M E M O R A N D U M CITY OF BEVERLY HILLS

M E M O R A N D U M CITY OF BEVERLY HILLS TO: FROM: City Council and Planning Commission Liaison Committee Ryan Gohlich, AICP, Assistant Director of Community Development / City Planner DATE: January 6, 2016 SUBJECT: 9908 South Santa Monica Boulevard (Former Friars Club Site) City Council and Planning Commission Liaison Meeting Councilmembers and Commissioners, The purpose of this memo is to provide a brief summary of a proposed multi-family residential condominium project at 9908 S. Santa Monica Boulevard and seek preliminary policy direction from the liaison committee regarding the re-zoning of commercial property to residential property. Project Summary. The City has received an application for a Zone Text Amendment to allow a new multi-family condominium project to be built on the currently-vacant property at 9908 South Santa Monica Blvd. The property is zoned for commercial use, and the proposal to build a residential-only project requires amending the General Plan and Municipal Code to create a Residential Overlay Zone. The table below provides a summary of the project: Development Standard FAR Units 27 Building Height Parking Proposed Project :1 (86,751 square feet of above-grade development) 5 stories, 66 feet (to roof deck) 74 total spaces, including compact, tandem, and stacked parking Liaison Comments/Direction. The purpose of this meeting is to provide general comments and direction to the applicant and staff regarding the proposed project. Specifically, staff seeks direction on the policy of re-zoning a commercial property to allow a project consisting of only residential uses. Next Steps. Upon receiving direction from the liaison committee as to how to proceed with the project, staff will begin the process of preparing an Environmental Impact Report (EIR) to study the environmental impacts associated with the proposed project. The EIR is anticipated to be completed in the Fall of 2016, with public hearings to commence upon completion of the EIR. Attachments: 1. Applicant Proposed Draft Overlay Zone Language 2. Architectural Plans

Attachment 1 (Applicant-Proposed Draft Overlay Zone Language)

DRAFT 11/19/15 ARTICLE XX. MULTIPLE RESIDENTIAL OVERLAY ZONE (R-4-O) 10-3-XXXX: CREATION There is hereby created and established in the city an overlay zone designated as the multiple residential overlay zone (R-4-O). 10-3-XXXX: PURPOSE AND INTENT The city council finds and determines that it is desirable to permit multi-family residential uses with specified development standards within certain areas of the city in order to: A. Provide a buffer between busy commercial corridors and residential neighborhoods; B. Prevent adverse traffic and parking impacts; C. Provide an opportunity to locate additional high quality residential uses that would not otherwise be encouraged by the underlying zone; and D. Encourage high quality design to ensure the safety, privacy and desirability of residential properties. 10-3-XXXX: APPLICATION OF THE R-4-O OVERLAY ZONE The R-4-O overlay zone may be applied only to property that meets all of the following criteria: A. The underlying zone on the property is C-3A. B. The property is a minimum of thirty thousand (30,000) square feet. C. The property fronts on South Santa Monica Boulevard. D. The property is contiguous on at least one side to a residentially zoned property. For purposes of this provision, "contiguous" includes properties that are separated by an alley, street, or other public right of way. 1070165.9 1

10-3-XXXX: APPLICATION OF THE R-4-O OVERLAY ZONE Except as otherwise specifically provided in this article, development in the R-4-O overlay zone shall comply with the zoning regulations applicable to the underlying zone. Multi-family residential development in the R-4-O overlay zone shall be subject to the development standards set forth in this article 10-3-XXX. Where no development standard is provided in this article 10-3-XXX for multi-family residential uses, then all other provisions of this code, including the development standards contained in article 28 of this chapter shall apply. For all other projects, including commercial projects, the developments standards contained in article 28 of this chapter shall apply. 10-3-XXXX: USES PERMITTED Except as otherwise provided or restricted by this article, no lot, premises, building or portion thereof in the R-4-O overlay zone shall be used for any purpose except the following: A. Multiple-family dwellings and the usual and customary accessory and appurtenant uses thereto. B. Permitted and conditional uses in the underlying C-3A zone. 10-3-XXXX: HEIGHT The maximum building height for multi-family residential uses in the R-4-O overlay zone shall be five (5) stories and sixty-six (66) feet, with the following exceptions: A. Elevator enclosures shall not exceed eighty-one (81) feet; B. Stairwells shall not exceed seventy-eight (78) feet; C. Rooftop mechanical enclosures, storage areas and restrooms shall not exceed seventy-six (76) feet; D. All areas excepted from the 66 foot height limit shall be set back at least eighteen (18) feet from the property lines. 10-3-XXXX: DENSITY Multi-family residential uses in the R-4-O overlay zone shall have a density no greater than one dwelling unit for each one thousand and three hundred (1,300) square feet of site area. Multi-family residential uses in the R-4-O overlay zone shall have a floor area ratio (FAR) no greater than :1. 1070165.9 2

