SS Item C-6 — Beverly Hills City Council, September 20, 2022 (part 1 of 3)

STAFF REPORT
Meeting Date: September 20, 2022
To: Honorable Mayor & City Council
From: Timothea Tway, AICP, City Planner
Chloe Chen, Associate Planner
Subject: Revisions to the Adopted 2021-2029 Housing Element in Response to Comments from the State Department of Housing and Community Development (HCD)
Attachments: 1. Planning Commission Staff Report – August 25, 2022 (without attachments)

2. Revised 2021-2029 Housing Element (Redline)

3. Matrix of Responses to 1-14-2022 HCD Letter

4. HCD Comment Letter – 1-14-2022

5. City Council Agenda Report – 10-12-2022 (without
attachments)

6. Public Comments Received Before Adoption (10-12-2022)

7. Public Comments Received After Adoption (10-12-2022)

INTRODUCTION
The State of California requires every city to have a Housing Element in its General Plan. State law requires that the City of Beverly Hills update its Housing Element every eight years, with the most recent update covering the 6th cycle planning period, from 2021-2029. The Housing Element, which is part of the City’s General Plan, is a plan to meet the housing needs of all members of the community. The City of Beverly Hills’ current Housing Element, which covers the planning period from 2021-2029, was adopted by the City Council on October 12, 2021 and submitted to the State for certification. However, HCD provided further comments on the Housing Element in a letter dated January 14, 2022 (Attachment 4), and did not certify the Housing Element.

The remainder of this report provides a summary of the comments received by HCD, and highlights the changes that have been made in response to HCD comments. The changes made to the Housing Element are shown in a redline version of the Housing Element document (Attachment 2), and a matrix of the responses to each comment provided by HCD is also provided for clarity and greater detail in Attachment 3. It is the intent of staff to resubmit the attached version of the Housing Element for State review and certification. Once staff receives indication from HCD that the element could be certified, the document will be presented to the Planning Commission and City Council during public hearings to consider re-adoption.

Meeting Date: September 20, 2022

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DISCUSSION

HOUSING ELEMENT CONTENTS
Per State law, a Housing Element must include information that addresses the following broad topics:
• Analysis of the City's demographic characteristics and housing needs • Evaluation of resources and opportunities available to address housing needs • Analysis of potential constraints to meeting the City's housing needs • A review of the City’s accomplishments during the previous planning period and the effectiveness of current policies and programs in meeting housing needs In addition, a main component of the Housing Element is the Regional Housing Needs Assessment (RHNA). In short, RHNA is the process by which each jurisdiction is assigned a share of the region’s need for additional housing units during the next Housing Element planning period (2021-2029). RHNA allocations are determined for the City by the Southern California Association of Governments (SCAG) based on criteria established in State law. As discussed at previous Housing Element study sessions, the City’s final RHNA allocation is as follows:

Final 6th Cycle RHNA by Income Category – Beverly Hills Very Low Low Moderate Above Moderate Total
1,008 units 680 units 602 units 814 units 3,104 units
Source: SCAG, 2/23/2021
A breakdown of the major components of the Housing Element document and notable highlights in each section can be found in the staff report for the City Council meeting on October 12, 2021, which is in Attachment 5.

PUBLIC OUTREACH EFFORTS
Throughout the Housing Element update process, staff has encouraged public participation through mailers, newspaper notices, social media posts and regular emails to interested parties. Staff provided notification of this item to a list of interested parties maintained by the City, as well as the list of interested parties for the City’s affordable housing program.

Public Comment
Public comments have been received throughout the Housing Element update process.

Written comments received before the adoption of the Housing Element in October 2021 have been included in Attachment 6 to this report, and comments received after the adoption of the Housing Element are included in Attachment 7.

