At its Dec. 12 Regular Meeting, the Beverly Hills Planning Commission voted to approve the projects at 412 N. Oakhurst Dr. and 9737 Wilshire Blvd. The project at 412 N. Oakhurst had its Development Plan Review, Density Bonus Permit and R-4 Permit granted, while the property at 9737 Wilshire Blvd. was granted a Conditional Use Permit.
Commissioner Lou Milkowski recused himself from the Oakhurst Drive matter, as his residence is less than 500 feet from the premises. The plan for the property is to build a new eight-story, 52-unit multifamily residential building on a double-jurisdictional property located in both Beverly Hills and Los Angeles. Twelve units are in Beverly Hills, six of which are as a result of the Density Bonus. The R-4 Permit allows for an additional walkway. Two of the three affordable housing units would be set aside for very low-income households and one for a low-income household.
Associate Planner Minjee Hahm presented the project to the commission, providing analysis regarding everything from the dual jurisdiction to the allotment of parking spaces per unit, with eighteen proposed for Beverly Hills-based units. The city of Los Angeles already approved their portion of the project, including finding the project to be exempt from California Environmental Quality Act (CEQA) regulations. Hahm emphasized that pursuant to state density bonus laws, cities are required to provide concessions for projects that qualify for a density bonus, including waivers. The property at 412 N. Oakhurst Dr. had two concessions, a reduction in minimum unit size and an additional walkway in the front, and four waivers, including deviations from code in building height and side setbacks. Hahm also noted the project qualifies for a Class 32 CEQA exemption as an in-fill development project.
Project Applicant Oakhurst Skyline LLC, as represented by Avi Stieglitz and architect Zoltan Pali, known for designing the Wallis Annenberg Center for the Performing Arts, spoke to the project’s aesthetic appeal and the challenge of working on a dual jurisdiction project. Comments from current residents and families of residents as well as concerned neighbors discussed the sense of community shared at 412 N. Oakhurst Dr., the lack of financial and physical mobility of many of the more senior residents, and the need for the space to remain as is. Demolition is expected to begin in October of 2025. Construction is expected to last 32 months, ending in April of 2028.
“Even if help is offered to find new affordable housing, our building community would be lost,” 78-year-old resident Jenny Ford said. Ford resides at the location with her 86-year-old sister. “Since the day the project sign appeared in front of our building in 2022, mental stress has added to our daily lives.”
As a building with many units under rent control, it was pointed out by several commenters that it would be nearly impossible to find equivalent living quarters for all current residents at the rate they pay now, especially as many of them have lived there for years going on decades. Seven people, speaking on behalf of themselves and two others, provided in-person public comment, while Community Development Commission Specialist Karen Myron read out many submitted written comments.
“I was very deeply moved on a personal level by the input from current tenants,” Planning Commission Chair Terri Kaplan said. “And I hate feeling like I am the instrument of delivery for something like that. But the state of California has enacted laws that give us and every other city in the state little to really no discretion in situations like this and projects that are proposed under the state housing law.”
Following a period of commissioner questions and rebuttal, the four remaining commissioners took a roll call vote to approve the project. There is an appeal period of fourteen days.
After a brief recess, the commission reconvened to discuss the project at 9737 Wilshire Blvd. a luxury vehicle dealership. Associate Planner Philip Coronel presented the project to the commission, explaining the nature of the lot in the city’s Business Triangle as a luxury exotic vehicle retailer on the ground floor of an existing multi-tenant building. Coronel broke down the business applicant, TBTFW’s, request for a Conditional Use Permit by discussing its appointment-only business model and no test drive policy. The project sought a Class 1 Categorical Exemption from CEQA.
Zach Ersoff, of Spur Ridge Holdings LLC, as represented by Attorney Murray Fischer, discussed his previous dealings with RD Whittington of Wires Only and his lack of knowledge surrounding Whittington’s alleged improper business practices in the city. At one point, Ersoff was a sublessee at 9030 Wilshire Blvd. and has since disentangled himself from Whittington. He has since moved his inventory to its current location.
Commissioners asked about the movement of vehicles to and from the facility as it pertains to local rights of way as well as inquiring about the city’s right to collect fees from sales. Ultimately, the commissioners voted to unanimously approve the project with the permit coming up for review in one year. This decision is also appealable within a fourteen-day period.