10-3-XXXX: S Multi-family residential uses in the R-4-O overlay zone shall maintain the following setback distances: A. The front yard setback shall be a minimum of twelve (12) feet. B. Each side yard setback shall be a minimum of nine (9) feet, and the sum of the side setbacks shall be a minimum of eighteen (18) feet. C. The rear yard setback shall be a minimum of ten (10) feet. However, if, notwithstanding the provisions of Section 10-3-XXXX (Alley Width) below, a dedication of two and one half () feet for widening of the adjoining alley is required, then the rear yard setback shall be a minimum of seven and one half (7.5) feet, as calculated after the dedication. 10-3-XXXX: LENGTH OF BUILDINGS Multi-family residential uses in the R-4-O overlay zone shall have a building length above the ground level no greater than two hundred and eighty-five (285) feet. 10-3-XXXX: WALL, FENCE OR HEDGE HEIGHT Multi-family residential uses in the R-4-O overlay zone shall maintain the following wall, fence and hedge heights: A. The maximum allowable height of a wall, fence or hedge located within the front yard setback shall be nine (9) feet. B. The maximum allowable height of a wall, fence or hedge located within any side yard setback shall be nine (9) feet. C. The maximum allowable height of a wall, fence or hedge located within the rear yard setback including a wall, fence or hedge enclosing ground level outdoor living spaces shall be nine (9) feet. D. Any wall, fence or hedge located in any front, side, or rear yard need not be open to public view as defined in section 10-3-100 of this chapter. 10-3-XXXX: BUILDING MODULATION Multi-family residential uses in the R-4-O overlay zone shall provide a minimum of twenty-five percent (25%) and a maximum of seventy percent (70%) of the front façade of the first two (2) stories of the building that are built to the front set back line. 1070165.9 3

10-3-XXXX: PARKING Multi-family residential uses in the R-4-O overlay zone may provide up to fifty percent (50%) of required parking stalls through the use of mechanical car lifts or other automated parking systems which stack up to two automobiles per lift, pursuant to the following standards: A. The mechanical equipment and operations shall be located entirely within a subterranean or enclosed structure. B. All mechanical equipment and operations shall be designed and screened to minimize noise impacts on nearby properties and shall be subject to regular maintenance. C. Lift platforms shall have the following minimum dimensions: 10-3-XXXX: PAVING 1. Nineteen (19) foot length; 2. Nine (9) foot width; 3. Ten (10) foot height clearance; and 4. Twenty- five (25) foot contiguous maneuvering area in adjoining aisle. Multi-family residential uses in the R-4-O overlay zone shall maintain the following paving standards in the front yard: A. Walkways: No more than two (2) walkways of up to seven (7) feet in width may be paved in a front yard. B. Driveways: No more than two (2) driveways of up to twenty (20) feet may be paved in the front yard. C. Total paved area: Including walkways and driveways, no more than a total of one thousand seventy (1070) square feet of paved area may be located within the front yard. 10-3-XXXX: ALLEY WIDTH A multi-family residential use in the R-4-O overlay zone shall not be required to dedicate or improve an existing rear alley, provided the existing rear alley is at least fifteen (15) feet in width. 1070165.9 4

10-3-XXXX: PROCEDURES FOR APPROVAL A. The procedure for applying the R-4-O overlay zone to any property in the city shall be the same as described in article 39 of this chapter for a zoning amendment. B. An application for a zoning amendment to apply the R-4-O overlay zone to a property in the city shall be processed concurrently with all other applications to approve a multi-family residential project proposed on the same property. 1070165.9 5

Attachment 2 (Architectural Plans)

