receiver. Therefore, it is assumed that over the course of a typical construction day the construction equipment would operate at an average distance of 50 feet from the single-family residences to the west and 250 feet from single-family and multifamily residences to the east. Table 6 shows the estimated combined noise level from pieces of equipment assumed to generate the highest noise levels (dBA Leq) during construction at a distance of 50 feet and 250 feet from construction activity.

Table 6 Construction Noise Levels at Nearby Receptors
Construction Equipment
dBA Leq
Adjacent Residences to the West
50 feet
dBA Leq
Residences to the East
250 feet
Demolition 81 67
Site Preparation 81 67
Grading 82 68
Building Construction 77 63
Paving 79 65
Note: RCNM data sheets and assumptions are included in Appendix C.

Consistent with the approach of previous environmental documentation3,4, construction noise would be significant if 1) construction activities occurring on the project site generate a noise increase of five dBA or more outside the hours permitted by the City’s noise ordinance at the project site (i.e., between 6:00 p.m. and 8:00 a.m. on weekdays, or at any time on Saturday, Sunday, or a public holiday), or 2) construction activities occurring on a project site generate a noise increase of five dBA or more during daytime hours at uses identified in BHMC Section 5-1-206, which include schools, hospitals, churches, or institutes of learning.
3 City of Beverly Hills, One Beverly Hills Overlay Specific Plan FSEIR, March 2021, p. 4.8-18 4 City of Beverly Hills, Cheval Blanc Specific Plan FEIR, February 2022, p. 4.8-20 City of Beverly Hills
55 North La Cienega Boulevard Project
28 As shown in Table 6, noise generated by project construction would be higher than and would temporarily increase existing ambient noise levels at the nearest residences; however, construction noise would be temporary and cease once project construction is completed. Moreover, pursuant to BHMC Section 5-1-205, construction activities are limited to the hours of 8:00 a.m. and 6:00 p.m., Monday through Friday (excluding public holidays) within 500 feet of a residential zone, unless the City issues an after-hours construction permit for the project. Construction activities at the project site would comply with BHMC Section 5-1-205 and would not occur during nighttime hours.

Therefore, construction activities at the project site would not generate a significant noise increase of five dBA or more outside the hours permitted by the City’s noise ordinance.

Furthermore, the project site is not located near any school, hospital, church, or institute of learning and daytime construction activities at the project site would not result in a significant impact at these receivers. The nearest school (Horace Mann Elementary School) is located 0.25 mile west of the project site at 8701 Charleville Boulevard in the City of Beverly Hills, the nearest hospital (Cedars-Sinai Medical Center) is located 0.48 mile north of the project site at 8700 Beverly Boulevard in the City of Los Angeles, and the nearest church (Our Lady of Mt. Lebanon Catholic Church) is located at 0.37 mile north of the project site at 333 South San Vicente Boulevard in the City of Los Angeles. Figure 5 on the following page shows the location of these receivers with respect to the project site. Based on the location of these receivers, with the nearest being the school at 0.25 mile to the west, on-site construction noise would attenuate over long distances such that construction activities would not be audible at these receivers. Moreover, the school is located along Wilshire Boulevard, which is a high-volume commercial corridor, and is already exposed to higher ambient noise levels. Similarly, the hospital and church are located near South San Vicente Boulevard and Beverly Boulevard, other commercial corridors. Considering the nearest hospital and church are located at distances greater than 0.25-mile, construction noise would also not result in a significant noise above ambient at these uses. Therefore, construction activities would not generate a noise increase of five dBA or more during daytime hours at any uses identified in BHMC Section 5-1-206.

Overall, construction activities at the project site would comply with BHMC Section 5-1-205 and would not occur during nighttime hours. The project is also not proposing construction outside of permitted construction hours. While construction noise may cause short-term annoyance to adjacent uses, it would be temporary and restricted to the hours permitted by the City’s noise ordinance. In addition, as noted in this analysis, the project site is also not located in close proximity to any school, hospital, church, or institute of learning and would not result in an increase of 5 dBA or more at these uses during permitted construction hours. Therefore, a less-than-significant noise impact would result from construction activities.

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Figure 5 Nearest School, Hospital, and Church to the Project Site City of Beverly Hills
55 North La Cienega Boulevard Project
30 OPERATIONAL NOISE
Heating, Ventilation, and Air Conditioning (HVAC) Units The primary on-site operational noise source from the project would be from mechanical equipment such as HVAC units. The HVAC system that will be installed is a Goodman GPHH33641-PRS4110 3-ton

13.4 SEER2 air conditioner that has a sound power level of 78 dBA (see Appendix C). To provide a reasonable worst-case analysis, three HVAC units operating simultaneously were modeled at the same location on the proposed roof closest to the residential property lines to the west. The three HVAC units modeled on the western side of the proposed multi-family building roof would be approximately 30 feet from the nearest off-site sensitive residential property line to the west when considering the distance to the property line plus the height from the project’s rooftop to the ground.

Pursuant to BHMC Section 5-1-202, operational noise from on-site machinery, equipment, pumps, fans, air conditioning apparatus, or similar mechanical devices would result in a significant impact if such devices create noise that would cause the noise level at the property line of any property to exceed the ambient noise level by more than 5 decibels.

Based upon a sound power level of 78 dBA, it is estimated that the sound power level of a single HVAC unit would generate an equivalent sound pressure level of 70 dBA at three feet. The combined sound pressure level of three HVAC units would be 75 dBA at three feet. An approximately four-foot parapet wall would be located on the roof. In addition, given that the HVAC units would be setback 10 feet from the edge of the roof, there would be an estimated noise reduction of at least 5 dBA from the rooftop parapet wall. Based on the distance to the residential property line to the west and the parapet wall attenuation, noise levels generated by the three rooftop HVAC units operating simultaneously would be approximately 50 dBA Leq at 30 feet, which would not cause an exceedance of the quietest measured nighttime ambient noise level at LT-1 of 56 dBA Leq by more than 5 decibels.

Operational noise impacts associated with HVAC equipment would be less than significant. Additional on-site noise sources such as landscape maintenance and conversations would be typical of noise generated by neighboring land uses and would not substantially contribute to overall ambient noise levels. Therefore, on-site operations would have a less than significant impact.

Delivery and Trash Trucks
The project would require periodic delivery and trash-hauling services for the proposed residential and commercial uses. However, noise associated with delivery and trash-hauling trucks would be an intermittent noise source and are already a common occurrence in the project area due to existing residential and commercial that make up the developed urban area. Therefore, such services associated with the project would not result in a substantial permanent increase in ambient noise levels. Operational noise impacts associated with delivery and trash-hauling trucks would be less than significant.

Additional on-site noise sources such as landscape maintenance, entering/exiting vehicles, and conversations would be typical of noise generated by neighboring land uses and would not substantially contribute to overall ambient noise levels. In addition, the subterranean parking structure would be enclosed with concrete walls that would function as a barrier to minimize any substantial noise from circulating vehicles to transmit to the exterior. Therefore, on-site operations would have a less than significant impact.

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Future Residents
In addition to mechanical equipment, the project would generate noise from people gathering at the project site. The main noise source associated with future residents would be speech from conversations. Typically, a conversation between two people using a normal voice (not raised) at a distance of three feet is 60 dBA (Engineering ToolBox 2005). No amplified sound is proposed at any gathering location, and speech from conversations would quickly dissipate and would not interfere with surrounding outdoor activities and noise-sensitive uses. This impact would be less than significant.

Off-site Traffic Noise
Based on traffic counts conducted by the City of Beverly Hills in 2019, North La Cienega Boulevard has a total average daily traffic (ADT) volume of approximately 24,300. As discussed in the Transportation Assessment prepared by KOA for the project (Appendix B), the project would generate approximately 1,045 daily trips. Therefore, project trips would increase traffic by approximately 4.3 percent over existing conditions on North La Cienega Boulevard. A 4.3 percent increase in traffic on a roadway would equate to an increase of approximately 0.2 dBA CNEL. Therefore, the project would not double the existing mobile noise source and would not increase noise levels by 3 dBA, which is considered a barely perceptible noise increase. Off-site traffic noise impacts would be less than significant.

GROUNDBORNE VIBRATION
The project does not include any substantial vibration sources associated with operation. Therefore, construction activities have the greatest potential to generate groundborne vibration affecting nearby receivers, especially during grading and excavation of the project site. According to the project applicant, pile driving is not proposed. Foundation piles would be drilled and set. Rubber-tire loaders would be used when within close distances to nearby buildings. According to the project applicant, construction activities would occur as close as eight feet from adjacent commercial buildings to the north and south, 10 feet from adjacent residential buildings to the west, and 200 feet to the residential buildings to the east. Table 7 on the following page identifies vibration velocity levels at the nearby sensitive receptors for the various types of equipment that would operate during project construction.

City of Beverly Hills
55 North La Cienega Boulevard Project
32 Table 7 Construction Vibration Levels
Equipment
in/sec PPV
Adjacent
Residences to
the West
10 Feet
Residences to
the East
200 Feet
Adjacent
Commercial
Building to the
North
8 Feet
Adjacent
Commercial
Building to the
South
8 Feet
Large Bulldozer 0.352 0.004 0.492 0.492
Hoe Ram 0.352 0.004 0.492 0.492
Small Bulldozer 0.012 <0.001 0.017 0.017
Loaded Trucks 0.3 0.003 0.420 0.420
Drill Rig 0.352 0.004 0.492 0.492
Vibratory Plate Compactor 0.28 0.003 0.391 0.391
Caltrans Threshold for Building Damage 0.5 0.5 0.5 0.5
Threshold Exceeded? No No No No
PPV = peak particle velocity; in/sec = inches per second 1 Vibration levels measured for caisson drilling were used to approximate vibration levels from shoring installation using a drill rig.

Vibration analysis worksheets are included in Appendix C.

Source: FTA 2018.

The City has not adopted specific standards for vibration impacts during construction. Therefore, the Caltrans Transportation and Construction Vibration Guidance Manual (2020) is used to evaluate construction vibration impacts related to potential building damage. Based on the Caltrans criteria, construction vibration impacts would be significant if vibration levels exceed 0.5 in/sec PPV at residential and commercial structures, which is the limit for potential building damage at these structures. Based on the information presented in Table 7, vibration levels could be up to approximately 0.492 in/sec PPV at the commercial buildings adjacent to the northern and southern boundaries of the project site. Therefore, construction vibration would not exceed the 0.5 in/sec PPV threshold for structural damage to nearby residential and commercial structures and impacts would be less than significant.

AIRPORT NOISE
The airport nearest to the project site, Santa Monica Municipal Airport, is located approximately

5.4 miles southwest. The project would not be located within the 65 dBA CNEL noise contour of the Santa Monica Municipal Airport (Los Angeles County, 2009). Therefore, no substantial noise exposure from airport noise would occur to workers or residents of the project and no impacts would occur.

Conclusion
The proposed project would not result in significant noise impacts.

Air Quality
The following analysis is based on the Air Quality and Greenhouse Gas Emissions Technical Memorandum prepared by Rincon dated December 24, 2024, which is included as Appendix D.

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Environmental Setting
The federal and State Clean Air Acts (CAA) mandate the control and reduction of certain air pollutants.

Under these laws, the U.S. Environmental Protection Agency (USEPA) and the California Air Resources Board (CARB) have established the National Ambient Air Quality Standards (NAAQS) and the California Ambient Air Quality Standards (CAAQS) for “criteria pollutants” and other pollutants. Some pollutants are emitted directly from a source (e.g., vehicle tailpipe, an exhaust stack of a factory, etc.) into the atmosphere, including carbon monoxide (CO), volatile organic compounds (VOC)/reactive organic gases (ROG),5 nitrogen oxides (NOX), particulate matter with diameters of ten microns or less (PM10) and 2.5 microns or less (PM2.5), sulfur dioxide, and lead. Other pollutants are created indirectly through chemical reactions in the atmosphere, such as ozone, which is created by atmospheric chemical and photochemical reactions primarily between VOC and NOX. Secondary pollutants include oxidants, ozone, and sulfate and nitrate particulates (smog).

Air pollutant emissions are generated primarily by stationary and mobile sources. Stationary sources can be divided into two major subcategories:

Point sources occur at a specific location and are often identified by an exhaust vent or stack.

Examples include boilers or combustion equipment that produce electricity or generate heat. ▪ Area sources are widely distributed and include such sources as residential and commercial water heaters, painting operations, lawn mowers, agricultural fields, landfills, and some consumer products.

Mobile sources refer to emissions from motor vehicles, including tailpipe and evaporative emissions, and can also be divided into two major subcategories:
▪ On-road sources may be legally operated on roadways and highways. ▪ Off-road sources include aircraft, ships, trains, and self-propelled construction equipment.

Air pollutants can also be generated by the natural environment, such as when high winds suspend fine dust particles.

Air Quality Standards and Attainment
The project site is located in the South Coast Air Basin (SCAB), which is under the jurisdiction of the South Coast Air Quality Management District (SCAQMD). As the local air quality management agency, SCAQMD is required to monitor air pollutant levels to ensure that the NAAQS and CAAQS are met and, if they are not met, to develop strategies to meet the standards. Depending on whether the standards are met or exceeded, the SCAB is classified as being in “attainment” or “nonattainment.” In areas designated as non-attainment for one or more air pollutants, a cumulative air quality impact exists for those air pollutants, and the human health impacts associated with these criteria pollutants are already occurring in that area as part of the environmental baseline condition. Under State law, air districts are required to prepare a plan for air quality improvement for pollutants for which the district is in non-attainment. The SCAB is currently designated nonattainment for the ozone NAAQS and CAAQS, the PM10 CAAQS, and the PM2.5 NAAQS and CAAQS. The SCAB is either unclassified or designated attainment for all other NAAQS and CAAQS (SCAQMD 2018). 5 CARB defines VOC and ROG similarly as, “any compound of carbon excluding carbon monoxide, carbon dioxide, carbonic acid, metallic carbides or carbonates, and ammonium carbonate,” with the exception that VOC are compounds that participate in atmospheric photochemical reactions. For the purposes of this analysis, ROG and VOC are considered comparable in terms of mass emissions, and the term VOC is used in this analysis.

City of Beverly Hills
55 North La Cienega Boulevard Project
34 Because the project site is located within SCAB and falls under the jurisdiction of SCAQMD, this air quality analysis conforms to the methodologies recommended in SCAQMD’s CEQA Air Quality Handbook (1993). The following significance thresholds have been recommended by the SCAQMD for project operations in the SCAB (SCAQMD 2023):
▪ 55 pounds per day of VOC
▪ 55 pounds per day of NOX
▪ 550 pounds per day of CO
▪ 150 pounds per day of PM10
▪ 55 pounds per day of PM2.5
Construction-related air quality impacts are considered significant if emissions associated with construction activity would exceed adopted SCAQMD thresholds. Temporary construction emission thresholds have been recommended by the SCAQMD on a daily basis as follows (SCAQMD 2023):
▪ 75 pounds per day of VOC
▪ 100 pounds per day of NOX
▪ 550 pounds per day of CO
▪ 150 pounds per day of PM10
▪ 55 pounds per day of PM2.5
In addition to the regional air quality thresholds shown above, SCAQMD has developed Localized Significance Thresholds (LSTs) in response to the Governing Board’s Environmental Justice Enhancement Initiative (1-4), which was prepared to update the SCAQMD’s CEQA Air Quality Handbook. LSTs were devised in response to concern regarding exposure of individuals to criteria pollutants in local communities. LSTs represent the maximum emissions from a project that will not cause or contribute to an air quality exceedance of the most stringent applicable federal or State ambient air quality standard at the nearest sensitive receptor, taking into account factors such as ambient concentrations in each source receptor area (SRA), project size, and distance to the sensitive receptor. However, LSTs only apply to emissions from a fixed stationary location, including idling emissions during both project construction and operation, and do not apply to mobile sources such as cars on a roadway (SCAQMD 2003a). LSTs have been developed for NOX, CO, PM10, and PM2.5. Since the majority of emissions from a residential project would be generated by vehicle trips on roadways, LSTs for operational emissions would not apply to the proposed project. However, LSTs would apply for construction emissions. Localized LSTs for the project site were based on the SCAQMD’s LSTs for one-acre project sites in SRA 2 for Northwest Coastal LA County.

Project Air Quality Impacts

PLAN CONSISTENCY
The Southern California Association of Governments (SCAG) growth forecasts estimate the city’s population to reach approximately 40,782 persons by 2050, representing a total increase of 7,882 persons between 2019 and 2050 (SCAG 2024). The project would induce population growth directly through the construction of 140 multi-family residential units, replacing the existing restaurant and parking lot. Based on an average household size of 2.16 in the city in 2024, the project would result in a population increase of approximately 303 persons (California Department of Finance 2024). While it is likely that some future residents already live in the city, this analysis conservatively assumes all Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 35
303 future residents would move into the city. The project’s potential direct population growth (i.e., 303 persons) represents 3.8 percent of the city’s anticipated growth between 2019 and 2050, and only 0.7 percent of the city’s total projected 2050 population The SCAG employment growth forecasts for the city estimate that the total number of jobs would increase from 82,700 in 2019 to 86,500 in 2050, for an increase of 3,800 jobs (SCAG 2024). Based on median square footage per employee for each land use, project operation would require approximately 32 employees (United States Energy Information Administration [USEIA] 2016), and these employees would likely be sourced from within the existing local and regional workforce.

Therefore, employment resulting from the project would be within SCAG’s projected 2050 employment increase of 3,800 jobs from 2019, and the project would not cause the city to exceed official regional employment projections.

The project is consistent with the types, intensity, and patterns of land use envisioned for the site vicinity and would be considered consistent with the General Plan upon the City’s approvals on the required permits and density bonus concessions. Furthermore, the population and housing, which are adopted by SCAG’s Regional Council, are based on the local plans and policies applicable to the city.

As the SCAQMD has incorporated these same projections into the 2022 Air Quality Management Plan, the proposed project would be consistent with the projections and impact would be less than significant.

CONSTRUCTION EMISSIONS
Development of the proposed project would involve demolition, site preparation, grading, building construction, and other construction-related activities that have the potential to generate substantial air pollutant emissions. Temporary construction emissions from these activities were estimated in the California Emissions Estimator Model (CalEEMod) version 2022.1 using project-specific construction schedules, equipment lists, and site plans. Project-specific information for hauling and soil export was also used to estimate total haul trips. Under the provided schedule, construction would begin in February 2025 and occur six days a week for approximately 30 months, ending in August 2027.

Saturday construction would be subject to City review and approval of an after-hours permit to allow for weekend construction activities at the project site. Table 8 on the following page shows maximum daily construction emissions.

Table 8 Estimated Construction Emissions
Emissions (pounds per day)
VOC NOX CO PM10 PM2.5
Maximum Daily Emissions 23 34 49 7 3
SCAQMD Threshold 75 100 550 150 55
Exceed SCAQMD Threshold? No No No No No
Maximum On-site Emissions 23 23 22 3 2
Localized Significance Thresholds1 N/A 103 562 4 3
Exceed LST? No No No No No
1 Allowable emissions (pounds per day) as a function of receptor distance (25 meters) from site boundary. LST for Source Receptor Area 2 Northwest Coastal LA County.

Note: See Appendix D for complete modeling results.

For a conservative estimate of project emissions, construction and operational emissions were modeled during winter and summer, then reported for the maximum day during the winter or summer, whichever was highest. Maximum daily mission estimates were then compared to the SCAQMD thresholds and LSTs measured in pounds-per-day.

City of Beverly Hills
55 North La Cienega Boulevard Project
36 Source: http://www.aqmd.gov/home/regulations/ceqa/air-quality-analysis-handbook/localized-significance-thresholds As indicated in Table 8, emissions from construction activities would not exceed SCAQMD daily significance thresholds and thus would not result in significant air quality impacts. Moreover, SCAQMD Rule 403 requires the following regulatory measures on all construction sites to reduce fugitive dust (SCAQMD 2005):
▪ Minimization of Disturbance. Construction contractors should minimize the area disturbed by clearing, grading, earth moving, or excavation operations to prevent excessive amounts of dust. ▪ Soil Treatment. Construction contractors should treat all graded and excavated material, exposed soil areas, and active portions of the construction site, including unpaved on-site roadways to minimize fugitive dust. Treatment shall include, but not necessarily be limited to, periodic watering, application of environmentally safe soil stabilization materials, and/or roll compaction as appropriate. Watering shall be done as often as necessary, and at least twice daily, preferably in the late morning and after work is done for the day. ▪ Soil Stabilization. Construction contractors should monitor all graded and/or excavated inactive areas of the construction site at least weekly for dust stabilization. Soil stabilization methods, such as water and roll compaction and environmentally safe dust control materials, shall be applied to portions of the construction site that are inactive for over four days. If no further grading or excavation operations are planned for the area, the area shall be seeded and watered until landscape growth is evident, or periodically treated with environmentally safe dust suppressants, to prevent excessive fugitive dust.
▪ No Grading During High Winds. Construction contractors should stop all clearing, grading, earth moving, and excavation operations during periods of high winds (20 miles per hour or greater, as measured continuously over a one-hour period).
▪ Street Sweeping. Construction contractors should sweep all on-site driveways and adjacent streets and roads at least once per day, preferably at the end of the day, if visible soil material is carried over to adjacent streets and roads.

The use of asbestos containing materials (ACMs) and lead paint was common in building construction prior to 1978. Because the project site contains a 1925 structure, there is the potential that ACMs and/or lead paint is present on the project site. Federal asbestos requirements are found in National Emission Standards for Hazardous Air Pollutants (NESHAP) within the Code of Federal Regulations (CFR) Title 40 and are enforced in the project area by SCAQMD. In conformance with NESHAP, SCAQMD Rule 1403 establishes surveying, notification, and work practice requirements to prevent asbestos emissions from emanating during building demolition activities (SCAQMD 2007). Mandatory compliance with the provisions of Rule 1403 would ensure that construction-related grading, clearing, and demolition activities do not expose construction workers or nearby sensitive receptors to significant health risks associated with ACMs. In addition, the project would be required to comply with the Hazardous Materials Transportation Act and Toxic Substances Control Act, which would ensure safe handling and disposal of ACMs. Therefore, project construction would not result in significant impacts related to asbestos. Title 17, California Code of Regulations (CCR), Division 1, Chapter 8: Accreditation, Certification and Work Practices for Lead-Based Paint and Lead Hazards, defines and regulates lead-based paint. The project would be required to comply with Title 17, CCR Division 1, Chapter 8, which includes requirements such as employer provided training, air monitoring, protective clothing, respirators, and hand washing facilities. Mandatory compliance with these requirements would ensure that construction workers and the public are not exposed to Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 37
significant lead-based paint health hazards during construction activities; therefore, impacts would be less than significant.

OPERATIONAL EMISSIONS
Long-term operational emissions associated with the proposed project are those associated with vehicle trips (mobile emissions) and the use of natural gas, consumer products, and architectural coatings (area source emissions) upon buildout of the project. Operational emissions were estimated in CalEEMod version 2022.1 based on the proposed use and the number of associated vehicle trips generated by the project as discussed above. Refer to Appendix D for CalEEMod results.

As shown in Table 9 on the following page, the emissions generated by the proposed project would not exceed the SCAQMD’s daily operational thresholds for any pollutant and would not significantly affect regional air quality. Therefore, the project’s operational impacts to air quality would be less than significant.

