Item D-5 Agenda Report — Beverly Hills City Council, September 30, 2025 (part 2 of 2)

BACKGROUND
File Date 1193 Loma Linda Storm Drain Easement Vacation: 09/14/2017 1193 Loma Linda Vehicle Access Easement: 09/25/2017
1184 Loma Linda Vehicle Access Easement: 09/14/2017
Application Deemed Complete 1193 Loma Linda Storm Drain Easement Vacation: 09/14/2017 1193 Loma Linda Vehicle Access Easement: 09/25/2017
1184 Loma Linda Vehicle Access Easement: 09/14/2017
CEQA Recommendation Categorical Exemption
Permit Streamlining Within 40 days after the matter is submitted to the Planning Commission (11/21/2017)
Applicant(s) Loma Linda Holdings, Ltd as a trustee of the Loma Linda Trust Owner(s) Loma Linda Holdings, Ltd as a trustee of the Loma Linda Trust Representative(s) Crest Real Estate
Prior PC Action Reso No. 1690 (08/12/13) - Approving a lot line adjustment between 1184 Loma Linda Drive and 1117 Sutton Way.

Reso No. 1691 (08/12/13) -- Recommending adoption of an ordinance amending the Municipal Code regarding lot line adjustments for legally nonconforming lots.

Prior Council Action Ordinance No. 13-0-2648 (Effective 11/03/2013) - Amending the Municipal Code regarding lot line adjustments for legally nonconforming lots.

PROPERTY AND NEIGHBORHOOD SETTING
Address
Assessor's ID No.

Zoning District
General Plan
Existing Land Use(s)
1184 and 1193 Loma Linda Drive
4350-020-010 and 4350-021-012
R-1X
One-Family Residential
Vacant
328
Planning Commission Report
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Lot Dimensions & Area
Year Built
Historic Resource
Protected Trees/Grove
Adiacent Zoning and
Land Uses
North
South
East
West
Circulation and Parking
Adjacent Street(s)
Traffic Volume
Adjacent Alleys
Parkways & Sidewalks
Neighborhood Character
The project site is located in a cul-de-sac at the terminus of Loma Linda Drive in the hillside area of the City, and is completely bordered by Single-Family Residential properties. Existing homes in the vicinity of the subject property are typically one- and two-story structures on irregularly shaped hillside lots. The project site is also adjacent to Franklin Canyon on the northwest, Franklin Canyon Park, which includes trails that are accessible to the public, is located in the northern portion of Franklin Canyon above the lower Franklin Reservoir. Loma Linda Drive is a single lane residential street with light traffic volume. Loma Linda Dive is accessed from Coldwater Canyon Drive, which is a busy travel corridor with relatively high traffic volumes.

Irregular lots. 1184 Loma Linda Drive has an area of 35,235 square feet. 1193 Loma Linda has an area of 47,635 square feet.

N/A
None
None
R-1 .X — Single Family Residential
R-1 .X — Single Family Residential
R-1 .X — Single Family Residential
R-1 — Single Family Residential
Parks, Reservoirs, Government (Unzoned — Coldwater Canyon Reservoir)
Loma Linda Drive, with Coidwater Canyon as the closest intersection Average Daily Trips on Loma Linda Drive: Approx. 115
Average Daily Trips on Coldwater Canyon Drive: Approx. 14,736 Southbound; Approx. 13,950 Northbound.

Unimproved 20’-O” wide alley perpendicular to the east curbface of Loma Linda Drive immediately adjacent to 1193 Loma Linda Drive.

Loma Linda Drive — 22-0” street width with 4’-O” North and South parkways.
çy
329
Lot Dimensions & Area
Year Built
Historic Resource
Protected Trees/Grove
Adjacent Zoning and
Land Uses
North
South
East
West
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Irregular lots. 1184 Loma Linda Drive has an area of 35,235 square feet. 1193 Loma Linda has an area of 47,635 square feet.

N/A
None
None
R-1.X- Single Family Residential
R-1.X -- Single Family Residential
R-1.X - Single Family Residential
R-1-- Single Family Residential
Parks, Reservoirs, Government (Unzoned -- Coldwater Canyon Reservoir)
Circulation and Parking
Adjacent Street(s) Loma Linda Drive, with Coldwater Canyon as the closest intersection Traffic Volume Average Daily Trips on Loma Linda Drive: Approx. 115 Average Daily Trips on Coldwater Canyon Drive: Approx. 14,736 Southbound; Approx. 13,950 Northbound.

Adjacent Alleys Unimproved 20'-0" wide alley perpendicular to the east curbface of Loma Linda Drive immediately adjacent to 1193 Loma Linda Drive.

Parkways & Sidewalks Loma Linda Drive - 22'-0" street width with 4'-0 North and South parkways.

Neighborhood Character
The project site is located in a cul-de-sac at the terminus of Loma Linda Drive in the hillside area of the City, and is completely bordered by Single-Family Residential 'properties. Existing homes in the vicinity of the subject property are typically one- and two-story structures on irregularly shaped hillside lots. The project site is also adjacent to Franklin Canyon on the northwest. Franklin Canyon Park, which includes trails that are accessible to the public, is located in the northern portion of Franklin Canyon above the lower Franklin Reservoir. Loma Linda Drive is a single lane residential street with light traffic volume. Loma Linda Dive is accessed from Coldwater Canyon Drive, which is a busy travel corridor with relatively high traffic volumes. 329
\;
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PROJECT DESCRIPTION
The requests pertain to the vacation of an abandoned, 10’-O” wide storm drain easement that is no longer in use located on the property at 1193 Loma Linda Drive, as well as street improvementsinvolving dedication of vehicle access easement areas on the 1193 Loma Linda Drive and 1184 Loma Linda Drive properties to provide a wider and more code-compliant fire truck turnaround area than currently exists at the terminus of Loma Linda Drive. The street improvements wouldconsist of widening the roadway by relocating the existing curb along the 1184 Loma Linda Drive frontage 4’-O” to the west, resulting in a 26’-O” wide roadway. Additional improvements would consist of providing concrete pavement on the 1184 and 1193 Loma Linda properties such that the minimum dimensions of a fire truck turnaround can be accommodated. These paved areas,which will be located on private property, are the subject of the Irrevocable Offer of Dedication for vehicle access, for which the Planning Commission is considering for conformance with the General Plan. All curbs along the west side of Loma Linda Drive beginning at the 1184 Loma Linda Drive property would be painted red, and red curb would continue throughout the new cul de-sac and stop at the north property line of 1193 Loma Linda Drive, including a new, red painted low-profile rolled curb offset approximately 4’-O” from the façade of the proposed garage structure at 1193 Loma Linda Drive. Signage stating No Parking Anytime’ will also be installed at appropriate locations leading into the cul-de-sac. The proposed red curb and No Parking Anytime I
Project Sites
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Project Sites

PROJECT DESCRIPTION
The requests pertain to the vacation of an abandoned, 10'-0 wide storm drain easement that is no longer in use located on the property at 1193 Loma Linda Drive, as well as street improvements involving dedication of vehicle access easement areas on the 1193 Loma Linda Drive and 1184 Loma Linda Drive properties to provide a wider and more code-compliant fire truck turnaround area than currently exists at the terminus of Loma Linda Drive. The street improvements would consist of widening the roadway by relocating the existing curb along the 1184 Loma Linda Drive frontage 4'-0" to the west, resulting in a 26'-0" wide roadway. Additional improvements would consist of providing concrete pavement on the 1184 and 1193 Loma Linda properties such that the minimum dimensions of a fire truck turnaround can be accommodated. These paved areas, which will be located on private property, are the subject of the Irrevocable Offer of Dedication for vehicle access, for which the Planning Commission is considering for conformance with the General Plan. All curbs along the west side of Loma Linda Drive beginning at the 1184 Loma Linda Drive property would be painted red, and red curb would continue throughout the new culde-sac and stop at the north property line of 1193 Loma Linda Drive, including a new, red painted low-profile rolled curb offset approximately 4'-0" from the fa~ade of the proposed garage structure at 1193 Loma Linda Drive. Signage stating 'No Parking Anytime' will also be installed at appropriate locations leading into the cul-de-sac. The proposed red curb and No Parking Anytime 330
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signage would not apply to the side of the street where 1185 Loma Linda Drive has frontage.

Detailed diagrams of the storm drain and proposed street improvements and vehicle turnaround easement are provided in Attachments F and E, respectively.