LEGAL DESCRIPTION: LOTS 740, 741, 742, 743, 744 AND 745, OF TRACT NO. 7710, IN THE CITY OF BEVERLY HILLS, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 83 PAGES 94 AND 95 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. LOT DIMENSIONS AREA SUMMARY: SITE DIMENSIONS SITE AREA BUILDING HEIGHT: OVERALL PROPOSED BUILDING HEIGHT (MEASURED TO T.O. ROOF POOL DECK) NUMBER OF STORIES ABOVE GRADE NUMBER OF LEVELS BELOW GRADE 300'-0" X 120'0" 36,002 SF PROPOSED: 66'-0" 5 STORIES 1 LEVEL NOTE: HIGHEST POINT OF SITE = +263" NAVD 88 (+21'-11" NAVD 88) = E.L. +0'-0" BUILDING S: FRONT SIDE, FACING CHARLEVILLE BLVD SIDE, INTERIOR REAR FLOOR AREA BY LEVEL: ROOF AREAS: PROPOSED: 10'-5" 10'-5" 10'-6" PARKING REQUIREMENTS TABLE: (PURSUANT TO ARTICLE 28. MULTIIPLE-FAMILY RESIDENTIAL DEVELOPMENT STANDARDS SUBSECTIONS 10-3-2816 10-3-2817) FLOOR UNIT NAME BEDROOMS PARKING SPACES REQUIRED 1ST TH A 4 3 TH B 2 TH C 2 TH D 2 TH E 2 TH F 4 3 APT 1G 1 2 2ND APT 2G 2 APT 2H 2 3RD APT 3A 1 2 APT 3B 2 APT 3C 2 APT 3D 2 APT 3E 2 APT 3F 2 APT 3G 2 APT 3H 1 2 UNIT MATRIX: FLOOR UNIT NAME BEDROOMS SF 1 TH-A 1,884 2 4 2,754 TH-A (TOTAL) 4 4,638 1 TH-B 1,941 2 2 1,973 1 TH-C TH-B (TOTAL) 2 2 2 1 TH-D TH-C (TOTAL) 2 2 2 1 TH-E TH-D (TOTAL) 2 2 2 1 TH-F TH-E (TOTAL) 2 2 4 TH-F (TOTAL) 4 1 APT-1G 1 2 APT-2G 2 2 APT-2H 2 3 APT-3A 1 3 APT-3B 2 3 APT-3C 2 3,914 2,012 1,992 4,004 2,272 1,880 4,152 1,941 1,973 3,914 1,884 2,754 4,638 1,423 2,612 2,397 1,403 1,874 2,946 BEVERLY HILLS OWNER: 11777 SAN VICENTE BLVD. SUITE 550 SHEET INDEX: A-000.00 A-001.00 A-002.00 A-003.00 A-004.00 A-005.00 A-006.00 A-100.00 A-110.00 A-120.00 A-130.00 A-140.00 A-150.00 A-200.00 A-201.00 A-202.00 A-203.00 A-300.00 DRAWING LEGEND: COVER PAGE GENERAL INFORMATION ALTA / ACSM LAND TITLE SURVEY PLOT PLAN SITE PLAN PROPOSED OUTDOOR LIVING SPACE FLOOR AREAS AREA OF MODULATION BASEMENT PLAN FIRST FLOOR PLAN SECOND FLOOR PLAN THIRD FOURTH FLOOR PLANS (TYPICAL) FIFTH FLOOR PLAN ROOF PLAN NORTH ELEVATION SOUTH ELEVATION EAST ELEVATION WEST ELEVATION BUILDING SECTION BASEMENT LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 ROOF PROPOSED TOTAL FLOOR AREA TOTAL LOT SIZE PROPOSED F.A.R. 3,237 SF 18,974 SF 18,531 SF 19,352 SF 19,352 SF 10,135 SF 407 SF 89,988 SF 36,002 SF : 1 S SWIMMING POOLS GARDENS ROOFS TOTAL ROOF AREA SKYLIGHTS CLERESTORIES BASEMENT AREAS: TOTAL BASEMENT AREA 11,040 SF 1,900 SF 5,118 SF 1,687 SF 19,745 SF 0 SF 36,002 SF 4TH APT 4A 1 2 APT 4B 2 APT 4C 2 APT 4D 2 APT 4E 2 APT 4F 2 APT 4G 2 APT 4H 1 2 5TH PHA 4 3 PHB 4 3 SUBTOTAL 57 67 VISITORS 7 3 APT-3D 2 3 APT-3E 2 3 APT-3F 2 3 APT-3G 2 3 APT-3H 1 4 APT-4A 1 4 APT-4B 2 4 APT-4C 2 4 APT-4D 2 4 APT-4E 2 4 APT-4F 2 4 APT-4G 2 4 APT-4H 1 5 PH-A 4 5 PH-B 4 3,414 3,302 2,946 1,884 1,403 1,403 1,874 2,946 3,414 3,302 2,946 1,884 1,403 5,191 4,850 EXISTING TREE TO BE REMOVED OR RELOCATED EXISTING TREE TO REMAIN SUBJECT PROPERTY BOUNDARY LANDSCAPED AREA ACCESSIBLE PARKING SPACE PAVED AREA 60" DIA. WHEELCHAIR TURNING RADIUS APARTMENT ENTRY TRASH CHUTE OUTDOOR LIVING SPACE SPACE BY LEVEL: PUBLIC: PRIVATE: TOTAL: TOTAL PARKING SPACES REQUIRED ACCESSIBLE SPACES PROVIDED 3 74 TOTAL UNIT COUNT TOTAL BEDROOM COUNT TOTAL RESIDENTIAL SF 27 57 80,077 LOCATION MAP: PROJECT SITE LEVEL 1 0 SF 4,265 SF 4,265 SF STANDARD SPACES PROVIDED 26 LEVEL 2 LEVEL 3 LEVEL 4 0 SF 0 SF 0 SF 574 SF 574 SF 574 SF 574 SF 574 SF 574 SF COMPACT SPACES PROVIDED 0 TANDEM SPACES PROVIDED 11 SPACES PROVIDED 34 MERV GRIFFIN WAY WILSHIRE BLVD N. SANTA MONICA BLVD LEVEL 5 ROOF 0 SF 9,251 SF TOTAL COMPLIANT OUTDOOR LIVING SPACE: 8,411 SF 0 SF 8,411 SF 9,251 SF TOTAL REQUIRED OUTDOOR LIVING SPACE = 200 SF x 27 UNITS = 5,400 SF 23,649 SF TOTAL PARKING SPACES PROVIDED 74 MORENO SANTA MONICA BLVD DURANT DR ROBBINS DR CHARLEVILLE BLVD S LASKY DR DR A-000.00 COVER PAGE GENERAL INFORMATION MAY 29, 2015 (REV1: SEPTEMBER 16, 2015, REV2: NOVEMBER 13, 2015)