Table 9 Estimated Operational Emissions
Emissions (pounds per day)
ROG NOX CO PM10 PM2.5
Emissions from the Proposed Project 10 3 45 7 2
SCAQMD Thresholds 55 55 550 150 50
Exceed Thresholds? No No No No No
Note: See Appendix D for complete modeling results.

For a conservative estimate of project emissions, construction and operational emissions were modeled during winter and summer, then reported for the maximum day during the winter or summer, whichever was highest. Maximum daily mission estimates are then compared to the SCAQMD thresholds measured in pounds-per-day. The annual emissions listed in the tables in Appendix D show the average annual emissions in terms of metric tons per year. These estimates are used for analysis of greenhouse gas emissions impacts since the greenhouse gas emission thresholds are based on metric tons per year.

Heavily congested intersections can lead to long-term mobile emissions that exceed carbon monoxide (CO) standards and lead to CO hotspots. CO hotspots are locations where the federal or State ambient air quality standards could be exceeded because of the concentration of motor vehicles that are idling.

Other factors contributing to a CO hotspot include the configuration of the intersection, distance to sensitive receptors, and patterns of air circulation.

A detailed carbon monoxide analysis was conducted during the preparation of the SCAQMD’s 2003 AQMP. The locations selected for microscale modeling in the 2003 AQMP included high ADT intersections in the South Coast Air Basin, those which would be expected to experience the highest CO concentrations. The highest CO concentration was observed at the intersection of Wilshire Boulevard and Veteran Avenue on the west side of Los Angeles near Interstate 405. The concentration of CO at this intersection was 4.6 ppm, which is well below the State and federal standards. The Wilshire Boulevard/Veteran Avenue intersection has an ADT of approximately 100,000 vehicles per day (SCAQMD 2003b).

Based on the project-specific Transportation Assessment prepared by KOA Corporation (KOA 2024), the project would generate approximately 1,045 daily trips, which would not cause any nearby intersections to exceed 100,000 ADT. Project-generated local mobile-source CO emissions would not result in or substantially contribute to concentrations that exceed the one-hour or eight-hour CO standard. Therefore, impacts associated with CO hotspots would be less than significant.

City of Beverly Hills
55 North La Cienega Boulevard Project
38 Formaldehyde, which can be found in wood products, generally contains the highest concentration when products are new, and such concentrations gradually decrease with age. Regarding indoor formaldehyde, CARB has stated that and has stated that the approved control measures for reducing emissions, including formaldehyde, from composite wood products provide a level of control that protects health and safety. CARB states directly in its Frequently Asked Questions for Consumers on Reducing Emissions from Composite Wood Products that, “from a public health standpoint, the California Composite Wood Products Regulation (CWP Regulation) emission standards are set at low levels intended to protect public health. The first emission standards (Phase 1) went into effect in 2009. The more stringent Phase 2 standards are now in effect for all composite wood panels and finished goods sold in California. Prior to the California CWP Regulation, formaldehyde emissions were often 10- to 20-fold higher than the current allowable levels” (CARB n.d). The regulation also includes provisions to encourage the use of no-added formaldehyde and ultra-low emitting formaldehydebased resins in composite wood products.

Formaldehyde in wood products is regulated by the CCR, Title 17, Sections 93120 through 93120.12.1.

The purpose of the Airborne Toxic Control Measure is to reduce formaldehyde emissions from composite wood products, and finished goods that contain composite wood products, that are sold, offered for sale, supplied, used, or manufactured for sale in California. All manufacturers of hardwood plywood, particleboard, and medium density fiberboard products must comply with the emission requirements of CCR Section 93120.2(a) as tested in accordance with ASTM E 1333.

The project would be required to comply with all applicable City, State, and federal requirements pertaining to the use of indoor building materials. As the project would be built to the latest California Building Code (i.e., Title 24, CCR) standards, compliance with applicable regulations will be effective in reducing indoor formaldehyde concentrations to levels that are acceptable to CARB for the protection of public health (CARB n.d). Therefore, impacts associated with formaldehyde would be less than significant.

ODORS
According to the SCAQMD CEQA Air Quality Handbook, land uses associated with odor complaints typically include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding. The proposed project does not include any uses identified by the SCAQMD as being associated with odors. Construction activities associated with the project may generate detectable odors from heavy-duty equipment exhaust and architectural coatings. However, construction-related odors would be short-term in nature and cease upon project completion. In addition, the project would be required to comply with the California Code of Regulations, Title 13, Sections 2449(d)(3) and 2485, which minimizes the idling time of construction equipment either by shutting it off when not in use or by reducing the time of idling to no more than five minutes. This would further reduce the detectable odors from heavy-duty equipment exhaust. The project would also comply with the SCAQMD Rule 1113, which would minimize odor impacts from ROG emissions during architectural coating. Any impacts to existing adjacent land uses would be short-term and are less than significant.

Conclusion
The proposed project would not result in significant air quality impacts.

Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 39
Greenhouse Gas Emissions
The following analysis is based on the Air Quality and Greenhouse Gas Emissions Technical Memorandum prepared by Rincon dated December 24, 2024, which is included as Appendix D.

Environmental Setting
Climate change is the observed increase in the average temperature of the Earth’s atmosphere and oceans along with other substantial changes in climate (such as wind patterns, precipitation, and storms) over an extended period of time. Climate change is the result of numerous, cumulative sources of GHGs. GHGs contribute to the “greenhouse effect,” which is a natural occurrence that helps regulate the temperature of the planet. The majority of radiation from the Sun hits the Earth’s surface and warms it. The surface in turn radiates heat back towards the atmosphere, known as infrared radiation. Gases and clouds in the atmosphere trap and prevent some of this heat from escaping back into space and re-radiate it in all directions. This process is essential to supporting life on Earth because it warms the planet by approximately 60° Fahrenheit. Emissions from human activities since the beginning of the industrial revolution (approximately 250 years ago) are adding to the natural greenhouse effect by increasing the gases in the atmosphere that trap heat, thereby contributing to an average increase in the Earth’s temperature.

GHGs occur naturally and from human activities. Human activities that produce GHGs include the burning of fossil fuels (coal, oil and natural gas for heating and electricity, gasoline and diesel for transportation); methane from landfill wastes and raising livestock, deforestation activities; and some agricultural practices. GHGs produced by human activities include carbon dioxide (CO2), methane (CH4), nitrous oxide (N2O), hydrofluorocarbons (HFC), perfluorocarbons (PFC), and sulfur hexafluoride (SF6). Emissions of GHGs affect the atmosphere directly by changing its chemical composition while changes to the land surface indirectly affect the atmosphere by changing the way in which the Earth absorbs gases from the atmosphere. Potential impacts of climate change in California may include loss in snowpack, sea level rise, more extreme heat days per year, more high ozone days, more large forest fires, and more drought years (California Energy Commission 2018).

Project GHG Impacts

CONSISTENCY WITH APPLICABLE PLANS AND POLICIES
The SCAG 2024-2050 RTP/SCS is expected to help California reach its GHG reduction goals by reducing transportation related GHG emissions by 19 percent from 2005 levels by 2035. The 2020-2045 RTP/SCS includes implementation strategies for focusing growth near destinations and mobility options, promoting diverse housing choices, leveraging technology innovations, supporting implementation of sustainability policies, and promoting a green region. Further specific actions to reduce GHG emissions under the 2024-2050 RTP/SCS include designing transportation options that reduce the reliance on solo car trips, promoting low emission technologies such as electric vehicles and ride sharing, supporting statewide GHG emissions legislation, and pursuing funding opportunities to support local sustainable development projects that reduce GHG emissions.

The project would be within walking and biking distance of the Wilshire Boulevard and North La Cienega Boulevard commercial corridors. Existing public transit facilities are located within 0.5 mile of the project site along Wilshire Boulevard and La Cienega Boulevard, consisting of Metro Lines 14, 16, 20, 105, 218, 617, 720, and 786. In addition, the future Metro Purple Line (D line) station, which is currently under construction, would be available for residents at La Cienega and Wilshire Boulevard in the near future. As such, both roadways are well served by bus lines that would provide transit City of Beverly Hills
55 North La Cienega Boulevard Project
40 options for project residents to reach other commercial/retail areas in the city, such as Rodeo Drive.

Therefore, the proposed project would focus growth near destinations and public transit would be available within a walkable distance of the project site for residents to use. Thus, the project would be consistent with applicable goals of the SCAG 2024-2050 RTP/SCS.

Beverly Hills adopted the Sustainable City Plan, which contains goals intended to support sustainable development in the city. Implementation of this plan would contribute to a reduction in the city’s overall GHG emissions. Of the goals included in the Sustainable City Plan, the proposed project is consistent with the Goal 3 Energy, which encourages “the use of energy in a clean and efficient manner and the use of renewable resources.” The project would include approximately 1,300 sf of PV solar panels and all light fixtures would be high-efficiency light emitting diodes (LEDs). The project would also be consistent with Goal 4 Water, which states “Reduce water use while maintaining a garden-like quality in the City.” The project would implement water-efficient irrigation with a smart controller to reduce water consumption. In addition, all plumbing fixtures would be low-flow to meet current code requirements set forth in the California Building Code.

The project would be served by Southern California Edison (SCE) which is required to increase its renewable energy procurement in accordance with SB 100 targets. SB 100 supports the reduction of GHG emissions from the electricity sector by accelerating the State’s Renewables Portfolio Standard Program. It requires electricity providers to increase procurement from eligible renewable energy resources to 33 percent of total retail sales by 2020, 60 percent by 2030, and 100 percent by 2045.

Furthermore, the proposed project would be consistent with the 2022 Scoping Plan goals as the project would be required to comply with the latest Title 24 Green Building Code and Building Efficiency Energy Standards and install energy-efficient LED lighting, water-efficient faucets and toilets, water efficient landscaping and irrigation, rooftop solar, and EV charging stations. The 2024 Scoping Plan is a plan approved by CARB that lays out the path for the State to achieve targets for carbon neutrality by 2045 and reduce GHG emissions by 85 percent below 1990 levels by 2045 in accordance with AB 1279. The proposed project would therefore be consistent with the California Executive Order B-55-18 goal of carbon neutrality by 2045.

Given the aforementioned plan consistency, impacts related to generation of GHG emissions and consistency with State GHG reduction plans due to the proposed residential mixed-use building would be less than significant.

CONSTRUCTION EMISSIONS
Based on the CalEEMod results, construction activity for the project would generate an estimated 3,166 metric tons (MT) of CO2e (as shown in Table 10 on the following page) during construction.

Amortized over a 30-year period (the assumed life of the project), construction of the proposed project would generate approximately 106 MT CO2e per year. Emissions from construction are amortized for the purpose of comparison with annual operational emissions over the estimated 30- year life of the project.

Table 10 Estimated Construction Emissions of Greenhouse Gases Construction Emissions (MT CO2e)
Total Emissions 3,166 MT CO2e
Amortized over 30 years 106 MT CO2e per year
See Appendix D for GHG emission worksheets and assumptions.

Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 41

OPERATIONAL EMISSIONS
Long-term emissions relate to area sources, energy use, solid waste, water use, and transportation, as shown in Table 11. As shown in the table, annual GHG emissions for the project would be an estimated 1,287 MT CO2e. Each of these sources is discussed in the table on the following page.

Table 11 Combined Annual Emissions of Greenhouse Gases
Emission Source
Annual Emissions
(MT CO2e/yr)
Project Construction 106
Project Operational
Area
Energy
Solid Waste
Water
Mobile
5 297
57 20
1,245
Project Emissions 1,730
See Appendix D for GHG emission worksheets and assumptions.

Area emissions include consumer product use, the reapplication of architectural coatings, and landscape maintenance equipment. As shown in Table 11, area emissions would be approximately 5 MT CO2e per year.

Project operation would consume an estimated 1,196,951 kilowatt-hours (kWh) of electricity and 2,035,434 thousand British thermal units (kBTU) of natural gas per year (refer to Appendix D).

Electricity would be supplied to the project site by SCE. The generation of electricity used by the project would occur at off-site power plants, some of which would be generated by the combustion of fossil fuels that yields CO2, and to a smaller extent N2O and CH4. On-site electricity generation from the proposed solar panels was conservatively excluded from this analysis. Overall energy use at the project site would generate an estimated 297 MT CO2e per year.

The CalEEMod output for GHG emissions from solid waste relies on current waste disposal rates provided by CalRecycle. Solid waste generation associated with the project would generate an estimated 57 MT CO2e per year.

Based on the amount of electricity generated in order to supply and convey water for the proposed project, the project would generate 20 MT CO2e per year.

Mobile source GHG emissions were based on trip rates contained in the project specific Transportation Assessment for each land use subtype in CalEEMod. The proposed project would generate an estimated 3,616,717 annual VMT and mobile sources associated with the project would emit an estimated 1,245 MT CO2e per year. Based on CARB’s California Greenhouse Gas Inventory for 2000-2019, California produced 418.2 million metric tons (MMT) of CO2e in 2019. The major source of GHG emissions in California is the transportation sector, which comprises 40 percent of the state’s total GHG emissions (CARB 2021). Therefore, by comparison, the incremental increase of 1,730 MT CO2e per year associated with the project would not substantially contribute to statewide emissions or affect the climate. Furthermore, modeled emissions may overstate the actual increase in GHG emissions from the project since GHG emissions from the existing one-story restaurant are not subtracted from the project generated GHG emissions and the placement of residential uses near transit may reduce travel distances for some patrons.

City of Beverly Hills
55 North La Cienega Boulevard Project
42 Conclusion
The proposed project would not result in significant GHG impacts.

Water Quality
Urban runoff can have a variety of deleterious effects. Oil and grease contain a number of hydrocarbon compounds, some of which are toxic to aquatic organisms at low concentrations. Heavy metals such as lead, cadmium, and copper are the most common metals found in urban stormwater runoff. These metals can be toxic to aquatic organisms and have the potential to contaminate drinking water supplies. Nutrients from fertilizers, including nitrogen and phosphorous, can result in excessive or accelerated growth of vegetation or algae, resulting in oxygen depletion and additional impaired uses of water.

As part of the Clean Water Act (CWA), the USEPA has established regulations under the National Pollutant Discharge System (NPDES) program to control direct stormwater discharges. In California, the State Water Resources Control Board (SWRCB) facilitates the NPDES permitting program, which regulates construction and operation pollutant discharges, and is responsible for developing its requirements in coordination with the Los Angeles Regional Water Quality Control Board (RWQCB).

The Los Angeles RWQCB implements the CWA by issuing permits for the County and its incorporated cities (e.g., Beverly Hills). The Los Angeles RWQCB reissued the Los Angeles County Municipal Separate Storm Sewer System Permit (Los Angeles County MS4 Permit) in which the City is a co-permittee.

Therefore, development in the city, including the project, is required to adhere to the CWA requirements.

According to project plans, the proposed building would comprise approximately 86 percent of the site and landscaping would comprise the remaining 14 percent of the site. Because the entirety of the site is currently developed with a mix of impervious and pervious surfaces, the project would not substantially alter existing site conditions or significantly increase the quantity or velocity of stormwater runoff. Nonetheless, the proposed project would be required to comply with the Los Angeles County MS4 Permit requirements, which are also incorporated into BHMC Section 9-4-508.

The applicant would also be required to control pollutant discharge and runoff volume by utilizing low impact development (LID) best management practices (BMPs) during construction and operation. The project would comply with regulatory requirements and therefore the potential for detrimental water quality and hydrology effects are less than significant. The proposed project would be required to comply with the current municipal NPDES permit and LID requirements, which would also include submittal of a SUSMP for review and approval prior to issuance of a construction permit. Since the project would comply with BMPs during construction and permanent LID measures for ongoing operation, impacts related to water quality would be less than significant.

Conclusion
The proposed project would not result in significant water quality impacts.

3.5 Utilities and Public Services
CEQA Guidelines Section 15332(e): The site can be adequately served by all required utilities and public services.

The project site is located within a highly developed urban area already served by existing public utilities and services. The City of Beverly Hills Public Works Department provides water, sewer, solid Class 32 CE Consistency Analysis
Class 32 Categorical Exemption Report 43
waste collection services, whereas the Beverly Hills Police and Fire Departments provide police and fire protection services to the city. Furthermore, gas and electricity services are provided to the city by the Southern California Gas Company and SCE/Clean Energy Alliance, respectively.

The project involves the demolition of the existing 15,535-sf restaurant building and associated parking lot for the construction of a seven-story, mixed-use building consisting of approximately 19,055 sf of commercial/retail space and 140 multi-family residential units. The project would incrementally increase demand for public services and utilities compared to existing conditions; however, the site is already served and connected to all utilities and public services. In addition, the City of Beverly Hills Public Works Department relies on the adopted land use designations contained within the City’s General Plan to determine the projected public services and utilities demand.

Because the project would be consistent with the existing land use designation and zoning under the proposed Density Bonus, the proposed multi-family development has already been planned for and taken into account. Furthermore, project development would include payment of standard utilities connection fees and ongoing user fees would offset the project’s future demand on utilities. The project would also be compatible with other residential and commercial land uses and would not substantially increase the demand for police and fire protection services. The site would be adequately served by all required utilities and public services and the project would meet this criterion.

City of Beverly Hills
55 North La Cienega Boulevard Project
44 4 Class 32 CE Exceptions Analysis
The following sections evaluate whether any of the exceptions to the use of a Class 32 CE pursuant to CEQA Guidelines Section 15300.2 are applicable to the proposed project.

4.1 Location
CEQA Guidelines Section 15300.2(a): Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located – a project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant. Therefore, these classes are considered to apply in all instances, except where the project may impact an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, State, or local agencies.

The use of a Class 3, 4, 5, 6, or 11 CE is not proposed for the project. Therefore, this exception does not apply.

4.2 Cumulative Impacts
CEQA Guidelines Section 15300.2(b): Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive
projects of the same type in the same place, over time is significant.

The project would involve the demolition of the existing 15,535-sf restaurant building and associated parking lot for construction of a seven-story, residential mixed-use building consisting of approximately 19,055 sf of commercial/retail space and 140 residential units located at 55 North La Cienega Boulevard. No successive projects of the same type are currently located adjacent to the site.

As discussed in the previous analyses included in this CE, particularly under Criterion 15332(d) for impacts to traffic, noise, air quality, and water quality, the project would not result in a significant impact in these issue areas.

The potential for cumulative impacts during project construction is a function of several factors, including the proximity of other proposed development projects surrounding the project site, which could potentially generate construction traffic, noise, air quality and water quality emissions at the same time as the project’s construction. However, no successive projects of the same type are currently located adjacent to the site. Furthermore, construction of the project would be temporary and would comply with applicable regulations. Construction of the project would not result in significant cumulative impacts.

With respect to cumulative operational traffic impacts, the project meets the TPA Screening criterion for additional VMT analysis. Furthermore, the project would not modify existing pedestrian or vehicle access to the site from North La Cienega Boulevard. Therefore, the project would have a less-than- Class 32 CE Exceptions Analysis
Class 32 Categorical Exemption Report 45
significant traffic impact at the project level and would not contribute a significant cumulative traffic impact.

Cumulative operational noise impacts would consist of the exposure of nearby sensitive residential receivers to the combined operational noise of the proposed project in conjunction with planned projects in the vicinity. However, all development in the city would be required to comply with the City’s noise ordinance in Section 5-1-104, which includes regulations for machinery (e.g., air conditioning) and leaf blowers. The project would not contribute to a significant cumulative noise impact.

SCAQMD recommends that project-specific air quality impacts be used to determine the potential cumulative impacts to regional air quality. As previously discussed, the project’s long-term operational emissions would not exceed the applicable SCAQMD thresholds. Therefore, in accordance with SCAQMD guidance on determining cumulative impacts, the project would not result in a significant cumulative air quality impact.

The project would also not substantially alter existing site conditions or significantly increase the quantity and speed of stormwater runoff. Similar to the project, all development would comply with permanent LID measures for ongoing operation. Therefore, the project would not result in a significant cumulative water quality impact.

Based on the foregoing analysis, no significant cumulative impacts would result from successive projects in the same place over time, and this exception to a CE does not apply to the proposed project.

4.3 Significant Effect
CEQA Guidelines Section 15300.2(c): Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.

The project would not result in any significant effects on the environment due to unusual circumstances. The project site is currently developed with a restaurant building in a commercial/residential neighborhood and will continue to operate with commercial and residential uses under the proposed project. The proposed project is a permitted use under the site’s Commercial – Low Density General with Mixed Use Overlay land use designation and C-3 zoning. Although the project would deviate from the base zoning requirements, approval of the requested Density Bonus concessions would result in consistency with the applicable zoning regulations. Furthermore, the site is not located within a sensitive resource area and no site-specific environmental constraints, such as biological resources, geology and soils, and hazards and hazardous material exist on-site. There are no unusual circumstances applicable to this project or site and thus this exception to a CE does not apply to the proposed project.

4.4 Scenic Highways
CEQA Guidelines Section 15300.2(d): Scenic Highways. A categorical exemption shall not be used for a project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially City of Beverly Hills
55 North La Cienega Boulevard Project
46 designated as a state scenic highway. This does not apply to improvements which are required as mitigation by an adopted negative declaration or certified EIR.

According to the Caltrans State Scenic Highway System Map, there are no officially designated or eligible state scenic highways adjacent to or in proximity of the project site. The nearest officially designated scenic highway is a portion of State Route 27 (SR-27) located approximately 11.8 miles west of the project site. At this distance, this portion of the highway is not visible from the project site (Caltrans 2019). Therefore, the project would not impact scenic resources within a state scenic highway. This exception to a CE does not apply to the proposed project.

4.5 Hazardous Waste Sites
CEQA Guidelines Section 15300.2(e): Hazardous Waste Sites. A categorical exemption shall not be used for a project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government
Code.

The following databases and listings compiled pursuant to Government Code Section 65962.5 were checked for known hazardous materials contamination at the project site:
▪ Department of Toxic Substances Control (DTSC)
 EnviroStor database for hazardous waste facilities or known contamination sites ▪ SWRCB
 GeoTracker search for leaking underground storage tanks (LUST) and other cleanup sites In addition to the above-listed databases, other “Cortese List” resources identified by the California Environmental Protection Agency (CalEPA) were searched for the known contamination at the project site. According to these databases and resources, the project site is not located on or directly adjacent to any known hazardous or contaminated site. The two nearest known contaminated sites, as identified by the GeoTracker database, are located approximately 0.2-mile southwest of the site at 8536 Wilshire Boulevard and 8567 Wilshire Boulevard. Both sites are listed as LUST Cleanup Sites for potential waste gasoline contamination. However, according to GeoTracker, the cleanup status of the sites is completed, and the cases have been closed since 1996 for 8536 Wilshire Boulevard and 2010 for 8567 Wilshire Boulevard (SWRCB 2024, DTSC 2024, CalEPA 2024). Therefore, the project site is not located on and is not affected by any site included on a list compiled pursuant to Section 65962.5 of the Government Code. This exception to a CE does not apply to the proposed project.

4.6 Historical Resources
CEQA Guidelines Section 15300.2(f): Historical Resources. A categorical exemption shall not be used for a project which may cause a substantial adverse change in the significance of a historical resource.

The following analysis is based on the Historical Resources Assessment prepared by Rincon dated March 13, 2023, which is included as Appendix E.

