CITY OF BEVERLY HILLS
Council Chamber
455 North Rexford Drive
Beverly Hills, CA 90210
In-Person / Telephonic / Video Conference Meeting
PLANNING COMMISSION SPECIAL MEETING
SYNOPSIS
October 21, 2025
1:30 PM
Recordings of the Planning Commission’s meetings are available online at www.beverlyhills.org
MEETING CALLED TO ORDER
Date/Time: October 21, 2025 / 1:37 PM
PLEDGE OF ALLEGIANCE
ROLL CALL
Commissioners Present: Commissioners Kaplan, Ross, Demeter, Vice Chair Milkowski, Chair Wolfe
Commissioners Absent: None
Staff Present: Cindy Gordon, Edgar Arroyo, Sevag Sassounian, Karen Myron, David Snow
COMMUNICATIONS FROM THE AUDIENCE
Members of the public may address the Commission regarding any items not on the Agenda that are within the subject matter jurisdiction of the Commission. By State law, the Commission may not discuss or vote on items not on the Agenda.
Public Input: Roza Vologin
APPROVAL OF AGENDA
By Order of the Chair and absent objection from the Commission, the agenda was approved as presented.
CONSENT CALENDAR
None
REPORTS FROM PRIORITY AGENCIES
None
H-1
Planning Commission Special Meeting Synopsis
October 21, 2025
CONTINUED BUSINESS
None
PLANNING COMMISSION / BOARD OF ZONING ADJUSTMENTS / PLANNING AGENCY PUBLIC HEARINGS – NEW BUSINESS
1. 9945 DURANT DRIVE
Development Plan Review, Density Bonus and R-4 Permits (PL2400364) Request for a Development Plan Review and Density Bonus Permit to allow for the construction of a new six-story, 29-unit multi-family residential building, and two R-4 Permits to allow rooftop restrooms and to allow a walkway within the required front yard to exceed 5’- 0” in width. 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.
Ex Parte Communications: Commissioner Kaplan, Commissioner Demeter, and Vice Chair Milkowski all separately disclosed attending informational meetings with members of the applicant team earlier this year, and all advised they remain open-minded on the project.
Commissioner Ross and Chair Wolfe had no ex parte communications.
Project Planner: Alexandria Smille, AICP, Associate Planner Staff Presenter: Sevag Sassounian, Associate Planner
Project Applicant: Yosef Simsoly, YK 9441 Durant Drive
Project Representative: Rand Paster Nelson, LLP; Karen Tal, Kevin Murray, Elisa Paster Public Input: Terence Rodsky, Barbara Kalmus, Audrey Linden, Ori Kalmus, Nancy Sullivan, Ryan Smith, Lana Savinoff, Steven & Mandana Katz, John Lupfer, Scott Niland, Chadman Soladar
Motion: MOVED by Commissioner Demeter, SECONDED by
Commissioner Kaplan to adopt the resolution as amended (5-0).
AYES: Commissioners Kaplan, Ross, Demeter, Vice Chair Milkowski, Chair Wolfe
NOES: None
CARRIED
The Commission took a recess at 4:13 PM.
The Commission reconvened at 4:30 PM.
2. 8844 BURTON WAY
Development Plan Review and Density Bonus Permit (PL2400115) Request for a Development Plan Review and Density Bonus Permit utilizing state Housing Accountability Act Builder’s Remedy provisions, pursuant to Government Code Section 65589.5(d)(5), to allow for the construction of a new 26-story, 200-unit multi-family residential development. Pursuant to the provisions set forth in the California Environmental Quality Act Planning Commission Special Meeting Synopsis
October 21, 2025
(CEQA), the Planning Commission will also consider finding the project exempt from further review under CEQA.