The requests for vacation and dedication are being made in conjunction with building permit applications for new single-family residences at 1184 and 1193 Loma Linda Drive. Issuance of building permits for those proposed projects are contingent upon the Planning Commission’s findings for General Plan conformance and the City Councils approval of the requested storm drain easement vacation and acceptance of the vehicle access dedication.

REQUIRED APPROVALS.

As proposed, the project requires the following approvals:
a General Plan Consistency. Pursuant to Government Code Section 65402, the Planning Commission must consider whether the proposed dedications and vacation are consistent with the City’s General Plan.
• Approval of Vacation and Acceptance of Dedications. Final approval of the proposed vacation and acceptance of offers of dedications is required by the City Council.

GENERAL PLAN POLICIES
The General Plan includes numerous goals and policies relevant to the Planning Commission’s review of the proposed acquisition and disposal of real property. A full analysis of the proposed vacation and offers for dedication with respect to General Plan consistency is provided in the Analysis section of this report. A select number of particularly relevant General Plan Policies for the Planning Commission’s consideration are listed below:
• Policy LU 2.3 Hillside Development. Maintain the natural landforms that define the City and require that development on hillsides and in canyon areas be located, designed, and scaled to respect the natural topography and landscape. • Policy LU 2.4 Architectural and Site Design. Require that new construction and renovation of existing buildings and properties exhibit a high level of excellence in site planning, architectural design, building materials, use of sustainable design and construction practices, landcaping, and amenities that contribute to the City’s distinctive image and complement existing development.
• Policy LU 2.9 Public Safety. Require that development be located and designed to promote public safety by providing street-fronting uses, lighting, sight-lines, and features that enhance community safety.
• Policy CIR 1.1 Roadway Improvements. Study and implement opportunities for improving traffic flow on City roadways during Peak hours. Work collaboratively with regional agencies and adjacent jurisdictions to coordinate interface of adjacent roadways. 331
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signage would not apply to the side of the street where 1185 Loma Linda Drive has frontage.

Detailed diagrams of the storm drain and proposed street improvements and vehicle turnaround easement are provided in Attachments F and E, respectively.

The requests for vacation and dedication are being made in conjunction with building permit applications for new single-family residences at 1184 and 1193 Loma Linda Drive. Issuance of building permits for those proposed projects are contingent upon the Planning Commission's findings for General Plan conformance and the City Council's approval of the requested storm drain easement vacation and acceptance of the vehicle access dedication.

REQUIRED APPROVALS.

As proposed, the project requires the following approvals:
• General Plan Consistency. Pursuant to Government Code Section 65402, the Planning Commission must consider whether the proposed dedications and vacation are consistent with the City's General Plan.
• Approval of Vacation and Acceptance of Dedications. Final approval of the proposed vacation and acceptance of offers of dedications is required by the City Council.

GENERAL PLAN POLICIES
The General Plan includes numerous goals and policies relevant to the Planning Commission's review of the proposed acquisition and disposal of real property. A full analysis of the proposed vacation and offers for dedication with respect to General Plan consistency is provided in the Analysis section of this report. A select number of particularly relevant General Plan Policies for the Planning Commission's consideration are listed below:
• Policy LU 2.3 Hillside Development. Maintain the natural landforms that define the City and require that development on hillsides and in canyon areas be located, designed, and scaled to respect the natural topography and landscape. • Policy LU 2.4 Architectural and Site Design. Require that new construction and renovation of existing buildings and properties exhibit a high level of excellence in site planning, architectural design, building materials, use of sustainable design and construction practices, landscaping, and amenities that contribute to the City's distinctive image and complement existing development.
• Policy LU 2.9 Public Safety. Require that development be located and designed to promote public safety by providing street-fronting uses, lighting, sight-lines, and features that enhance community safety.
• Policy CIR 1.1 Roadway Improvements. Study and implement opportunities for improving traffic flow on City roadways during Peak hours. Work collaboratively with regional agencies and adjacent jurisdictions to coordinate interface of adjacent roadways. 331
• Policy CIR 3.1 Neighborhood Traffic Control Measures. Incorporate traffic control measures in residential neighborhoods as part of proposed roadway improvement or development projects to mitigate traffic impacts to residents and reduce the negative impacts of motor vehicle traffic on quality of life. Require development projects to mitigate traffic impacts to residents and reduce the negative impacts of motor vehicle traffic on residential roadways.
• Policy CIR 3.2 Design of Traffic Calming Devices. Ensure that selected traffic management devices are appropriately designed with consideration to accessibility, drainage, underground utilities, adequate visibility, landscaping and the needs of emergency, sanitation, and transit vehicles, and that these devices to not result in unintended consequences such as increased travel times, emergency response times, sound, or traffic diversions.
• Policy CON 10.1 Storm Drain Maintenance. Maintain and upgrade public storm drains and storage control facilities, and construct or expand storm drain and flood control facilities, to protect the community from risks to lives and property associated with flooding and storm water runoff.
• Policy S 2.1 Fire Protection Service. Continue to research and implement methods for modernizing and improving the efficiency and effectiveness of the Fire Department in responding to fires, suppressing fires, and mitigating fire hazards. • Policy S 2.2 Fire Protection Capability. Maintain and expand the amount of firefighting equipment and personnel necessary for adequate initial response to fire emergencies in all buildings and areas in the City, including high-rise buildings and natural areas. Support and maintain mutual aid agreements to supplement those forces.

Policy S 3.1 Safety Standards. Continue to regularly update and enforce the City’s building and fire codes to reflect the highest and best available standards for fire safety design as well as recommendations set forth by the “Fire Wise” assessment and Joint Wildland Interface Task Force.
• Policy S 3.2 Impacts of New Development. Assess the impacts of significant increases in development density and intensity, and subsequent impacts on traffic congestion, water infrastructure capacity, fire hazards, and emergency response times. • Policy S 3.3 Fire Protection Services. Require that new development and re development of structures provide adequate fire safety features and responder access so as not to cause a reduction of fire protection services below acceptable, safe levels. • Policy S 3.4 Fire Department Access. Design private and public access drives and roadways to preserve and maintain Fire Department access to properties.

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• Policy CIR 3.1 Neighborhood Traffic Control Measures. Incorporate traffic control measures in residential neighborhoods as part of proposed roadway improvement or development projects to mitigate traffic impacts to residents and reduce the negative impacts of motor vehicle traffic on quality of life. Require development projects to mitigate traffic impacts to residents and reduce the negative impacts of motor vehicle traffic on residential roadways.
• Policy CIR 3.2 Design of Traffic Calming Devices. Ensure that selected traffic management devices are appropriately designed with consideration to accessibility, drainage, underground utilities, adequate visibility, landscaping and the needs of emergency, sanitation, and transit vehicles, and that these devices to not result in unintended consequences such as increased travel times, emergency response times, sound, or traffic diversions.
• Policy CON 10.1 Storm Drain Maintenance. Maintain and upgrade public storm drains and storage control facilities, and construct or expand storm drain and flood control facilities, to protect the community from risks to lives and property associated with flooding and storm water runoff.
• Policy S 2.1 Fire Protection Service. Continue to research and implement methods for modernizing and improving the efficiency and effectiveness of the Fire Department in responding to fires, suppressing fires, and mitigating fire hazards. • Policy S 2.2 Fire Protection Capability. Maintain and expand the amount of firefighting equipment and personnel necessary for adequate initial response to fire emergencies in all buildings and areas in the City, including high-rise buildings and natural areas. Support and maintain mutual aid agreements to supplement those forces. • Policy S 3.1 Safety Standards. Continue to regularly update and enforce the City's building and fire codes to reflect the highest and best available standards for fire safety design as well as recommendations set forth by the "Fire Wise" assessment and Joint Wildland Interface Task Force.
• Policy S 3.2 Impacts of New Development. Assess the impacts of significant increases in development density and intensity, and subsequent impacts on traffic congestion, water infrastructure capacity, fire hazards, and emergency response times. • Policy S 3.3 Fire Protection Services. Require that new development and redevelopment of structures provide adequate fire safety features and responder access so as not to cause a reduction of fire protection services below acceptable, safe levels. • Policy S 3.4 Fire Department Access. Design private and public access drives and roadways to preserve and maintain Fire Department access to properties. 332
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ENVIRONMENTAL ASSESSMENT
The subject project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines1, and the environmental regulations of the City. The projects appear to qualify for a categorical exemption pursuant to Section 15303 (Class 3(a) and 3(d)) of the Guidelines. Specifically, the proposedproject involves the construction of two new single-family residences, each on a separate site that was previously developed in an urban area, and the proposed vacation and offer of dedication relate to utility and street improvements that are identified in the Guidelines. Therefore, staff recommends that the Planning Commission find the projects exempt from further review under the provisions of CEQA.