A substantial adverse change in the significance of an historical resources means “physical demolition, destruction, relocation, or alternation of the resource or its immediate surroundings such that the Class 32 CE Exceptions Analysis
Class 32 Categorical Exemption Report 47
significance of an historical resource would be materially impaired” such as by destroying the physical characteristics that convey the resource’s historical significance and account for its inclusion on the local register of historical resources or the California Register of Historical Resources. Under existing conditions, the project site contains a single commercial building constructed in 1947. According to the City of Beverly Hills General Plan Update Technical Background Report from 2010, Beverly Hills, like much of Southern California, expanded significantly in the years after World War II (Beverly Hills 2010). Much of the commercial growth which occurred during this period was focused along the western and easternmost sections of the city (Appendix E). The project site was a part of the commercial development which occurred along North La Cienega Boulevard and the creation of Restaurant Row, a tourist destination of restaurants. The building is a former restaurant building which was constructed in 1947 for Lawry’s Prime Rib Restaurant. The building was designed by noted local architect Wayne McAllister and constructed by M.J. Brock and Sons Inc. By the 1950s, Lawry’s was part of what had become known as Restaurant Row, a concentration of restaurants which originally extended along La Cienega Boulevard from Wilshire Boulevard to West 3rd Street. Lawry’s occupied the project site until 1993 and made several alterations to the building during their ownership. In 1994, the property was sold to the San Francisco-based restaurant, the Stinking Rose.

Based on historical research, the property has potential significance under Criterion A for its association with Lawry’s, which contributed to the commercial development of Beverly Hills in the post-World War II Era and was a leading and well-known business within Beverly Hills and California.

The property also has potential significance under Criterion C as an example of the work of master architect Wayne McAllister. However, since its initial construction in 1947, the property has been significantly altered and no longer possesses sufficient historical or architectural integrity to convey its potentially significant associations with Lawry’s or McAllister. Physical alterations during Lawry’s occupancy of the property from 1947 to 1994 include expansion of the porte-cochere, replacement of all windows and doors, plastering of brick piers along the east elevation, and construction of several additions including a gift shop on the south elevation, a decorative concrete block wall on the east (primary) elevation, and enclosure of a curved section of wall of the east elevation. The second occupant, the Stinking Rose from 1994 to 2022, removed the concrete block wall, constructed an outdoor patio on the primary elevation, removed all Lawry’s signage, replaced all windows and doors, and removed all original outdoor lighting. Due to these changes, the property no longer expresses the original workmanship of McAllister or possesses the materials and designs of the restaurant associated with Lawry’s during its period of its most noteworthy achievements during the 1940s through the 1960s; therefore, the property is not able to convey potentially significant associations and is recommended ineligible for listing in the National Register of Historic Places (NRHP), California Register of Historical Resources (CRHR), and the Beverly Hills Local Register. As such, it does not qualify as a historical resource pursuant to Section 15064.5(a) of the CEQA Guidelines.

To identify previous cultural resources work and previously recorded cultural resources within a 0.25- mile radius of the project site, Rincon conducted a search of the CHRIS at the South Central Coastal Information Center (SCCIC) at California State University Fullerton on February 21, 2023 (Appendix E).

The CHRIS records search and a review of City of Beverly Hills historic resources listings failed to identify any other historical resources which would have potential to be significantly impacted by the proposed project. Based on these findings, the project would not cause a substantial adverse change in the significance of an historical resource and therefore would not have a significant impact.

Therefore, this exception to a CE does not apply to the proposed project.

City of Beverly Hills
55 North La Cienega Boulevard Project
48 5 Summary
Based on this analysis, the proposed 55 North La Cienega Boulevard Project meets all criteria for a Class 32 CE pursuant to Section 15332 of the CEQA Guidelines and is exempt from CEQA pursuant to CEQA Guidelines Article 19.

References
Class 32 Categorical Exemption Report 49
6 References
Association of Environmental Professionals (AEP). 2020. CEQA Portal Topic Paper. https://ceqaportal.org/tp/CEQA%20Portal%20Topic%20Paper_Thresholds%20of%20Signifca nce_2020%20Update.pdf#:~:text=CEQA%20requires%20a%20Lead%20Agency%20to%20det ermine%20the,aesthetics%20impacts%20are%20typically%20evaluated%20using%20qualita tive%20thresholds (accessed December 2024).

Beverly Hills, City of. 2004. Historic Resources Survey Report. https://www.beverlyhills.org/cbhfiles/storage/files/5439787091543355201/HistoricResourc esSurveyReport(2004).pdf (accessed December 2024).
_____. 2009. Sustainable City Plan
http://www.beverlyhills.org/cbhfiles/storage/files/24347783778629768/SustainableCityPla n.pdf. (accessed December 2024).
_____. 2010a. General Plan Land Use Element.
http://www.beverlyhills.org/cbhfiles/storage/files/filebank/10—8-- 2_LandUse%2001122010.pdf. (accessed December 2024).
_____. 2010b. General Plan Circulation Element.
https://www.beverlyhills.org/cbhfiles/storage/files/filebank/10281-- 6_Circulation%2001122010.pdf. (accessed December 2024). _____. 2010c. General Plan Noise Element.
http://www.beverlyhills.org/cbhfiles/storage/files/filebank/10284-- 8_Noise%2001122010.pdf. (accessed December 2024).
_____. 2019. CEQA Thresholds of Significance for Transportation Impacts. https://www.beverlyhills.org/cbhfiles/storage/files/4460592531431926648/RFP-20-270-2- ATTACHMENTCCITY'SCEQATHRESHOLDS.pdf (accessed December 2024). _____. 2024. Beverly Hills Municipal Code.
https://codelibrary.amlegal.com/codes/beverlyhillsca/latest/overview (accessed December 2024).

California Air Resources Board (CARB). 2021. California Greenhouse Gas Emissions for 2000 to 2019 Trends of Emissions and Other Indicators.
https://ww3.arb.ca.gov/cc/inventory/pubs/reports/2000_2019/ghg_inventory_trends_00-

19.pdf (accessed December 2024).
_____. 2022. The 2022 Scoping Plan for Achieving Carbon Neutrality. https://ww2.arb.ca.gov/ourwork/programs/ab-32-climate-change-scoping-plan (accessed December 2024). ____. N.d. Frequently Asked Questions for Consumers, Reducing Formaldehyde Emissions from Composite Wood Products,
https://ww3.arb.ca.gov/toxics/compwood/consumer_faq.pdf?_ga=2.32900281.682464648. 1573169874-1026610208.1565143819 (accessed December 2024).

City of Beverly Hills
55 North La Cienega Boulevard Project
50 California Department of Fish and Wildlife (CDFW). 2023. California Natural Diversity Database. https://wildlife.ca.gov/Data/CNDDB#:~:text=The%20California%20Natural%20Diversity%20 Database%20%28CNDDB%29%20is%20an,ever-growing%20database%20of%20GISmapped%20locations%20for%20these%20species. (accessed December 2024).

California Department of Transportation (Caltrans). 2013. Technical Noise Supplement to the Traffic Noise Analysis Protocol. (CT-HWANP-RT-13-069.25.2). https://www.dtscssfl.com/files/lib_ceqa/ref_draft_peir/Chap4_10- Noise/Caltrans_2013a_Tech_Noise_Supplement.pdf (accessed December 2024). _____. 2019. Scenic Highways. California State Scenic Highways. https://dot.ca.gov/programs/design/lap-landscape-architecture-and-communitylivability/lap-liv-i-scenic-highways (accessed December 2024). _____. 2020a. Traffic Noise Analysis Protocol For New Highway Construction, Reconstruction, and Retrofit Barrier Projects. https://dot.ca.gov/-/media/dot-media/programs/environmentalanalysis/documents/env/traffic-noise-protocol-april2020- a11y.pdf#:~:text=The%20purpose%20of%20this%20Traffic%20Noise%20Analysis%20Protoc ol,Projects%20authorized%20under%20title%2023%2C%20United%20States%20Code (accessed December 2024).
_____. 2020b. Transportation and Construction Vibration Guidance Manual. https://dot.ca.gov/- /media/dot-media/programs/environmental-analysis/documents/env/tcvgm-apr2020- a11y.pdf (accessed December 2024).

California Energy Commission. 2018. Statewide Summary Report. https://www.energy.ca.gov/sites/default/files/2019-11/Statewide_Reports-SUM-CCCA4- 2018-013_Statewide_Summary_Report_ADA.pdf (accessed December 2024).

California Environmental Protection Agency (CalEPA). 2023. Cortese List Data Resources. https://calepa.ca.gov/sitecleanup/corteselist/ (accessed December 2024).

Crocker, Malcolm J. Crocker (Editor). 2007. Handbook of Noise and Vibration Control Book, ISBN:
978-0-471-39599-7, Wiley-VCH, October 2007.

Department of Toxic Substances Control (DTSC). 2024. Envirostor. https://www.envirostor.dtsc.ca.gov/public/map/?myaddress=332+south+doheny+drive. (accessed December 2024).

Engineering ToolBox. 2005. Voice Level at Distance. https://www.engineeringtoolbox.com/voicelevel-d_938.html (accessed December 2024).

Federal Highway Administration (FHWA). Federal Highway Administration (FHWA). 2006. FHWA Roadway Construction Noise Model User’s Guide.
https://www.fhwa.dot.gov/environment/noise/construction_noise/rcnm/ (accessed December 2024).
_____. 2011. Highway Traffic Noise: Analysis and Abatement Guidance (FHWA-HEP-10-025). https://www.fhwa.dot.gov/environment/noise/regulations_and_guidance/analysis_and_ab atement_guidance/revguidance.pdf (accessed December 2024).

References
Class 32 Categorical Exemption Report 51
Federal Transit Administration (FTA). 2018. Transit Noise and Vibration Impact Assessment Manual. https://www.transit.dot.gov/sites/fta.dot.gov/files/docs/researchinnovation/118131/transit-noise-and-vibration-impact-assessment-manual-fta-report-no0123_0.pdf (accessed December 2024).

Kinsler, Lawrence E. and R. Frey, Austin and B. Coppens, Alan and V. Sanders, James. 1999.

Fundamentals of Acoustics, 4th Edition. ISBN 0-471-84789-5. Wiley-VCH, December 1999.

KOA, 2022. CEQA Transportation Impact Analysis and Local Transportation Assessment. September 30, 2022. (Appendix B)
Los Angeles County. 2009. Airport Land Use Commission. Santa Monica Municipal Airport. https://planning.lacounty.gov/aluc/airports (accessed December 2024).

South Coast Air Quality Management District (SCAQMD). 2003a. Localized Significance Thresholds. http://www.aqmd.gov/home/rules-compliance/ceqa/air-quality-analysishandbook/localized-significance-thresholds (accessed December 2024). _____. 2003b. 2003 Air Quality Management Plan. https://www.aqmd.gov/home/air-quality/cleanair-plans/air-quality-mgt-plan/2003-aqmp (accessed December 2024) _____. 2005. Rule 403. Fugitive Dust. https://www.aqmd.gov/docs/default-source/rule-book/ruleiv/rule-403.pdf?sfvrsn=4 (accessed December 2024). _____. 2007. Rule 1403. Asbestos Emissions From Demolition/Renovation Activities. http://www.aqmd.gov/docs/default-source/rule-book/reg-xiv/rule-1403.pdf?sfvrsn=4 (accessed December 2024).
_____. 2018. NAAQS and CAAQS Attainment Status for South Coast Air Basin. http://www.aqmd.gov/docs/default-source/clean-air-plans/air-quality-managementplans/naaqs-caaqs-feb2016.pdf?sfvrsn=14 (accessed December 2024). _____. 2023. Air Quality Significance Thresholds. https://www.aqmd.gov/docs/defaultsource/ceqa/handbook/south-coast-aqmd-air-quality-significancethresholds.pdf?sfvrsn=25. (accessed December 2024).

Southern California Association of Governments (SCAG). 2024-2050-2045 Regional Transportation Plan/ Sustainable Communities Strategy. https://scag.ca.gov/sites/main/files/fileattachments/certifieddraftfinalpeir_ada_noapps.pdf?1712106772 (accessed December 2024).

State Water Resources Control Board (SWRCB). 2023. GeoTracker. https://geotracker.waterboards.ca.gov/map/?CMD=runreport&myaddress=332+south+doh eny+drive (accessed February 2023).

United States Department of Finance. 2024. E-5 Populations and Housing Estimates for Cities, Counties, and the State, 2020-2024.
https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and-housingestimates-for-cities-counties-and-the-state-2020-2024/ (accessed December 2024).

United States Energy Information Administration (USEIA). 2019. Table PBA2. Summary table: total and medians of floorspace, number of workers, hours of operation, and age of building by building activity subcategories, 2012.
https://www.eia.gov/consumption/commercial/data/2012/bc/cfm/pba2.php (accessed December 2024)
City of Beverly Hills
55 North La Cienega Boulevard Project
52 United States Environmental Protection Agency (USEPA). 1974. Information on levels of environmental noise requisite to protect public health and welfare with an adequate margin of safety. Report No. 550/9-74-004 March 1974.
https://www.rosemonteis.us/documents/usepa-1974 (accessed December 2024. _____. 2022. “Health and Environmental Effects of Particulate Matter (PM) https://www.epa.gov/pm-pollution/health-and-environmental-effects-particulate-matterpm (accessed December 2024).

Class 32 Report appendices available online at:
www.beverlyhills.org/environmental
ATTACHMENT 11
Architectural Plans

DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A1.0 N.T.S ### OF ###

INFORMATION
ZONING

PROJECT AND

ZONING INFORMATION PROJECT DESCRIPTION / SCOPE OF WORK
NORTH
VICINITY MAP N. LA CIENEGA BLVD.
55 NORTH LA CIENEGA BOULEVARD
OWNER
55 DEL NORTE LLC
3172 S.S BARRINGTON AVE., #101
LOS ANGELES, CA 90066
CONTACT: - -
EMAIL: - -
TEL: - -

ARCHITECT

KEVIN TSAI ARCHITECTURE
1439 W JEFFERSON BLVD.

LOS ANGELES, CA 90007
CONTACT: KEVIN TSAI
EMAIL: [email protected]
TEL: [310]486-9328

CONTACT INFO

SURVEYOR
JOSEPH C. TRUXAW AND
ASSOCIATES, INC.
265 S. ANITA DR. SUITE 111
ORANGE, CA 92868
EMAIL: - -
TEL: [714] 935-0265

LANDSCAPE ARCHITECT

HARMONY GARDENS
CONTACT: DON RICE
EMAIL: [email protected]
TEL: - -

REQUESTED INCENTIVES AND WAIVER(S)

REQUESTED DENSITY BONUS INCENTIVES
INCENTIVE #1 - HEIGHT - BHMC SECTION 10-3-1880.A
- ALLOW AN INCREASE IN THE HEIGHT LIMIT FROM 45'-0" TO 86'-0" PROPOSED HEIGHT.

INCENTIVE #2 - STORIES - BHMC SECTION 10-3-1880.A
- ALLOW AN INCREASE IN THE NUMBER OF STORIES FROM (3) STORIES TO (7) STORIES.

INCENTIVE #3 - REAR YARD AND BALCONY ENCROACHMENT - BHMC SECTION 10-3-1952.B.3
- TO PERMIT A REAR YARD REDUCTION FROM 20'-0" TO 15'-3" FROM THE 3RD TO 6TH FLOORS AND FROM 20'-0" TO 17'-7" AT THE 7TH / PENTHOUSE FLOOR AND TO PERMIT BALCONIES TO PROJECT 5'-0" INTO THE REQUIRED YARD.

REQUESTED DENSITY BONUS WAIVER(S)
WAIVER #1 - OUTDOOR LIVING SPACE - BHMC SECTION 10-3-2803 - TO PERMIT A REDUCTION IN REQUIRED OUTDOOR LIVING SPACE OF 28,000 SQ. FT.

TO 9,800 SQ. FT. (65% REDUCTION).

PROJECT DESCRIPTION / SCOPE OF WORK
100% STACKABLE DENSITY BONUS (AB 1287) MIXED USE PROJECT CONSISTING OF 140 RESIDENTIAL UNITS, GROUND FLOOR COMMERCIAL, AND 3 LEVELS OF BELOW-GRADE PARKING. ROOF DECK CONSISTING OF SWIMMING POOL, RESTROOMS, AMENITY, AND OFFICE SPACES.
- BUILDING SHALL BE EQUIPPED WITH AN AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH CBC 903.3.1 OR NFPA 13.
- EMERGENCY RESPONDER RADIO COVERAGE REQUIRED (CFC 510) - TWO WAY COMMUNICATION AT ELEVATORS (CBC 1009.8)
- FIRE ALARM SHALL BE PROVIDED (CBC 907)
EXISTING USE:

RESTAURANT W/ 84 ON-GRADE PARKING SPACES. THE EXISTING 1-STORY RESTAURANT WILL BE DEMOLISHED.

PROJECT ADDRESS AND LEGAL DESCRIPTION
SITE ADDRESS 55 NORTH LA CIENEGA BLVD.

BEVERLY HILLS, CA 90211
ZONING DISTRICT C-3 MIXED USE OVERLAY
LOT / PARCEL AREA 38,500 SQ. FT.

ASSESSOR PARCEL # 4334-018-058
TRACT 4988
MAP REFERENCE - - BLOCK - - LOT 317, 318, 319, 320, 321, 322, 323

ARB - - DENSITY AND UNIT BREAKDOWN

DENSITY
38,500 SQ. FT. LOT AREA / 550 SQ. FT. AREA PER UNIT = 70 BASE UNITS 70 BASE UNITS X 100% STACKABLE DENSITY BONUS = 140 TOTAL UNITS W/ (11) VERY-LOW INCOME UNITS (15%) + (11) MODERATE INCOME UNITS (15%)

UNIT BREAKDOWN

UNIT TYPE QUANTITY
STUDIO 4
1-BEDROOM (1-BR) 111
2-BEDROOM (2-BR) 25
TOTAL 140
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A1.1 AS NOTED ### OF ###

INFORMATION

PROJECT

SHEET INDEX AND

SHEET INDEX
SHEET NO. SHEET TITLE

ARCHITECTURAL
A0.0 COVER PAGE
A1.0 PROJECT AND ZONING INFORMATION
A1.1 SHEET INDEX AND PROJECT INFORMATION
A1.2 PROJECT INFORMATION
A1.3 LEGENDS AND ABBREVIATIONS
A1.4 SITE SURVEY
A1.5 OUTDOOR LIVING SPACE DIAGRAM
A1.6 BUILDING AREA DIAGRAMS
A1.7 BUILDING AREA DIAGRAMS
A1.8 RUBBISH CALCULATIONS
A2.0 SITE PLAN
A3.0 PARKING P3 PLAN
A4.0 PARKING P2 PLAN
A5.0 PARKING P1 PLAN
A6.0 1ST FLOOR PLAN
A7.0 2ND FLOOR PLAN
A8.0 3RD FLOOR PLAN
A9.0 4TH FLOOR PLAN
A10.0 5TH FLOOR PLAN
A11.0 6TH FLOOR PLAN
A12.0 7TH / PENTHOUSE FLOOR PLAN
A12.1 PENTHOUSE ROOF PLAN
A13.0 EAST AND WEST ELEVATIONS
A13.1 EAST COLORED ELEVATION
A13.2 WEST COLORED ELEVATION
A14.0 NORTH AND SOUTH ELEVATIONS
A14.1 NORTH AND SOUTH COLORED ELEVATIONS
A15.0 SECTION A-A AND B-B
A16.0 SECTIONS C-C AND D-D
A20.0 UNIT PLANS
A20.1 UNIT PLANS
A20.2 UNIT PLANS
A20.3 UNIT PLANS
A20.4 UNIT PLANS
A20.5 UNIT PLANS
A20.6 UNIT PLANS
A20.7 UNIT PLANS
A20.8 UNIT PLANS
A20.9 UNIT PLANS
A21.0 STREETSCAPE PHOTOMONTAGE DAYLIGHT
VIEW 1
A21.1 STREETSCAPE PHOTOMONTAGE NIGHT
VIEW 2
A21.2 STREETSCAPE PHOTOMONTAGE DAYLIGHT
VIEW 3
A21.3 STREETSCAPE PHOTOMONTAGE NIGHT
VIEW 4

LANDSCAPE
L201 GROUND HARDSCAPE
L202 ROOF HARDSCAPE
L203 LANDSCAPE LIGHTING
L301 GROUND LEVEL PLANTING
L302 2ND-FLOOR PLANTING
L303 5TH-FLOOR PLANTING
L304 6TH-FLOOR PLANTING
L305 ROOF PLANTING
L306 EAST AND WEST ELEVATIONS
L307 NORTH AND SOUTH ELEVATIONS

DWELLING UNIT MATRIX
UNIT TYPES QUANTITY # OF BEDROOMS AREA
A1 4 STUDIO 713 SF
B1 49 1 BEDROOM 709 SF
B2 26 1 BEDROOM 709 SF
B3 10 1 BEDROOM 700 SF
B4 4 1 BEDROOM 636 SF
B5 8 1 BEDROOM 681 SF
B6 6 1 BEDROOM 639 SF
B7 5 1 BEDROOM 717 SF
B8 1 1 BEDROOM 627 SF
B9 2 1 BEDROOM 661 SF
C1 8 2 BEDROOMS 1,260 SF
C2 4 2 BEDROOMS 1,589 SF
C3 5 2 BEDROOMS 999 SF
C4 4 2 BEDROOMS 1,190 SF
C5 2 2 BEDROOMS 1,248 SF
C6 1 2 BEDROOMS 1,548 SF
C7 1 2 BEDROOMS 1,179 SF

VERY LOW INCOME UNIT MATRIX
FLOOR UNIT # # OF BEDROOMS UNIT TYPE
2ND 206 2 BR C1
210 1 BR B1
217 1 BR B1
226 2 BR C3
3RD 315 STUDIO A1
4TH 405 1 BR B1
410 1 BR B1
415 STUDIO A1
421 1 BR B1
426 2 BR C3
5TH 508 2 BR C1
QUANTITY (4) 2 BR + (5) 1 BR + (2) STUDIO =
11 TOTAL UNITS

MODERATE INCOME UNIT MATRIX
FLOOR UNIT # # OF BEDROOMS UNIT TYPE
2ND 205 1 BR B1
211 1 BR B5
215 STUDIO A1
221 1 BR B1
228 2 BR C4
3RD 308 2 BR C1
4TH 406 2 BR C1
411 1 BR B5
417 1 BR B1
428 2 BR C4
5TH 515 STUDIO A1
QUANTITY (4) 2 BR + (5) 1 BR + (2) STUDIO =
11 TOTAL UNITS

UNIT BREAKDOWN

UNIT TYPE QUANTITY
STUDIO 4
1-BEDROOM (1-BR) 111
2-BEDROOM (2-BR) 25
TOTAL UNITS 140
INCLUSIONARY HOUSING (BHMC SECTION 10-3-4803:A2)
REQUIRED (140 UNITS X 10%) 14 UNITS
TOTAL PROPOSED 22 UNITS

CONSTRUCTION TYPE
- (3) BASEMENT PARKING LEVELS: TYPE I-A (S-2 OCC.)
- (1) GROUND LEVEL: TYPE I-A (A & M & S-2 OCC.)
- (6) LEVELS: TYPE III-A (R-2 OCC.)