SCALE: = 1" 1" = = 50' 50' NOTE: SCALE HAS BEEN MODIFIED TO TO FIT FIT SHEET SIZE SIZE TJH LLC 9/15/2015

MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

DRAWING LEGEND: LANDSCAPED AREA 4 STORY BUILDING 5 STORY BUILDING PAVED AREA AT FRONT YARD AREA OF MODULATION: (5,860 SF PROVIDED, SEE DWG A-006 FOR CALCULATION) SUBJECT PROPERTY BOUNDARY PAVED AREA AT FRONT YARD (A) BETWEEN AND SITE BOUNDARY: 1070 SF PAVED AREA AT FRONT YARD (B) INSIDE OF : 3,201 SF EXISTING TREE TO BE REMOVED OR RELOCATED EXISTING TREE TO REMAIN SANTA MONICA BLVD 10'-5" 300'-0" 279'-2" 36'-0" 10'-6" 83'-6" 19'-2" 83'-6" 10'-6" 36'-0" 10'-5" EXISTING STREET TREE (FICUS) TO REMAIN EXISTING STREET TREE (FICUS) TO BE RELOCATED RELOCATED STREET TREE (FICUS) EXISTING STREET TREE (FICUS) TO BE REMOVED EXISTING STREET TREE (FICUS) TO BE RELOCATED RELOCATED STREET TREE (FICUS) EXISTING STREET TREE (FICUS) TO REMAIN EXISTING 2 STORY BUILDING N50 29'34"E 77'-0" 7'-2" 6'-6" 19'-0" 38'-2" 19'-0" WALKWAY DRIVEWAY DRIVEWAY WALKWAY 6'-6" 7'-2" 77'-0" 300.00' EXISTING STREET TREE (ORNAMENTAL PEAR) TO REMAIN 120.01' EXISTING 2 STORY BUILDING 10'-5" 4 STORY BUILDING ELEVATOR BULKHEAD ROOF 89 SF MAIN BULKHEAD ROOF 397 SF 5 STORY BUILDING 37'-0" 14'-0" RAMP 11'-0" 30'-0" 7'-0" PAVED AREA AT FRONT YARD (A) BETWEEN AND SITE BOUNDARY: 1070 SF PAVED AREA AT FRONT YARD (B) INSIDE OF : 3201 SF WATER FEATURE DRIVEWAY 51'-2" 100'-10" 51'-2" ELEVATOR BULKHEAD ROOF 89 SF MAIN BULKHEAD ROOF 665 SF 7'-0" 18'-0" R3'-0" 30'-0" 7'-0" 14'-0" RAMP 11'-0" 37'-0" ELEVATOR BULKHEAD ROOF 89 SF MAIN BULKHEAD ROOF 397 SF 10'-5" 120.00' 57'-3" 32'-9" 97'-6" 120'-0" CHARLEVILLE BLVD N39 30'26"W 12'-6" 25'-6" 4 STORY BUILDING 4 STORY BUILDING 18'-0" 18'-0" PRIMARY 18'-0" N39 30'26"W 7'-6" 10'-6" AT CORNER N50 29'34"E ALLEY - ONE WAY 1 ALLEY 300.00' EXISTING STREET TREE (ORNAMENTAL PEAR) TO REMAIN EXISTING 2 STORY BUILDING EXISTING 2 STORY BUILDING EXISTING 2 STORY BUILDING EXISTING 1 STORY BUILDING EXISTING 3 STORY BUILDING A-003.00 SITE PLAN MAY 29, 2015 (REV1: SEPTEMBER 16, 2015, REV2: NOVEMBER 13, 2015)

COMPLIANT OUTDOOR LIVING SPACE BY LEVEL REQUIRED OUTDOOR LIVING SPACE = 200 SF x 27 RESIDENTIAL UNITS = 5,400 SF PUBLIC PRIVATE TOTAL COMPLIANT OUTDOOR LIVING SPACE = 23,649 SF TOTAL 1ST FLOOR 0 SF 4,265 SF 4,265 SF 23,649 SF PROVIDED > 5,400 SF REQUIRED 2ND FLOOR 0 SF 574 SF 574 SF 3RD FLOOR 0 SF 574 SF 574 SF 4TH FLOOR 0 SF 574 SF 574 SF 5TH FLOOR 0 SF 8,411 SF 8,411 SF ROOF 9,251 SF 0 SF 9,251 SF TOTAL 9,251 SF 14,398 SF 23,649 SF 92 SF 92 SF 2795 SF 2556 SF 85 SF 110 SF 110 SF 85 SF POOL 1000 SF POOL 3133 SF AMENITY GARDEN 5118 SF POOL 450 SF POOL 1080 SF POOL 450 SF POOL 1080 SF ROOF NOT TO SCALE PUBLIC OUTDOOR LIVING SPACE: 9,251 SF PRIVATE OUTDOOR LIVING SPACE: 0 SF SEE DWG A-150.00 FOR DIMENSIONS 5TH FLOOR NOT TO SCALE PUBLIC OUTDOOR LIVING SPACE: 0 SF PRIVATE OUTDOOR LIVING SPACE: 8,411 SF SEE DWG A-140.00 FOR DIMENSIONS 4TH FLOOR NOT TO SCALE PUBLIC OUTDOOR LIVING SPACE: 0 SF PRIVATE OUTDOOR LIVING SPACE: 574 SF SEE DWG A-130.00 FOR DIMENSIONS 92 SF 92 SF 92 SF 92 SF 85 SF 110 SF 110 SF 85 SF 85 SF 110 SF 110 SF 85 SF PVT. GARDEN 372 SF PVT. GARDEN 982 SF PVT. GARDEN 489 SF PVT. GARDEN 502 SF PVT. GARDEN 502 SF PVT. GARDEN 489 SF PVT. GARDEN 929 SF 3RD FLOOR NOT TO SCALE PUBLIC OUTDOOR LIVING SPACE: 0 SF PRIVATE OUTDOOR LIVING SPACE: 574 SF SEE DWG A-130.00 FOR DIMENSIONS 2ND FLOOR NOT TO SCALE PUBLIC OUTDOOR LIVING SPACE: 0 SF PRIVATE OUTDOOR LIVING SPACE: 574 SF SEE DWG A-120.00 FOR DIMENSIONS 1ST FLOOR NOT TO SCALE PUBLIC OUTDOOR LIVING SPACE: 0 SF PRIVATE OUTDOOR LIVING SPACE: 4,265 SF SEE DWG A-110.00 FOR DIMENSIONS A-004.00 PROPOSED OUTDOOR LIVING SPACE MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