SUMMARY OF COMMENTS FROM STATE AND REVISIONS MADE TO THE

ADOPTED HOUSING ELEMENT
Comments from HCD
The main comments that warranted the most substantive changes to the Housing Element document pertained generally to the Housing Plan, the Assessment of Fair Housing (AFH) discussion in Appendix A, and the sites inventory in Appendix C. The comments related to the AFFH primarily stated that the Housing Element did not meet the requirements in state law, which requires that the Housing Element assesses Meeting Date: September 20, 2022

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housing conditions and any fair housing issues in the City. Regarding the comments on the sites inventory, the listing of parcels identified for housing units in the City, the HCD letter states that the Housing Element must demonstrate the potential for redevelopment is realistic and will satisfy the RHNA allocation for the City. In order to demonstrate this, the Housing Element must include information that describes how it is realistic for such parcels to be redeveloped with housing projects, which could include information that analyzes existing uses on the parcels identified, analysis of potential constraints that may preclude development of such sites, and evidence of interest in the type of development that is expected. The remainder of the comments were mainly addressed by adding or clarifying information, adding in more specific timelines and milestones for certain policies and programs, and strengthening language to be more action-oriented.

Revisions to Housing Element
Since receiving HCD’s comment letter, the City has been working to revise the Housing Element by discussing the comments with HCD staff members at various meetings, working with the Westside Cities Council of Governments (WSCCOG) to discuss and understand their experiences with HCD and share knowledge of the process thus far, and reviewing various cities’ Housing Elements that have been certified by HCD to better understand the requirements and thresholds for certification. In addition, staff has conducted a windshield survey to document market conditions of parcels included in the sites inventory, and reviewing available information to help inform the revisions to the sites inventory. Staff has met and discussed various topics internally with other staff members in various departments who may have more knowledge of such topics, in order to add such information into the Housing Element. Staff has also conducted interviews with representatives of organizations that provide tenant advocacy services to the Beverly Hills community to inform the revisions to the Affirmatively Furthering Fair Housing (AFFH) analysis section of the Housing Element in Appendix A, which are designed to address the specific fair housing issues facing the City.

It is staff’s understanding that the certification and review process by HCD is an iterative process, and thus, it may take several rounds of review and revisions to receive certification. Out of the 197 jurisdictions in the Southern California Association of Governments (SCAG) region, only 34 have been certified so far, which is approximately 17% of jurisdictions.

Most recently, on August 25, 2022, the Planning Commission reviewed the revised version of the adopted Housing Element that is being presented today, and provided some minor comments that have been incorporated into the revised Housing Element document (Attachment 2). Ultimately, the Commission unanimously supported the changes to the Housing Element. The comments provided by the Commission were mainly requests to add information or detail into the Housing Element for clarification purposes. The Planning Commission staff report is included as Attachment 1 to provide greater detail regarding the changes that have been made to the Housing Element in response to HCD’s comments, and the matrix of responses also provides further information and explanation of these changes. However, a summary of the main comments and changes made is provided for reference below.

The main comments that warranted the most substantive changes to the Housing Element document pertained generally to the Housing Plan, the AFFH discussion in Appendix A, and the sites inventory in Appendix C.
• Housing Plan: The majority of responses to HCD’s comments were addressed by amending the policies and programs in the Housing Plan by providing a greater Meeting Date: September 20, 2022

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level of detail regarding the policy commitments, more information about actions the City has taken (or is currently undertaking) in relation to such policies and programs, and adding more specific timelines for when the City shall implement and accomplish certain actions in the policies and programs. For example, the Implementation Program (“Imp”) 10.4 has been revised to include specific timeframes for amending the City’s regulations related to ADUs as follows:
o The City shall update the ADU regulations to ensure they are consistent with State law by 2023, and consider including changes to these regulations that will incentivize the construction of ADUs. o The City will provide pre-checked ADU plans (plans that have gone through plan check for a certain ADU design or prototype) for use by the public by 2025, and will revisit the ADU regulations in 2025 if production falls below the target set in the sites inventory analysis (in Appendix C).