BUILDING HEIGHT

MAXIMUM ALLOWABLE PROPOSED
45'-0" 86'-0"

STORIES

MAXIMUM ALLOWABLE PROPOSED
3 STORIES 7 STORIES

OPEN SPACE

REQUIRED PROPOSED
28,000 SQ. FT. 9,800 SQ. FT.

COMMERCIAL RUBBISH CALCULATION

REQUIRED PROPOSED
24 C.Y. 24 C.Y.

RESIDENTIAL RUBBISH CALCULATION

REQUIRED PROPOSED
16 C.Y. 16 C.Y.

DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A1.2 AS NOTED ### OF ###

INFORMATION

PROJECT

SETBACKS

REQUIRED PROVIDED

FRONT (EAST)
(LA CIENEGA - COMMERICAL)
1ST FLOOR 0'-0" 0'-0"

REAR (WEST)
1ST FLOOR 10'-0" 10'-0"
2ND FLOOR 10'-0" 10'-0"
3RD FLOOR 20'-0" 15'-3"
4TH FLOOR 20'-0" 15'-3"
5TH FLOOR 20'-0" 15'-3"
6TH FLOOR 20'-0" 15'-3"
7TH / PENTHOUSE FLOOR 20'-0" 17'-7"

SIDE (NORTH)
(COMMERCIAL)
1ST FLOOR 0'-0" 0'-4"

SIDE (NORTH)
(RESIDENTIAL)
2ND FLOOR - 7TH / PENTHOUSE 0'-0" 5'-0"

SIDE (SOUTH)
(COMMERCIAL)
1ST FLOOR 0'-0" 5'-0"

SIDE (SOUTH)
(RESIDENTIAL)
2ND FLOOR - 7TH / PENTHOUSE 0'-0" 5'-0"

REQUIRED PARKING CONTINUED
PER AB744 (STATE DENSITY BONUS)

RESIDENTIAL AND COMMERCIAL PARKING
- 0.5 SPACES PER UNIT = 140 UNITS X 0.5 = 70 TOTAL SPACES

PER BHMC
(RESIDENTIAL: 10-3-2816 & 2817; COMMERCIAL: 10-3-2730)

RESIDENTIAL PARKING
EFFICIENCY UNIT (<1,000 SF) = 1 SPACE PER UNIT
= 4 UNITS X 1 SPACE = 4 SPACES
1-BEDROOM = 2 SPACES PER UNIT
= 111 UNITS X 2 SPACES = 222 SPACES
2-BEDROOMS = 2 1/2 SPACES PER UNIT
= 25 UNITS X 2 1/2 SPACES = 62.5 SPACES
GUEST PARKING = 1 SPACE PER EVERY 4 UNITS
= 140 UNITS / 4 = 35 SPACES
TOTAL = 4+222+62.5+35 = 323.5 = 324 TOTAL SPACES

COMMERCIAL PARKING

FOR THIS PERMIT APPLICATION ALL OF THE COMMERCIAL USE
SPACE WILL BE PERMITTED AS "SHELL-ONLY" SINCE THERE ARE NO TENANTS AT THIS TIME.

REFER TO USES BREAKDOWN BELOW:
- 44.34 (MARKET /RETAIL) +
- 19.72 (DINING / RESTAURANT) +
- 13.19 (STORAGE / RUBBISH / OTHER NON-EXEMPT USES) =

77.25 SPACES = 78 TOTAL SPACES
- MARKET / RETAIL USES
11,310 SQ. FT. (MARKET) + 4,210 SQ. FT. (RETAIL) =
15,520 SQ. FT. / 350 = 44.34 SPACES
- DINING / RESTAURANT USES
3,535 SQ. FT. (RESTAURANT AT FIRST FLOOR) + 580 SQ. FT. (KITCHEN AT ROOF) = 4,115 SQ. FT.
- FIRST 3,000 SQ. FT. OF DINING AT 1/350 =
- 3,000 / 350 = 8.57 SPACES
- REMAINING AREA AT 1/100 =
- (4,115 SQ. FT. - 3,000 SQ. FT.) = 1,115 SQ. FT. / 100 =

11.15 SPACES
TOTAL DINING / RESTAURANT PARKING =
- 8.57 SPACES + 11.15 SPACES = 19.72 SPACES
- STORAGE / RUBBISH / OTHER NON-EXEMPT USES
- 290 SQ. FT. (RESIDENTIAL TRASH ROOM AT 1ST FLOOR) +
- 305 SQ. FT. (COMMERCIAL TRASH ROOM AT 1ST FLOOR) +
- 150 SQ. FT. (POOL EQUIPMENT ROOM AT ROOF) +
- 470 SQ. FT. (MASSAGE ROOM AT ROOF) +
- 270 SQ. FT. (DRY AND WET SAUNA ROOMS AT ROOF)
- 1,100 SQ. FT. (RESIDENTIAL OFFICE / CONCIERGE AT ROOF) + - 2,030 SQ. FT. (MANAGEMENT OFFICE AT ROOF) =
4,615 SQ. FT. AT 1/350 = 13.19 SPACES

NON-RESIDENTIAL BICYCLE PARKING (CALGREEN)
SHORT TERM:
- 5% OF NON-RESIDENTIAL PARKING SPACES = 79 X 5% = 3.95 = 4 SPACES LONG TERM:
- 5% OF NON-RESIDENTIAL PARKING SPACES = 79 X 5% = 3.95 = 4 SPACES

PROVIDED PARKING - VEHICULAR

LEVEL STANDARD ACCESSIBLE EV EVCS ACCESSIBLE
EVCS
TOTAL
P3 (RES.) 31 - - 27 6 - - 64
P2 (RES.) 9 3 11 3 1 27
P2 (COMM.) 26 3 - - - - - - 29
P1 (COMM.) 30 3 13 3 1 50
1ST (COMM.) 2 - - - - - - - - 2
RES. TOTAL 40 3 38 9 1 91
COMM. TOTAL 58 6 13 3 1 79
TOTAL 98 9 51 12 2 172
- RES. = RESIDENTIAL ; COMM. = COMMERCIAL
NORTH

TRANSIT MAP

WILSHIRE / LA CIENEGA

PURPLE LINE

METRO STATION
55 N. LA CIENEGA

BUILDING AREA
FLOOR GROUP S TRASH BLDG.

OPERATION
COMM.

GROUP A
COMM.

GROUP M
RES.

GROUP R2
RES.

GROUP B
ZONING

AREA (BHMC)
P3 32,825 SF 790 SF
P2 32,825 SF 790 SF
P1 30,485 SF 220 SF 2,910 SF 220 SF
1ST 8,820 SF 595 SF 2,430 SF 14,845 SF 4,210 SF 2,550 SF 22,200 SF 2ND 200 SF 29,940 SF 30,140 SF
3RD 200 SF 29,730 SF 29,930 SF
4TH 200 SF 29,730 SF 29,930 SF
5TH 200 SF 28,310 SF 28,510 SF
6TH 200 SF 25,640 SF 25,840 SF
7TH /

PENTHOUSE
150 SF 230 SF 1,010 SF 4,540 SF 5,700 SF
GRAND TOTAL 105,455 SF 1,965 SF 6,650 SF 19,055 SF 146,910 SF 4,540 SF 172,470 SF F.A.R. = 172,470 SF / 38,500 SF = 4.48

REQUIRED PARKING
PER AB 2097
THE PROJECT IS LOCATED WITHIN 350 FEET OF THE WILSHIRE / LA CIENEGA PURPLE LINE METRO STATION. PER AB 2097, NO

MINIMUM AUTOMOBILE PARKING REQUIREMENT SHALL BE

ENFORCED FOR ANY RESIDENTIAL, COMMERCIAL, OR OTHER

DEVELOPMENT PROJECT WITHIN ONE-HALF MILE OF A MAJOR
TRANSIT STOP.

RESIDENTIAL AND COMMERCIAL PARKING = 0 TOTAL SPACES
350 FEET
WALKING DISTANCE N. LA CIENEGA BLVD.

WILSHIRE BLVD.

PROVIDED PARKING - BIKE

LEVEL LONG-TERM
(LOCKER)

SHORT-TERM
(RACK)
TOTAL
P3 (RES.) -- - - -- P2 (RES.) 4 -- 4
P2 (COMM.) -- -- -- P1 (COMM.) 4 -- 4
1ST (COMM. &
RES.) -- 6 6
TOTAL 8 6 14
- RES. = RESIDENTIAL ; COMM. = COMMERCIAL
REQUIRED BIKE PARKING (BHMC) 10-7-301-3d
BICYCLE RACKS OR OTHER SECURE BICYCLE PARKING SHALL BE PROVIDED TO ACCOMMODATE (4) BICYCLES FOR FIRST 50,000 SF OF NON-RESIDENTIAL DEVELOPMENT AND (1) BICYCLE FOR EACH ADDITIONAL 50,000 SF OF NON-RESIDENTIAL DEVELOPMENT. IF SUCH CALCULATIONS RESULT IN A FRACTION OF 0.5 OR HIGHER, THEN THE FRACTION SHALL BE ROUNDED UP TO THE NEAREST WHOLE NUMBER. SECURE BICYCLE PARKING MAY CONSIST OF A FULLY ENCLOSED SPACE OR A LOCKER ACCESSIBLE ONLY TO THE OWNER OR OPERATOR OF THE BICYCLE WHICH PROTECTS THE BICYCLE FROM INCLEMENT WEATHER.

PROPOSED NON-RESIDENTIAL DEVELOPMENT AREA = < 50,000 SF DATE 1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com 55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211 JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE: PROJECT TITLE: SHEET: # ISSUE DESCRIPTION ar c h it e c t s s t a m p All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t STAFF AC SCALE: D R A F T NOT FOR CONSTRUCTION K T A Kevin Tsai Architecture 55 N. LA CIENEGA IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT REVISION NUMBER (REFER TO NOTES FOR DESCRIPTION) AREA OF REVISION (REFER TO NOTES FOR DESCRIPTION) 1 ELEVATION A111 LABELS DETAIL NUMBER SHEET NUMBER 4 WINDOW TYPE DESIGNATION (SEE SCHEDULE) DOOR NUMBER (SEE SCHEDULE) SCALE DRAWING TITLE NTS 01 ROOM NAME ROOM 0000 111U ROOM NAME AND IDENTIFICATION NUMBER A111 1 ELEVATION NUMBER SHEET NUMBER A.B. ANCHOR BOLT A/C AIR CONDITIONER ABV. ABOVE A.F.F. ABOVE FINISHED FLOOR ALUM. ALUMINUM ANOD. ANODIZED APPROX. APPROXIMATE APPD. APPROVED ASPH. ASPHALT A.P. ACCESS PANEL B.C. BOTTOM OF CURB BD. BOARD B.L. BUILDING LINE BLDG. BUILDING BOT. BOTTOM B.O. BOTTOM OF B.O.T. BOTTOM OF CURB B.O.W. BOTTOM OF WALL CLG. CEILING C.L. CENTER LINE COL. COLUMN CONC. CONCRETE C.T. CERAMIC TILE C.P. COMMUNICATIONS PANEL C.M.U. CONCRETE MASONRY UNIT C.J. CONTROL JOINT C.F. CUBIC FEET DBL. DOUBLE D.D. DECK DRAIN DET. DETAIL DEPT. DEPARTMENT DIA. DIAMETER DIM. DIMENSION DN. DOWN DR. DOOR D.O. DOOR OPENING D.R. DINING ROOM D.S. DOWN SPOUT D.W. DISH WASHER DWG. DRAWING EA. EACH ELEC. ELECTRICAL EL. ELEVATION ENGR. ENGINEER ENCL. ENCLOSURE EMER. EMERGENCY ENT. ENTRANCE EXH. EXHAUST E.O.S EDGE OF SLAB EQUIP. EQUIPMENT E.F.F. EXISTING FINISH FLOOR E.J. EXPANSION JOINT EQ. EQUAL EXP. EXPANSION EXT. EXTERIOR F.A.I. FRESH AIR INTAKE F.B.O. FURNISHED BY OTHERS F.G. FINISH GRADE FND. FOUNDATION F.E. FIRE EXTINGUISHER F.H.C. FIRE HOSE CABINET FIN. FINISH FIXT. FIXTURE FLR. FLOOR F.D. FLOOR DRAIN FDC FIRE DEPARTMENT CONNECTION FLASH. FLASHING F.O.S. FACE OF STUD. F.O.C. FACE OF CONCRETE F.P.S.C. FIREPROOF SELF-CLOSING FURR. FURRING FTG. FOOTING GALV. GALVANIZED GA GAUGE G.B. GRAB BAR G.C.A. GLAZED CERAMIC TILE GEN. GENERAL GL. GLASS, GLAZING G. GROUND GR. GRADE G.A. GENERAL CONTRACTOR GWB. GYPSUM WALLBOARD H. HIGH H.B. HOSE BIB HC. HOLLOW CORE HDWR. HARDWARE HDWD. HARDWOOD HGT. HEIGHT H.A. HOLLOW METAL HP. HIGH POINT HORIZ. HORIZONTAL HD. HANDRAIL HR. HOUR HVAC HEATING, VENTILATING A/C HTG. HEATING HW. HOT WATER HYD. HYDRANT I.N.R. IMPACT NOISE RATING INSUL. INSULATION INT. INTERIOR I.D. INSIDE DIAMETER INC. INCLUDING IN. INCHES JAN. JANITOR JT. JOINT L.F. LINEAR FEET LT. WT. LIGHT WEIGHT LVR. LOUVER MACH. MACHINE MAS. MASONRY MAX. MAXIMUM MECH. MECHANICAL MEMB. MEMBRANE MFR. MANUFACTURER MTL. METAL MIN. MINIMUM M.O. MASONRY OPENING M.R. MOISTURE RESITANT MH. MANHOLE MISC. MISCELLANEOUS M.U.A. MAKE UP AIR N.I.C. NOT IN CONTRACT No. / # NUMBER NOM. NOMINAL N.T.S. NOT TO SCALE OA. OVERALL O.C. ON CENTER O.D. OVERFLOE DRAIN O.H. OVERHANG OVHD. OVERHEAD OPNG. OPENING O.S. OVERFLOW SCUPPER PART. PARTITION PERF. PERFORATED P.L. PROPERTY LINE PL. PLATE PLAS. PLASTER PLUMB. PLUMBING PLYWD. PLYWOOD PNL. PANEL POL. POLISH PRCST. PRECAST PREFAB. PREFABRICATED PLS.LAM. PLASTIC LAMINATE PT. PAINT R. RISERS, RANGE RAD. RADIUS R.D. ROOF DRAIN REF. REFRIGERATOR, REFERENCE REINF. REINFORCED REQ'D REQUIRED RESIST. RESISTANT RESIL. RESILIENT RM. ROOM RO. ROUGH OPENING R.R. ROOF RAFTER REV. REVISED S.C. SOLID CORE SECT. SECTION SEP. SEPARATION SHW. SHOWER SHT. SHEET SPEC. SPECIFICATIONS S.T.C. SOUND TRANSMISSION CLASS STL. STEEL SS. STAINLESS STEEL STD. STANDARD STOR. STORAGE STRUCT. STRUCTURAL SIM. SIMILAR SUSP. SUSPENDED S.O. SLAB OPENING SQ. SQUARE S.F. SQUARE FEET T. TREAD TEMP. TEMPERED T.O.C. TOP OF CURB THK. THICKNESS T.O.P. TOP OF PARAPET T.O.S. TOP OF SLAB T.O.W. TOP OF WALL TR. TREAD TYP. TYPICAL T.B. TOWEL BAR T.E. TOILET EXHAUST T&G TONGUE AND GROVE U.W. UNIT WIDTH U.N.O. UNLESS NOTED OTHERWISE UNF. UNFINISHED V.T. VINYL COMPOSTION TILE V.G. VINYL CORNER GUARD VENT. VENTILATION VEST. VESTIBULE VERT. VERTICAL VIN. VINYL W. WASHING MACHINE W.A. WEEP HOLES W/ WITH W/O WITHOUT W.B. WROUGHT IRON WIN. WINDOW W.A. WATER CLOSET WD. WOOD W.P. WATERPROOFING WR. GWB WATER RESISTANT GYPSUM BOARD WT. WEIGHT & AND ANGLE @ AT F.H. FIRE HYDRANT TYP. 4 A111 WALL TYPE DESIGNATION SHEET NUMBER A1.3AS NOTED ### OF ### ABBREVIATIONS LEGENDS AND ABBREVIATIONS LEGENDS & SYMBOLS DATE 1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com 55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211 JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE: PROJECT TITLE: SHEET: # ISSUE DESCRIPTION ar c h it e c t s s t a m p All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t STAFF AC SCALE: D R A F T NOT FOR CONSTRUCTION K T A Kevin Tsai Architecture 55 N. LA CIENEGA IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A1.4AS NOTED ### OF ### SITE SURVEY SCALE SITE SURVEY NTS 01 15'-3" REAR SETBACK
15'-3" REAR SETBACK
15'-3" REAR SETBACK15'-3" REAR SETBACK
12'-53 8" 17'-115 8"15'-4" 17'-115 8"
12'-53 8" 17'-115 8"15'-4" 17'-115 8"
25'-718"
25'-718" 20'-31 20'-3 8" 18" 7'-0" 10'-75 10'-6 8" 3 8" 7'-0" 6'-11 6'-1 8" 18" 7'-0" 7'-0" 6'-11 6'-1 8" 18" 7'-0"
7'-0" 8'-4" 10'-7"
7'-0"
7'-0"
7'-0" 6'-11 6'-1 8" 18" 7'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-7" 6'-0"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-7" 6'-0"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
7'-0" 10'-75 10'-6 8" 3 8" 7'-0" 6'-11 6'-1 8" 18" 7'-0" 7'-0" 6'-11 6'-1 8" 18" 7'-0"
7'-0" 8'-4" 10'-7"
7'-0"
7'-0"
7'-0" 6'-11 6'-1 8" 18" 7'-0"
45'-3" 68'-47 113'-6 8" 3 4"
53'-4" TOTAL COMMON OUTDOOR SPACE (QUALIFIED AND COUNTED) - 1,000 SF TOTAL COMMON OUTDOOR SPACE (QUALIFIED AND COUNTED) - 5,910 SF TOTAL PRIVATE OUTDOOR LIVING SPACE (QUALIFIED AND COUNTED) - 605 SF 55 SF 70 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 70 SF 70 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF40 SF40 SF 40 SF 40 SF 55 SF 70 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 70 SF 70 SF 275 SF 220 SF 275 SF 500 SF 500 SF 4,105 SF 1,805 SF TOTAL PRIVATE OUTDOOR LIVING SPACE (QUALIFIED AND COUNTED) - 505 SF TOTAL PRIVATE OUTDOOR LIVING SPACE (QUALIFIED AND COUNTED) - 1,275 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF40 SF40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 7'-0" 10'-75 10'-6 8" 3 8" 7'-0" 6'-11 6'-1 8" 18" 7'-0" 7'-0" 6'-11 6'-1 8" 18" 7'-0"
7'-0" 8'-4" 10'-7"
8'-2"
7'-0" 6'-514" 8'-2" 6'-514" 6'-0"
7'-0"
7'-0" 6'-11 6'-1 8" 18" 7'-0" 13'-2 6'-4" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 5 6'-1 8" 1 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 8" 50 SF 55 SF 70 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 70 SF 70 SF 50 SF 142 SF 142 SF 142 SF 142 SF 142 SF 142 SF 142 SF 142 SF 227 SF 145 SF 142 SF 142 SF 142 SF 142 SF 217 SF 142 SF 142 SF 7'-0" 10'-75 10'-6 8" 3 8" 7'-0" 6'-11 6'-1 8" 18" 7'-0" 7'-0" 6'-11 6'-1 8" 18" 7'-0"
7'-0" 8'-4" 10'-7"
7'-0"
7'-0"
7'-0" 6'-11 6'-1 8" 18" 7'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0"
6'-7" 6'-0" 55 SF 70 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 70 SF 70 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF 40 SF TOTAL PRIVATE OUTDOOR LIVING SPACE (QUALIFIED AND COUNTED) - 505 SF 12'-10" 12'-10" 14'-714" 14'-714" 12'-10"
14'-714" 12'-10"14'-714" 185 SF 185 SF 185 SF 185 SF DATE 1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com 55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211 JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE: PROJECT TITLE: SHEET: # ISSUE DESCRIPTION a r c h i t e c t s s t am p All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t STAFF AC SCALE: D R A F T NOT FOR CONSTRUCTION K T A Kevin Tsai Architecture 55 N. LA CIENEGA IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A1.51/64"=1'-0" ### OF ### SPACE DIAGRAM OUTDOOR LIVING SCALE 2ND FLOOR - OUTDOOR LIVING SPACE 1/64"=1'-0" 01 SCALE 3RD FLOOR - OUTDOOR LIVING SPACE 1/64"=1'-0" 02 SCALE 4TH FLOOR - OUTDOOR LIVING SPACE 1/64"=1'-0" 03 SCALE 5TH FLOOR - OUTDOOR LIVING SPACE 1/64"=1'-0" 04 SCALE 6TH FLOOR - OUTDOOR LIVING SPACE 1/64"=1'-0" 05 COMMON OUTDOOR LIVING SPACE BREAKDOWN (QUALIFIED AND COUNTED) PROVIDED 6TH FLOOR 1,000 SF 7TH / PENTHOUSE FLOOR 5,910 SF TOTAL 6,910 SF SCALE 7TH / PENTHOUSE FLOOR - OUTDOOR LIVING SPACE 1/64"=1'-0" 06 LEGEND COMMON OUTDOOR LIVING SPACE (QUALIFIED AND COUNTED) 15'-0" X 15'-0" MIN. PRIVATE OUTDOOR LIVING SPACE (QUALIFIED AND COUNTED) 6'-0" X 6'-0" MIN. COMMON AND PRIVATE OUTDOOR LIVING SPACE (NOT QUALIFIED AND NOT COUNTED) PRIVATE OUTDOOR LIVING SPACE BREAKDOWN (QUALIFIED AND COUNTED) PROVIDED 2ND FLOOR 605 SF 3RD FLOOR 505 SF 4TH FLOOR 505 SF 5TH FLOOR 1,275 SF TOTAL 2,890 SF OUTDOOR LIVING SPACE BREAKDOWN REQUIRED 200 SF PER UNIT = 200 SF X 140 UNITS = 28,000 SF PROVIDED (QUALIFIED AND COUNTED) 6,910 SF + 2,890 SF = 9,800 SF *PROJECT REQUESTS WAIVER TO PERMIT REDUCTION IN PROVIDED OUTDOOR LIVING SPACE - REFER TO A1.0. COMMON AND PRIVATE OUTDOOR LIVING SPACE BREAKDOWN (NOT QUALIFIED AND NOT COUNTED) PROVIDED 2ND FLOOR 2,577 SF 3RD FLOOR 1,075 SF 4TH FLOOR 1,080 SF 5TH FLOOR 1,250 SF 6TH FLOOR 1,505 SF 7TH / PENTHOUSE 1,425 SF TOTAL 8,912 SF GARAGE 32,825 SF STORAGE 220 SF BUILDING OPERATION: MECH. ROOM 385 SF BUILDING OPERATION: ELEV. CONTROL ROOM 90 SF BUILDING OPERATION: MECH. ROOM 405 SF GARAGE 32,825 SF BUILDING OPERATION: MECH. ROOM 385 SF BUILDING OPERATION: MECH. ROOM 405 SF GARAGE 30,580 SF BUILDING OPERATION: MECH. ROOM 385 SF BUILDING OPERATION: GREASE INTERCEPTOR ROOM 500 SF BUILDING OPERATION: FIRE PUMP ROOM 405 SF BUILDING OPERATION: BOOSTER PUMP ROOM AND GREASE INTERCEPTOR ROOM 1,030 SF BUILDING OPERATION: MECH. ROOM 500 SF COMMERCIAL (GROUP A) 11,310 SF COMMERCIAL (GROUP M) 2,020 SF RESIDENTIAL (GROUP R2) 2,550 SF BUILDING OPERATION: ELEV. CONTROL ROOM 120 SF TRASH ROOMS 595 SF COMMERCIAL (GROUP A) 3,535 SF BUILDING OPERATION: ELEC. ROOM 970 SF GARAGE (GROUP S) 9,715 SF BUILDING OPERATION: SCE 780 SF BUILDING OPERATION: ELEC. ROOM 560 SF COMMERCIAL (GROUP M) 2,190 SF 10'-0" REAR
SETBACK RESIDENTIAL (GROUP R2)
29,940 SF TRASH 45 SF STORAGE 70 SF STORAGE 85 SF DATE 1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com 55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211 JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE: PROJECT TITLE: SHEET: # ISSUE DESCRIPTION ar c hi t e c t s s t a m p All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t STAFF AC SCALE: D R A F T NOT FOR CONSTRUCTION K T A Kevin Tsai Architecture 55 N. LA CIENEGA IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A1.61/64"=1'-0" ### OF ### DIAGRAMS BUILDING AREA SCALE P3 PARKING PLAN 1/64"=1'-0" 01 SCALE P2 PARKING PLAN 1/64"=1'-0" 02 SCALE P1 PARKING PLAN 1/64"=1'-0" 03 SCALE 1ST FLOOR PLAN 1/64"=1'-0" 04 SCALE 2ND FLOOR PLAN 1/64"=1'-0" 05 LEGEND STORAGE / TRASH BUILDING OPERATION COMMERCIAL (GROUP A) COMMERCIAL (GROUP M) RESIDENTIAL (GROUP R2) RESIDENTIAL (GROUP B) FLOOR GROUP S TRASH / STORAGE BLDG. OPERATION GROUP A GROUP M GROUP R2 GROUP B ZONING AREA (BHMC) P3 32,825 SF 790 SF P2 32,825 SF 790 SF P1 30,485 SF 220 SF 2,910 SF 220 SF 1ST 8,820 SF 595 SF 2,430 SF 14,845 SF 4,210 SF 2,550 SF 22,200 SF 2ND 200 SF 29,940 SF 30,140 SF 3RD 200 SF 29,730 SF 29,930 SF 4TH 200 SF 29,730 SF 29,930 SF 5TH 200 SF 28,310 SF 28,510 SF 6TH 200 SF 25,640 SF 25,840 SF 7TH / PENTHOUSE 150 SF 230 SF 1,010 SF 4,540 SF 5,700 SF GRAND TOTAL 105,455 SF 1,965 SF 6,650 SF 19,055 SF 146,910 SF 4,540 SF 172,470 SF AREA DRAIN, TYP. RESIDENTIAL (GROUP R2)
29,730 SF TRASH 45 SF RESIDENTIAL (GROUP R2) 29,730 SF TRASH 45 SF STORAGE 70 SF STORAGE 85 SF STORAGE 70 SF STORAGE 85 SF RESIDENTIAL TRASH 45 SF (GROUP R2) 28,310 SF STORAGE 70 SF STORAGE 85 SF BUILDING OPERATION: ELEV. CONTROL ROOM 95 SF BUILDING OPERATION: ELEV. CONTROL ROOM 135 SF STORAGE 150 SF RESIDENTIAL (GROUP R2) 200 SF RESIDENTIAL (GROUP B) 2,200 SF RESIDENTIAL (GROUP B) 1,760 SF RESIDENTIAL TRASH 45 SF (GROUP R2) 25,640 SF STORAGE 70 SF STORAGE 85 SF RESIDENTIAL (GROUP R2) 1,010 SF RESIDENTIAL (GROUP B) 580 SF DATE 1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com 55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211 JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE: PROJECT TITLE: SHEET: # ISSUE DESCRIPTION a r c h i t e c t s s t am p All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t STAFF AC SCALE: D R A F T NOT FOR CONSTRUCTION K T A Kevin Tsai Architecture 55 N. LA CIENEGA IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A1.71/64"=1'-0" ### OF ### DIAGRAMS BUILDING AREA SCALE 3RD FLOOR PLAN 1/64"=1'-0" 01 SCALE 4TH FLOOR PLAN 1/64"=1'-0" 02 SCALE 5TH FLOOR PLAN 1/64"=1'-0" 03 SCALE 6TH FLOOR PLAN 1/64"=1'-0" 04 SCALE 7TH / PENTHOUSE FLOOR PLAN 1/64"=1'-0" 05 LEGEND STORAGE / TRASH BUILDING OPERATION COMMERCIAL (GROUP A) COMMERCIAL (GROUP M) RESIDENTIAL (GROUP R2) RESIDENTIAL (GROUP B) FLOOR GROUP S TRASH / STORAGE BLDG. OPERATION GROUP A GROUP M GROUP R2 GROUP B ZONING AREA (BHMC) P3 32,825 SF 790 SF P2 32,825 SF 790 SF P1 30,485 SF 220 SF 2,910 SF 220 SF 1ST 8,820 SF 595 SF 2,430 SF 14,845 SF 4,210 SF 2,550 SF 22,200 SF 2ND 200 SF 29,940 SF 30,140 SF 3RD 200 SF 29,730 SF 29,930 SF 4TH 200 SF 29,730 SF 29,930 SF 5TH 200 SF 28,310 SF 28,510 SF 6TH 200 SF 25,640 SF 25,840 SF 7TH / PENTHOUSE 150 SF 230 SF 1,010 SF 4,540 SF 5,700 SF GRAND TOTAL 105,455 SF 1,965 SF 6,650 SF 19,055 SF 146,910 SF 4,540 SF 172,470 SF ELEV.#3 16'-7"
11'-8" 6'-0"
4'-6" 4 CY 4 CY 4 CY 4 CY
27'-10" 9'-10" 6'-0"
4'-6" 4 CY 4 CY 4 CY 4 CY 4 CY 4 CY DATE 1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com 55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211 JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE: PROJECT TITLE: SHEET: # ISSUE DESCRIPTION a r c h i t e c t s s t am p All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t STAFF AC SCALE: D R A F T NOT FOR CONSTRUCTION K T A Kevin Tsai Architecture 55 N. LA CIENEGA IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A1.81/8"=1'-0" ### OF ### CALCULATIONS RUBBISH SCALE COMMERCIAL TRASH ROOM 1/8"=1'-0" 01 SCALE RESIDENTIAL TRASH ROOM 1/8"=1'-0" 02 RUBBISH CALCULATIONS (COMMERCIAL) OCCUPANCY GROSS FLOOR AREA AREA FACTOR PER GROSS FLOOR AREA LOOSE VOLUME PER DAY OF OCCUPANCY COLLECTION CYCLE ADDITIONAL LOOSE VOLUME LOOSE VOLUME TOTAL REQUIRED VOLUME REQUIRED QUANTITY OF 4 C.Y. BINS PROPOSED QUANTITY OF 4 C.Y. BINS EATERY 9,935 SF 100 SF 2 CF 2 DAYS 0 CF 400 CF (15 CY) 24 CY 6 6 RETAIL 1,890 SF 100 SF 1 CF 2 DAYS 0 CF 38 CF (2 CY) RETAIL 1,370 SF 100 SF 1 CF 2 DAYS 0 CF 28 CF (2 CY) RETAIL 770 SF 100 SF 1 CF 2 DAYS 0 CF 16 CF (1 CY) RESTAURANT 3,180 SF 100 SF 1.5 CF 2 DAYS 0 CF 96 CF (4 CY) RUBBISH CALCULATIONS (RESIDENTIAL) OCCUPANCY # UNITS AREA FACTOR PER UNIT LOOSE VOLUME PER DAY OF OCCUPANCY COLLECTION CYCLE ADDITIONAL LOOSE VOLUME LOOSE VOLUME TOTAL REQUIRED VOLUME REQUIRED QUANTITY OF 4 C.Y. BINS PROPOSED QUANTITY OF 4 C.Y. BINS RESIDENTIAL 140 0 SF 1.5 CF 2 DAYS 7 CF 427 CF (16 CY) 16 CY 4 4 UTILITY CONTROL BOX PARKING METER PARKING METER PARKING METER PARKING METER PARKING METER PARKING METER STREET LIGHT VENT VENT 3X4.2" WATER VAULT 5X6' SCE VAULT PARKING METER (E) SIDEWALK (E) SIDEWALKWATER METER SDMH 100'-0" 10'-0"