PROPOSED FLOOR AREAS FLOOR AREA BASEMENT FLOOR 1ST FLOOR 2ND FLOOR 3RD FLOOR 4TH FLOOR 5TH FLOOR ROOF TOTAL 3,237 SF 18,974 SF 18,531 SF 19,352 SF 19,352 SF 10,135 SF 407 SF 89,988 SF ROOF NOT TO SCALE FLOOR AREA: 407 SF 5TH FLOOR NOT TO SCALE FLOOR AREA: 10,135 SF 3RD AND 4TH FLOOR NOT TO SCALE FLOOR AREA: 19,352 SF EACH 1 31 2 32 6 7 8 9 10 5 17 18 20 21 19 22 23 3 33 11 13 14 16 12 24 15 27 25 26 28 29 30 4 34 35 46 48 50 52 54 56 58 60 62 36 37 38 39 40 41 42 43 44 45 64 65 66 67 68 69 70 71 72 47 49 51 53 55 57 59 61 63 73 74 2ND FLOOR NOT TO SCALE FLOOR AREA: 18,531 SF 1ST FLOOR NOT TO SCALE FLOOR AREA: 18,974 SF BASEMENT FLOOR NOT TO SCALE FLOOR AREA: 3,237 SF A-005.00 PROPOSED FLOOR AREA MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

AREA OF MODULATION A.O.M. REQUIRED: 4% OF AGGREGATE SF x (5) FLOORS = 22,338 SF x 5 x.04 = 4467 SF 1500 SF < 4467 SF 1500 SF REQ'D PERCENTAGE (%) OF FACADE BUILT TO FRONT LINE: REQUIRED: 60% (MIN.) - 70% (MAX); PER BHMC 10-3-2806 E (3b) and 10-3-2806 E (3c) PROVIDED: 2 x 13.6% = 27.2% TOTAL A.O.M. PROVIDED: (AREA A) + (AREA B) = 1172 SF x (5) FLOORS = 5860 SF PROVIDED 5860 SF PROVIDED > 1500 SF REQ'D 38'-0" =13.6% OF FRONT FACADE PLEASE NOTE: FLOORS 1-4 ARE ALL BUILT TO SAME 51'-2" 5'-10" 279'-2" TOTAL LENGTH OF FRONT FACADE 203'-2" 5'-10" 51'-2" 38'-0" =13.6% OF FRONT FACADE PLEASE NOTE: FLOORS 1-4 ARE ALL BUILT TO SAME 2 11'-0" 7'-0" 4'-0" AREA A = 586 SF AREA B = 586 SF 97'-6" 1'-6" 6'-0" 12'-5" 25'-6" 7'-0" 91'-1" 7'-0" 91'-1" 7'-0" 25'-6" 12'-5" 279'-0" A-006.00 AREA OF MODULATION MAY 29, 2015 (REV1: SEPTEMBER 16, 2015, REV2: NOVEMBER 13, 2015)

300'-0" 31'-9" 30'-6" 30'-6" 30'-6" 30'-6" 30'-6" 30'-6" 30'-6" 23'-0" 31'-9" 2' TYP. 23'-11 1/2" BIKE STORAGE 33'-4" 14'-0" 10'-0" MECH. GYM 25'-8 1/2" MECH. 10'-0" 14'-0" 33'-4" BIKE STORAGE R22'-0" MECH. MECH. 29 26'-6" VAN 1 4 5 6 7 8 LOBBY 21'-1" WINE 18'-0" 14 15 16 17 18 19 28 9'-0" TYP. 120'-0" 21'-6" 9'-0" TYP. TRASH ROOM 2 27 3 5'-1" TRASH ROOM 9 10 11 12 13 20 21 22 23 24 25 TRASH ROOM 26 27'-9" 26'-0" DRIVE AISLE 19'-0" TYP. 26'-0" DRIVE AISLE PARKING 74 TOTAL SPACES 26 STANDARD SPACES 3 ACCESSIBLE SPACES 17 S (34 SPACES) 11 TANDEM SPACES 19'-0" TYP. 26'-0" DRIVE AISLE R22'-0" 20'-3 1/2" 30 31 32 33 34 35 36 37 38 19'-0" TYP. 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 A-100.00 BASEMENT PLAN MAY 29, 2015 (REV1: SEPTEMBER 16, 2015, REV2: NOVEMBER 13, 2015)