Additionally, over the course of the past several months, staff has maintained contact with several interested neighboring property owners throughout the review process for the proposed projects, and has held several meetings to review the project plans and answer questions regarding the proposed projects and the review process. Staff has also met numerous times with the Applicant team throughout the plan review process to clarify plan corrections and go over processing requirements.

Public Comment
As of the writing of this report, no written public comment has been received. However, staff has received verbal communications from a neighboring property owner who also represents the views of numerous other property owners in the Hillside Area of the City, stating that they are not in favor of the proposed dedications and vacation and strongly oppose the proposed developments on the two properties.

ANALYSIS
Staff’s analysis as to whether the proposed acquisition and disposal of real property is in conformance with the City’s adopted General Plan is provided below for the Commission’sconsideration.

Vacation of Storm Drain Easement. The property at 1193 Loma Linda Drive contains a 10’- 0” wide City easement for storm drain purposes that originates at the terminus of Loma Linda Drive, and previously continued to the south to connect to Coldwater Canyon Drive, passing through the property at 1111 Coldwater Canyon Drive, as shown in green in the diagram below:
1 The CE4 Guidelines and Statue are available online at http://ceres.cp.gov/ceoa/gudeIines çHls
333
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ENVIRONMENTAL ASSESSMENT
The subject project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines', and the environmental regulations of the City. The projects appear to qualify for a categorical exemption pursuant to Section 15303 (Class 3(a) and 3(d)) of the Guidelines. Specifically, the proposed project involves the construction of two new single-family residences, each on a separate site that was previously developed in an urban area, and the proposed vacation and offer of dedication relate to utility and street improvements that are identified in the Guidelines. Therefore, staff recommends that the Planning Commission find the projects exempt from further review under the provisions of CEOA.

PUBLIC OUTREACH AND NOTIFICATION
Public notice is not required for these requests. However, staff sent a courtesy email to neighbors in the immediate vicinity of the project site who have specifically asked to be notified of any potential actions taken on the subject properties. The courtesy notice was emailed to five nearby property owners (including the four that are immediately adjacent to the subject properties) on Tuesday, October 3, 2017 (nine days prior to the hearing). Additionally, over the course of the past several months, staff has maintained contact with several interested neighboring property owners throughout the review process for the proposed projects, and has held several meetings to review the project plans and answer questions regarding the proposed projects and the review process. Staff has also met numerous times with the Applicant team throughout the plan review process to clarify plan corrections and go over processing requirements. Public Comment
As of the writing of this report, no written public comment has been received. However, staff has received verbal communications from a neighboring property owner who also represents the views of numerous other property owners in the Hillside Area of the City, stating that they are not in favor of the proposed dedications and vacation and strongly oppose the proposed developments on the two properties. ANALYSIS
Staff's analysis as to whether the proposed acquisition and disposal of real property is in conformance with the City's adopted General Plan is provided below for the Commission's consideration.

Vacation of Storm Drain Easement. The property at 1193 Loma Linda Drive contains a10'- 0" wide City easement for storm drain purposes that originates at the terminus of Loma Linda Drive, and previously continued to the south to connect to Coldwater Canyon Drive, passing through the property at 1111 Coldwater Canyon Drive, as shown in green in the diagram below:
1 The CEQA Guidelines and Statue are available online at http://Ceres.ca.gov/ceqa/guidelines 333
iEVERLY)
\HILLS/
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In or around 1971 the Los Angeles County Flood Control District fLACFCD) obtained a new10’-O” wide easement located further north, and relocated the County’s storm drain line to the new easement area, which remains active and is shown in orange in the diagram above. This resulted in discontinuation in use of the City-owned easement (shown in green) as of 1971.

The plans for the proposed single-family residence at 1193 Loma Linda Drive includes construction of a structure over the unused City of Beverly Hills storm drain easement, and thus vacation of the easement by the City is necessary.The Conservation Element of the General Plan contains goals and policies relating to public infrastructure, including storm drains. Policy CON 10.1 Storm Drain Maintenance provides direction to “maintain and upgrade public storm drains and storage control facilities, and construct or expand storm drain and flood control facilities, to protect the community from risks Planning Commission Report
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LEGEND
PtpcrtyUne
Abandoned Easement tb be vacated)
— — —
— Abandoned Easement (vacated)
ActWe Easement (to be relocated)
— — —
— ActWeEaseinent(toi
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Stormwater Easement Diagram
‘1’
334
LEGEND
Property Lines
Abandoned Easement (to be vacated)
= Abandoned Casement tvacted)
Active Easemnent (to be relocated)
e e Active Easement (to remain)
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Stormwater Easement Diagram
In or around 1971, the Los Angeles County Flood Control District (LACFCD) obtained a new 10'-0 wide easement located further north, and relocated the County's storm drain line to the new easement area, which remains active and is shown in orange in the diagram above. This resulted in discontinuation in use of the City-owned easement (shown in green) as of 1971. The plans for the proposed single-family residence at 1193 Loma Linda Drive includes construction of a structure over the unused City of Beverly Hills storm drain easement, and thus vacation of the easement by the City is necessary. The Conservation Element of the General Plan contains goals and policies relating to public infrastructure, including storm drains. Policy CON 10.1 Storm Drain Maintenance provides direction to "maintain and upgrade public storm drains and storage control facilities, and construct or expand storm drain and flood control facilities, to protect the community from risks 334
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to lives and property associated with flooding and storm water runoff” Since the LACFCD has already provided an upgraded storm drain line in the relocated easement area which is sufficient forthe drainage of the street, there is no need for the City of Beverly Hills to continue to control the unused easement area, which contains an older storm drain line that has not been in use for over 45 years. Thus, vacation of the abandoned easement would not be in conflict with the applicable General Plan policy.

Dedication of Emergency Access Easements. As part of the review for building permits on the subject properties for new single family residences, consideration was given as to what the appropriate requirements would be for providing adequate emergency vehicle access to the area, given the substandard condition of the existing hammerhead terminus of Loma Linda Drive and the various physical constraints of the area. Various City departments, including Community Development, Public Works, and Fire worked with the applicant to develop an emergency vehicle turnaround area that adequately addresses the need for improvements.

The result is the emergency vehicle turnaround design that is included in Attachment F to this report. As part of its review, the Fire Department also considered various options for fully code-compliant turnaround configurations, as well as an alternative offered by a neighboring property owner, A summary of the Fire Department’s findings with respect to each alternative is provided in Attachment C. Ultimately, the Fire Department concluded that the design shown in Attachment F is a better solution than other alternatives because it achieves the necessary turnaround area for emergency vehicles, and does not result in the same impacts of the other alternatives not only to the subject properties, but to neighboring properties and the availability of parking along the street.

The proposed street improvements and dedication of easements for vehicle access will result in a substantially improved turnaround area at the terminus of Loma Linda Drive, as well as a wider roadway leading into the turnaround with sufficient width for two emergency vehicles to safely pass each other. This will result in substantial life safety improvements as compared to the current roadway conditions by making it easier for large fire trucks to safely turn around at the terminus of Loma Linda Drive without having to travel in reverse down the street to Coldwater Canyon, and to allow multiple vehicles, such as a fire truck and ambulance, to pass each other in emergency situations. In order to increase compliance with the requirement that the turnaround area will remain unobstructed, red curb will be required for a substantial portion of the roadway leading into the cul-de-sac, as well as around the entire cul-de-sac itself along with appropriate ‘No Parking Anytime’ signage. These parking restrictions will not affect any of the currently available street parking along the east side of Loma Linda Drive fronting the property at 1185 Loma Linda Drive, These outcomes are consistent with numerous General Plan Policies relating to Circulation and Safety, specifically Policies CIR 3.1, CIR 3.2, S 2.1, S 2.2, S 3.1, S 3.2, S 3.3, and S 3.4 which relate to improving the efficiency and effectiveness of fire safety personnel, enforcing the City’s building and fire codes to reflect the best available standards for fire safety design, and reducing traffic impacts in residential areas. 335
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to lives and property associated with flooding and storm water runoff." Since the LACFCD has already provided an upgraded storm drain line in the relocated easement area which is sufficient for the drainage of the street, there is no need for the City of Beverly Hills to continue to control the unused easement area, which contains an older storm drain line that has not been in use for over 45 years. Thus, vacation of the abandoned easement would not be in conflict with the applicable General Plan policy.