REAR SETBACK
(139.49) TC (138.88) FL (139.57) TC (138.99) FL (138.85) TC (138.85) TC (138.72) TC (138.12) FL (138.37) TC (137.77) FL (138.12) TC (137.53) FL (137.99) TC (137.95) TC (137.38) FL PROPERTY LINE 4'-8" LA CIENEGA BLVD.
110'-0" 350'-0"
15'-3"

REAR SETBACK
89'-7" 5'-2" 340'-0" 5'-0" SIDE SETBACK
35'-0" 4" 5'-0" SIDE SETBACK DECK AT 6TH LEVEL DECK AT 2ND FLOOR RESIDENTIAL LOBBY ENTRANCE PRIVATE DECKS AT 5TH FLOOR REAR YARD AT GROUND FLOORFRONT YARD SIDE YARD AT GROUND FLOOR STAIR EXIT STAIR EXIT PRIVATE DECKS AT 5TH FLOOR PRIVATE DECKS AT 2ND FLOOR BALCONIES AT 2ND-6TH FLOORS PROPERTY AREA = 38,500 SQ. FT. BALC.

SIDE YARD AT 2ND FLOOR PROPERTY LINE
PROPERTY LINE BALC. BALC. BALC. STREET LIGHT STREET LIGHT UTILITY DRIVEWAY DRIVEWAY BALCONIES AT 2ND-6TH FLOORS ELEV. #1 & #2 BALC. AT 2ND FLOOR BALC. AT 2ND FLOOR 20'-0" 29'-0" STAIR #2 STAIR #1 ELEV. #3 15'-0" 138.30 FS 138.42 FS 138.58 FS 138.73 FS 139.01 FS 139.13 FS 139.24 FS 139.35 FS 139.51 FS 139.63 FS 139.71 FS 139.80 FS (E) SIDEWALK 138.21 FS 138.18 FS RESIDENTIAL OFFICE AND AMENITY ROOMS AT ROOF KITCHEN AT ROOF RESIDENTIAL OFFICE AT ROOF RESTROOMS AT ROOF BALCONIES AT 3RD-6TH FLOORS, TYP. 1ST FLOOR FOOTPRINT UTILITY POLE 6'-0" RETAINING WALL ALONG PROPERTY LINE 1ST FLOOR FOOTPRINT 7-STORIES TOTAL PER BHMC 6-STORIES "TYPE III-A" W/ OCC. R-2 140 RESIDENTIAL UNITS, OCC. B RESIDENTIAL ROOF AMENITIES, OFFICES, AND OCC. A3 ROOF DECK OVER 1-STORY "TYPE I-A" W/ OCC. A AND M COMMERCIAL 3 LEVELS OF SUBTERRANEAN "TYPE I-A" / OCC. S-2 PARKING GARAGE 1ST FLOOR FOOTPRINT EXISTING TREE TO REMAIN UTILITY POLE SO CAL EDISON (SCE) EASEMENT REQUIRED EXISTING TREE TO REMAIN EXISTING TREE TO REMAIN EXISTING TREE TO REMAIN SHORT-TERM BIKE PARKING - (6) TOTAL 1 2 3 4 5 6 DATE 1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com 55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211 JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE: PROJECT TITLE: SHEET: # ISSUE DESCRIPTION a r c h i t e c t s s t am p All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t STAFF AC SCALE: D R A F T NOT FOR CONSTRUCTION K T A Kevin Tsai Architecture 55 N. LA CIENEGA IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A2.01/32"=1'-0" ### OF ### SITE PLAN SCALE SITE PLAN 1/32"=1'-0" 01 NORTH 4" 99'-7"
RAMP UP TO P2 RESIDENTIAL PARKING

RESIDENTIAL PARKING RESIDENTIAL PARKING

RESIDENTIAL PARKING
14 15
16 17
18 19
20 44 43 42 41 40 39 38 37 36 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 52 51 50 49 48 47 46 45
55 54
56 57
58 59 60 61
62 63 64
53 STAIR #2 STAIR #1 1'-11"
UP 26'-0"
6 EVCS9 14'-3" 26'-0"
31'-0" 9'-0" 9'-0" 19'-0"
19'-0" 19'-0" 19'-0"
11 12 13
30'-0" 19'-0" 19'-0" 19'-0" 9'-0" 15'-8" 5'-1" SMOKE GUARD ELEV. #1
ELEV. #2
A13
1 E
A13
2W
LA CIENEGA BLVD.
18'-9"
P2 P3
P4 P5
P6
P2 P7
P8
P9
P10
P11
P12 P13
P14
P15
P16
P17
P18
P19
P20 P21
P22
P23
P24
P24
PB PB
PC PC
PD PD
PF PF
PE PE
15'-2 30'-4" 2'-3" 1 26'-4 30'-4" 30'-4" 21'-4" 30'-4" 30'-4" 30'-4" 30'-8" 2" 1 18'-9" 29'-4" 2"
18'-9" 28'-1" 30'-4" 30'-4" 30'-4" 33'-0" 13'-10" 30'-4" 30'-4" 30'-4" 19'-8" 30'-7" 18'-9" 20'-5" 3'-8" 28'-1" 11" 27'-9" 18'-9" 20'-5" 3'-8" 28'-1" 11" 27'-9" 18'-9" P1
P1
PA PA
P25
PG
P25
PG
D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
A14
1 N A142 S
B-B
A15 B-BA15 PROPERTY LINE PROPERTY LINE
E-E A16
E-E A16
F-F A16
F-F A16 10'-1"
10 5'-6" 19'-0" 26'-0" 1'-0" 1'-0"
EVCS
EV
EV
7 EVCS
EV
EV
EV

EV EV EV EV EV EV EV EV EV EV EV EV EV EV
5'-0" 344'-8" 4"
ELEV. #3 PIT
EV EV
EV
EV
EV
EV
EV
4 EVCS3 EVCS1 EVCS2 5 8
EV
FLOOR DRAIN, TYP.

MECH. ROOM
(SUPPLY)
SUMP

PUMP PIT SEWAGEEJECTOR
PIT
MECH. ROOM
(EXHAUST) 1'-0"
19'-0" 26'-0"
26'-0" 26'-0" 23'-10" 14'-4" 14'-4"
4'-0" 8'-0"
UP
ELEV. #4 PIT
ELEV. #5 PIT
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A3.0 1/32"=1'-0" ### OF ###
PARKING P3 PLAN
SCALE PARKING P3 PLAN 1/32"=1'-0" 01
NORTH

RESIDENTIAL PARKING

BREAKDOWN
STANDARD 31
EV 27
EVCS 6
TOTAL 64
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.

A13
1 E
A13
2W
LA CIENEGA BLVD.
18'-9"
P2 P3
P4 P5
P6
P2 P7
P8
P9
P10
P11
P12 P13
P14
P15
P16
P17
P18
P19
P20 P21
P22
P23
P24
P24
PB PB
PC PC
PD PD
PF PF
PE PE
15'-2 30'-4" 2'-3" 1 26'-4 30'-4" 30'-4" 21'-4" 30'-4" 30'-4" 30'-4" 30'-8" 2" 1 18'-9" 29'-4" 2"
18'-9" 28'-1" 30'-4" 30'-4" 30'-4" 33'-0" 13'-10" 30'-4" 30'-4" 30'-4" 19'-8" 30'-7" 18'-9" 20'-5" 3'-8" 28'-1" 11" 27'-9" 18'-9" 20'-5" 3'-8" 28'-1" 11" 27'-9" 18'-9" P1
P1
PA PA
P25
PG
P25
PG
D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
A14
1 N A142 S
B-B
A15 B-BA15 PROPERTY LINE PROPERTY LINE
E-E A16
E-E A16
F-F A16
F-F A16
RAMP UP TO P1 COMMERCIAL PARKING

COMMERCIAL PARKING
C24 C25 C26
C27 C28 C29
STAIR #2 STAIR #1 1'-11" 7'-7"
RAMP DOWN TO P3
DN 25'-8"
10'-0" 52'-0" 10'-0" 4" 99'-7" 10'-1"
ELEV. #1
ELEV. #2
ELEV.#3 24'-0"
UP
5'-6" 19'-0" 26'-0" 19'-0" SMOKE GUARD
5'-0" 344'-8" 4"
BARRIER GATE OPERATOR, TYP.

RESIDENTIAL PARKING
BOLLARD, TYP.

EVCS

EVCS EVCS
EV
EV
EV
EV
EV
EV EV EV EV EV EV 12'-0" 2'-0" 12'-0"
R3 R5 R6 R7
R8
R9
R10
R11
R12
R13
R14
R15
C9 C8 C7 C6 C5 C4 C3 C2 C1 R27 R26 R25 R24 R23 R22 R21 R20 R19 R18 R17 R16 C10 C16 C15 C14 C13 C12 C11 C18 C17
C19
C20
C21
C22
C23
VAN
EVCS R4
VAN
ACC. R1 R2
12'-0" 6'-0" 9'-0" 3'-4" 12'-0" 6'-0" 9'-0" 26'-0" 19'-0" 19'-0" 14'-3" 26'-0" 9'-0" 9'-0" 19'-0" 19'-0" 1'-0"9'-0" 9'-0" 9'-0" 8'-0 9'-0" 1
2"
FLOOR DRAIN, TYP.

RESIDENTIAL PARKING
19'-0" 26'-0" 1'-0"
31'-0" 26'-0" 26'-0" MECH. ROOM
(EXHAUST)
MECH. ROOM
(SUPPLY)

UP DN CARTS SMOKE GUARD
CARTS ELEV. #4

VAN SMOKE GUARD
ELEV. #5
BIKE LOCKER, TYP. (4) TOTAL
16'-4" 16'-4"
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A4.0 1/32"=1'-0" ### OF ###
PARKING P2 PLAN
SCALE PARKING P2 PLAN 1/32"=1'-0" 01
NORTH

COMMERCIAL PARKING

BREAKDOWN
STANDARD 26
ACCESSIBLE 3
TOTAL 29

RESIDENTIAL PARKING

BREAKDOWN
STANDARD 9
ACCESSIBLE 3
EV 11
EVCS 3

ACCESSIBLE
EVCS
1 TOTAL 27
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.

A13
1 E
A13
2W
LA CIENEGA BLVD.
18'-9"
P2 P3
P4 P5
P6
P2 P7
P8
P9
P10
P11
P12 P13
P14
P15
P16
P17
P18
P19
P20 P21
P22
P23
P24
P24
PB PB
PC PC
PD PD
PF PF
PE PE
15'-2 30'-4" 2'-3" 1 26'-4 30'-4" 30'-4" 21'-4" 30'-4" 30'-4" 30'-4" 30'-8" 2" 1 18'-9" 29'-4" 2"
18'-9" 28'-1" 30'-4" 30'-4" 30'-4" 33'-0" 13'-10" 30'-4" 30'-4" 30'-4" 19'-8" 30'-7" 18'-9" 20'-5" 3'-8" 28'-1" 11" 27'-9" 18'-9" 20'-5" 3'-8" 28'-1" 11" 27'-9" 18'-9" P1
P1
PA PA
P25
PG
P25
PG
D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
A14
1 N A14
2 S
B-B
A15 B-BA15 PROPERTY LINE PROPERTY LINE
E-E A16
E-E A16
F-F A16
F-F A16
MECH. ROOM

RAMP UP TO
1ST FLOOR

COMMERCIAL PARKING
10 12
11 30 29 28 27 26 25 24 23 22 21 20 19 18 17 16 15
37 36 35
45 46 47
48 49
26'-0" 26'-0" 8 14'-3" 26'-0"
31'-0" 9'-0" 9'-0" 19'-0"
19'-0"
19'-0" 19'-0" 19'-0" 19'-0"
RAMP DOWN TO P2 SMOKE GUARD SMOKE GUARD
39 38
6 7 24'-0"
10'-0" 52'-0" 10'-0" 24'-0" 4" 99'-7" 10'-1"
5'-6" 19'-0" 26'-0" 9

COMMERCIAL PARKING COMMERCIAL PARKING
LAUNDRY ROOM 1'-0"
4'-0"
ELEV. #1
ELEV. #2
ELEV.#3

PARKING

ATTENDANT BOOTH
4 5'-0" 344'-8" 4"
BARRIER GATE OPERATOR, TYP.
31 1 2 3 5 EVCS EVCS EVCS
EV

EVCS EV
EV
EV
EV
EV
EV
41 40
42 43
44 EV
EV
EV
14'-0" 14'-10"
VAN
EV
STAIR #2 STAIR #1 1'-0"
MECH. ROOM

FIRE PUMP ROOM
FLOOR DRAIN, TYP.

COMMERCIAL PARKING
26'-0" 26'-0"
13 14
EV
EV
GREASE

INTERCEPTOR

RESTAURANT
1'-0" 9'-0" 1'-0" UP DN DN UP BOOSTER

PUMP ROOM
GREASE

INTERCEPTOR
ROOM
34 33 32
50 BOLLARD, TYP.

CARTS
CARTS ELEV. #4
ELEV. #5
ELEV. CONTROL ROOM
8'-01
2"
BIKE LOCKER, TYP. (4) TOTAL
16'-4" 16'-4"
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A5.0 1/32"=1'-0" ### OF ###
PARKING P1 PLAN
SCALE PARKING P1 PLAN 1/32"=1'-0" 01
NORTH

COMMERCIAL PARKING

BREAKDOWN
STANDARD 30
ACCESSIBLE 3
EV 13
EVCS 3

ACCESSIBLE
EVCS
1 TOTAL 50
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.

A13
1 E
A13
2W
LA CIENEGA BLVD.
18'-9"
P2 P3
P4 P5
P6
P2 P7
P8
P9
P10
P11
P12 P13
P14
P15
P16
P17
P18
P19
P20 P21
P22
P23
P24
P24
PB PB
PC PC
PD PD
PF PF
PE PE
15'-2 30'-4" 2'-3" 1 26'-4 30'-4" 30'-4" 21'-4" 30'-4" 30'-4" 30'-4" 30'-8" 2" 1 18'-9" 29'-4" 2"
18'-9" 28'-1" 30'-4" 30'-4" 30'-4" 33'-0" 13'-10" 30'-4" 30'-4" 30'-4" 19'-8" 30'-7" 18'-9" 20'-5" 3'-8" 28'-1" 11" 27'-9" 18'-9" 20'-5" 3'-8" 28'-1" 11" 27'-9" 18'-9" P1
P1
PA PA
P25
PG
P25
PG
D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
A14
1 N A142 S
B-B
A15 B-BA15 PROPERTY LINE PROPERTY LINE
E-E A16
E-E A16
F-F A16
F-F A16
COMM. TRASH
305 SF +139.85'
15MIN. PARKING
9' x 19' PARKING
EATERY
9,835 SF W/ MEZZANINE 1,000 SF +138.65' GROUP A
RECEIVING +139.17' RAMP DOWN TO P1
RESIDENTIAL ENTRY 200 SF +139.13'

RESIDENTIAL LOBBY & COMMON AREA
2,350 SF +139.17'
RETAIL 1,250 SF +139.17' GROUP MRETAIL 770 SF +139.39' GROUP M RESTAURANT ENTRY 465 SF +139.85'

RESTAURANT
3,070 SF GROUP A +139.89'

COMMERCIAL LOADING
SPACE 1 (13'x35')
ELECT. ROOM
560 SF +138.76'
15MIN. PARKING
9' x 19' PARKING

SCE CUSTOMER SERVICE STATION
780 SF +138.28'
AUTO DROP OFF +138.76'

EMERGENCY EGRESS ONLY
MEZZANINE +8'-0" ABOVE F.F.