300'-0" 10'-5" 279'-2" 10'-5" 38'-0" 51'-2" 100'-10" 51'-2" 38'-0" SANTA MONICA BLVD SIDEWALK AMENITY GARDEN 884 SF LANDSCAPING 570 SF WATER FEATURE LANDSCAPING 570 SF PRIVATE GARDEN 846 SF AMENITY 1,422 SF 14'-0" RAMP 10'-0" DRIVEWAY 10'-0" 14'-0" RAMP APT 1G 1 BED + EX, 1,423 SF LIVING / DINING LANDSCAPING 586 SF PRIMARY ENTRY LANDSCAPING 586 SF 120'-0" 96'-0" STOR. 3'-8" LOBBY GALLERY +21'-11" NAVD 88 (E.L. +0'-0") LOBBY 3,437 SF CONCIERGE 3'-8" LOBBY GALLERY 4'-10" 6'-7" 3'-8" 6'-0" STOR. 5'-1" BEDROOM CHARLEVILLE BLVD 3'-8" TYP. 4'-8" 4'-8" 3'-8" TYP. LIVING DINING LIVING LIVING DINING DINING LIVING LIVING DINING LIVING DINING DINING OPEN TO ABOVE OPEN TO ABOVE SIDEWALK PRIMARY 10'-6" AT CORNER PRIVATE GARDEN 982 SF PRIVATE GARDEN 489 SF PRIVATE GARDEN 502 SF PRIVATE GARDEN 502 SF PRIVATE GARDEN 489 SF PRIVATE GARDEN 929 SF TH A 4 BED + EX FL1 1,884 SF FL2 2,754 SF TOTAL 4,638 SF TH B 2 BED FL1 1,941 SF FL2 1,973 SF TOTAL 3,914 SF TH C 2 BED FL1 2,012 SF FL2 1,992 SF TOTAL 4,004 SF TH D 2 BED FL1 2,272 SF FL2 1,880 SF TOTAL 4,152 SF ALLEY TH E 2 BED FL1 1,941 SF FL2 1,973 SF TOTAL 3,914 SF TH F 4 BED + EX FL1 1,884 SF FL2 2,754 SF TOTAL 4,638 SF 12'-6" 25'-6" 7'-0" 91'-1" 7'-0" 91'-1" 7'-0" 25'-6" 12'-6" 10'-5" 279'-2" 10'-5" 300'-0" A-110.00 1ST FLOOR PLAN MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

SANTA MONICA BLVD 10'-10" 10'-10" 8'-6" 92 SF APT 2G 2 BED + EX 2,612 SF APT 2H 2 BED 2,397 SF 92 SF 8'-6" MASTER SUITE 17'-0" 17'-0" MASTER SUITE 12'-8" 6'-6" 110 SF 110 SF 6'-6" 12'-8" BEDROOM 1 6'-9" 85 SF LIVING STUDY LIVING 85 SF 6'-9" BEDROOM 1 120'-0" 96'-0" BEDROOM 2 BEDROOM 3 MASTER SUITE BEDROOM 1 DINING 5'-4" 3'-8" 5'-4" DINING BEDROOM 1 MASTER SUITE BEDROOM 2 BEDROOM 3 CHARLEVILLE BLVD MASTER SUITE BEDROOM 1 BEDROOM 1 MASTER SUITE MASTER SUITE BEDROOM 1 BEDROOM 1 MASTER SUITE STUDY OPEN TO BELOW OPEN TO BELOW STUDY PRIMARY 10'-6" AT CORNER TH A 4 BED + EX FL1 1,884 SF FL2 2,754 SF TOTAL 4,638 SF TH B 2 BED FL1 1,941 SF FL2 1,973 SF TOTAL 3,914 SF TH C 2 BED FL1 2,012 SF FL2 1,992 SF TOTAL 4,004 SF TH D 2 BED FL1 2,272 SF FL2 1,880 SF TOTAL 4,152 SF TH E 2 BED FL1 1,941 SF FL2 1,973 SF TOTAL 3,914 SF TH F 4 BED + EX FL1 1,884 SF FL2 2,754 SF TOTAL 4,638 SF 12'-6" 25'-6" 7'-0" 91'-1" 7'-0" 91'-1" 7'-0" 25'-6" 12'-6" 10'-5" 279'-2" 10'-5" 300'-0" A-120.00 2ND FLOOR PLAN MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

SANTA MONICA BLVD 8'-6" 10'-10" 92 SF APT 3A/4A 1 BED 1,403 SF APT 3H/4H 1 BED 1,403 SF 10'-10" 92 SF 8'-6" LIVING / DINING 17'-0" 17'-0" LIVING / DINING STUDY 6'-9" 12'-8" 85 SF 6'-6" 110 SF STUDY 110 SF 6'-6" 12'-8" 85 SF 6'-9" STUDY 120'-0" 96'-0" BEDROOM MASTER SUITE LIVING / DINING LIVING / DINING 5'-4" STUDY 5'-4" LIVING / DINING LIVING / DINING BEDROOM MASTER SUITE CHARLEVILLE BLVD LIVING / DINING BEDROOM 1 MASTER SUITE MASTER SUITE BEDROOM 1 BEDROOM 1 MASTER SUITE MASTER SUITE BEDROOM 1 LIVING / DINING BEDROOM BEDROOM PRIMARY 10'-6" AT CORNER APT 3B/4B 2 BED 1,874 SF APT 3C/4C 2 BED 2,946 SF APT 3D/4D 2 BED + EX 3,414 SF APT 3E/4E 2 BED + EX 3,302 SF APT 3F/4F 2 BED 2,946 SF APT 3G/4G 2 BED 1,874 SF 12'-6" 25'-6" 7'-0" 91'-1" 7'-0" 91'-1" 7'-0" 25'-6" 12'-6" 10'-5" 279'-2" 10'-5" 300'-0" A-130.00 3RD, 4TH FLOOR PLAN MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