The result is the emergency vehicle turnaround design that is included in Attachment F to this report. As part of its review, the Fire Department also considered various options for fully code-compliant turnaround configurations, as well as an alternative offered by a neighboring property owner. A summary of the Fire Department's findings with respect to each alternative is provided in Attachment C. Ultimately, the Fire Department concluded that the design shown in Attachment F is a better solution than other alternatives because it achieves the necessary turnaround area for emergency vehicles, and does not result in the same impacts of the other alternatives not only to the subject properties, but to neighboring properties and the availability of parking along the street.

The proposed street improvements and dedication of easements for vehicle access will result in a substantially improved turnaround area at the terminus of Loma Linda Drive, as well as a wider roadway leading into the turnaround with sufficient width for two emergency vehicles to safely pass each other. This will result in substantial life safety improvements as compared to the current roadway conditions by making it easier for large fire trucks to safely turn around at the terminus of Loma Linda Drive without having to travel in reverse down the street to Coldwater Canyon, and to allow multiple vehicles, such as a fire truck and ambulance, to pass each other in emergency situations. In order to increase compliance with the requirement that the turnaround area will remain unobstructed, red curb will be required for a substantial portion of the roadway leading into the cul-de-sac, as well as around the entire cul-de-sac itself along with appropriate 'No Parking Anytime' signage. These parking restrictions will not affect any of the currently available street parking along the east side of Loma Linda Drive fronting the property at 1185 Loma Linda Drive. These outcomes are consistent with numerous General Plan Policies relating to Circulation and Safety, specifically Policies CIR 3.1, CIR 3.2, S 2.1, S 2.2, S 3.1, S 3.2, S 3.3, and S 3.4 which relate to improving the efficiency and effectiveness of fire safety personnel, enforcing the City's building and fire codes to reflect the best available standards for fire safety design, and reducing traffic impacts in residential areas. 335
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Summary of Project Benefits and Concerns. Based on the analysis provided above, the proposed vacation of the abandoned storm drain easement and offer of dedication for vehicle access will not result in any conflicts with the City’s General Plan goals and policies, and willadvance numerous General Plan policies relating to fire prevention and emergency vehicleaccess NEXT STEPSIt is recommended that the Planning Commission conduct the public hearing and adopt the attached resolutions finding the proposed vacation and offers for dedication to be in conformance with the General Plan.

Alternatively, the Planning Commission may consider the following actions:

1. Direct staff to prepare a resolution making alternative findings;

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

Report Reviewed By:Ry G lich, AICP, Assistant Director of C unity Development! City Planner
336
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Summary of Project Benefits and Concerns. Based on the analysis provided above, the proposed vacation of the abandoned storm drain easement and offer of dedication for vehicle access will not result in any conflicts with the City's General Plan goals and policies, and will advance numerous General Plan policies relating to fire prevention and emergency vehicle access NEXT STEPS It is recommended that the Planning Commission conduct the public hearing and adopt the attached resolutions finding the proposed vacation and offers for dedication to be in conformance with the General Plan. Alternatively, the Planning Commission may consider the following actions:

1. Direct staff to prepare a resolution making alternative findings;

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

Report Reviewed By:

G lich, AICP, Assistant Director of
nity Development/ City Planner
336
Attachment 4
Planning Commission Resolution No. 1826
Attachment 4
Planning Commission Resolution No. 1826
RESOLUTION NO. 1826
A RESOLUTION OF TIlE PLANNING COMMISSION OF

THE CITY OF BEVERLY HILLS REPORTING TO THE

CITY COUNCIL ON THE CONSISTENCY OF A

PROPOSED VEHICLE ACCESS EASEMENT WITH THE
CITY’S GENERAL PLAN
The Planning Commission of the City of Beverly Hills hereby resolves as follows:

Section 1. California Government Code Section 65402 requires that if a general plan has been adopted, no real property shall be acquired by dedication until the location, purpose and extent of such acquisition has been submitted to and reported upon by the planning agency as to conformity with said adopted general plan. Pursuant to Government Code Section 65100, Paragraph C of Beverly Hills Municipal Code Section 10-1-102, assigns the planning agency function for review of local public works projects for consistency with the general plan to the Planning Commission.

A RESOLUTION OF THE PLANNING COMMISSION OF

THE CITY OF BEVERLY HILLS REPORTING TO THE

CITY COUNCIL ON THE CONSISTENCY OF A

PROPOSED VEHICLE ACCESS EASEMENT WITH THE

CITY'S GENERAL PLAN
The Planning Commission of the City of Beverly Hills hereby resolves as follows:

Section 2. On October 12, 2017, the Planning Commission, in its capacity as the Planning Agency, reviewed the offer of dedication of an easement for vehicle access on the properties located at 1184 Lorna Linda Drive and 1193 Loma Linda Drive for consistency with the City's General Plan. The proposed dedications are offered in conjunction with required street improvements that will result in a substantially improved turnaround area at the terminus of Loma Linda Drive, as well as a wider roadway leading into the turnaround with sufficient width for two emergency vehicles to safely pass each other. This will result in substantial life safety improvements as compared to the current roadway conditions by making it easier for large fire trucks to safely tum around at the terminus of the street without having to reverse back down the street to Coldwater Canyon, and to allow multiple vehicles, such as a fire truck and ambulance, to pass each other in emergency situations. In order to increase compliance with the requirement that the turnaround area remain unobstructed, red curb will be required for a substantial portion ofthe roadway leading into the cul-de-sac, as well as around the entire cul-de-sac itself along with appropriate ‘No Parking Anytime’ signage. These parking restrictions will not affect any of the currently available street parking along the east side ofLoma Linda Drive fronting the adjacent property. These outcomes are consistent with and advance numerous General Plan Policies relating to Circulation and Safety.

The proposed easement dedication advances the goals and objectives of the General Plan, and presents no impediments to achieving the goals and objectives of the General Plan. Dedication of the vehicle access easement will facilitate substantial improvements in the City's ability to provide emergency response services and will bring the existing, nonconforming hammerhead turnaround at the terminus of Loma Linda Drive further into compliance with current standards. Specifically, the proposed vacation is consistent with General Plan Policy CON 10 .1, which states:
"CIR 3 .1 Neighborhood Traffic Control Measures. Incorporate traffic control measures in residential neighborhoods as part of proposed roadway improvement or development projects to mitigate traffic impacts to residents and reduce the negative impacts of motor vehicle traffic on quality of life. Require development projects to mitigate traffic impacts to residents and reduce the negative impacts of motor vehicle traffic on residential roadways." "CIR 3.2 Design of Traffic Calming Devices. Ensure that selected traffic management devices are appropriately designed with consideration to accessibility, drainage, underground utilities, adequate visibility, landscaping and the needs of emergency, sanitation, and transit vehicles, and that these devices to not result in unintended consequences such as increased travel times, emergency response times, sound, or traffic diversions."
2 “S 2.1 Fire Protection Service. Continue to research and implement methods for modernizing and improving the efficiency and effectiveness of the Fire Department in responding to fires, suppressing fires, and mitigating fire hazards.”
“S 2.2 fire Protection Capability. Maintain and expand the amount of firefighting equipment and personnel necessary for adequate initial response to fire emergencies in all buildings and areas in the City, including high-rise buildings and natural areas. Support and maintain mutual aid agreements to supplement those forces.”
“S 3.1 Safety Standards. Continue to regularly update and enforce the City’s building and fire codes to reflect the highest and best available standards for fire safety design as well as recommendations set forth by the “fire Wise” assessment and Joint Wildland Interface Task Force.” “S 3.2 Impacts of New Development. Assess the impacts of significant increases in development density and intensity, and subsequent impacts on traffic congestion, water infrastructure capacity, fire hazards, and emergency response times.”
“S 3.3 fire Protection Services. Require that new development and re-development of structures provide adequate fire safety features and responder access so as not to cause a reduction of fire protection services below acceptable, safe levels.”
“S 3.4 fire Department Access. Design private and public access drives and roadways to preserve and maintain Fire Department access to properties.”
Section 3. Based on the foregoing review, the Planning Commission hereby finds that the dedication of easement for vehicle access on portions ofthe properties located at 1184 Loma Linda Drive and 1193 Loma Linda Drive are consistent with the City’s General Plan. j
"S 2.1 Fire Protection Service. Continue to research and implement methods for modernizing and improving the efficiency and effectiveness of the Fire Department in responding to fires, suppressing fires, and mitigating fire hazards."
"S 2.2 Fire Protection Capability. Maintain and expand the amount of firefighting equipment and personnel necessary for adequate initial response to fire emergencies in all buildings and areas in the City, including high-rise buildings and natural areas. Support and maintain mutual aid agreements to supplement those forces."
"S 3 .1 Safety Standards. Continue to regularly update and enforce the City's building and fire codes to reflect the highest and best available standards for fire safety design as well as recommendations set forth by the "Fire Wise" assessment and Joint Wildland Interface Task Force." "S 3.2 Impacts of New Development. Assess the impacts of significant increases in development density and intensity, and subsequent impacts on traffic congestion, water infrastructure capacity, fire hazards, and emergency response times."
"S 3.3 Fire Protection Services. Require that new development and re-development of structures provide adequate fire safety features and responder access so as not to cause a reduction of fire protection services below acceptable, safe levels."
"S 3.4 Fire Department Access. Design private and public access drives and roadways to preserve and maintain Fire Department access to properties."
Section 3. Based on the foregoing review, the Planning Commission hereby finds that the dedication of easement for vehicle access on portions of the properties located at 1184 Loma Linda Drive and 1193 Loma Linda Drive are consistent with the City's General Plan. 3 Section 4. The Secretary shall forward this Resolution to the City Council for its consideration together with a proposed vacation of a storm drain easement at 1193 Loma Linda Drive.