ELECTRICAL ROOM
970 SF +138.28'
PLANTER UNEXCAVATED SPACE 1ƒ
(
1ƒ

: 350.00' 1ƒ
(
1ƒ

:
3'-0" 14'-0" 3'-0" 3'-0" 23'-0" 3'-0"

DRIVEWAY DRIVEWAY
344'-8" 8" 99'-3" 10'-1" 110.00' 110.00'
49'-0"
350.00'

GARAGE SF
8,830 SF +138.76'
ƒ5$',86
5'-0" 4"
D1 D1
D2
SF2
UP
DN
UP
RETAIL 1,890 SF +138.96' GROUP M
ELEV. CTRL. ROOM
100 SF
192'-101
4" 1/3 MAX. DIAGONAL = 65'-O"
ƒ5$',86
RES. TRASH
290 SF +138.76'
ƒ5$',86
GARAGE ENTRY +139.51'
ELEVATOR ENTRY +139.17' CONCIERGE
ELEV. #4
ELEV.#3
ELEV. #1
ELEV. #2
STAIR #2 ENTRY +138.32'
+139.85'
EATERY ENTRY 475 SF +138.61' STAIR #1 ENTRY +139.76'
D2
SF2 SF1 SF1 SF1
SF3 SF4
SF5
D2 10'-0" REAR SETBACK
5'-0" SETBACK 4" SETBACK
138.21 FS 139.80 FS

SCE EASEMENT REQUIRED
DN
STAIR #2 +138.36'
MAIL (15) & LOCKERS (3)

PACKAGE ROOM
FLOOR DRAIN, TYP.

RESTROOM

RESTROOM
D2
UP
TRENCH FLOOR DRAIN, TYP.

STOR.
8" CMU 6'-0" HEIGHT WALL AT PROPERTY LINE
STAIR #2 +138.65'
UPSLOPE MAX. 5%
RETAIL ENTRY 300 SF +138.92'
UP SLOPE MAX. 5% +138.65' +138.96' UP +139.17'
RETAIL ENTRY +139.13'
UP SLOPE MAX. 5%
RETAIL ENTRY +139.35' GARAGE EXIT +139.51'
STAIR #1 +139.80'
+139.13' +138.76'
UP SLOPE MAX. 5%

COMMERCIAL LOADING
SPACE 2 (13'x35')
+139.13'
UP SLOPE MAX. 5% +138.28'
SLOPE MAX. 5%
ELEV. #5
CARTS
B.F.P. ROOM

EXISTING TREE TO
REMAIN, TYP. SHORT-TERM BIKE PARKING - (6) TOTAL
1 2 3 4 5 6
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h i t e ct s s t am p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A6.0 1/32"=1'-0" ### OF ###
1ST FLOOR PLAN
SCALE 1ST FLOOR PLAN 1/32"=1'-0" 01
NORTH
LEGEND

UTILITY POLE
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.

COMMERCIAL PARKING

BREAKDOWN
STANDARD 2
TOTAL 2

RESIDENTIAL
RETAIL

CAFE / RESTAURANT
EATERY

UTILITIES / TRASH
DW
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
1 2 3 5 8 10 11 12 16 17 18 21 22 24 25
1 2 4 6 7 9 10 11 12 13 15 16 17 18 19 20 23 24 25
A
C
E
F
G
H
A
C
E
F
G
H
D.9
18'-1114" 18'-9" 20'-412" 8'-412" 18'-1112" 18'-9" 18'-9" 18'-9" 18'-9" 29'-1" 18'-9" 18'-111 4"
18'-1114" 16'-8" 8'-712" 34'-334" 34'-134" 18'-9" 18'-9" 23'-1014" 18'-9" 18'-9" 42'-5" 8'-712" 34'-31 2" 18'-111
4" 3'-8" 9'-4" 7'-4" 41'-11" 7'-8" 7'-4" 41'-11" 7'-8"
18'-9" 18'-9" 18'-9" 18'-9" 18'-9" 18'-9"
D D 41'-4" 24'-10"
B B 3'-6"
14 23'-1014" 10'-1" 10'-1"
5'-2" 5'-2" 1'-8"
5'-2" 5'-2"
LA CIENEGA BLVD.

D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
A14
1 N
A13
1 E
A13
2W
A14
2 S
B-B
A15 B-BA15 PROPERTY LINE PROPERTY LINE
E-E A16
E-E A16
F-F A16
F-F A16 SMOKE GUARD ELEV.

UP
DN DW
W/D
ELEV.

W/D
DW
IDF ELEV.

REC ROOM W/D
DW
DW W/D
TRASH
DW
W/D
IDF 15'-0" UTILITY SETBACK

W/D DW W/D
DW
UNIT 201
TYPE B3
1-BR
STAIR #2 STAIR #1
UNIT 202
TYPE B1
1-BR
UNIT 203
TYPE B4
1-BR
UNIT 204
TYPE B1
1-BR UNIT 205
TYPE B1
1-BR
UNIT 206
TYPE C1
2-BR
UNIT 207
TYPE B1
1-BR UNIT 209
TYPE B1
1-BR UNIT 210
TYPE B1
1-BR UNIT 212
TYPE B1
1-BR UNIT 214
TYPE B1
1-BR
UNIT 208
TYPE C1
2-BR UNIT 211
TYPE B5
1-BR UNIT 213
TYPE B6
1-BR UNIT 215
TYPE A1 STUDIO
UNIT 216
TYPE B7
1-BR
RM. 218
UNIT 217
TYPE B1
1-BR UNIT 219
TYPE B1
1-BR UNIT 221
TYPE B1
1-BR UNIT 223
TYPE B1
1-BR UNIT 225
TYPE B1
1-BR
UNIT 220
TYPE B6
1-BR UNIT 222
TYPE B5
1-BR UNIT 224
TYPE C2
2-BR
UNIT 226
TYPE C3
2-BR
UNIT 228
TYPE C4
2-BR
UNIT 227
TYPE B1
1-BR UNIT 229
TYPE B1
1-BR
UNIT 230
TYPE B3
1-BR
5'-0" SETBACK
V.L.I. UNIT M.I. UNIT
M.I. UNIT V.L.I. UNIT
M.I. UNIT
V.L.I. UNIT V.L.I. UNIT
M.I. UNIT
M.I. UNIT
DN UP
DW
W/D
FIBERGLASS PLANTER, TYP. FIBERGLASS TREE PLANTER AREA DRAIN, TYP. 10'-0" REAR SETBACK 5'-0" SETBACK
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A7.0 1/32"=1'-0" ### OF ###
2ND FLOOR PLAN
SCALE 2ND FLOOR PLAN 1/32"=1'-0" 01
NORTH
LEGEND

FLOOR DRAIN

FREESTANDING FIBERGLASS PLANTER BOX PER LANDSCAPE UTILITY POLE

MODERATE INCOME UNIT

VERY LOW INCOME UNIT

UNIT BREAKDOWN

UNIT TYPE QUANTITY
STUDIO 1
1-BEDROOM
(1-BR)
23 2-BEDROOM
(2-BR)
5 TOTAL 29
M.I. UNIT BREAKDOWN
UNIT TYPE UNIT #
STUDIO 215
1-BEDROOM
(1-BR)
205, 211,
221
2-BEDROOM
(2-BR)
228
TOTAL 5
V.L.I. UNIT BREAKDOWN
UNIT TYPE UNIT #
1-BEDROOM
(1-BR)
210, 217
2-BEDROOM
(2-BR)
206, 226
TOTAL 4
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.
1 2 3 5 8 10 11 12 16 17 18 21 22 24 25
1 2 4 6 7 9 10 11 12 13 15 16 17 18 19 20 23 24 25
A
C
E
F
G
H
A
C
E
F
G
H
D.9
18'-1114" 18'-9" 20'-412" 8'-412" 18'-1112" 18'-9" 18'-9" 18'-9" 18'-9" 29'-1" 18'-9" 18'-111 4"
18'-1114" 16'-8" 8'-712" 34'-33
4" 34'-134" 18'-9" 18'-9" 23'-101
4" 18'-9" 18'-9" 42'-5" 8'-712" 34'-31
2" 18'-111
4" 3'-8" 9'-4" 7'-4" 41'-11" 7'-8" 7'-4" 41'-11" 7'-8"
18'-9" 18'-9" 18'-9" 18'-9" 18'-9" 18'-9"
D D 41'-4" 24'-10"
B B 3'-6"
14 23'-101
4" 10'-1" 10'-1"
5'-2" 5'-2" 1'-8"
5'-2" 5'-2"
LA CIENEGA BLVD.

D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
A14
1 N
A13
1 E
A13
2W
A14
2 S
B-B
A15 B-BA15 PROPERTY LINE PROPERTY LINE
E-E A16
E-E A16
F-F A16
F-F A16 SMOKE GUARD DW
W/D DW
W/D
DW W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
W/D DW
DW

W/D W/D

DW W/DDW
W/D
DW
STAIR #2
UNIT 301
TYPE B3
1-BR
UNIT 302
TYPE B2
1-BR
UNIT 303
TYPE B4
1-BR
UNIT 304
TYPE B2
1-BR UNIT 305
TYPE B2
1-BR
UNIT 306
TYPE C1
2-BR
UNIT 307
TYPE B2
1-BR UNIT 309
TYPE B2
1-BR UNIT 310
TYPE B2
1-BR UNIT 312
TYPE B2
1-BR UNIT 314
TYPE B1
1-BR
UNIT 308
TYPE C1
2-BR UNIT 311
TYPE B5
1-BR UNIT 313
TYPE B6
1-BR UNIT 315
TYPE A1 STUDIO
UNIT 316
TYPE B7
1-BR
RM. 318
UNIT 317
TYPE B2
1-BR UNIT 319
TYPE B2
1-BR UNIT 321
TYPE B2
1-BR UNIT 323
TYPE B2
1-BR UNIT 325
TYPE B1
1-BR
UNIT 320
TYPE B6
1-BR UNIT 322
TYPE B5
1-BR UNIT 324
TYPE C2
2-BR
UNIT 326
TYPE C3
2-BR
UNIT 328
TYPE C4
2-BR
UNIT 327
TYPE B2
1-BR UNIT 329
TYPE B2
1-BR
UNIT 330
TYPE B3
1-BR
ELEV.

ELEV.

ELEV.

REC ROOM
TRASH
IDF 17'-7" DW
V.L.I. UNIT
IDF
DN UP
STAIR #1
DN UP
DW
W/D
AREA DRAIN, TYP. 15'-3" REAR SETBACK 15'-0" UTILITY SETBACK 5'-0" SETBACK5'-0" SETBACK
M.I. UNIT DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A8.0 1/32"=1'-0" ### OF ###
3RD FLOOR PLAN
SCALE 3RD FLOOR PLAN 1/32"=1'-0" 01
NORTH

UNIT BREAKDOWN

UNIT TYPE QUANTITY
STUDIO 1
1-BEDROOM
(1-BR)
23 2-BEDROOM
(2-BR)
5 TOTAL 29
V.L.I. UNIT BREAKDOWN
UNIT TYPE UNIT #
STUDIO 315
TOTAL 1
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.

LEGEND

FLOOR DRAIN

FREESTANDING FIBERGLASS PLANTER BOX PER LANDSCAPE UTILITY POLE

MODERATE INCOME UNIT

VERY LOW INCOME UNIT
M.I. UNIT BREAKDOWN
UNIT TYPE UNIT #
2-BEDROOM
(2-BR)
308
TOTAL 1
1 2 3 5 8 10 11 12 16 17 18 21 22 24 25
1 2 4 6 7 9 10 11 12 13 15 16 17 18 19 20 23 24 25
A
C
E
F
G
H
A
C
E
F
G
H
D.9
18'-1114" 18'-9" 20'-412" 8'-412" 18'-1112" 18'-9" 18'-9" 18'-9" 18'-9" 29'-1" 18'-9" 18'-111 4"
18'-1114" 16'-8" 8'-712" 34'-334" 34'-134" 18'-9" 18'-9" 23'-1014" 18'-9" 18'-9" 42'-5" 8'-712" 34'-31 2" 18'-111
4" 3'-8" 9'-4" 7'-4" 41'-11" 7'-8" 7'-4" 41'-11" 7'-8"
18'-9" 18'-9" 18'-9" 18'-9" 18'-9" 18'-9"
D D 41'-4" 24'-10"
B B 3'-6"
14 23'-1014" 10'-1" 10'-1"
5'-2" 5'-2" 1'-8"
5'-2" 5'-2"
LA CIENEGA BLVD.

D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
A14
1 N
A13
1 E
A13
2W
A14
2 S
B-B
A15 B-BA15 PROPERTY LINE PROPERTY LINE
E-E A16
E-E A16
F-F A16
F-F A16 SMOKE GUARD DW
W/D DW
W/D

W/D DW W/D
DW
DW W/D
DW
W/D
D3 D3 D3 D3 D3 D3 D3 D3 D3 D3
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
D3 D3 D3 D3 D3 D3 D3 D3 D3 D3 D3 D3 D3 D3 D3 D3 D3
D3 D3 D3 D3
DW

W/D W/D
DW
W/D
DW
STAIR #2
UNIT 401
TYPE B3
1-BR
UNIT 402
TYPE B1
1-BR
UNIT 403
TYPE B4
1-BR
UNIT 404
TYPE B1
1-BR UNIT 405
TYPE B1
1-BR
UNIT 406
TYPE C1
2-BR
UNIT 407
TYPE B1
1-BR UNIT 409
TYPE B1
1-BR UNIT 410
TYPE B1
1-BR UNIT 412
TYPE B1
1-BR UNIT 414
TYPE B1
1-BR
UNIT 408
TYPE C1
2-BR UNIT 411
TYPE B5
1-BR UNIT 413
TYPE B6
1-BR UNIT 415
TYPE A1 STUDIO
UNIT 416
TYPE B7
1-BR
RM. 418
UNIT 417
TYPE B1
1-BR UNIT 419
TYPE B1
1-BR UNIT 421
TYPE B1
1-BR UNIT 423
TYPE B1
1-BR UNIT 425
TYPE B1
1-BR
UNIT 420
TYPE B6
1-BR UNIT 422
TYPE B5
1-BR UNIT 424
TYPE C2
2-BR
UNIT 426
TYPE C3
2-BR
UNIT 428
TYPE C4
2-BR
UNIT 427
TYPE B1
1-BR UNIT 429
TYPE B1
1-BR
UNIT 430
TYPE B3
1-BR
ELEV.

ELEV.

ELEV.

REC ROOM
TRASH
IDF 17'-7" DW
M.I. UNIT V.L.I. UNIT
V.L.I. UNIT V.L.I. UNIT V.L.I. UNIT
M.I. UNIT
M.I. UNIT
M.I. UNIT
V.L.I. UNIT
IDF
DN UP
STAIR #1
DN UP
DW
W/D
AREA DRAIN, TYP. 15'-3" REAR SETBACK 15'-0" UTILITY SETBACK 5'-0" SETBACK5'-0" SETBACK
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A9.0 1/32"=1'-0" ### OF ###
4TH FLOOR PLAN
SCALE 4TH FLOOR PLAN 1/32"=1'-0" 01
NORTH

UNIT BREAKDOWN

UNIT TYPE QUANTITY
STUDIO 1
1-BEDROOM
(1-BR)
23 2-BEDROOM
(2-BR)
5 TOTAL 29
M.I. UNIT BREAKDOWN
UNIT TYPE UNIT #
1-BEDROOM
(1-BR)
411, 417
2-BEDROOM
(2-BR)
406, 428
TOTAL 4
V.L.I. UNIT BREAKDOWN
UNIT TYPE UNIT #
STUDIO 415
1-BEDROOM
(1-BR)
405, 410,
421
2-BEDROOM
(2-BR)
426
TOTAL 5
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.

LEGEND

FLOOR DRAIN

FREESTANDING FIBERGLASS PLANTER BOX PER LANDSCAPE UTILITY POLE

MODERATE INCOME UNIT

VERY LOW INCOME UNIT
1 2 3 5 8 10 11 12 16 17 18 21 22 24 25
1 2 4 6 7 9 10 11 12 13 15 16 17 18 19 20 23 24 25
A
C
E
F
G
H
A
C
E
F
G
H
D.9
18'-111
4" 18'-9" 20'-412" 8'-412" 18'-1112" 18'-9" 18'-9" 18'-9" 18'-9" 29'-1" 18'-9" 18'-111 4"
18'-1114" 16'-8" 8'-712" 34'-33
4" 34'-134" 18'-9" 18'-9" 23'-101
4" 18'-9" 18'-9" 42'-5" 8'-712" 34'-31
2" 18'-111
4" 3'-8" 9'-4" 7'-4" 41'-11" 7'-8" 7'-4" 41'-11" 7'-8"
18'-9" 18'-9" 18'-9" 18'-9" 18'-9" 18'-9"
D D 41'-4" 24'-10"
B B 3'-6"
14 23'-1014" 10'-1" 10'-1"
5'-2" 5'-2" 1'-8"
5'-2" 5'-2"
LA CIENEGA BLVD.

D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
A14
1 N
A13
1 E
A13
2W
A14
2 S
B-B
A15 B-BA15 PROPERTY LINE PROPERTY LINE
E-E A16
E-E A16
F-F A16
F-F A16 SMOKE GUARD DW
W/D DW
W/D
DW
W/D
DW W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D

PRIVATE BALCONY PRIVATE BALCONY

REC ROOM

BALCONY PRIVATE BALCONY

W/D DW W/D

DW W/DDW
W/D
DW
STAIR #2
UNIT 501
TYPE B3
1-BR
UNIT 502
TYPE B2
1-BR
UNIT 503
TYPE B4
1-BR
UNIT 504
TYPE B2
1-BR UNIT 505
TYPE B2
1-BR
UNIT 506
TYPE C1
2-BR
UNIT 507
TYPE B2
1-BR UNIT 509
TYPE B2
1-BR UNIT 510
TYPE B2
1-BR UNIT 512
TYPE B2
1-BR UNIT 513
TYPE B1
1-BR
UNIT 508
TYPE C1
2-BR UNIT 511
TYPE B5
1-BR UNIT 514
TYPE A1 STUDIO
UNIT 515
TYPE B7
1-BR
RM. 517
UNIT 516
TYPE B2
1-BR UNIT 518
TYPE B2
1-BR UNIT 519
TYPE B2
1-BR UNIT 521
TYPE B2
1-BR UNIT 523
TYPE B1
1-BR
UNIT 520
TYPE B5
1-BR UNIT 522
TYPE C2
2-BR
UNIT 524
TYPE C3
2-BR
UNIT 526
TYPE C4
2-BR
UNIT 525
TYPE B2
1-BR UNIT 527
TYPE B2
1-BR
UNIT 528
TYPE B3
1-BR
ELEV.

ELEV.

ELEV.

REC ROOM
TRASH
IDF 17'-7" DW
M.I. UNIT
IDF
V.L.I. UNIT
DN UP
STAIR #1
DN UP
FIBERGLASS PLANTER, TYP. AREA DRAIN, TYP. 15'-3" REAR SETBACK 15'-0" UTILITY SETBACK 5'-0" SETBACK5'-0" SETBACK
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A10.0 1/32"=1'-0" ### OF ###
5TH FLOOR PLAN
SCALE 5TH FLOOR PLAN 1/32"=1'-0" 01
NORTH

UNIT BREAKDOWN

UNIT TYPE QUANTITY
STUDIO 1
1-BEDROOM
(1-BR)
21 2-BEDROOM
(2-BR)
5 TOTAL 27
M.I. UNIT BREAKDOWN
UNIT TYPE UNIT #
STUDIO 514
TOTAL 1
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.

V.L.I. UNIT BREAKDOWN
UNIT TYPE UNIT #
2-BEDROOM
(2-BR)
508
TOTAL 1
LEGEND

FLOOR DRAIN

FREESTANDING FIBERGLASS PLANTER BOX PER LANDSCAPE UTILITY POLE

MODERATE INCOME UNIT

VERY LOW INCOME UNIT
1 2 3 5 8 10 11 12 16 17 18 21 22 24 25
1 2 4 6 7 9 10 11 12 13 15 16 17 18 19 20 23 24 25
A
C
E
F
G
H
A
C
E
F
G
H
D.9
18'-1114" 18'-9" 20'-412" 8'-412" 18'-1112" 18'-9" 18'-9" 18'-9" 18'-9" 29'-1" 18'-9" 18'-111 4"
18'-1114" 16'-8" 8'-712" 34'-334" 34'-134" 18'-9" 18'-9" 23'-1014" 18'-9" 18'-9" 42'-5" 8'-712" 34'-31 2" 18'-111
4" 3'-8" 9'-4" 7'-4" 41'-11" 7'-8" 7'-4" 41'-11" 7'-8"
18'-9" 18'-9" 18'-9" 18'-9" 18'-9" 18'-9"
D D 41'-4" 24'-10"
B B 3'-6"
14 23'-1014" 10'-1" 10'-1"
5'-2" 5'-2" 1'-8"
5'-2" 5'-2"
LA CIENEGA BLVD.

D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
A14
1 N
A13
1 E
A13
2W
A14
2 S
B-B
A15 B-BA15 PROPERTY LINE PROPERTY LINE
E-E A16
E-E A16
F-F A16
F-F A16 SMOKE GUARD ELEV. DW
W/D
ELEV.

DW
W/D
ELEV.

DW W/D W/DDW
DW W/D
TRASH
DW
W/D
IDF
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D
DW
W/D

OPEN TO BELOW OPEN TO BELOW ROOF DECK ROOF DECK
W/D DW
W/D
DW
UNIT 601
TYPE B3
1-BR
STAIR #2
UNIT 602
TYPE B1
1-BR
UNIT 603
TYPE B8
1-BR
UNIT 604
TYPE B1
1-BR UNIT 605
TYPE B1
1-BR
UNIT 606
TYPE C5
2-BR
UNIT 607
TYPE B1
1-BR UNIT 609
TYPE B1
1-BR UNIT 610
TYPE B1
1-BR UNIT 612
TYPE B1
1-BR UNIT 613
TYPE B1
1-BR
UNIT 608
TYPE C5
2-BR UNIT 611
TYPE B9
1-BR
UNIT 614
TYPE B7
1-BR UNIT 615
TYPE B1
1-BR UNIT 616
TYPE B1
1-BR UNIT 617
TYPE B1
1-BR UNIT 619
TYPE B1
1-BR UNIT 621
TYPE B1
1-BR
UNIT 618
TYPE B9
1-BR UNIT 620
TYPE C6
2-BR
UNIT 622
TYPE C3
2-BR
UNIT 624
TYPE C7
2-BR
UNIT 623
TYPE B1
1-BR UNIT 625
TYPE B1
1-BR
UNIT 626
TYPE B3
1-BR 17'-7"
IDF
DN UP
STAIR #1
UP DN
DW
W/D
FIBERGLASS PLANTER, TYP. AREA DRAIN, TYP. 15'-3" REAR SETBACK 5'-0" SETBACK5'-0" SETBACK
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A11.0 1/32"=1'-0" ### OF ###
6TH FLOOR PLAN
SCALE 6TH FLOOR PLAN 1/32"=1'-0" 01
NORTH

UNIT BREAKDOWN

UNIT TYPE QUANTITY
1-BEDROOM
(1-BR)
21 2-BEDROOM
(2-BR)
5 TOTAL 26
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.