Ex Parte Communications: None
Project Planner: Edgar Arroyo, Senior Planner
Project Applicant: 8844 Burton Way LLC
Project Representative: Thomas Faraut (c/o Crescent Heights); Elliot Kahn, Alan Grant, Dave Rand, Benjamin Hanelin
Public Input: Arnie Sklar, Renee Strauss, Janet Fox, Elden Fox, Patricia Marquis, Davy Rosenzweig, Giselle Perez de la Garza, Jim Cohen,
Stephanie Kluft, Judith Tuch, Alan Oppenheimer, Winston Vlessing, Lisa Ryan, DDS, Bruce and Rebecca Houman, Nicole Houman, Maya Manshel on behalf of Miyoko Hazen, Richard Goldstone, Ray Alan, Jackie Abboud, Laura and Kenneth Adler, Jonathan Fink, Susan Oster, Marilyn Lipsky, Barbara Robbins, Eva Hammer, Saul Leonard, Eva Safan, Jane Heller and Michael Forester, Sondra Gutman, Bruce and Rebecca Houman, Winston Capital Group LLC, Dennis Vlessing, Ivy Living Trust (Meihong Lin), Dr. Michael Robbins, Joy Brooke, Robert Bird, Mr. and Mrs. William (last name illegible), Joyce Bogart and Dr. Joshua Trabulus, Allison Willett, Adina Small, Michele Byer, Rohan Jetley, Dr. Richard Signer, Eliza Wright, Helaine Signer, Felice Cutler, Bella Liber, Nili Mandelbaum, Edwin Vlessing, Rocco Bella, Mr. Engel, Edwin (no last name provided), Bill Perel, Larry Kirsh, Patricia Barkley
Motion: MOVED by Commissioner Ross, SECONDED by Commissioner Demeter to deny the project on various grounds, including violation of Health and Safety Code §17929(a)(2) based on evidence that affordable units are clustered and concentrated on lower floors next to elevators and/or trash chutes and lack of evidence or rebuttal to such, as well as a of lack of evidence of economic feasibility related to the placement of affordable units on lower floors of the building; lack of evidence of economic feasibility related to transparency versus opacity of balcony guardrails; health and safety related issues raised by many neighbors expressing concerns regarding emergency services access including access to nearby hospital services, traffic impediments that could lead to additional health and safety related issues; insufficient evidence of adequate access for fire department and other emergency services; and to direct staff to prepare a resolution memorializing these findings to return to the Commission for formal consideration at its special meeting on October 29, 2025 (4-1).
AYES: Commissioners Ross, Demeter, Vice Chair Milkowski, Chair Wolfe NOES: Commissioner Kaplan
CARRIED
Planning Commission Special Meeting Synopsis
October 21, 2025
STUDY SESSION
None
COMMUNICATIONS FROM THE COMMISSION
• Commissioner Ross inquired about the status of the City Council’s review of the matter regarding Local Landmark properties’ potential to provide short-term rentals. Staff advised that a study session item reporting the Planning Commission’s recommendation on the matter is scheduled for November 12.
COMMUNICATIONS FROM STAFF
• Project Manager Cindy Gordon advised the Commission of the following:
o On Wednesday, October 22 from 11:00 AM to 4:00 PM, the City will be conducting a test of all 12 sirens of the Outdoor Warning System. Audible tones will be heard throughout, indicating that this is a test. Additional isolated testing may continue on Thursday and Friday.
o Two additional Planning Commission meetings are scheduled for this month – the regular meeting on Thursday, October 23 and the special meeting on Wednesday October 29, both of which will start at 1:30 PM.
o At its formal meeting on October 28, the City Council will conduct the second reading of the Objective Design Standards ordinance.
ADJOURNMENT
Date / Time: October 21, 2025 / 8:16 PM
CITY OF BEVERLY HILLS
Council Chamber
455 North Rexford Drive
Beverly Hills, CA 90210
In-Person / Telephonic / Video Conference Meeting
PLANNING COMMISSION REGULAR MEETING
SYNOPSIS
October 23, 2025
1:30 PM
Recordings of the Planning Commission’s meetings are available online at www.beverlyhills.org
MEETING CALLED TO ORDER
Date/Time: October 23, 2025 / 1:35 PM
PLEDGE OF ALLEGIANCE
ROLL CALL
Commissioners Present: Commissioners Kaplan, Ross, Demeter, Vice Chair Milkowski, Chair Wolfe
Commissioners Absent: None
Staff Present: Cindy Gordon, Edgar Arroyo, Karen Myron, David Snow
COMMUNICATIONS FROM THE AUDIENCE
Members of the public may address the Commission regarding any items not on the Agenda that are within the subject matter jurisdiction of the Commission. By State law, the Commission may not discuss or vote on items not on the Agenda.
Public Input: None
APPROVAL OF AGENDA
By Order of the Chair and absent objection from the Commission, the agenda was approved as presented.
CONSENT CALENDAR
1. CONSIDERATION OF MINUTES
Consideration of Minutes of the Planning Commission regular meeting of October 9, 2025.