Other policies and programs have been similarly revised based on the comments provided by HCD, which are intended to help address potential constraints to and further incentivize the development of housing in the City. • AFFH Discussion: The AFFH discussion section of the Housing Element in Appendix A is a new requirement for this cycle of the Housing Element Update, per Assembly Bill (AB) 686. This bill requires that the Assessment of Fair Housing (AFH) includes the following:
o Include a program that affirmatively furthers fair housing and promotes housing opportunities throughout the community;
o Conduct an assessment of fair housing including a summary of fair housing issues and analysis using available federal, state, and local knowledge and data; and
o Link the Housing Element Land Inventory and Identification of Sites to the evaluation resulting from the AFH and AFFH analysis.

Since this requirement is new, HCD did not previously provide very clear direction regarding what scope of information is required to satisfy the above requirements. However, as HCD has started to certify more Housing Elements in the SCAG region, and provided additional guidance regarding these requirements (through resources and discussions with staff), staff has developed a better understanding of the content that should be included in the AFFH. As such, staff concluded that the AFFH section revisions should include the following:
o The AFFH must identify fair housing issues, which should involve research and outreach to stakeholders and community groups involved in housing issues (i.e. “local knowledge and data”);
o An assessment of fair housing in the City, including any issues identified from the outreach efforts and the historical development of the City, that informs policies and programs specifically designed to address such issues and AFFH topics; and
o Additional information regarding the City’s efforts to address fair housing issues.

The AFFH discussion section has been updated accordingly to incorporate the following information:
o A historical overview of the development of the City; Meeting Date: September 20, 2022

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o Identification of three major factors that may have contributed to historical patterns of unequal access;
o An explanation of the outreach design methodology and interview questions, and synopsis of interviews conducted with stakeholder groups; o A summary of fair housing issues and local conditions, including themes and issues identified from the outreach efforts; and
o A list of new and/or revised policies and programs specifically designed to address the fair housing issues identified, which has been included in Appendix A and copied into the Housing Plan.
o Sites Inventory: The sites inventory (also known as the “land inventory”) is located in Appendix C, and is a list of parcels that the City has identified as land that is suitable and available for residential development. The sites inventory must include enough parcels that can accommodate the City’s RHNA allocation of a total 3,104 units, which is further divided into unit allocations at different levels of affordability. State law pertaining to Housing Elements has added more requirements for the sites inventory than in previous housing cycles, including a requirement to provide substantial evidence that the level of housing development anticipated by the sites inventory will reasonably occur during the upcoming planning period (2021 to 2029) and that the calculation of the residential unit capacity on each site is realistic, based on market conditions and similar types of developments that have been completed. HCD’s main comments regarding the sites inventory was that this requirement to provide substantial evidence has not been met, and that the parcels included in the sites inventory should be further assessed given this requirement. As a result of staff’s review of the parcels, including a windshield survey and online research, the sites inventory has been significantly revised. These changes include removing parcels that meet the criteria listed below, reviewing and revising the description of existing land uses for each parcel, and noting whether any on-site conditions or research warranted keeping certain parcels in the sites inventory, even if such parcels met some of the criteria for removal. The criteria for keeping certain parcels in the sites inventory is also shown below.
o Criteria for removal of parcels from the sites inventory:
o Parcels with existing commercial buildings that were more than 3 stories tall (not including parking levels that are above-ground); o Parcels with existing commercial buildings that were recently renovated or looked more modern (indicating they were
constructed more recently);
o Parcels with existing commercial buildings that contained medical uses, especially larger buildings and those containing surgery centers or are occupied by prominent medical groups (i.e. CedarsSinai, UCLA Health, etc); o Parcels with existing commercial buildings that contained uses unlikely to be discontinued due to their rarity or the restrictions related to establishing this type of use, such as certain types of car dealerships and vehicle service centers, schools or educational institutions, gas stations, religious uses, etc.; and o Parcels for which entitlements were recently approved or are under review.