SANTA MONICA BLVD 18'-0" 3 54'-2" 57'-4" 39'-3" 54'-3" 3 31'-3" 2,795 SF 2,556 SF 7'-9" 7'-0" 6'-3" 7'-0" 13'-3" 13'-3" 31'-3" 120'-0" 96'-0" 93'-0" 43'-11" 6'-3" 7'-0" POOL 1,080 SF LIVING DINING MASTER SUITE MASTER STUDY 5'-4" 5'-4" MASTER SUITE DINING LIVING POOL 1,080 SF 43'-11" 93'-0" CHARLEVILLE BLVD 57'-3" 30' x 15' POOL 450 SF 30' x 15' POOL 450 SF BEDROOM 3 BEDROOM 2 BEDROOM 1 BEDROOM 1 BEDROOM 2 BEDROOM 3 13'-4" 4'-6" 2 2 4'-6" 13'-4" 6'-0" 4'-6" 396 SF 88'-1" 4'-6" 88'-1" 396 SF 4'-6" PRIMARY 10'-6" AT CORNER PH A 4 BED + EX 5,191 SF PH B 4 BED 4850 SF 12'-6" 25'-6" 7'-0" 91'-1" 7'-0" 91'-1" 7'-0" 25'-6" 12'-6" 10'-5" 279'-2" 10'-5" 300'-0" A-140.00 5TH FLOOR PLAN MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

SANTA MONICA BLVD 7'-9" 120'-0" 96'-0" 2 57'-3" STOR. 6'-0" 26'-4" 8'-3" 13'-8" POOL 3,133 SF POOL 50' x 20' 1,000 SF 48'-3" POOL EQUIP 5'-4" AMENITY GARDEN 5,118 SF 54'-3" STOR. CHARLEVILLE BLVD W.C. 6'-0" 77'-6" W.C. MECH. 83'-6" STOR. PRIMARY 10'-6" AT CORNER 6'-0" 36'-0" 10'-6" 83'-6" 19'-2" 83'-6" 10'-6" 36'-0" 10'-5" 279'-2" 10'-5" 300'-0" A-150.00 ROOF PLAN MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

+98'-11" (E.L. +77'-0") T.O. EAST WEST ELEVATOR BULKHEADS +93'-11" (E.L. +72'-0") T.O. EAST WEST BULKHEADS +102'-11" (E.L. +81'-0") T.O. MIDDLE ELEVATOR BULKHEAD +97'-11" (E.L. +76'-0") T.O. MIDDLE BULKHEAD STONE CLADDING AT BULKHEADS PENTHOUSE +83'-11" (E.L. +62'-0") ROOF +87'-11" (E.L. +66'-0") T.O. POOL DECK METAL AWNING TEMPERED GLASS GUARDRAIL 66'-0" OVERALL BUILDING HEIGHT +70'-11" (E.L. +49'-0") 5TH FLOOR +57'-11" (E.L. +36'-0") 4TH FLOOR +45'-11" (E.L. +24'-0") 3RD FLOOR ADJACENT PROPERTY METAL GUARDRAIL, TYP. STONE CLADDING CARVED STONE FRAME, TYP. METAL PANEL SLAB COVER +33'-11" (E.L. +) 2ND FLOOR CHARLEVILLE BLVD +21'-11" NAVD 88 (E.L. +0'-0") GROUND FL 12'-2" HIGH METAL TRELLIS ABOVE VEHICULAR ENTRY 8'-0" HIGH DECORATIVE METAL SCREEN METAL AWNING AT LOBBY DOORS BEHIND 3'-8" HIGH STONE FENCE WITH METAL TOPRAIL 12'-2" HIGH STONE METAL-FRAMED PEDESTRIAN ENTRY 8'-6" HIGH STONE FENCE 8'-6" HIGH STONE FENCE METAL AWNING DECORATIVE METAL GATE 300'-0" A-200.00 NORTH ELEVATION MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