Motion: MOVED by Commissioner Kaplan, SECONDED by Vice Chair Milkowski to adopt the minutes as presented (3-0-2).
AYES: Commissioner Kaplan, Vice Chair Milkowski, Chair Wolfe Planning Commission Regular Meeting Synopsis
October 23, 2025
NOES: None
ABSTAIN: Commissioners Ross, Demeter
CARRIED
REPORTS FROM PRIORITY AGENCIES
None
CONTINUED BUSINESS
None
PLANNING COMMISSION / BOARD OF ZONING ADJUSTMENTS / PLANNING AGENCY PUBLIC HEARINGS – NEW BUSINESS
Commissioner Demeter advised that the project at 9430 Olympic Boulevard is between 500 and 1,000 feet from real property that she owns, and she has considered whether decision on this project has the potential to change her real property’s Development potential; Income producing potential; Highest and best use; Character by substantially altering traffic levels, intensity of use, parking, view, privacy, noise levels, or air quality; or Market value. In light of the scale of this project, and its relation to the other builder’s remedy project in the general vicinity, she believes it does have the potential to impact the income producing potential of her property, and very likely will impact the character of her property by substantially altering traffic levels, increasing the intensity of use on the sites beyond what is envisioned in the City’s General Plan and zoning, and increasing demand for parking in the area. Further, she believes that the project could impact the market value of her property. Commissioner Demeter thus recused from item #2 and left the meeting room at 1:42 PM.
2. 9430 OLYMPIC BOULEVARD
Development Plan Review (PL2400376)
Request for a Development Plan Review utilizing state Housing Accountability Act Builder’s Remedy provisions, pursuant to Government Code Section 65589.5(d)(5), to allow for the construction of a new 13-story, multi-family residential development with 53 dwelling units.
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.
Ex Parte Communications: None
Project Planner: Thomas Gorham, Consulting Planner
Staff Presenter: Edgar Arroyo, Senior Planner
Project Applicant: Samuel Aflalo (c/o Fisch Properties, L.P.) Project Representative: Ryan Leaderman (c/o Holland & Knight LLP) Public Input: Ari Tuchman, Matthew Bases, Kari Kramer, California Housing Defense Fund, Californians for Homeownership
Motion: MOVED by Commissioner Kaplan, SECONDED by Vice Chair Milkowski to adopt the resolution as amended (4-0-1).
Planning Commission Regular Meeting Synopsis
October 23, 2025
AYES: Commissioners Kaplan, Ross, Vice Chair Milkowski, Chair Wolfe NOES: None
RECUSED: Commissioner Demeter
CARRIED
The Commission took a recess at 3:54 PM.
The Commission reconvened at 4:09 PM, with all five Commissioners present.
Citing ownership of real property less than 500 feet from the proposed project at 232 Tower Drive, Chair Wolfe recused from item #3 and left the meeting room at 4:10 PM.
3. 232 TOWER DRIVE
Development Plan Review (PL2400129)
Request for a Development Plan Review utilizing state Housing Accountability Act Builder’s Remedy provisions, pursuant to Government Code Section 65589.5(d)(5), to allow for the construction of a new eight-story, multi-family residential development with 55 dwelling units.
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.
Ex Parte Communications: None
Project Planner: Edgar Arroyo, Senior Planner
Project Applicant: Oak Investment Company LLC and Beachside Suites LLC Project Representative: Dave Rand (Rand, Paster, Nelson LLP); Brian Wright-Bushman Public Input: Ken Dusick, Amy and Joel Amsterdam, Jeff Sturman, Matthew Duling, Philip Blustein, Andrea Scharf, Abel Eljam, Matthew Bases, Anita (no last name provided), Brandon Kaplan Erin Siegel, Ann Rubin, John Luca, Amy M., California Housing Defense Fund, Californians for Home Ownership, Anita Prasad
Motion: MOVED by Commissioner Kaplan, SECONDED by Commissioner Ross to adopt the resolution as amended (4-0-1).
AYES: Commissioners Kaplan, Ross, Demeter, Vice Chair Milkowski NOES: None
RECUSED: Chair Wolfe
CARRIED
Chair Wolfe returned to the meeting at 6:17 PM
STUDY SESSION
None
Planning Commission Regular Meeting Synopsis
October 23, 2025
COMMUNICATIONS FROM THE COMMISSION
None
COMMUNICATIONS FROM STAFF
• City Planner Updates
Project Manager Cindy Gordon advised the Commission of the upcoming special meeting scheduled for Wednesday, October 29 at 1:30 PM.