LEGEND

FLOOR DRAIN

FREESTANDING FIBERGLASS PLANTER BOX PER LANDSCAPE UTILITY POLE

MODERATE INCOME UNIT

VERY LOW INCOME UNIT
1 2 3 5 8 10 11 12 16 17 18 21 22 24 25
1 2 4 6 7 9 10 11 12 13 15 16 17 18 19 20 23 24 25
A
C
E
F
G
H
A
C
E
F
G
H
D.9
18'-1114" 18'-9" 20'-412" 8'-412" 18'-1112" 18'-9" 18'-9" 18'-9" 18'-9" 29'-1" 18'-9" 18'-111 4"
18'-1114" 16'-8" 8'-712" 34'-334" 34'-134" 18'-9" 18'-9" 23'-1014" 18'-9" 18'-9" 42'-5" 8'-712" 34'-31 2" 18'-111
4" 3'-8" 9'-4" 7'-4" 41'-11" 7'-8" 7'-4" 41'-11" 7'-8"
18'-9" 18'-9" 18'-9" 18'-9" 18'-9" 18'-9"
D D 41'-4" 24'-10"
B B 3'-6"
14 23'-1014" 10'-1" 10'-1"
5'-2" 5'-2" 1'-8"
5'-2" 5'-2"
LA CIENEGA BLVD.

A14
1 N
A13
1 E
A13
2W
A14
2 S PROPERTY LINE PROPERTY LINE

RESIDENTIAL OFFICE / CONCIERGE
1,100 SQ. FT. POOL 460 SQ. FT.

SINGLE PLY ROOFING MEMBRANE, TYP. 6'-0" HEIGHT SOUND BARRIER GATE, TYP.

UP
UP
DN
STAIR #2 STAIR #1

FITNESS ROOM
677 SQ. FT.

RESTRM. RESTRM.

MASSAGE
470 SQ. FT. KITCHEN
510 SQ. FT.

OUTDOOR LOUNGE

SHOWER CHANGING ROOM
80 SQ. FT.

POOL EQUIPMENT ROOM
150 SQ. FT.

ELEV. CONTROL ROOM
110 SQ. FT.

SPA
100 SQ. FT.

ELEV. CONTROL ROOM
80 SQ. FT.

ROOF DECK
5,815 SQ. FT. POOL DECK
1,280 SQ. FT.

RESTRM. SMOKE GUARD STORAGE FREEZER
RESTRM.

RESIDENTIAL MANAGEMENT OFFICE
2,030 SQ. FT. BAR SERVICE
UP

TRASH CHUTES NON-OCCUPIED ROOF AREA
DUCT SHAFT, TYP.

MECH. FAN
AREA
ELEV. #1
ELEV. #2
ELEV.#3
AREA ROOF DRAIN, TYP.
8'-014" 8'-8" 8'-8"8'-134"
CONDENSER, TYP. FIRE DEPT. UNOBSTRUCTED
AREA CLEARANCE LINE 6'-0" NON-OCCUPIED ROOF AREA
LF-01 WALL SCONCE DOWNLIGHT, TYP.

LF-02 WALL RECESSED
PATH LIGHT, TYP. DN
OUTDOOR LOUNGE 17'-7" REAR SETBACK
5'-0" SETBACK5'-0" SETBACK ROOF DECK

ROOF DECK

ROOF DECK
ROOF DECK T.O. ROOF PITCH T.O. ROOF PITCH T.O. ROOF PITCH T.O. ROOF PITCH T.O. ROOF PITCH T.O. ROOF PITCH T.O. ROOF PITCH T.O. ROOF PITCH + 4'-0" ABOVE ROOF PEDESTAL

OUTDOOR LIVING AREA
6'-0" HEIGHT SOUND BARRIER
D-D
A16 C-CA16
A-A
A15 A-AA15
D-D
A16 C-CA16
B-B
A15 B-BA15
E-E A16
E-E A16
F-F A16
F-F A16
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar ch i t e c t s s t am p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A12.0 1/32"=1'-0" ### OF ###

FLOOR PLAN
7TH / PENTHOUSE
SCALE 7TH / PENTHOUSE FLOOR PLAN 1/32"=1'-0" 01
NORTH

INTERNALLY ROUTED ROOF DRAIN AND OVERFLOW DRAIN

FREESTANDING FIBERGLASS PLANTER BOX PER LANDSCAPE

PEDESTAL PAVER SYSTEM AT OUTDOOR

LIVING AREAS PER LANDSCAPE

PEDESTAL PAVER SYSTEM AT POOL DECK

PER LANDSCAPE

CONDENSER UNIT
LF-01 WALL SCONCE - DOWNLIGHT
LF-02 WALL-RECESSED PATH LIGHT
LEGEND
NOTE:

DIMENSIONS TO GRIDS ARE TO FACE OF
CONCRETE AND CMU WALLS AND STUD.

LF-02 WALL RECESSED PATH LIGHT
MANUFACTURER: FX LUMINAIRE

COLOR - TBD
LF-01 WALL SCONCE - DOWNLIGHT
MANUFACTURER: VISA LIGHTING

COLOR - TBD
D-D
A16 C-CA16
D-D
A16 C-CA16
E-E A16
E-E A16
F-F A16
F-F A16
1 2 3 5 8 10 11 12 16 17 18 21 22 24 25
1 2 4 6 7 9 10 11 12 13 15 16 17 18 19 20 23 24 25
A
C
E
F
G
H
A
C
E
F
G
H
D.9
18'-1114" 18'-9" 20'-412" 8'-412" 18'-1112" 18'-9" 18'-9" 18'-9" 18'-9" 29'-1" 18'-9" 18'-111 4"
18'-1114" 16'-8" 8'-712" 34'-334" 34'-134" 18'-9" 18'-9" 23'-1014" 18'-9" 18'-9" 42'-5" 8'-712" 34'-31 2" 18'-111
4" 3'-8" 9'-4" 7'-4" 41'-11" 7'-8" 7'-4" 41'-11" 7'-8"
18'-9" 18'-9" 18'-9" 18'-9" 18'-9" 18'-9"
D D 41'-4" 24'-10"
B B 3'-6"
14 23'-1014" 10'-1" 10'-1"
5'-2" 5'-2" 1'-8"
5'-2" 5'-2"
LA CIENEGA BLVD.

A14
1 N
A13
1 E
A13
2W
A14
2 S PROPERTY LINE PROPERTY LINE
ELEV. #1
ELEV. #2
ELEV.#3
ELEV. CONTROL ROOM
ELEV. CONTROL ROOM
STAIR #2 STAIR #1
7TH / PENTHOUSE

FOOTPRINT
CONDENSER, TYP.

TRASH CHUTES
AREA ROOF DRAIN, TYP.

SCUPPER, TYP.

DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A12.1 1/32"=1'-0" ### OF ###

ROOF PLAN

PENTHOUSE
SCALE PENTHOUSE ROOF PLAN 1/32"=1'-0" 01
NORTH

INTERNALLY ROUTED ROOF DRAIN AND OVERFLOW DRAIN

CONDENSER UNIT
LEGEND
5'-0" 340'-0" 10'-6" 16'-0" 10'-6" 10'-6" 10'-6" 12'-2
1 2"
5'-0"
STAIR #2
SF4 D1 SF3 SF2
C-C
A16
D-D
A16 PL 1 2 3 5 8 10 11 12 14 16 17 18 21 22 24 25 PL
SF5
D4 D3
D5

RESIDENTIAL OFFICE / CONCIERGE

POOL DECK
ELEVATOR RESTROOM STAIR #1 RESIDENTIAL MANAGEMENT OFFICE (BEYOND)
SF1 13'-0
1 2" GROUND FLOOR
ELEV. [+139.05'] L.P. BLDG. F.F. ELEV. [+138.28']
H.P. GRADE
ELEV. [+139.80'] 3'-6" 2ND FLOOR
3RD FLOOR
4TH FLOOR
5TH FLOOR
6TH FLOOR
7TH/PENTHOUSE
T.O. PENTHOUSE PARAPET 74'-11
3 4" 75'-0" MAX. NON-HIGH RISE
T.O. POOL DECK
T.O. ELEVATOR
ELEV. [+228.88'] 86'-0" BHMC HEIGHT 19'-7
1 2" 20'-0" MAX.

KITCHEN
(BEYOND) 4'-0"
SF2 SF1 SF1 D1 D1
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D4
D4
D4
D4
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W1 W2
W4
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W2 W1
W2
W2
D5
W3
W3
W3
W3
W3
W3
W3
W3
W2
W2
W2
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W1
W2 W1
W2
W2
W2
W5 W4 W4 W4 W4 W4 W4 W4 W4 W5 W5 W5 W5
E-E A16F-F A16
D-D
A16 6'-0"
PL 25 24 23 20 19 18 17 16 15 13 12 11 10 9 7 6 4 2 1 PL 10'-6" 16'-0" 10'-6" 10'-6" 10'-6" 12'-2 1 2"
5'-0" 340'-0" 5'-0"

KTICHEN ELEVATOR FITNESS ROOM SAUNA / MASSAGE
C-C
A16 13'-0
1 2" 3'-6" GROUND FLOOR
ELEV. [+139.05'] H.P. GRADE
ELEV. [+139.80']
2ND FLOOR
3RD FLOOR
4TH FLOOR
5TH FLOOR
6TH FLOOR
7TH/PENTHOUSE
T.O. PENTHOUSE PARAPET
T.O. POOL DECK
T.O. ELEVATOR
ELEV. [+228.88'] 4'-0"
D2 D2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W5 W5
W5 W5
W5 W5
W5 W5
W5 W5
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
W2
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3
D3

RESIDENTIAL MANAGEMENT OFFICE RESIDENTIAL OFFICE / CONCIERGE L.P. BLDG. F.F. ELEV. [+138.28'] 74'-11
3 4" 75'-0" MAX. NON-HIGH RISE 86'-0" BHMC HEIGHT 19'-7 1 2" 20'-0" MAX.

E-E A16F-F A16
1 2
3 A13.0
1/32"=1'-0" ### OF ###

ELEVATIONS

EAST AND WEST
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h i t e ct s s t am p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT SCALE EAST ELEVATION 1/32"=1'-0" 01

BUILDING IDENTIFICATION SIGN
12 SQ. FT. MAXIMUM

CMU RETAINING WALL AT PROPERTY LINE
5'-0" POOL DECK GLASS GUARDRAIL

KEY NOTES
1 SCALE WEST ELEVATION 1/32"=1'-0" 02
2 3
5'-0" 340'-0" 10'-6" 16'-0" 10'-6" 10'-6" 10'-6" 12'-2
1 2"
5'-0"
C-C
A16
D-D
A16 PL 1 2 3 5 8 10 11 12 14 16 17 18 21 22 24 25 PL 13'-0 1 2" GROUND FLOOR
ELEV. [+139.05'] L.P. BLDG. F.F. ELEV. [+138.28']
H.P. GRADE
ELEV. [+139.80'] 3'-6" 2ND FLOOR
3RD FLOOR
4TH FLOOR
5TH FLOOR
6TH FLOOR
7TH/PENTHOUSE
T.O. PENTHOUSE PARAPET 74'-11
3 4" 75'-0" MAX. NON-HIGH RISE
T.O. POOL DECK
T.O. ELEVATOR
ELEV. [+228.88'] 86'-0" BHMC HEIGHT 19'-7
1 2" 20'-0" MAX. 4'-0"
E-E A16F-F A16
5 A13.1
1/32"=1'-0" ### OF ###

ELEVATIONS

EAST COLORED
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT SCALE COLORED EAST ELEVATION 1/32"=1'-0" 01
DESCRIPTION : SMOOTH STUCCO
COLOR : WHITE
AREA : FACADE
DESCRIPTION : BIANCO MARBLE TILE
COLOR : WHITE
AREA : FACADE
1 2
DESCRIPTION : ALUMINUM
COLOR : LIGHT GREY
AREA : WINDOW & DOOR FRAME
DESCRIPTION : VERTICAL LOUVRE
COLOR : WHITE
AREA : RESIDENTIAL BALCONY
DESCRIPTION : TEMPERED GLASS
COLOR : CLEAR
AREA : RAILING
3 4 5 6
DESCRIPTION : FIBERGLASS PLANTER
COLOR : LIGHT GREY AREA : PLANTER DESCRIPTION : METALCOLOR : DARK BRONZE AREA : SIGNAGE
7 1 1
2 1
4 5
1 1
1 1
2 6
5 5
1 1
1 1
5 5
5 2 2 3 5 6 2 7 2 2 2 2
1 1
1 4
1 1 1 1
6 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 4
4 DESCRIPTION : CMU
COLOR : LIGHT GRAY BURNISH
AREA : FACADE
8 1
4 D-D
A16 6'-0"
PL 25 24 23 20 19 18 17 16 15 13 12 11 10 9 7 6 4 2 1 PL 10'-6" 16'-0" 10'-6" 10'-6" 10'-6" 12'-2 1 2"
5'-0" 340'-0" 5'-0" C-C
A16 13'-0
1 2" 3'-6" GROUND FLOOR
ELEV. [+139.05'] H.P. GRADE
ELEV. [+139.80']
2ND FLOOR
3RD FLOOR
4TH FLOOR
5TH FLOOR
6TH FLOOR
7TH/PENTHOUSE
T.O. PENTHOUSE PARAPET
T.O. POOL DECK
T.O. ELEVATOR
ELEV. [+228.88'] 4'-0"
L.P. BLDG. F.F. ELEV. [+138.28'] 74'-11
3 4" 75'-0" MAX. NON-HIGH RISE 86'-0" BHMC HEIGHT 19'-7 1 2" 20'-0" MAX.

E-E A16F-F A16
A13.2
1/32"=1'-0" ### OF ###

ELEVATIONS

WEST COLORED
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT SCALE COLORED WEST ELEVATION 1/32"=1'-0" 01
1 1
5 5
1 1 1 1
1 5
5 3
3 3
3 3
DESCRIPTION : SMOOTH STUCCO
COLOR : WHITE
AREA : FACADE
DESCRIPTION : BIANCO MARBLE TILE
COLOR : WHITE
AREA : FACADE
1 2
DESCRIPTION : ALUMINUM
COLOR : LIGHT GREY
AREA : WINDOW & DOOR FRAME
DESCRIPTION : VERTICAL LOUVRE
COLOR : WHITE
AREA : RESIDENTIAL BALCONY
DESCRIPTION : TEMPERED GLASS
COLOR : CLEAR
AREA : RAILING
3 4 5 6
DESCRIPTION : FIBERGLASS PLANTER
COLOR : LIGHT GREY AREA : PLANTER DESCRIPTION : METALCOLOR : DARK BRONZE AREA : SIGNAGE
7 DESCRIPTION : CMU
COLOR : LIGHT GRAY BURNISH
AREA : FACADE
8 4
4 8
W6 6'-0" LA CIENEGA BLVD.

PL PL 10'-6" 16'-0" 10'-6" 10'-6" 10'-6" 12'-2
1 2"
99'-11" H G F E D C B A10'-1"
STAIR #2

ELEVATOR (BEYOND)
A-A
A14 6'-0" LA CIENEGA BLVD. PL PL 10'-6" 16'-0" 10'-6" 10'-6" 10'-6" 12'-2 1 2" 13'-0
1 2"
99'-11" A B C D E F G H10'-1"
STAIR #1

ELEVATOR (BEYOND)
A-A
A14 3'-6" 13'-0
1 2" 3'-6" GROUND FLOOR
ELEV. [+139.05'] H.P. GRADE
ELEV. [+139.80'] GROUND FLOOR
ELEV. [+139.05'] H.P. GRADE
ELEV. [+139.80']
2ND FLOOR
3RD FLOOR
4TH FLOOR
5TH FLOOR
6TH FLOOR
7TH/PENTHOUSE
T.O. PENTHOUSE PARAPET
T.O. POOL DECK
T.O. ELEVATOR
ELEV. [+228.88']
2ND FLOOR
3RD FLOOR
4TH FLOOR
5TH FLOOR
6TH FLOOR
7TH/PENTHOUSE
T.O. PENTHOUSE PARAPET
T.O. POOL DECK
T.O. ELEVATOR
ELEV. [+228.88'] 4'-0" 4'-0"
D1
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
W6
B-B
A14 B-B
A14

RESIDENTIAL OFFICE / CONCIERGE RESIDENTIAL MANAGEMENT OFFICE L.P. BLDG. F.F. ELEV. [+138.28'] 74'-11
3 4" 75'-0" MAX. NON-HIGH RISE 86'-0" BHMC HEIGHT 19'-7 1 2" 20'-0" MAX.

L.P. BLDG. F.F. ELEV. [+138.28'] 74'-11
3 4" 75'-0" MAX. NON-HIGH RISE 86'-0" BHMC HEIGHT 19'-7 1 2" 20'-0" MAX.
1 1
A14.0
1/32"=1'-0" ### OF ###

ELEVATIONS

NORTH AND SOUTH
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT SCALE NORTH ELEVATION 1/32"=1'-0" 01 SCALE SOUTH ELEVATION 1/32"=1'-0" 02

CMU RETAINING WALL AT PROPERTY LINE KEY NOTES
1 6'-0" LA CIENEGA BLVD.

PL PL 10'-6" 16'-0" 10'-6" 10'-6" 10'-6" 12'-2
1 2"

H G F E D C B A
A-A
A14 6'-0" LA CIENEGA BLVD. PL PL 10'-6" 16'-0" 10'-6" 10'-6" 10'-6" 12'-2 1 2" 13'-0
1 2"

A B C D E F G H
A-A
A14 3'-6" 13'-0
1 2" 3'-6" GROUND FLOOR
ELEV. [+139.05'] H.P. GRADE
ELEV. [+139.80'] GROUND FLOOR
ELEV. [+139.05'] H.P. GRADE
ELEV. [+139.80']
2ND FLOOR
3RD FLOOR
4TH FLOOR
5TH FLOOR
6TH FLOOR
7TH/PENTHOUSE
T.O. PENTHOUSE PARAPET
T.O. POOL DECK
T.O. ELEVATOR
ELEV. [+228.88']
2ND FLOOR
3RD FLOOR
4TH FLOOR
5TH FLOOR
6TH FLOOR
7TH/PENTHOUSE
T.O. PENTHOUSE PARAPET
T.O. POOL DECK
T.O. ELEVATOR
ELEV. [+228.88'] 4'-0" 4'-0"
B-B
A14 B-B
A14
L.P. BLDG. F.F. ELEV. [+138.28'] 74'-11
3 4" 75'-0" MAX. NON-HIGH RISE 86'-0" BHMC HEIGHT 19'-7 1 2" 20'-0" MAX.

L.P. BLDG. F.F. ELEV. [+138.28'] 74'-11
3 4" 75'-0" MAX. NON-HIGH RISE 86'-0" BHMC HEIGHT 19'-7 1 2" 20'-0" MAX.

DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT DESCRIPTION : SMOOTH STUCCO
COLOR : WHITE
AREA : FACADE
DESCRIPTION : BIANCO MARBLE TILE
COLOR : WHITE
AREA : FACADE
1 2
DESCRIPTION : ALUMINUM
COLOR : LIGHT GREY
AREA : WINDOW & DOOR FRAME
DESCRIPTION : VERTICAL LOUVRE
COLOR : WHITE
AREA : RESIDENTIAL BALCONY
DESCRIPTION : TEMPERED GLASS
COLOR : CLEAR
AREA : RAILING
3 4 5 6
DESCRIPTION : FIBERGLASS PLANTER
COLOR : LIGHT GREY AREA : PLANTER DESCRIPTION : METALCOLOR : DARK BRONZE AREA : SIGNAGE
7 DESCRIPTION : CMU
COLOR : LIGHT GRAY BURNISH
AREA : FACADE
8 A14.1
1/32"=1'-0" ### OF ### ELEVATIONS