Section 5. The Secretary shall certiQv to the adoption ofthis Resolution and shall cause this Resolution and his certification to be entered in the Book of Resolutions of the Planning Commission of the City.

Attest:

Adopted: October 12, 2017
Rf)ioh1ich, AICP
Stary of the Planning Commission
Approved as to form:

David M. Snow
Assistant City Attorney
Approved as to content:

Ry9oMich, AJCP
M,tant Director / City Planner
Community Development Department
City of Beverly Hills, California
4 Section 4. The Secretary shall forward this Resolution to the City Council for its consideration together with a proposed vacation of a stonn drain easement at 1193 Loma Linda Drive.

Section 5. The Secretary shall certify to the adoption of this Resolution and shall cause this Resolution and his certification to be entered in the Book of Resolutions of the Planning Commission of the City.

Adopted: October 12, 2017
Attest:
ohlich, AICP
tary of the Planning Commission
Approved as to fonn:

David M. Snow Assistant City Attorney
4 sion of the
City of Beverly Hills, California
Approved as to content:

Ry ohlich, AICP
A · tant Director / City Planner
Community Development Department
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. 1826 duly passed, approved and adopted by the Planning Commissionof said City at a meeting of said Commission on October 12, 2017, and thereafter dulysigned 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 Corman, Shooshani, Block, Vice Chair Licht, Chair Gordon NOES: None
ABSTAIN: None
ABSENT: None
R cordihg Secretary of the
Planning Commission
City of Beverly Hills, California
ST A TE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF BEYERL Y 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. 1826 duly passed, approved and adopted by the Planning Commission of said City at a meeting of said Commission on October 12, 2017, 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: A YES: Commissioners Corman, Shooshani, Block, Vice Chair Licht, Chair Gordon
NOES: None
ABSTAIN: None
ABSENT: None
Secretary of the
Planning Commission
City of Beverly Hills, California
Attachment 5
Beverly Hills Fire Department Memorandum
Attachment 5
Beverly Hills Fire Department Memorandum
To: Andre Sahakian, Senior Planner
From: Scott Stephens, Fire Marshal
Subject: 1184 and 1193 Loma Linda Turnaround
In or around September 2016, the applicants for the development of the properties at 1184 and 1193 Loma Linda Drive approached the Fire Department regarding emergency access at the end of Loma Linda Drive which, in its present configuration, does not provide adequate opportunity for emergency response vehicles to turn around. Under current conditions, emergency response vehicles may be required to back down portions of Loma Linda Drive given its substandard terminus, a situatiOn that compromises response times, and which the fire Department strives to avoid.

At that time, the Fire Department reviewed certain modifications to the end of Loma Linda Drive and on September 20, 2016 provided a tentative approval of revisions that would improve the condition, although not fully complying with Fire Code standards applicable to a turnaround on a new street.

While processing the applications for planning approvals for the two single family residences proposed for 1184 and 1193 Loma Linda Drive, questions arose regarding the adequacy of the fire turnaround, and further dialogue occurred among the Fire Department, Public Works Department, and Community Development Department regarding the configuration of the end of Loma Linda Drive and how best to address the constrained turnaround opportunities in that location.

During those conversations, a number of alternate configurations were considered, including those shown in the 2016 California Fire Code (hereafter the “Fire Code”) Figure D103, 1 (attached hereto as Exhibit B), and which are described below:
• an alternative hammerhead configuration outlined in Fire Code Figure Dl03.1, using the driveway for 1184, and which would have required red curbing for both sides of the street and resulted loss of on street parking on the 1193 side of the street (Exhibit Al). • a standard hammerhead configuration which would have impacted development of both the 1184 and 1193 Loma Linda parcels, and would have necessitated grading and retaining walls on the 1193 Loma Linda side of the street to support the hammerhead, and which would have altered the slope in that area. (Exhibit A2)
• a fully conforming cul-de-sac outlined in Fire Code Figure D103. 1, which would have required a substantial dedication of property, was deemed to be too impactful on the properties, and was too costly (Exhibit A3).

Beverly Hills Fire Department
1’4’IEI%4ORANDUfvI
Date: Date: October 3, 2017
To:

From:

Subject:

Beverly Hills Fire Department

MEMORANDUM
October 3, 2017
Andre Sahak.ian, Senior Planner
Scott Stephens, Fire
Marshal@
1184 and 1193 Loma Linda Turnaround
In or around September 2016, the applicants for the development of the properties at 1184 and 1193 Loma Linda Drive approached the Fire Department regarding emergency access at the end of Loma Linda Drive which, in its present configuration, does not provide adequate opportunity for emergency response vehicles to turn around. Under current conditions, emergency response vehicles may be required to back down portions of Loma Linda Drive given its substandard terminus, a situation that compromises response times, and which the Fire Department strives to avoid.

During those conversations, a number of alternate configurations were considered, including those shown in the 2016 California Fire Code (hereafter the "Fire Code") Figure D 103 .1 ( attached hereto as Exhibit B), and which are described below:
• an alternative hammerhead configuration outlined in Fire Code Figure D103.1, using the driveway for 1184, and which would have required red curbing for both sides of the street and resulted loss of on street parking on the 1193 side of the street (Exhibit A 1 ). • a standard hammerhead configuration which would have impacted development of both the 1184 and 1193 Loma Linda parcels, and would have necessitated grading and retaining walls on the 1193 Loma Linda side of the street to support the hammerhead, and which would have altered the slope in that area. (Exhibit A2)
• a fully confonning cul-de-sac outlined in Fire Code Figure D103.1, which would have required a substantial dedication of property, was deemed to be too impactful on the properties, and was too costly (Exhibit A3).
a “Y” shaped turnaround that would have had similar impacts as the standard hammerhead shown in Exhibit A2 with respect to grading and retaining walls on the 1193 Loma Linda side of the street. (Exhibit A4)
• an alternate hammerhead configuration shown in the attached Exhibits A103/A104 extending to the face of the garages for the 1193 property, with red curbing, no parking signs, a widened paved section between the curbs along Loma Linda Drive in that area, and the granting of an easement to the City for emergency responder use that provided for adequate turnaround area and avoided the need to back down the street.
• a hammerhead configuration proposed by Ms. Weiss’ and her architect that would further impact the development proposals at 1184 and 1193 Loma Linda and not provide the additional area within the turnaround. (Exhibit A5)
While the Department strives to remedy substandard turn-around conditions like the one currently existing at the end of Loma Linda Drive, achieving full compliance with current standards often is not feasible. In such circumstances where there are practical difficulties involved in carrying out provisions of the Fire Code, the Department has the authority to grant modifications for individual cases, provided that the fire cdde official finds a special individual reason makes strict’letter of the code impractical, and provided that the modification is in compliance with the intent and purpose of the code and does not lessen the health, life and fire safety requirements. (Fire Code, Sec. 104.8.) Further, approved fire apparatus access roads should meet certain criteria, although the fire code official has the authority to determine the required turning radius (Fire Code Secs. 503.2.4; D103.3). for dead-end streets in excess of 150 feet, an approved area for turning around fire apparatus must be provided (Fire Code Sec. 503.2.5). Because Loma Linda Drive is longer than 750 feet in length, special approval is required. (Fire Code Sec. D103.4, Table D103.4.)
After consideration of the various options, the Department has concluded that the configuration shown in the attached Exhibits A103/A104 is a better solution than the mid-block alternative that would have required additional no parking zones and impacted other properties on the street due to loss of on-street parking. The hammerhead configuration with red curb surrounding the entire area, in conjunction with the widened street and dedicated easement for fire Department and other emergency responder use is found to significantly improve the turnaround opportunities in this constrained area. Further, with red curbing and signage, Fire Department staff believe the potential for vehicles to park in the turnaround area and compromise the turnaround’s usefulness has been significantly reduced.