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o Criteria for keeping parcels in the sites inventory:
o Evidence of a lack of investment in the property, such as lack of maintenance, or lack of recent upgrades and improvements on the property;
o For lease or for sale signs or advertisements online that indicate a higher rate of vacancies and/or turnover of spaces;
o Parcels with underutilized improvements, such as those with 1- or 2-story buildings (not including any above-ground parking levels) that do not cover the entire lot, and may include surface parking lots;
o Large parcels that would not require lot assemblage in order for a developer to convert or redevelop the site, even if these parcels contain buildings that are greater than 3 stories because the adaptive reuse regulations in the mixed use overlay zone that allows existing commercial buildings to be converted to residential uses without complying with otherwise applicable multi-family zoning standards;
o Parcels with existing commercial buildings that are higher than 3 stories, but have the potential to be converted to residential uses as a result of their regular floor plan development, and regular window patterns; and
o Parcels that are narrow but located adjacent to other underutilized parcels that could be reasonably combined for one unified development.

As a result of this exercise, the total units noted in the sites inventory has decreased from 7,930 units in total to 5,193 units in total that could be constructed on the parcels listed. Based on the criteria evaluated, staff finds that this number of units is more realistic in its reflection of the redevelopment or conversion potential for the parcels included for RHNA purposes, while still recognizing that the mixed use overlay provides ample additional housing development opportunities.

The revised Housing Element presented at this meeting reflects staff’s efforts to address the comments provided by HCD on the adopted version of the Housing Element, and will be submitted to HCD for review after the City Council receives this informational report.

While it is staff’s opinion that this effort has addressed all of the comments, it is possible that further comments will be received from HCD once it reviews these revisions. In the case that further comments are received, staff will again revise the Housing Element and present it for review and informational purposes to the Planning Commission and City Council. Once HCD indicates that the Housing Element requires no further revisions and would be able to be certified by HCD, then the Housing Element will be presented at public hearings to both the Planning Commission and the City Council for re-adoption.

ENVIRONMENTAL ASSESSMENT
The City of Beverly Hills previously adopted a Mitigated Negative Declaration (MND) for the updates to the Housing Element of the General Plan. The City of Beverly Hills was the lead agency, pursuant to the California Environmental Quality Act (CEQA), and was responsible for the preparation of the IS/MND. The project description and project location are described above. The adopted MND concluded that the project would not Meeting Date: September 20, 2022

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result in any significant environmental impacts. The document is currently available for viewing at www.beverlyhills.org/environmental. If a digital copy cannot be obtained by an interested party, please contact the staff listed in this notice and alternate arrangements will be made.

Since the City Council is not considering adopting a revised Housing Element at this time, and is only receiving an informational report on the revised version that will be submitted to HCD, no revisions to the MND that will be considered at this time. Once the Housing Element receives certification from HCD, the Housing Element will be brought back to the Planning Commission and City Council for re-adoption, at which time further environmental review, if necessary, will be completed.

FISCAL IMPACT
The City Council has previously budgeted for the Housing Element Update project, and staff continues to use these funds to support the work being conducted by staff and any consultants. The submittal of the draft Housing Element document to HCD will not result in any direct costs to the City.

RECOMMENDATION
Staff intends to notify the City Council that the revised 2021-2029 Housing Element document will be submitted to HCD after this meeting. This staff report is being provided as a C Item on the agenda of this meeting for informational purposes. Staff will return to the City Council in the future to provide further information about HCD’s review of the Housing Element. Once HCD reviews the Housing Element and indicates that the element can be certified, staff will bring the Housing Element forward to both the Planning Commission and City Council at public hearings for review and re-adoption.

Staff continues to add information to the Housing Element Update project webpage at www.beverlyhills.org/housingelementupdate and encourages the public to visit the webpage for up-to-date information and resources.