5. Current Development Projects List
o Received and filed
6. 2025 Meeting Schedule
o Received and filed
7. 2026 DRAFT Meeting Schedule
o The first meeting in April 2026 will be held on Monday, April 6 to avoid a conflict with the last day of Passover. All other draft meeting dates remain unchanged.
ADJOURNMENT
Date / Time: October 23, 2025 / 6:22 PM
CITY OF BEVERLY HILLS
455 North Rexford Drive
Beverly Hills, CA 90210
Room 280A
In-Person / Telephonic / Video Conference Meeting
TRAFFIC AND PARKING COMMISSION REGULAR MEETING
SYNOPSIS
Thursday, December 4, 2025
9:00 AM
MEETING CALLED TO ORDER
Date/Time: December 4, 2025 / 9:05 AM
PLEDGE OF ALLEGIANCE
ROLL CALL
Commissioners Present: Commissioners Karric, Kamara and Schwartz, Vice-Chair Geller, Chair Afra-Maghen
Commissioners Absent: None
Staff Present: Martha Eros, Daren Grilley, Jessie Holzer Carpenter, Lieutenant Eugene Kim, Ilene Knebel
COMMUNICATIONS FROM THE AUDIENCE
Members of the public may address the Commission regarding any items on the Agenda that are within the subject matter jurisdiction of the Commission. By State law, the Commission may not discuss or vote on items not on the agenda.
Public Comment: Public comment was read from Michael Newman.
APPROVAL OF AGENDA
By order of the Chair the Agenda was approved as presented.
CONSENT CALENDAR
1. Consideration of Minutes
Consideration of Minutes of the Traffic and Parking Commission regular meeting of November 6, 2025.
Motion: MOVED by Commissioner Karric, SECONDED by Commissioner Kamara to approve the consent calendar item as presented (5/0).
AYES: Commissioners Karric, Kamara, Schwartz, Vice-Chair Geller, Chair Afra Maghen
ABSTAIN: None.
NOES: None.
CARRIED
Traffic and Parking Commission Regular Meeting Synopsis December 4, 2025
REPORTS FROM PRIORITY AGENCIES
Police Department Report
Lieutenant Eugene Kim updated the Commission on the joint enforcement venture with LAPD on Wilshire Boulevard along the City borders and how that success led to a new partnership with UCLA PD to enforce moving violations and disabled placard violations. Lieutenant Kim announced another regional operation with other local agencies scheduled for December 10th in Beverly Hills to enforce high priority safety issues and violations. Additionally, he noted that BHPD is working on technology modifications to increase efficiency in their parking enforcement efforts with regard to on-street permits.
The Commission thanked him for his report. Commissioner Karric noted his appreciation of enforcement of disabled placard violations and inquired about the legality of parking in driveway aprons, which he has observed to block the pedestrian path of travel on the sidewalk.
Commissioner Kamara asked about the most common type of citations. Commissioner Schwartz noted seeing pedestrians walking in the bike lane along the north side of Santa Monica Boulevard and suggested additional education and enforcement to improve safety. She also commented on enforcement efforts regarding the misuse of disabled placards and red-light violations. Vice Chair Geller expressed her appreciation of efforts to improve the efficiency of parking enforcement. Chair Afra Maghen asked if any DUI checkpoints would take place before the end of the year.
Monthly Educational Speaker Series
Transportation Planner Martha Eros introduced Turner Lott and Emerald Villa from the Southern California Association of Governments (SCAG) presenting an overview of the Draft Regional Transportation Demand Management Strategic Plan for large-scale events, including the 2028 Olympic and Paralympic Games.
Turner and Emerald described ongoing preparations for the 2028 Games to manage transportation demand across the region – expecting 5 million unique attendees across more than 80 venues – and to maintain logistics of goods movement and urban freight. The strategy focuses on reducing single-occupancy vehicle trips through marketing campaigns, wayfinding systems, transit ambassadors, off-peak deliveries, and delivery re-routing. SCAG hosts quarterly forums with venue cities, transit agencies, and business organizations to coordinate regional efforts, with pilot projects beginning in 2026 and full implementation during the 2028 Games.