While the turnaround is not compliant with the Fire Code Figure D103.1, which would apply if a new street were to be proposed today, the Department hereby finds that the hammerhead configuration with red curb surrounding the entire area, widened street and dedicated easement for fire department use in the turnaround collectively constitute an acceptable modification to the generally applicable standards due to the specific constraints in this area, and that approval of the modification in conjunction with development of one or both of the properties at 1184 and 1193 Loma Linda Drive is in compliance with the intent and purpose of the Fire Code and does not lessen the health, life and fire safety requirements.

In fact, the modification significantly improves accessibility in comparison to the existing condition.

The configuration in Exhibit AS would provide better turnaround opportunity than currently exists, This memorandum provides the details regarding granting the modifications and will be recorded and entered into the files of the City’s department of fire prevention.
• a"Y" shaped turnaround that would have had similar impacts as the standard hammerhead shown in Exhibit A2 with respect to grading and retaining walls on the 1193 Loma Linda side of the street. (Exhibit A4)
• an alternate hammerhead configuration shown in the attached Exhibits A103/A104 extending to the face of the garages for the 1193 property, with red curbing, no parking signs, a widened paved section between the curbs along Loma Linda Drive in that area, and the granting of an easement to the City for emergency responder use that provided for adequate turnaround area and avoided the need to back down the street.
• a hammerhead configuration proposed by Ms. Weiss' and her architect that would further impact the development proposals at 1184 and 1193 Loma Linda and not provide the additional area within the turnaround. (Exhibit AS)
While the Department strives to remedy substandard turn-around conditions like the one currently existing at the end of Loma Linda Drive, achieving full compliance with current standards often is not feasible. In such circumstances where there are practical difficulties involved in carrying out provisions of the Fire Code, the Department has the authority to grant modifications for individual cases, provided that the fire code official finds a special individual reason makes strict letter of the code impractical, and provided that the modification is in compliance with the intent and purpose of the code and does not lessen the health, life and fire safety requirements. (Fire Code, Sec. 104.8.) Further, approved fire apparatus access roads should meet certain criteria, although the fire code official has the authority to determine the required turning radius (Fire Code Secs. 503.2.4; D103.3). For dead-end streets in excess of 150 feet, an approved area for turning around fire apparatus must be provided (Fire Code Sec. 503.2.5). Because Loma Linda Drive is longer than 750 feet in length, special approval is required. (Fire Code Sec. D103.4, Table D103.4.)
After consideration of the various options, the Department has concluded that the configuration shown in the attached Exhibits Al03/A104 is a better solution than the mid-block alternative that would have required additional no parking zones and impacted other properties on the street due to loss of on-street parking. The hammerhead configuration with red curb surrounding the entire area, in conjunction with the widened street and dedicated easement for Fire Department and other emergency responder use is found to significantly improve the turnaround opportunities in this constrained area. Further, with red curbing and signage, Fire Department staff believe the potential for vehicles to park in the turnaround area and compromise the turnaround's usefulness has been significantly reduced.

While the turnaround is not compliant with the Fire Code Figure D103.l, which would apply if a new street were to be proposed today, the Department hereby finds that the hammerhead configuration with red curb surrounding the entire area, widened street and dedicated easement for fire department use in the turnaround collectively constitute an acceptable modification to the generally applicable standards due to the specific constraints in this area, and that approval of the modification in conjunction with development of one or both of the properties at 1184 and 1193 Loma Linda Drive is in compliance with the intent and purpose of the Fire Code and does not lessen the health, life and fire safety requirements. 1 In fact, the modification significantly improves accessibility in comparison to the existing condition.

The configuration in Exhibit AS would provide better turnaround opportunity than currently exists, 1 This memorandum provides the details regarding granting the modifications and will be recorded and entered into the files of the City's department of fire prevention.
2 however, it does not include the additional turnaround and maneuvering opportunities that accompany the configuration shown in Exhibits A103 and A 104. further, any incremental benefits of the realigned hammerhead are offset by the benefits of the design in Exhibits A103 and A 104, and the impacts of the design in Exhibit A5 on the project sites are would be greater. . Therefore, we recommend that approval of any construction on either or both of these lots be conditioned on implementation of the recommended turnaround configuration in order to allow for reasonable emergency vehicle turnaround opportunities when responding to calls for service at the new development and in the immediate vicinity.

Based on the factors set forth above, the fire Department concludes that a deviation from the strict letter of the code regarding access and turn-around configurations is appropriate in this individual case.

The Public Works Department has reviewed the proposed configuration, and finds the configuration acceptable.
3 however, it does not include the additional turnaround and maneuvering opportunities that accompany the configuration shown in Exhibits A103 and Al04. Further, any incremental benefits of the realigned hammerhead are offset by the benefits of the design in Exhibits Al03 and Al04, and the impacts of the design in Exhibit AS on the project sites are would be greater. . Therefore, we recommend that approval of any construction on either or both of these lots be conditioned on implementation of the recommended turnaround configuration in order to allow for reasonable emergency vehicle turnaround opportunities when responding to calls for service at the new development and in the immediate vicinity.

Based on the factors set forth above, the Fire Department concludes that a deviation from the strict letter of the code regarding access and tum-around configurations is appropriate in this individual case.

The Public Works Department has reviewed the proposed configuration, and finds the configuration acceptable.
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CALIFORNIA FIRE CODE — MATRIX ADOPTION TABLE
APPENDIX 0— FIRE APPARATUS ACCESS ROADS
(Matrix Adoption Tables are non-regutatory, intended only as an aid to the user.

See Chapter 1 for state agency authority and building applications.) (Not adopted by the State Ffre Marshal)
BSC- 5PM HCD DSA OSHPD AdoptingAgency ——--
--BDCASLSLC I
Adopt Entire Chapter
Adopt Entire Chapter as —
amended (amended sections
listed below)
Adopt only those sections that
are listed below
[California Code of Regulations, =
Title 19, Division 1)
Chapter 1 Section 1 —
The aUfimsia Code of Rcgnotions (CCR), Title 19, Division I provisions that are found in the Catifor,tia Fire Code are a reprint from the current CCR, Title 19, Division I text for the code user’s convenience only. The scope, applicability and appeals procedures of CCR, Title 19, Division I remain the same.

APPENDIX D

FIRE APPARATUS ACCESS ROADS
The provisions contained in this appendix are not mandatory unless speccatIy referenced in the adopting ordinance SECTION DiOl

GENERAL
DO1J Scope. Fire apparatus access roads shall be in accor dance with this appendix and all other applicable require ments of the california fire Code.

SECTION D102

REQUIRED ACCESS
D102J. Access and loading facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driv ing surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds (34 050 kg).

SECTION D103

MINIMUM SPECIFICATIONS
D103d Access road width with a hydrant. Where a fire
hydrant is located on a fire apparatus access road, the mini mum road width shall be 26 feet (7925 mm), exclusive of shoulders (see Figure D103.l).

D103.2 Grade. fire apparatus access roads shall not exceed 10 percent in grade.

Excepon: Grades steeper than 10 percent as approved by
the fire chief.

D103.3 Turning radius The minimum turning radius shall
be determined by the fire code official.

D1O3A Dead ends. Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) shall be provided with width and turnaround provisions in accordance with Table Dl03.4.