Ryan Gohlich, AICP,
Director of Community Development
Approved By
Attachment 1
Planning Commission Staff Report –
August 25, 2022 (without attachments)
City of Beverly Hills
Planning Division
455 N. Rexford Drive Beverly Hills, CA 90210
TEL. (310) 285-1141 FAX. (310) 858-5966
Planning Commission Report
Attachment(s):

A. Track Changes Version of 2021-2029 Housing Element
B. HCD Comment Letter – 1-14-2022
C. HCD Comment Letter – 7-30-2021
D. Matrix of Responses to 1-14-2022 HCD Letter
E. Staff Report – City Council Meeting 10-12-2022 (without attachments) F. Public Notice
G. Public Comments Received Before Adoption (10-12-2022) H. Public Comments Received Since Adoption (10-12-2022) Report Author and Contact Information:

Chloe Chen, Associate Planner
(310) 285-1194
[email protected]
Reina Kapadia, AICP, Associate Planner
(310) 285-1129
[email protected]
Meeting Date: August 25, 2022
Subject: A REVIEW OF A REVISED VERSION OF THE 2021-2029 HOUSING

ELEMENT IN RESPONSE TO COMMENTS FROM THE STATE

DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
(HCD)
The Planning Commission will review the City of Beverly Hills’ adopted 2021-2029 Housing Element of the General Plan, which has been revised in response to comments from the State Department of Housing and Community Development (HCD). The 2021-2029 Housing Element was adopted on October 12, 2021 by the City Council, but has not yet received certification from HCD, and staff is now seeking the Planning Commission’s input and feedback before it is submitted to HCD for review.

Project Applicant: City Initiated
Recommendation: Staff recommends that the Planning Commission conduct a public hearing and provide input on the revised Housing Element documents that may be incorporated into the revised Housing Element before submittal to HCD for review.

REPORT SUMMARY
The State of California requires every city to have a Housing Element in its General Plan. State law requires that the City of Beverly Hills update its Housing Element every eight years, with the most recent update covering the 6th cycle planning period, from 2021-2029. The Housing Element, which is part of the City’s General Plan, is a plan to meet the housing needs of all members of the community. The City of Beverly Hills’ current Housing Element, which covers the planning period from 2021-2029, was adopted by the City Council on October 12, 2021. However, HCD provided further comments on the Housing Element in a letter dated January 14, 2022 (Attachment B), and did not certify the Housing Element. The remainder of this report discusses the contents of the Housing Element document, provides a summary of the comments received by HCD, and highlights the changes that have been made in response to HCD comments. The changes made to the Housing Element are shown in a redline version of the Housing Element document (Attachment A), and a matrix of the responses to each comment provided by HCD is also provided for clarity in Attachment D.

Planning Commission Report
Revisions to 2021-2029 Housing Element
August 25, 2022

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2021- 2029 HOUSING ELEMENT
Required Content
Per State law, a Housing Element must include information that addresses the following broad topics:
• Analysis of the City's demographic characteristics and housing needs • Evaluation of resources and opportunities available to address housing needs • Analysis of potential constraints to meeting the City's housing needs • A review of the City’s accomplishments during the previous planning period and the effectiveness of current policies and programs in meeting housing needs In addition, a main component of the Housing Element is the Regional Housing Needs Assessment (RHNA). In short, RHNA is the process by which each city is assigned a share of the region’s need for additional housing units during the next Housing Element planning period (2021-2029). RHNA allocations are determined for the City by the Southern California Association of Governments (SCAG) based on criteria established in State law. As discussed at previous Housing Element study sessions, the City’s final RHNA allocation is as follows:

Final 6th Cycle RHNA by Income Category – Beverly Hills Very Low Low Moderate Above Moderate Total
1,008 units 680 units 602 units 814 units 3,104 units
Source: SCAG, 2/23/2021
Structure of the Adopted 2021-2029 Housing Element
The primary component of the adopted 2021-2029 Housing Element document is the “Housing Plan,” which includes the policies and programs that ensure there is an adequate supply of safe, affordable housing for all community members. In addition, the Housing Element includes the following five appendices:
 Appendix A – Community Profile
 Appendix B – Potential Constraints on Housing Production and Conservation  Appendix C – Housing Resources
 Appendix D – Review of Past Accomplishments
 Appendix E – Public Participation
A breakdown of the major components of the Housing Element document and notable highlights in each section can be found in the staff report for the City Council meeting on October 12, 2021, which is in Attachment E.