The Commission thanked the speakers for their presentation. Commissioner Karric inquired about the use of bike cargo deliveries for urban goods movement and suggested wayfinding installations and communications to direct visitors to multi-modal travel options to access the venues. Commissioner Kamara expressed her excitement for the 2028 Games but voiced her concern for the safety of visitors and asked how the City can help communicate this information.
Commissioner Schwartz inquired about coordination with rideshare vendors and passenger drop-off locations. Vice Chair Geller and Chair Afra Maghen suggested returning with an update and Chair Afra Maghen inquired with staff regarding plans to allow short-term rentals during the Games.
Traffic and Parking Commission Regular Meeting Synopsis December 4, 2025
CONTINUED BUSINESS
None.
NEW BUSINESS
2. Proposed Updates to Speed Limits
Transportation Planner Jessie Holzer Carpenter presented proposed updates to citywide speed limits based on recent changes to State law that allow cities more flexibility in setting safe and enforceable speed limits. After the presentation, staff asked for a recommendation to City Council on the proposed updates.
Commissioner Karric inquired about the segment of Wilshire Boulevard west of North Santa Monica Boulevard that was not included and staff clarified that it was not studied due to One Beverly Hills construction in the area. He also expressed support for slowing vehicle speeds to improve safety and the possibility of South Beverly Drive also being reduced to 20 MPH.
Commissioner Kamara supported lowering speed limits only on specific streets, such as those with high pedestrian traffic, in school zones, and with collision hot spots, and expressed concern that lowering speed limits would increase traffic congestion and impact quality of life.
Commissioner Schwartz clarified that speed limit signage in school zones would state “when children are present” and inquired about proposals to lower speed limits on specific streets. Vice Chair Geller voiced her support for the proposed speed limit changes and agreed with Commissioner Karric about reducing the speed limit on South Beverly Drive to 20 MPH. Chair Afra Maghen also supported the changes and commented about potential confusion regarding interpreting the definition of “when children are present”.
Motions were made as follows:
Motion: MOVED by Chair Afra Maghen, SECONDED by Vice Chair Geller, to accept the staff recommendations with a modification for further analysis and research for speed reduction on South Beverly Drive (5/0).
AYES: Commissioners Karric, Kamara, Schwartz, Vice-Chair Geller, Chair Afra Maghen
ABSTAIN: None.
NOES: None.
CARRIED
Motion: MOVED by Chair Afra Maghen, SECONDED by Commissioner Kamara, to support the staff recommendation with the exception of Sunset Blvd, Benedict Cañon Drive, La Cienega Boulevard, and Olympic Boulevard (1/4).
AYES: Commissioners Kamara
ABSTAIN: None.
NOES: Commissioners Karric, Schwartz, Vice Chair Geller, Chair Afra Maghen
FAILED
Traffic and Parking Commission Regular Meeting Synopsis December 4, 2025
3. Slip Lane Safety Enhancements
Transportation Planner Jessie Holzer Carpenter provided an overview of planned pedestrian safety improvements at 11 locations through the closure of slip lanes, where feasible, and installation of raised crosswalks.
The Commissioners expressed their support for the projects. Commissioner Karric and Chair Afra Maghen suggested exploration of raised crosswalks on South Beverly Drive to increase pedestrian visibility. Commissioner Schwartz commented about the Beverly Boulevard/Civic Center intersection and ways to clarify the recent slip lane closure to road users in the area.
Commissioners Kamara and Geller noted their appreciation for the safety and walkability improvements.
4. Proposed Agenda Items for January - June 2026
Transportation Planner Martha Eros gave the bi-annual review of the proposed project list and future agenda items for the Traffic and Parking Commission Meetings and invited additional suggestions.
Commissioner Karric inquired about Bike Share options and the inclusion of other micromobility devices. Commissioner Schwartz requested that disabled placard usage and bike lane safety topics be included. Chair Afra Maghen inquired about the parking rate study, as well as the implementation status of pay-by-phone options for parking and the app to locate available parking spaces.
PROJECT UPDATES AND FOLLOW-UP ITEMS
5. Project Updates and Follow-up Items
Transportation Planner Jessie Holzer Carpenter reported that there were 15 applications received for the Neighborhood Traffic Calming Program in 2025 that are in various stages of evaluation. On December 9th, the Commission’s recommendation for the Clifton Traffic Calming Project will be presented at the City Council Study Session meeting for consideration of next steps. A construction contract for the pedestrian crossings at Robertson Boulevard/Gregory Way and Olympic Boulevard between Wetherly and Almont Drives will also be considered.