COLORED

NORTH AND SOUTH
SCALE COLORED NORTH ELEVATION 1/32"=1'-0" 01 SCALE COLORED SOUTH ELEVATION 1/32"=1'-0" 02 5 1
5 5
5 5
1 5
1 1
3 3
3 3
8 8
2 2
COMMERCIAL PARKING C-C A16 D-D A16
86'-9"
16'-0" 10'-6" 7'-0" 4'-0" 5'-0" 340'-0" 5'-0" SPA POOL DECK OUTDOOR LOUNGE CUSTOMER SERVICE STATION +138.28' RESIDENTIAL LOBBY AND COMMON AREA+139.17' RESTAURANT +139.89' RESIDENTIAL PARKING 12'-2" 10'-6" 10'-6" PL PL STAIR #1 +139.80' RESIDENTIAL OFFICE / CONCIERGE POOL DWELLING UNIT 1 2 3 5 8 10 11 12 16 17 18 21 22 24 25 EATERY +138.65' RETAIL +138.96' RETAIL +139.17' AUTO DROP OFF AND GARAGE +138.76' 1 P2 P4 P5 P7 P9 P11 P14 P16 P18 P20 P21 P23 P24 P25 10'-6" 10'-6" 10'-6" 12'-212" REC ROOM REC ROOM REC ROOM REC ROOM P3 LEVEL P1 LEVEL P2 LEVEL GARAGE F.F. ELEV. [+138.76'] 2ND FLOOR 3RD FLOOR 4TH FLOOR 5TH FLOOR 6TH FLOOR 7TH/PENTHOUSE MAIL 14 STAIR #2 T.O. PENTHOUSE PARAPET T.O. POOL DECK L.P. BLDG. F.F. ELEV. [+138.28'] T.O. ELEVATOR ELEV. [+228.88'] H.P. GRADE ELEV. [+139.80'] DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT ROOF DECK DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT PRIVATE BALCONY PRIVATE BALCONY ROOF DECK 3'-6"
5'-0" COMMERCIAL PARKING C-C A16 D-D A16
86'-9"
16'-0" 10'-6" 7'-0" 4'-0" 5'-0" 340'-0" 5'-0" OUTDOOR LIVING AREA ELECTRICAL ROOM RESIDENTIAL LOBBY AND COMMON AREA RESTAURANT RESIDENTIAL PARKING12'-5 51 128" 10'-6" 10'-6" PL PL ELEV. CONTROL ROOM 1 10 11 12 16 17 18 24 25 EATERY RETAIL COMMERCIAL LOADING GARAGE 1 P2 P17 P19 P22 P2410'-6" 10'-6" 10'-6" 12'-212" P3 LEVEL P1 LEVEL P2 LEVEL GROUND FLOOR ELEV. [+139.05'] 2ND FLOOR 3RD FLOOR 4TH FLOOR 5TH FLOOR 6TH FLOOR 7TH/PENTHOUSE T.O. PENTHOUSE PARAPET T.O. POOL DECK L.P. BLDG. F.F. ELEV. [+138.28'] T.O. ELEVATOR ELEV. [+228.88'] H.P. GRADE ELEV. [+139.80'] DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT 3'-6" P3 P6 P8 P10 P12 P13 P15 RES. TRASH 2 4 6 7 9 13 15 19 20 23 DWEL. UNIT DWEL. UNIT DWEL. UNIT DWEL. UNIT DWEL. UNIT IDF IDF IDF IDF DWELLING UNIT IDF DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT IDF DWELLING UNIT IDF IDF IDF DWELLING UNIT IDF DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT RESIDENTIAL MANAGEMENT OFFICE ELEV. BAR SERVICE CONTROL ROOM RESIDENTIAL OUTDOOR LIVING AREA STOR. FRZR. OFFICE / CONCIERGE SHOWER CHANGING ROOM SHOWER CHANGING ROOM POOL EQUIPMENT ROOM FITNESS ROOM ELEV. #1 ELEV. #3 RESIDENTIAL MANAGEMENT OFFICE P25 COMMERCIAL PARKING RESIDENTIAL PARKING COMMERCIAL PARKING RESIDENTIAL PARKING E-E A16 E-E A16 F-F A16 F-F A16 74'-113 4" 75'-0" MAX. NON-HIGH RISE
86'-0" BHMC HEIGHT
19'-712" 20'-0" MAX.
74'-113 4" 75'-0" MAX. NON-HIGH RISE
86'-0" BHMC HEIGHT
19'-712" 20'-0" MAX. T.O. PENTHOUSE T.O. PENTHOUSE ROOF DECK ROOF DECK ROOF DECK ROOF DECK 2 2 11 3 3 3 3 DATE 1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com 55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211 JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE: PROJECT TITLE: SHEET: # ISSUE DESCRIPTION a r c h i t e c t s s t am p All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t STAFF AC SCALE: D R A F T NOT FOR CONSTRUCTION K T A Kevin Tsai Architecture 55 N. LA CIENEGA IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A15.01/32"=1'-0" ### OF ### A-A AND B-B SECTIONS SCALE SECTION A-A 1/32"=1'-0" 01 CMU RETAINING WALL AT PROPERTY LINE 5'-0" POOL DECK GLASS GUARDRAIL CONDENSER UNITS KEY NOTES 12 SCALE SECTION B-B 1/32"=1'-0" 02 3 A-A A15 SCE EATERY COMMERCIAL PARKING COMMERCIAL PARKING RESIDENTIAL PARKING99'-11" MEZZANINE 10'-1" PL PL 16'-0" 10'-6" 4'-0" 12'-5
123
256" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 12'-212"
38'-0" 7'-0" PA PG A B C D E F G H MAIL ELEVATORS RECEIVING RAMP OUTDOOR LIVING AREA POOL DECK 15'-0" CORR. UTILITY POLE CLEARANCE 20'-0" 12'-0" 12'-0" 99'-11" 10'-1" PL PL A B C D E F G H PA PG COMMERCIAL PARKING RESIDENTIAL PARKING RAMP RAMP RETAIL BALC. REC ROOM 16'-0" 10'-6" 12'-5
123
256" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 12'-212" PB PD PF REC ROOM REC ROOM REC ROOM ROOF DECK CORR. MECHANICAL AREA UTILITY POLE CLEARANCE LA CIENEGA BLVD. GROUND FLOOR ELEV. [+139.05'] L.P. BLDG. F.F. ELEV. [+138.28'] H.P. GRADE ELEV. [+139.80'] GROUND FLOOR ELEV. [+139.05'] L.P. BLDG. F.F. ELEV. [+138.28'] H.P. GRADE ELEV. [+139.80'] P3 LEVEL P1 LEVEL P2 LEVEL DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT A-A A15 3'-6" 3'-6"
5'-0" 2ND FLOOR 3RD FLOOR 4TH FLOOR 5TH FLOOR 6TH FLOOR 7TH/PENTHOUSE T.O. POOL DECK T.O. ELEVATOR ELEV. [+228.88'] 2ND FLOOR 3RD FLOOR 4TH FLOOR 5TH FLOOR 6TH FLOOR 7TH/PENTHOUSE T.O. POOL DECK T.O. ELEVATOR ELEV. [+228.88'] CORR. CORR. CORR. CORR. CORR. CORR. CORR. CORR. DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT 15'-3" REAR SETBACK 15'-3" REAR SETBACK B-B A15 B-B A15 RESIDENTIAL PARKING 8'-0" EATERY COMMERCIAL PARKING COMMERCIAL PARKING RESIDENTIAL PARKING 99'-11" MEZZANINE 10'-1" 16'-0" 10'-6" 4'-0" 12'-5
123
256" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 12'-212"
38'-0" 7'-0" PG PA H G F E D C B A SAUNA / MASSAGE POOL DECK 15'-0" NON-OCCUPIED ROOF AREA CORR. UTILITY POLE CLEARANCE 20'-0" 12'-0" 12'-0" GROUND FLOOR ELEV. [+139.05'] L.P. BLDG. F.F. ELEV. [+138.28'] H.P. GRADE ELEV. [+139.80'] DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT A-A A15 3'-6"
5'-0" 2ND FLOOR 3RD FLOOR 4TH FLOOR 5TH FLOOR 6TH FLOOR 7TH/PENTHOUSE T.O. POOL DECK T.O. ELEVATOR ELEV. [+228.88'] CORR. CORR. CORR. CORR. 15'-3" REAR SETBACK B-B A15 8'-0" PL PL
74'-113 4" 75'-0" MAX. NON-HIGH RISE
86'-0" BHMC HEIGHT
19'-712" POOL 20'-0" MAX. EQUIPMENT ROOM
74'-113 4" 75'-0" MAX. NON-HIGH RISE
86'-0" BHMC HEIGHT
19'-712" 20'-0" MAX.
74'-113 4" 75'-0" MAX. NON-HIGH RISE
86'-0" BHMC HEIGHT
19'-712" 20'-0" MAX.

LA CIENEGA BLVD.

LA CIENEGA BLVD. RESTAURANT COMMERCIAL PARKING RESIDENTIAL PARKING 10'-1" 99'-11" 16'-0" 10'-6" 4'-0" 12'-5
123
256" 10'-6" 10'-6" 10'-6" 10'-6" 10'-6" 12'-212" PG PA H G F E D C B A RESIDENTIAL MANAGEMENT OFFICE CORR. L.P. BLDG. F.F. ELEV. [+138.28'] H.P. GRADE ELEV. [+139.80'] DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT DWELLING UNIT A-A A15 3'-6" 2ND FLOOR 3RD FLOOR 4TH FLOOR 5TH FLOOR 6TH FLOOR 7TH/PENTHOUSE T.O. PENTHOUSE PARAPET T.O. POOL DECK T.O. ELEVATOR ELEV. [+228.88'] CORR. CORR. CORR. CORR. 15'-3" REAR SETBACK B-B A15 PL PL 74'-113 4" 75'-0" MAX. NON-HIGH RISE
86'-0" BHMC HEIGHT
19'-712" 20'-0" MAX.

LA CIENEGA BLVD. RESTAURANT COMM. TRASH P3 LEVEL P1 LEVEL P2 LEVEL P3 LEVEL P1 LEVEL P2 LEVEL P3 LEVEL P1 LEVEL P2 LEVEL RESIDENTIAL PARKING 10'-0" REAR SETBACK 10'-0" REAR SETBACK 10'-0" REAR SETBACK 10'-0" REAR SETBACK 7'-0" T.O. PENTHOUSE T.O. PENTHOUSE PARAPET T.O. PENTHOUSE T.O. PENTHOUSE PARAPET T.O. PENTHOUSE T.O. PENTHOUSE PARAPET T.O. PENTHOUSE 7'-0" MECHANICAL AREA MECHANICAL AREA 2 1 1 1 1 2 3 3 3 3 3 3 3 3 DATE 1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com 55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211 JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE: PROJECT TITLE: SHEET: # ISSUE DESCRIPTION ar ch i t e c t s s t am p All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t STAFF AC SCALE: D R A F T NOT FOR CONSTRUCTION K T A Kevin Tsai Architecture 55 N. LA CIENEGA IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A16.01/32"=1'-0" ### OF ### C-C AND D-D SECTIONS SCALE BUILDING SECTION C-C 1/32"=1'-0" 01 SCALE BUILDING SECTION D-D 1/32"=1'-0" 02 KEY NOTES 123 CMU RETAINING WALL AT PROPERTY LINE 5'-0" POOL DECK GLASS GUARDRAIL CONDENSER UNITS SCALE BUILDING SECTION E-E 1/32"=1'-0" 03 SCALE BUILDING SECTION F-F 1/32"=1'-0" 04 32'-5
5 8" 10'-11
1 4" 3'-6" 3'-0" 4'-0" 21'-6
3 8"
22'-91
2"
16'-31 6'-6 4"
1 4" 7'-5
1 4" 17'-5
3 8" 4'-1" 3'-6"
7'-412" 8'-63 2'-4 4"
3 4" 3'-101
2"

BATHROOM

LIVING AREA

KITCHEN CLOSET
2 3

BALCONY
1 DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.0 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE A1 - STUDIO UNIT PLAN 1/8"=1'-0" 01

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 713 SF
5'-111
2" 5'-33
4" 6'-71
2" 10'-2" 41'-2
5 8" 4'-4
3 4" 15'-7
1 8" 3'-5" 5'-3" 2'-4
3 4" 4'-4" 5'-10" 2'-3
1 2" 17'-8
3 8" 11'-0
3 4" 3'-6" 3'-0" 4'-0"
17'-1034"
8'-0" 3'-834" 1'-13
4" 4'-53
8"

BATHROOM
CLOSET
1 3

BEDROOM

CLOSET BAR

LIVING AREA

KITCHEN

BALCONY
2 5'-111
2" 5'-5" 6'-614" 11'-0
3 4" 3'-6" 3'-0" 4'-0" 15'-7
1 8" 4'-4
3 4" 10'-2" 4'-4" 5'-10" 2'-3
1 2" 17'-8
3 8" 3'-5" 5'-3" 2'-4
3 4"
17'-1034"
8'-0" 3'-834" 1'-13
4" 4'-51
4"

BATHROOM
CLOSET

KITCHEN
BAR
CLOSET

BEDROOM
LIVING AREA 41'-2
5 8"
2 2
3 BALCONY
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.1 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE B1 - 1 BEDROOM UNIT PLAN 1/8"=1'-0" 01 SCALE TYPE B2 - 1 BEDROOM UNIT PLAN 1/8"=1'-0" 02

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 709 SF UNIT AREA: 709 SF
DW
W/D 40'-7
5 8" 14'-0
5 8" 10'-11
1 2" 2'-6
3 4" 4'-1
3 4" 7'-1"

BALCONY

BEDROOM

CLOSET CLOSET
BAR 11'-2
3 4" 4'-4
3 4" 11'-7
3 8" 2'-10
3 4" 10'-6" 3'-6" 3'-0" 4'-0"
3'-9" 9'-358"
5'-103
8" 5'-6"
4'-10"

BATHROOM
CLOSET

KITCHEN
4'-314" 1'-8"
17'-105
8"
LIVING AREA 1'-10"
1 3
2 W/D
DW 43'-7
5 8"
17'-107
8"
4'-111 6'-6 4"
1 4" 6'-8" 15'-1
3 8" 4'-4
3 4" 10'-6
3 4"
8'-7" 10'-6
1 8" 3'-6" 8'-0
3 4" 10'-1
3 8" 1'-10" 2'-6
3 4" 7'-1
3 4" 3'-5"
5'-6" 6'-514"

CLOSET CLOSET

KITCHEN

BATHROOM

LIVING AREA
BAR
1'-1" 3'-83
4" 4'-618" 3'-0
3 4" 3'-10" 3'-0" 4'-0"
6'-53
8"
1 2
3 BALCONY

BEDROOM
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.2 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE B3 - 1 BEDROOM UNIT PLAN 1/8"=1'-0" 01 SCALE TYPE B4 - 1 BEDROOM UNIT PLAN 1/8"=1'-0" 02

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 636 SF UNIT AREA: 700 SF
DW
W/D

BATHROOM
CLOSET

KITCHEN

CLOSET BAR

BEDROOM
1 3 2
BALCONY 36'-11
5 8" 2'-0" 5'-3" 3'-3" 15'-8
7 8" 7'-3
3 4" 3'-5" 10'-6" 4'-0" 3'-0" 3'-6" 13'-4
1 8" 2'-4
3 4" 10'-8
3 4"
8'-7" 3'-834" 5'-7"
17'-1034"
6'-61 5'-10 5'-6" 4"
1 2"

LIVING AREA
DW
W/D 40'-7
5 8" 10'-6" 3'-6" 3'-0" 4'-0" 14'-6
1 8" 4'-4
3 4" 11'-2
3 4" 2'-0" 5'-3" 3'-3" 14'-6
1 8" 1'-10" 2'-6
3 4" 4'-1
3 4" 7'-1"
5'-214" 3'-634" 8'-634"
5'-111
2"
17'-1034"
5'-6" 6'-514"

LIVING AREA

CLOSET CLOSET
BAR
2 3

BATHROOM

KITCHEN
CLOSET

BALCONY
1 BEDROOM
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.3 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE B5 - 1 BEDROOM UNIT PLAN 1/8"=1'-0" 01 SCALE TYPE B6 - 1 BEDROOM UNIT PLAN 1/8"=1'-0" 02

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 639 SF UNIT AREA: 681 SF
DW
W/D
9'-35 3'-9" 8" 36'-11
5 8" 14'-0
5 8" 12'-9
1 2" 6'-0
1 2" 4'-1" 10'-6" 3'-6" 3'-0" 4'-0" 2'-10
3 4" 11'-0
5 8" 2'-4
3 4" 10'-1
1 2"
20'-112"
6'-038" 5'-4" 4'-314" 4'-57
8"
4'-10"

CLOSET BAR

BATHROOM
CLOSET

KITCHEN

LIVING AREA
1 2

BEDROOM
CLOSET

BALCONY
3 W/D DW

BEDROOM

LIVING AREA

KITCHEN

BATHROOM
CLOSET
1 2
3 36'-6
5 8" 10'-2" 2'-6
3 4" 9'-1" 2'-11
1 8" 3'-3" 8'-6
3 4"
15'-9" 11'-111
4" 8'-6
3 4" 3'-0" 5'-0" 12'-2
3 4" 11'-5
1 8" 4'-4"
27'-114"
11'-105
8"
7'-10 4'-0" 5
8"
4'-7"
15'-25
8"

BALCONY
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.4 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE B7 - 1 BEDROOM UNIT PLAN 1/8"=1'-0" 01 SCALE TYPE B8 - 1 BEDROOM UNIT PLAN 1/8"=1'-0" 02

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 627 SF UNIT AREA: 717 SF
DW
W/D
8'-63 3'-6 4"
3 1'-5 4"
1 3'-9" 4" 36'-11
5 8" 10'-6" 3'-6" 3'-0" 4'-0" 13'-11
3 8" 2'-4
3 4" 10'-1
1 2" 5'-3" 2'-0" 3'-3" 16'-4
1 8" 10'-1
1 2"
17'-1034"
5'-1112" 5'-6" 6'-514"

LIVING AREA

BAR CLOSET
2 3

BATHROOM

KITCHEN
CLOSET
1 BEDROOM

BALCONY
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.5 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE B9 - 1 BEDROOM UNIT PLAN 1/8"=1'-0" 01

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 661 SF
W/D
DW 40'-7
5 8" 11'-1" 10'-10
3 4" 6'-7" 4'-11
7 8" 7'-1" 4'-0" 3'-0" 3'-6" 4'-0" 3'-0" 3'-6"

MASTER BATHROOM

BATHROOM
15'-33
4" 3'-714" 5'-458" 6'-23 2'-9" 4"

KITCHEN
BAR 2'-0" 26'-2" 2'-4
3 4" 4'-11
7 8" 7'-1"
6'-112" 10'-31
8" 10'-41
2"
33'-338"
1'-714" 4'-11"

BEDROOM MASTER BEDROOM

CLOSET CLOSET
CLOSET

LIVING AREA
BALCONY BALCONY 3'-10
1 2" 1
2 3 W/D
DW 40'-7
5 8" 2'-7" 23'-7" 2'-4
3 4" 4'-11
7 8" 7'-1"

MASTER BEDROOM BEDROOM

CLOSET BAR CLOSET

MASTER BATHROOM

BATHROOM

LIVING AREA

KITCHEN
CLOSET
19'-101 7'-4 2"
3 5'-6 8"
3 5'-8" 2'-11" 4" 4'-0" 3'-0" 3'-6" 4'-0" 3'-0" 3'-6" 10'-6" 10'-10 4" 6'-7" 4'-11 8" 7'-1" 41'-45
8"
6'-61 6'-9 4"
7 10'-10 8"3 10'-7 4"1 6'-6 2"1
4" 2'-2
1 4"

BALCONY BALCONY
1 2
3 DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.6 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE C1 - 2 BEDROOM UNIT PLAN 1/8"=1'-0" 01 SCALE TYPE C2 - 2 BEDROOM UNIT PLAN 1/8"=1'-0" 02

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 1,589 SF UNIT AREA: 1,260 SF
DW
W/D

BEDROOM MASTER BEDROOM

CLOSET CLOSET
CLOSET

BALCONY
BAR

BATHROOM

KITCHEN
LIVING AREA 41'-2
5 8" 10'-2"
6'-113 4'-11 4"
1 6'-6 4"
1 4" 6'-7
1 2" 8'-0
3 4" 2'-6
3 4" 4'-8" 6'-2
7 8" 2'-10
3 4"
4'-03 5'-8 4"
3 4" 3'-7
3 4" 6'-6
1 4" 2'-6
3 4" 21'-8" 6'-9
7 8"
28'-23
4"
7'-07 17'-5 8"
1 8" 3'-83
4"
1 2
3 DW W/D 10'-6" 4'-0"
6'-23
4" 40'-7
5 8" 3'-0" 3'-6" 10'-10
3 4" 4'-0" 3'-0" 3'-6" 6'-7" 4'-11
7 8" 7'-1"
5'-3 2'-9" 3 13'-2 8"
3 5'-9 4"
1 4" 2'-0" 15'-5
1 8" 2'-4
3 4" 4'-11
7 8" 7'-1"
33'-31
8"
1'-7 4'-11" 1 2'-5 4"
1 7'-10 2"3 10'-3 4"1 6'-1 8"1
2"

BEDROOM MASTER BEDROOM

CLOSET BAR CLOSET

BALCONY BALCONY

MASTER BATHROOM

BATHROOM

LIVING AREA

KITCHEN
CLOSET 3'-10
1 2" 7'-6
7 8" 1'-2"
1 2
3 DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h i t e ct s s t am p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.7 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE C3 - 2 BEDROOM UNIT PLAN 1/8"=1'-0" 01 SCALE TYPE C4 - 2 BEDROOM UNIT PLAN 1/8"=1'-0" 02

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 1,190 SF UNIT AREA: 999 SF
DW W/D 10'-6" 4'-0"
6'-23
4" 36'-11
5 8" 3'-0" 3'-6" 10'-10
3 4" 4'-0" 3'-0" 3'-6" 6'-7" 8'-4
7 8"
15'-33
4" 3'-714" 5'-458" 2'-9"
KITCHEN 2'-0" 4'-1"
CLOSET

MASTER BATHROOM

BATHROOM

BAR CLOSET
CLOSET

LIVING AREA

BEDROOM MASTER BEDROOM
CLOSET 8'-6
1 8" 2'-4
3 4" 21'-11
3 4"
2'-113
4" 8'-63
4"
37'-914"
7'-3 3'-5" 4'-11" 3 6'-6 8"
1 4'-1 4"1
8" 3'-10
1 2" 1
2 3

BALCONY W/D
DW 36'-11
5 8" 4'-1" 8'-6
1 8" 2'-4
3 4" 21'-11
3 4" 4'-0" 3'-0" 3'-6" 10'-6" 2'-2
1 4" 3'-10
1 2" 4'-0" 3'-0" 3'-6" 10'-10
3 4" 2'-4
3 4" 4'-2
1 4" 8'-4
7 8"
45'-1012"
4'-57 13'-4 8"
1 10'-10 8"3 4'-4 4"
3 8'-4 4"
3 4'-4 4"
1 4"
5'-1" 2'-11" 5'-634" 7'-43
8" 19'-101
2"
CLOSET

MASTER BEDROOM BEDROOM
CLOSET

BAR CLOSET

MASTER BATHROOM

BATHROOM
CLOSET

KITCHEN

LIVING AREA
1 2
3 BALCONY
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
a r c h it e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFF AC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.8 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE C5 - 2 BEDROOM UNIT PLAN 1/8"=1'-0" 01 SCALE TYPE C6 - 2 BEDROOM UNIT PLAN 1/8"=1'-0" 02

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 1,548 SF UNIT AREA: 1,248 SF
DW W/D 10'-6" 4'-0" 36'-11
5 8" 3'-0" 3'-6" 10'-10
3 4" 4'-0" 3'-0" 3'-6" 6'-7" 8'-4
7 8"

MASTER BATHROOM

BATHROOM
CLOSET

MASTER BEDROOM
37'-914"
4'-11"

KITCHEN

BAR CLOSET

LIVING AREA
BEDROOM 3'-10
1 2"
CLOSET
CLOSET
8'-63 3'-4 4"
3 7'-3 4"1 6'-6 8" 3'-0" 1 4'-1 4"
3 8"
5'-73 5'-3 2'-9" 4"
3 6'-2" 12'-10" 8" 4'-1" 22'-1
3 4" 2'-0" 7'-6
7 8" 1'-2"
1 2
3 BALCONY
DATE
1 4 3 9 W . J e f f e r s o n B l v d . L o s A n g e l e s , C A 9 0 0 0 7 T. 310.486.9328 www.kevin-tsai.com
55 N. LA CIENEGA BLVD. BEVERLY HILLS, CA 90211
JOB NO: DRAWN BY: PIC/PM: 23-18 DRAWING TITLE:

PROJECT TITLE:

SHEET:
# ISSUE DESCRIPTION
ar c hi t e c t s s t a m p
All designs, ideas, arrangements and plans indicated by these drawings and specifications are the property and copyright of the ARCHITECT and shall neither be used on any other work nor be used by any other person for any use whatsoever without written permission. Written dimensions shall take precedence over scaled dimensions and shall be verified at the job site. Any dimensional discrepancy shall be brought to the attention of the ARCHITECT prior to the commencement of work. c o n s u l t a n t

STAFFAC
SCALE:

D R A F T

NOT FOR CONSTRUCTION
K
T A
Kevin Tsai Architecture
55 N. LA CIENEGA
IF THIS SHEET IS NOT PRINTED 11"X17", IT IS A SCALED PRINT A20.9 1/8"=1'-0" ### OF ###

UNIT PLANS
SCALE TYPE C7 - 2 BEDROOM UNIT PLAN 1/8"=1'-0" 01

LAUNDRY WASHER AND DRYER

ELECTRIC PANEL

LOW VOLTAGE PANEL

KEY NOTES
1 2
3 UNIT AREA: 1,179 SF