TASLE 0103.4

REQUIREMENTS FOR DEAD-END

FIRE APPARATUS ACCESS ROADS
LENGTH ‘vr TURNAROUNDS REQUIRED
0-150 20 None required
120-foot Hammerhead, 60-foot “Y” or
151-500 20 96-foot diameter cul-de-sac in accordance
with Figure 0103.1
120-foot Hammerhead, 60-foot “Y” or
501-750 26 96-foot diameter cul-de-sac in accordance
with Figure Dl03.l
Over 750 [ Special approval required
For SI; 1 foot = 304.8 tnm.

D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria:

1. Where a single gate is provided, the gate width shall be not less than 20 feet (6096 mm). Where a fire apparatus road consists of a divided roadway, the gate width shall be not less than 12 feet (365$ mm).

2. Gates shall be of the swinging or sliding type.

3. Construction of gates shall be of materials that allow manual operation by one person.
2016 CALIFORNIA FIRE CODE 619

CALIFORNIA FIRE CODE - MATRIX ADOPTION TABLE

APPENDIX D -- FIRE APPARATUS ACCESS ROADS
(Matrix Adoption Tables are non-regulatory, intended only as an aid to the user.

See Chapter 1 for state agency authority and building applications.) (Not adopted by the State Fire Marshal)
Adopting Agency

BSC- SFM HCD DSA OSHPD
BSC CG BSCC DPH AGR DWR CEC CA SL SLC T-24 T-19 1 2 1/AC AC ss 1 2 3 4 Adopt Entire Chapter
Adopt Entire Chapter as
amended (amended sections
listed below)
Adopt only those sections that
are listed below
[California Code of Regulations,
Title 19, Division 1]
Chapter/ Section
+ The California Code of Regulations (CCR), Title 19, Division I provisions that are found in the California Fire Code are a reprint from the current CCR, Title 19, Division I text for the code user's convenience only. The scope, applicability and appeals procedures of CCR, Title 19, Division I remain the same.

APPENDIX D

FIRE APPARATUS ACCESS ROADS
The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance. (
\
SECTION D101

GENERAL
DlOl.l Scope. Fire apparatus access roads shall be in accordance with this appendix and all other applicable requirements of the California Fire Code.

SECTION D102

REQUIRED ACCESS
D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds (34 050 kg).

SECTION D103

MINIMUM SPECIFICATIONS
D103.1 Access road width with a hydrant. Where a fire
hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet (7925 mm), exclusive of shoulders (see Figure D 103.1).

D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade.

Exception: Grades steeper than IO percent as approved by the fire chief.

D103.3 Turning radius. The minimum turning radius shall be detennined by the fire code official.
2016 CALIFORNIA FIRE CODE
D103.4 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet ( 45 720 mm) shall be provided with width and turnaround provisions in accordance with Table D103.4.

TABLE D103.4

REQUIREMENTS FOR DEAD-END

FIRE APPARATUS ACCESS ROADS
LENGTH WIDTH TURNAROUNDS REQUIRED (feet) (feet)
0-150 20 None required
120-foot Hammerhead, 60-foot "Y" or
151-500 20 96-foot diameter cul-de-sac in accordance
with Figure D103.1
120-foot Hammerhead, 60-foot "Y" or
501-750 26 96-foot diameter cul-de-sac in accordance
with Figure D 103.1
Over 750 Special approval required
For SI: I foot = 304.8 mm.

D103.5 Fire apparatus access road gates. Gates securing the fire apparatus access roads shall comply with all of the following criteria:

2. Gates shall be of the swinging or sliding type.

3. Construction of gates shall be of materials that allow manual operation by one person.
619

APPENDIX D
(4
28’R
TYP
26’
96-FOOT DIAMETER

CUL-DE-SAC
TYP
20’
60-FOOT Y
20’
20’

MINIMUM CLEARANCE

AROUND AFIRE

HYDRANT
60’
28’ R
TYR
60’
120-FOOT HAMMERHEAD

4. Gate components shall be maintained in an operative
condition at all times and replaced or repaired when
defective.

5. Electric gates shall be equipped with a means of open ing the gate by fire department personnel for emer
gency access, Emergency opening devices shall be
approved by the fire code official.

6. Methods of locking shall be submiited for approval by the fire code official.

7. Electric gate operators, where provided, shall be listed in accordance with UL 325.

8. Gates intended for automatic operation shall be
designed, constructed and installed to comply with the
requirements of ASTM f2200.

D103.6 Signs. Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING—FIRE LANE signs complying with Figure
D103.6. Signs shall have a minimum dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high and have red let ters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section Dt03.6.1 or Dl03.6.2.

SIGN TYPE “A” SIGN TYPE C” SIGN TYPE “D”
111 f NO NO I

PARKING PARKING PARKING

FIRE NE FIRE NE FIRE LANE,
L] LLL
12”H H12’
28’ R
TYP.
20’
20’

ACCEPTABLE ALTERNATIVE
TO 120-FOOT HAMMERHEAD
D103.6.1 Roads 20 to 26 feet in width. Fire lane signs as specified in Section D103.6 shall be posted on both sides ot’ fire apparatus access roads that are 20 to 26 feet wide (6096 to 7925 mm).

D103,6.2 Roads more than 26 feet in width. fire lane
signs as specified in Section D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide (7925 mm) and less than 32 feet wide (9754 mm).

SECTION 0104

COMMERCIAL AND INDUSTRIAL DEVELOPMENTS
D104.1 Buildings exceeding three stories or 30 feet in
height. Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least two means of fire apparatus access for each structure.

D104.2 Buildings exceeding 62,000 square feet in area.

Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads.

Exception: Projects having a gross building area of up to 124,000 square feet (11 520 m2) that have a single
approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler
systems.

D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diag onal dimension of the lot or area to be served, measured in a straight line between accesses.
20’
26’
For Sit I foot = 304.8 mm.

FIGURE 0103.1

DEAD-END FIRE APPARATUS ACCESS ROAD TURNAROUND
FIGURE Dl 03.6

FIRE LANE SIGNS
620 2016 CALIFORNIA FIRE CODE

APPENDIX D
0 z: l
96-FOOT DIAMETER

CUL-DE-SAC
20°
60-FOOT"Y"
20'
26°
20°
20°

MINIMUM CLEARANCE

AROUND A FIRE

HYDRANT
For SI: I foot = 304.8 mm.
60'
IT:' 28' R
TYP
,
60° 28' R
TYP
20°
20°

ACCEPTABLE ALTERNATIVE
TO 120-FOOT HAMMERHEAD
120-FOOT HAMMERHEAD
FIGURE D103.1

DEAD-END FIRE APPARATUS ACCESS ROAD TURNAROUND
SIGN TYPE "A"
NO

PARKING

FIRE LANE
- 12{
620
SIGN TYPE "C"
NO

PARKING

FIRE LANE
12]
FIGURE D103.6

FIRE LANE SIGNS
SIGN TYPE "D"
NO

PARKING

FIRE LANE
12J
- l
18°
_ I
D103.6.1 Roads 20 to 26 feet in width. Fire lane signs as specified in Section D l 03.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide (6096 to 7925 mm).

D103.6.2 Roads more than 26 feet in width. Fire lane
signs as specified in Section D 103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide (7925 mm) and less than 32 feet wide (9754 mm).

SECTION D104

D104.2 Buildings exceeding 62,000 square feet in area.

Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m) shall be provided with two separate and approved fire apparatus access roads.

Exception: Projects having a gross building area of up to 124,000 square feet (11 520 m) that have a single
approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler
systems.

D104.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses.
2016 CALIFORNIA FIRE CODE

4. Gate components shall be maintained in an operative
condition at all times and replaced or repaired when
defective.

5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official.

6. Methods of locking shall be submitted for approval by the fire code official.

7. Electric gate operators, where provided, shall be listed in accordance with UL 325.

8. Gates intended for automatic operation shall be
designed, constructed and installed to comply with the
requirements of ASTM F2200.

D103.6 Signs. Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING-FIRE LANE signs complying with Figure
D103.6. Signs shall have a minimum dimension of 12 inches (305 mm) wide by 18 inches (457 mm) high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.l or Dl03.6.2.

APPENDIX 0
SECTION D105

AERIAL FIRE APPARATUS ACCESS ROADS
D105.1 Where required. Where the vertical distance
between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided, for purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater.

D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclu sive of shoulders, in the immediate vicinity of the building or portion thereof.

D105.3 Proximity to building. At least one of the requited access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet
(9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official.