Commissioner Karric shared his experience as an applicant to the Neighborhood Traffic Calming Program and suggested modifications to the guidelines to address resident apathy that leads to project denial.
COMMUNICATIONS FROM THE COMMISSION
6. Chair’s Report
Chair Afra Maghen reminded the commission about the non-emergency number of 310-285- 1000 and reviewed the most recent Mayor’s Cabinet Meeting. The Commissioners thanked Chair Afra Maghen for her year as Chair.
COMMUNICATION FROM STAFF
7. Department Report
Assistant Director of Public Works/City Engineer Daren Grilley thanked the Chair for her leadership for the past year, and she was presented with gavel plaque.
The next Traffic and Parking Commission Meeting will take place on Tuesday, January 6, 2026, at 9:00 AM.
Traffic and Parking Commission Regular Meeting Synopsis December 4, 2025
ADJOURNMENT
Date / Time: November 6, 2025 / 10:58 AM
PASSED AND APPROVED THIS 6TH DAY of JANUARY, 2026
CITY OF BEVERLY HILLS
Room 280A
455 North Rexford Drive
Beverly Hills, CA 90210
In-Person / Telephonic / Video Conference Meeting
PLANNING COMMISSION REGULAR MEETING
SYNOPSIS
December 11, 2025
1:30 PM
Recordings of the Planning Commission’s meetings are available online at www.beverlyhills.org
MEETING CALLED TO ORDER
Date/Time: December 11, 2025 / 1:35 PM
PLEDGE OF ALLEGIANCE
ROLL CALL
Commissioners Present: Commissioners Kaplan, Ross, Vice Chair Milkowski, Chair Wolfe Commissioners Absent: Commissioner Demeter
Staff Present: Michael Forbes, Cindy Gordon, Chloe Chen, Edgar Arroyo, Judy Gutierrez, Andrez Parra, Karen Myron, David Snow
COMMUNICATIONS FROM THE AUDIENCE
Members of the public may address the Commission regarding any items not on the Agenda that are within the subject matter jurisdiction of the Commission. By State law, the Commission may not discuss or vote on items not on the Agenda.
Public Input: None
APPROVAL OF AGENDA
By Order of the Chair and absent objection from the Commission, the agenda was approved as presented.
CONSENT CALENDAR
1. CONSIDERATION OF MINUTES
Consideration of Minutes of the Planning Commission special meeting of October 21, 2025.
2. CONSIDERATION OF MINUTES
Consideration of Minutes of the Planning Commission regular meeting of October 23, 2025.
Planning Commission Regular Meeting Synopsis
December 11, 2025
Motion: MOVED by Commissioner Ross, SECONDED by Vice Chair Milkowski to adopt the minutes of the October 21, 2025 special meeting and the minutes of the October 23, 2025 regular meeting as presented (4-0-1).
AYES: Commissioners Kaplan, Ross, Vice Chair Milkowski, Chair Wolfe NOES: None
ABSENT: Commissioner Demeter
CARRIED
3. CONSIDERATION OF MINUTES
Consideration of Minutes of the Planning Commission regular meeting of November 13, 2025.
Motion: MOVED by Commissioner Kaplan, SECONDED by Vice Chair Milkowski to adopt the minutes of the November 13, 2025 regular meeting as presented (3-0-1-1).
AYES: Commissioner Kaplan, Vice Chair Milkowski, Chair Wolfe NOES: None
ABSENT: Commissioner Demeter
ABSTAIN: Commissioner Ross
CARRIED
REPORTS FROM PRIORITY AGENCIES
None
CONTINUED BUSINESS
4. 410 DABNEY LANE
Zone Text Amendment and Trousdale R-1 Permit (PL2200271) Request for a Zone Text Amendment to amend Beverly Hills Municipal Code Sections 10-3- 2603 and -2604, -2616.D, and -2650 to allow the construction of stairs, retaining walls, and grading for walking and maintenance paths in areas located beyond an existing level pad, construction of opaque walls up to 6’-0” in height within the front yard setback through a Trousdale R-1 Permit process, and a request for a Trousdale R-1 Permit to allow the construction of stairs, retaining walls and grading off of the level pad at the rear of the property at 410 Dabney Lane, along with the construction of a 6’-0” opaque fence within the front yard setback. This item was continued from the May 22, 2025 Planning Commission meeting.