Planning Commission Report
Revisions to 2021-2029 Housing Element
August 25, 2022

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HCD COMMENT LETTER ON ADOPTED 2021-2029 HOUSING ELEMENT The comment letter that the City received from HCD in response to submittal of the adopted 2021- 2029 Housing Element is provided in Attachment B, and the previous comment letter on the draft Housing Element provided is included as Attachment C. This letter outlines the changes and/or additions that HCD would like to see in order to achieve a certified housing element. Specific comments that relate to the various sections of the Housing Element are summarized within each section below and a response matrix is included as Attachment D to this report. This matrix outlines the entirety of the changes that were made to the Draft Housing Element in response to the comments received from HCD during their review. Where changes were not made in response to an HCD comment, an explanation is provided as to why a change was not made.

Since receiving HCD’s comment letter, the City has been working to revise the Housing Element by discussing the comments with HCD staff members at various meetings, working with the Westside Cities Council of Governments (WSCCOG) to discuss and understand their experiences with HCD and share knowledge of the process thus far, and reviewing various cities’ Housing Elements that have been certified by HCD to better understand the requirements and thresholds for certification. In addition, staff has conducted a windshield survey to document market conditions of parcels included in the sites inventory, and reviewing available information to help inform the revisions to the sites inventory. Staff has met and discussed various topics internally with other staff members in various departments who may have more knowledge of such topics, in order to add such information into the Housing Element. Staff has also conducted interviews with representatives of organizations that provide tenant advocacy services to the Beverly Hills community to inform the revisions to the Affirmatively Furthering Fair Housing (AFFH) analysis section of the Housing Element in Appendix A, which are designed to address the specific fair housing issues facing the City.

It is staff’s understanding that the certification and review process by HCD is an iterative process, and thus, it may take several rounds of review and revisions to receive certification. Out of the 197 jurisdictions in the Southern California Association of Governments (SCAG) region, only 21 have been certified so far, which is approximately 11% of jurisdictions. The next section describes the responses to each of the comments in the HCD letter, and how the comment is addressed in the revised Housing Element.

Comment A.1 - Affirmatively Furthering Fair Housing Section The passage of Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, must include an Assessment of Fair Housing (AFH) consistent with federal requirements related to Affirmatively Furthering Fair Housing (AFFH). The requirement includes the following three components:
1) Include a program that affirmatively furthers fair housing and promotes housing opportunities throughout the community;
2) Conduct an assessment of fair housing including a summary of fair housing issues and analysis using available federal, state, and local knowledge and data; and 3) Link the Housing Element Land Inventory and Identification of Sites to the evaluation resulting from the AFH and AFFH analysis.

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HCD’s response letters dated July 30, 2021, and January 14, 2022, stated that the element did not address the requirement to assess fair housing under the Housing Needs, Resources, and Constraints chapter. As this is a first time requirement in this Housing Element cycle, and because HCD’s guidance on how to satisfy these requirements was being developed and released over the course of 2021-2022, the City has attempted to further understand the expectations of HCD since receipt of these comments. In response, the City dedicated substantial efforts in the redrafting process to strengthening the Assessment of Fair Housing and Affirmatively Furthering Housing sections of the Housing Element.