+83'-11" (E.L. +62'-0") ROOF +98'-11" (E.L. +77'-0") T.O. EAST WEST ELEVATOR BULKHEADS +93'-11" (E.L. +72'-0") T.O. EAST WEST BULKHEADS +87'-11" (E.L. +66'-0") T.O. POOL DECK TEMPERED GLASS GUARDRAIL +102'-11" (E.L. +81'-0") T.O. MIDDLE ELEVATOR BULKHEAD +97'-11" (E.L. +76'-0") T.O. MIDDLE BULKHEAD STONE CLADDING AT BULKHEADS PENTHOUSE METAL AWNING 66'-0" OVERALL BUILDING HEIGHT +70'-11" (E.L. +49'-0") 5TH FLOOR +57'-11" (E.L. +36'-0") 4TH FLOOR +45'-11" (E.L. +24'-0") 3RD FLOOR +33'-11" (E.L. +) 2ND FLOOR TEMPERED GLASS GUARDRAIL METAL GUARDRAIL, TYP. STONE CLADDING METAL PANEL SLAB COVER CARVED STONE FRAME, TYP. METAL AWNING 8'-6" HIGH STONE FENCE +21'-11" NAVD 88 (E.L. +0'-0") GROUND FL METAL AWNING, TYP. CHARLEVILLE BLVD DECORATIVE METAL GATE, TYP. 300'-0" A-201.00 SOUTH ELEVATION MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

+83'-11" (E.L. +62'-0") ROOF +98'-11" (E.L. +77'-0") T.O. EAST WEST ELEVATOR BULKHEADS +93'-11" (E.L. +72'-0") T.O. EAST WEST BULKHEADS +87'-11" (E.L. +66'-0") T.O. POOL DECK +102'-11" (E.L. +81'-0") T.O. MIDDLE ELEVATOR BULKHEAD +97'-11" (E.L. +76'-0") T.O. MIDDLE BULKHEAD STONE CLADDING AT BULKHEADS PENTHOUSE METAL AWNING 66'-0" OVERALL BUILDING HEIGHT +70'-11" (E.L. +49'-0") 5TH FLOOR +57'-11" (E.L. +36'-0") 4TH FLOOR +45'-11" (E.L. +24'-0") 3RD FLOOR TEMPERED GLASS GUARDRAIL METAL GUARDRAIL, TYP. STONE CLADDING CARVED STONE FRAME, TYP. METAL PANEL SLAB COVER METAL AWNING +33'-11" (E.L. +) 2ND FLOOR ADJACENT PROPERTY +21'-11" (E.L. +0'-0") GROUND FL ALLEY 8'-6" HIGH STONE FENCE DECORATIVE METAL GATE SANTA MONICA BOULEVARD 8'-6" HIGH STONE FENCE 1 120'-0" 40'-0" A-202.00 EAST ELEVATION MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

+83'-11" (E.L. +62'-0") ROOF +98'-11" (E.L. +77'-0") T.O. EAST WEST ELEVATOR BULKHEADS +93'-11" (E.L. +72'-0") T.O. EAST WEST BULKHEADS +87'-11" (E.L. +66'-0") T.O. POOL DECK +102'-11" (E.L. +81'-0") T.O. MIDDLE ELEVATOR BULKHEAD +97'-11" (E.L. +76'-0") T.O. MIDDLE BULKHEAD STONE CLADDING AT BULKHEADS PENTHOUSE METAL AWNING TEMPERED GLASS GUARDRAIL 66'-0" OVERALL BUILDING HEIGHT +70'-11" (E.L. +49'-0") 5TH FLOOR +57'-11" (E.L. +36'-0") 4TH FLOOR +45'-11" (E.L. +24'-0") 3RD FLOOR +33'-11" (E.L. +) 2ND FLOOR METAL GUARDRAIL, TYP. STONE CLADDING CARVED STONE FRAME, TYP. METAL PANEL SLAB COVER METAL AWNING ADJACENT PROPERTY +21'-11" NAVD 88 (E.L. +0'-0") GROUND FL SANTA MONICA BOULEVARD ALLEY 40'-0" 120'-0" 1 A-203.00 WEST ELEVATION MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)

+98'-11" (E.L. +77'-0") T.O. EAST WEST ELEVATOR BULKHEADS +93'-11" (E.L. +72'-0") T.O. EAST WEST BULKHEADS POOL 10'-0" 4'-0" +102'-11" (E.L. +81'-0") T.O. MIDDLE ELEVATOR BULKHEAD +97'-11" (E.L. +76'-0") T.O. MIDDLE BULKHEAD +87'-11" (E.L. +66'-0") T.O. POOL DECK +83'-11" (E.L. +62'-0") ROOF 4'-0" 2'-0" DURANT DRIVE EXISTING 2 STORY BUILDING EXISTING 2 STORY BUILDING ALLEY GARDEN PH A APT 4D APT 3D TH C TH C 9'-6" 9'-6" 9'-6" 9'-6" 9'-6" APT 2G LOBBY SANTA MONICA BLVD 66'-0" OVERALL BUILDING HEIGHT +70'-11" (E.L. +49'-0") 5TH FLOOR +57'-11" (E.L. +36'-0") 4TH FLOOR +45'-11" (E.L. +24'-0") 3RD FLOOR +33'-11" (E.L. +) 2ND FLOOR +21'-11" NAVD 88 (E.L. +0'-0") GROUND FL 11'-0" 11'-0" 11'-0" 11'-0" 11'-0" 2'-0" 1'-0" 1'-0" 1'-0" 2'-0" PARKING LOBBY GYM +11'-11" (E.L. -10'-0") BASEMENT +3'-5" (E.L. -18'-6") B.O. S 10'-0" A-300.00 BUILDING SECTION MAY 29, 2015 (REVISED SEPTEMBER 16, 2015)