This project was withdrawn by the applicant on December 2, 2025. The Commission took no action on this matter.
Planning Commission Regular Meeting Synopsis
December 11, 2025
PLANNING COMMISSION / BOARD OF ZONING ADJUSTMENTS / PLANNING AGENCY PUBLIC HEARINGS – NEW BUSINESS
5. 499 NORTH CAÑON DRIVE (AFEELA)
Conditional Use Permit (PL2500248)
Request for a Conditional Use Permit to allow a vehicle sales use to occupy a ground floor tenant space within an existing multi-tenant building for the establishment of a vehicle showroom. 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.
Ex Parte Communications: None
Project Planner: Judy Gutierrez, Senior Planner
Project Applicant: Sony Honda Mobility of America, Inc.
Project Representative: Murray D. Fischer, Law Offices of Murray D. Fischer; J. Thongnop, Sony Honda Mobility; Sunil Mohan
Public Input: Steve Mayer
Motion: MOVED by Vice Chair Milkowski, SECONDED by Commissioner Ross to adopt the resolution as amended (4-0-1).
AYES: Commissioners Kaplan, Ross, Vice Chair Milkowski, Chair Wolfe NOES: None
ABSENT: Commissioner Demeter
CARRIED
Prior to the discussion of item #6, statements were provided by, or on behalf of, three Commissioners regarding their interest in real property as it pertains to potential conflicts related to the proposed SB 79 Alternative Plan.
Commissioner Kaplan advised that she has a leasehold interest in real property located at 9350 Wilshire Boulevard, Suite 402, which is less than one quarter mile from the Metro D-Line Rail Station at Wilshire Boulevard and Reeves Drive, and is directly impacted by SB 79. This matter has the potential to impact the rental value of the property and change the actual or legally allowed uses of the property. Commissioner Kaplan also advised that she has a financial interest in real property located at 136 El Camino Drive, which is less than one quarter mile from the Metro DLine Rail Station at Wilshire Boulevard and Reeves Drive and is also directly impacted by SB 79.
Due to the direct impacts as described, Commissioner Kaplan will need to recuse from the discussion of the matter.
Chair Wolfe advised that he has a financial interest in real property located at 234 Tower Drive, Unit 10, which is less than one quarter mile from the Metro D-Line Rail Station at Wilshire and La Cienega Boulevards, and is directly impacted by SB 79. In addition, Chair Wolfe disclosed that his primary residence is located less than one quarter mile from the Metro D-Line Rail Station at Wilshire and La Cienega Boulevards, and is also directly impacted by SB 79. Due to the direct impacts as described, Chair Wolfe will need to recuse from the discussion of the matter.
Planning Commission Regular Meeting Synopsis
December 11, 2025
In Commissioner Demeter’s absence, Commission Specialist Karen Myron described Commissioner Demeter’s financial interest in real property as it pertains to potential conflicts related to the proposed SB 79 Alternative Plan. Commissioner Demeter’s primary residence is located more than 500 but less than 1000 feet from properties directly impacted by SB 79. These impacted properties are within one quarter mile of the Metro D-Line Rail Station at Wilshire Boulevard and Reeves Drive.
Commissioner Demeter has considered whether the impacts from any of the proposed SB 79 alternative plans could impact her real property’s:
(A) Development potential;
(B) Income producing potential;
(C) Highest and best use;
(D) Character by substantially altering traffic levels, intensity of use, parking, view, privacy, noise levels, or air quality; or
(E) Market value.
Commissioner Demeter has determined that any of the proposed SB 79 alternative plans do have the potential to impact the income producing potential of her property, and could impact the character of her property by substantially altering traffic levels, increasing the intensity of use, and increasing demand for parking in the area. Further, she believes that any of the alternative plans could impact the market value of her property. Due to these stated factors, Commissioner Demeter will also need to recuse from the discussion of the matter.