D105.4 Obstructions. Overhead utility and power tines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to he placed with the approval of the fire code official,
SECTION D106

MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS
D106.1 Projects having more than 100 dwelling units.

Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two sepa rate and approved fire apparatus access roads.

Exception: Projects having up to 200 dwelling units may have a single approved fire apparatus access road when all buildings, including nonresidential occupancies, are
equipped throughout with approved automatic sprinkler
systems installed in accordance with Section 903.3.1.1 or 903.3.1.2.

D106.2 Projects having more than 200 dwelling units.

Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and
approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler sys tem.

SECTION D107

ONE- OR TWO-FAMILY

RESIDENTIAL DEVELOPMENTS
D107.1 One- or two-family dwelling residential develop
ments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads.

Exceptions:

1. Where there are more than 30 dwelling units on a
single public or private fire apparatus access road
and all dwelling units are equipped throughout with
an approved automatic sprinkler system in accor
dance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3
of the Cat(fornia fire Code, access from two direc
tions shall not he required.

2. The number of dwelling units on a single fire appa
ratus access road shall not be increased unless fire
apparatus access roads will connect with future
development, as determined by the fire code official,
D107.2 Remoteness. Where two fire apparatus access roads arc required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diag onal dimension of the property or area to be served, measured in a straight line between accesses.

SECTION D108

REFERENCED STANDARDS
ASTIvI P2200—13 Standard Specification for
Automated Vehicular Gate
Construction
ICC LFC—l5 International Fire Code
UL 325—02 Door, Drapery, Gate, Louver, and Window Operators and Systems, with Revisions
through June 2013
D103.5
DlOl.l,
D107.1
DI 03.5
D106.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diag onal dimension of the property or area to be served, measured in a straight line between accesses.
2016 CALIFORNIA FIRE CODE 621
SECTION D105

AERIAL FIRE APPARATUS ACCESS ROADS
D105.1 Where required. Where the vertical distance
between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater.

D105.2 Width. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof.

D105.3 Proximity to building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet
(9144 mm) from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official.

D105.4 Obstructions. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. Other obstructions shall be permitted to be placed with the approval of the fire code official.

SECTION D106

MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS
D106.1 Projects having more than 100 dwelling units.

Multiple-family residential projects having more than 100 dwelling units shall be equipped throughout with two separate and approved fire apparatus access roads.

D106.2 Projects having more than 200 dwelling units.

D106.3 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses.
2016 CALIFORNIA FIRE CODE

APPENDIX D
SECTION D107

ONE- OR TWO-FAMILY

RESIDENTIAL DEVELOPMENTS
D107.1 One- or two-family dwelling residential developments. Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads.

Exceptions:
l. Where there are more than 30 dwelling units on a
single public or private fire apparatus access road
and all dwelling units are equipped throughout with
an approved automatic sprinkler system in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3. l.3 of the California Fire Code, access from two directions shall not be required.

D107.2 Remoteness. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses.

SECTION D108

REFERENCED STANDARDS
ASTM F2200 13 Standard Specification for
Automated Vehicular Gate
Construction Dl03.5
ICC IFC-15 International Fire Code DIOl.l,
D107.1
UL 32502 Door, Drapery, Gate, Louver,
and Window.Operators and
Systems, with evisions
through June 2013 Dl03.5
621
662222 2016 2016 CCAUFORNIA ALIFORNIA FIRE FIRE CCODE ODE Attachment 3

RECORDING REQUESTED BY,
AND WHEN RECORDED MAIL TO: City of Beverly Hills, City Clerk 455 N Rexford Drive Room 290 Beverly Hills, CA 90210

SPACE ABOVE THIS LINE FOR RECORDER'S USE
This Subordination Agreement is exempt from Recording
Fees pursuant to California Government Code Sections 6103 and 27383

LENDER SUBORDINATION AGREEMENT
The undersigned, NATIONAL BANK OF CANADA ("Beneficiary"), is the beneficiary, and LOMA LINDA HOLDINGS LTD, A CORPORATION FORMED UNDER THE LAWS

OF THE PROVINCE OF BRITISH COLUMBIA, AS TRUSTEE OF THE LOMA LINDA

TRUST, A TRUST FORMED UNDER THE LAWS OF THE PROVINCE OF BRITISH COLUMBIA ("Trustor") is the trustor, under that certain Deed of Trust, Security Agreement and Fixture Filing with Assignment of Rents and Leases dated as of January 24, 2025 (the "Deed of Trust") and recorded on January 27, 2025 in the official records of the County of Los Angeles, State of California (the "Official Records"), as Instrument No. 20250050926, and re-recorded on January 28, 2025 in the Official Records as Instrument No. 20250053118.

Beneficiary, with the knowledge and consent of Trustor, hereby irrevocably subordinates the lien of the Deed of Trust in the event of a foreclosure or transfer of a deed in lieu of foreclosure to: (i) that certain "Agreement Containing Irrevocable Offer of Dedication and Covenants Concerning Real Property" dated in 2025 between Trustor and the City of Beverly Hills ("City"), which was recorded on ,202_ as Document Number in the Official Records of Los Angeles County (and which relates to 1184 Loma Linda); and (ii) that certain "Agreement Containing Irrevocable Offer of Dedication and Covenants Concerning Real Property" dated in 2025 between Trustor and the City, recorded on ,202_ as Document Number in the Official Records of Los Angeles County ( and which relates to 1193 Loma Linda); and (iii) all dedications to the City that result from an acceptance of either or both of them to the extent permitted under each of the foregoing documents.

However, this Lender Subordination Agreement shall not (a) constitute an agreement by Beneficiary to assume or be liable for any obligations of Truster arising or accruing under said documents prior to the acquisition of title by Beneficiary ( or by an affiliate or designee of Beneficiary) to the real property described in the Deed of Trust by foreclosure or deed-in-lieu of foreclosure; or (b) not impair or alter the validity or priority of the Deed of Trust nor shall it affect any of other of Beneficiary's rights or remedies under the Deed of Trust (except that any buyer at a foreclosure or transferee of a deed in lieu of foreclosure shall take title subject to items (i), (i) and (iii) of the preceding paragraph, to which the Deed of Trust is subordinated by virtue of this Lender Subordination Agreement). -1-
B0785-0001\3163784v2.doc Error! Unknown document property name, E
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Province of -----------
yo Yacouwer
Signature of Notary
)
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(Affix seal here)
Jason Lin
Barrister & Sollcltor
DLA Piper (Canada)LLP
• 1133 Melville Street, Sute 2700
Vancouver, BC VE 4E5
604.687.9444
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
on+ September 23, 2025, before me, Jo son Lin , a Notary Public, personally appeared A/a fyfeucie(sll who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws or h. '/vi 8tsh Cl«bi that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Province of -----------
yo Yacouwer
Signature of Notary
)
) ) -3-
§
(Affix seal here)
Jason Lin
Barrister & Sollcltor
DLA Piper (Canada)LLP
• 1133 Melville Street, Sute 2700
Vancouver, BC VE 4E5
604.687.9444
A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.
on+ September 23, 2025, before me, Jo son Lin , a Notary Public, personally appeared A/a fyfeucie(sll who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

I certify under PENALTY OF PERJURY under the laws or h. '/vi 8tsh Cl«bi that the foregoing paragraph is true and correct.

WITNESS my hand and official seal.

Executed as of this _day of September, 2025:

TRUSTOR:

LOMA LINDA HOLDINGS LTD, A

CORPORATION FORMED UNDER THE

LAWS OF THE PROVINCE OF BRITISH

COLUMBIA, AS TRUSTEE OF THE LOMA

LINDA TRUST, A TRUST FORMED UNDER THE LAWS OF THE PROVINCE OF BRITISH

COLUMBIA
By:

A Notary Public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California
County of gr=n5
)
)
(Seal)
On c9/23 /2075 ,before me, ~ zit Cl-'
ft (insert name and title of the officer)
Notary Public, personally appeared \'~kv.es' Heddi
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signatures) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument I certify under PENALTY OF PERJURY under the jaxwa le-Saia.gf_£aaiiatai? "a the foregoing paragraph is true and correct. 2 SCOTT oRwELs Notary Public • Californla 5 0range County 5 WITNESS my hand and official seal. cmmissten +2521n2 = y Comm, Expires Kay 23, 2029 -3- B0785-0001\31637842.doc
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Beverly Hills City CouncilSeptember 30, 2025

Beverly Hills City Council
September 30, 2025