Response to Comment A.1
Efforts undertaken to revise the AFFH section included:
 Performing research to understand and identify sources of fair housing issues;  Conducting targeted outreach to stakeholder groups representing vulnerable or underrepresented populations (“local knowledge and data”);  Preparing a written assessment of fair housing;
 Carefully crafting a comprehensive set of programs and policies to respond to issues identified.

As a result, the revised Housing Element includes an overhauled Affirmatively Furthering Fair Housing (AFFH) section, which covers the following contents:
 A historical overview of the development of the area now incorporated as the City of Beverly Hills;
 Identification of three major factors that may have contributed to historical patterns of unequal access;
 An explanation of the outreach design methodology and interview questions;  Synopsis of interviews conducted with stakeholder groups;  Summary of fair housing issues and local conditions, including themes and issues identified;
Comment A.2 Land Inventory to Accommodate the RHNA
The State requested additional information related to the sites inventory section, which is a listing of parcels of land that are suitable and available for residential development.

Response to Comment A.2
Revisions to the Parcel Listing and Substantial Evidence:

The comment letter requested that the parcel listing in the land inventory should be revised to include better descriptions of the existing uses on each site.

In order to provide substantial evidence that the level of development anticipated in the sites inventory will reasonably occur during the planning period, staff reviewed the sites inventory more closely, and revised the inventory to remove parcels that are not likely to be redeveloped. In order to identify which parcels were to be removed, staff identified certain criteria that made such parcels less likely to be redeveloped. Staff removed parcels that met all or some of the following criteria:

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 Parcels with existing commercial buildings that were more than 3 stories tall (not including parking levels that are above-ground);
 Parcels with existing commercial buildings that were recently renovated or looked more modern (indicating they were constructed or significantly remodeled more recently);  Parcels with existing commercial buildings that contained medical uses, especially larger buildings and those containing surgery centers or are occupied by prominent medical groups (i.e. Cedars-Sinai, UCLA Health, etc);
 Parcels with existing commercial buildings that contained uses unlikely to be discontinued due to their rarity or the restrictions related to establishing this type of use, such as certain types of car dealerships and vehicle service centers, schools or educational institutions, gas stations, religious uses, etc.; and
 Parcels for which entitlements were recently approved or are under review.

The sites inventory includes a tab named “Revisions to Inventory” that has a “Justification/Analysis” column with a short description of the existing improvements and any notable features that would cause such parcel to be included for potential redevelopment or conversion, or to be removed from the sites inventory.

Previously, the sites inventory included an analysis of the improvement to land value ratio, which demonstrated that there was a likelihood that a certain number of sites could be ripe for redevelopment (if the improvement to land value ratio was lower than 1, the site was generally considered underutilized). However, HCD’s comment indicated that this criteria was too broad, and so staff reviewed each parcel in the sites inventory more closely and developed more specific criteria to determine the potential for each site. In order to help determine which parcels should remain in the sites inventory as those with the potential for redevelopment or conversion, staff conducted a windshield survey of the areas included in the mixed use overlay zone, and reviewed all of the parcels to understand better the existing site conditions more closely. In addition to the windshield survey, staff also conducted a review of the street view of the sites on Google Maps, as well as reviews of any available data regarding advertisements for leasing space or sale of the property online. Staff determined that certain criteria could indicate a likelihood of redevelopment or conversion and kept parcels that meet all or some of the following criteria:
 Evidence of a lack of investment in the property, such as lack of maintenance, or lack of recent upgrades and improvements on the property;
 For lease or for sale signs or advertisements online that indicate a higher rate of vacancies and/or turnover of spaces;
 Parcels with underutilized improvements, such as those with 1- or 2-story buildings (not including any above-ground parking levels) that do not cover the entire lot, and may include surface parking lots;
 Large parcels that would not require lot assemblage in order for a developer to convert or redevelop the site, even if these parcels contain buildings that are greater than 3 stories because the adaptive reuse regulations in the mixed use overlay zone that allows existing commercial buildings to be converted to residential uses without complying with otherwise applicable multi-family zoning standards;
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 Parcels with existing commercial buildings that are higher than 3 stories, but have the potential to be converted to residential uses as a result of their regular floor plan development, and regular window patterns; and
 Parcels that are narrow but located adjacent to other underutilized parcels that could be reasonably combined for one unified development.