Assistant City Attorney David Snow advised that, due to the aforementioned recusals, the Planning Commission no longer has the quorum required to conduct business. As described in State Planning and Zoning laws, no agency or body other than the Planning Commission is able to make the necessary recommendation to the City Council regarding this matter. In accordance with the requirements of Legally Required Participation as set forth by the Fair Political Practices Commission, one of the three recused Commissioners must participate in the discussion of the matter in order to move the discussion forward. The determination of which Commissioner will participate shall be made by random selection, which will be the drawing of straws. If Commissioner Kaplan or Chair Wolfe is selected, the discussion will proceed today. Due to her absence today, if Commissioner Demeter is selected as the participating member, the matter will be continued to a special meeting at 9:00 AM on Monday, December 15.
Commission Specialist Myron explained the process of drawing straws, advising that Commissioner Kaplan and Chair Wolfe will each select one of three straws that are identical except in length. After their selection, the remaining straw will be considered the selection of Commissioner Demeter. The Commissioner who selects the longest straw is the member who will participate in the discussion. With the length of straws concealed, Commissioner Kaplan and Chair Wolfe each selected a straw, with the remaining straw assigned to Commissioner Demeter.
Chair Wolfe selected the longest straw and remained at the dais. Commissioner Kaplan recused from the matter, and left the meeting at 2:44 PM.
Because the discussion took place with three Commissioners present today, the matter was not continued, and a special meeting will not be held on December 15.
6. A GENERAL PLAN AMENDMENT AND ZONE CHANGE TO AMEND THE LAND USE MAP
AND ZONING MAP, AND A DRAFT ORDINANCE OF THE CITY OF BEVERLY HILLS
AMENDING VARIOUS SECTIONS OF THE BEVERLY HILLS MUNICIPAL CODE (BHMC) Planning Commission Regular Meeting Synopsis
December 11, 2025
TO ADOPT A TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE PLAN PURSUANT TO SENATE BILL 79 (GOVERNMENT CODE SECTION 65912.161 (a)), AND MAKING A
DETERMINATION OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA)
Staff recommends that the Planning Commission conduct a public hearing and adopt the resolution recommending to the City Council adoption of the General Plan Amendment, Zone Change, and draft ordinance to create a transit-oriented development alternative plan (TODAP).
Ex Parte Communications: None
Project Planner: Chloe Chen, Principal Planner
Project Applicant: City Initiated
Public Input: Kenneth Dusick, Mitra Gidanian, Darian Bojeaux, Lee Pasternak, Sara Willen, Arnold Rosenstein, Wilshire Skyline
The Commission took a recess at 4:07 PM.
The Commission reconvened at 5:04 PM.
Motion: MOVED by Commissioner Ross, SECONDED by Vice Chair Milkowski to adopt the resolution as amended (3-0-1-1).
AYES: Commissioner Ross, Vice Chair Milkowski, Chair Wolfe NOES: None
ABSENT: Commissioner Demeter
RECUSED: Commissioner Kaplan
CARRIED
STUDY SESSION
None
COMMUNICATIONS FROM THE COMMISSION
• Vice Chair Milkowski wished Happy Holidays to all, expressed thanks to his fellow Commissioners, and sent love to his wife Gloria.
• Commissioner Ross thanked staff for the chocolates provided to the Commissioners • Chair Wolfe thanked City staff and fellow Commissioners for all of their hard work this year, and provided brief information on the new Beverly Hills Wellness Network program, which, for a flat $90 annual fee, provides Beverly Hills residents with assistance with fees related to 911 calls. Detailed information and applications are available on the City’s website at beverlyhills.org/bhwellnessnetwork.
• Chair Wolfe also noted that the City’s Water tracker has been transitioned to a new system – all residents are encouraged to sign up for this helpful tool.
Planning Commission Regular Meeting Synopsis
December 11, 2025
COMMUNICATIONS FROM STAFF
• City Planner Updates
o Director of Community Development Michael Forbes advised the Commission of the following:
• As noted in previous communications, Project Manager Cindy Gordon has been appointed Assistant Director / City Planner effective Monday, December 15. • Assistant Planner Andrez Parra, who was previously introduced to the Commission, played a significant role in the research and preparation of the staff report and supplemental documents for today’s discussion regarding the SB 79 alternative plan.
• This is the Commission’s last meeting of 2025. Staff appreciates the Commission’s hard work throughout this difficult year, and wishes everyone a happy holiday season.
5. Current Development Projects List
o Received and filed
6. 2026 Meeting Schedule
o Received and filed
ADJOURNMENT
Date / Time: December 11, 2025 / 5:16 PM