Realistic Capacity and Suitability of Non-Vacant Sites
The State requested that the land inventory demonstrate that the calculation of the residential unit capacity on each site is realistic, based on market conditions and similar types of developments that have been completed. The comment letter also requested that the inventory show that there is potential for non-vacant sites to be redeveloped, such as evidence that the existing uses on the site will be discontinued.

Staff noted that there are several projects currently under review in the mixed use overlay zone, and the multi-family residential areas that have been submitted within the past year, indicating an increase of interest in the market for these types of housing projects.

Regulatory Incentives
The comment letter also requested that this section include regulatory incentives that allow for and encourage the type and level of development anticipated.

With regards to incentives that may help encourage redevelopment or conversion of parcels in the sites inventory to mixed use or multi-family residential housing projects, staff has revised certain policies and programs in the Housing Plan. These included the following:

Implementation Program (“Imp”) 10.4 has been revised to include specific timeframes for amending the City’s regulations related to ADUs.
 The City shall update the ADU regulations to ensure they are consistent with State law by 2023, and consider including changes to these regulations that will incentivize the construction of ADUs.
 The City will provide pre-checked ADU plans for use by the public by 2025, and will revisit the ADU regulations in 2025 if production falls below the target set in the sites inventory analysis (in Appendix C).

Implementation Program. 11.1 has been revised to include the following action:

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 Perform outreach to property owners of parcels located in the mixed use overlay zone to notify them of the ability to redevelop properties with, or convert existing buildings to, mixed use developments. This outreach will include a mailed notice and advertising on the City’s social media accounts and website, and will be performed by 2023 Implementation Program. 12.1 has been revised to include stronger commitments with specified timelines and the following additional actions:
 Simplify modulation requirements for multi-family housing projects by 2025  Study and create additional incentives to promote the mixed use program, including promoting the ability to adaptively reuse existing commercial buildings, to facilitate the creation of new units in high opportunity areas
 Adopt objective design standards for multi-family housing projects and create materials for multi-family applicants that clearly state design standards by 2026  Consider an ordinance to streamline the approval process to allow Director-level approvals for Architectural Review of multi-family housing projects with affordable housing; bring this topic forward for discussion by the Planning Commission by 2026  Review the mixed use overlay zone regulations by 2026 to assess how these regulations have been utilized by projects, and to determine whether further code changes are necessary to encourage housing and meeting housing production targets Implementation Program. 12.2 has been updated to reflect:
 By 2026, the City shall conduct a Citywide fee study, and consider the adoption of modified development fees for projects that include a certain percentage of affordable housing (to be determined by the study).

As a result of these revised policies and programs, the City will facilitate the redevelopment and conversion of parcels in the sites inventory to mixed use or multi-family projects.

Environmental Constraints
The comment letter states that the element must describe any known environmental constraints or conditions that could impact housing development, especially on sites that are included in the land inventory.

The ‘Environmental Constraints’ section now includes an explanation regarding the City’s standard review procedures and requirements that are already implemented to ensure that certain environmental constraints and hazards do not impede development and mitigates any potential adverse impacts related to potential constraints. In addition, the section includes clarifying information, such as that certain environmental constraints that have been identified may not impact the areas located within the mixed use overlay zone, which contains the majority of the parcels in the sites inventory. Therefore, this section concludes that the identified environmental constraints are not expected to preclude housing development on the sites that are included in the sites inventory.

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Replacement Requirements
The comment letter states that the element must include a policy that requires the replacement of residential units located on parcels in the sites inventory, affordable to the same or lowerincome level as a condition of development on such site.

The land inventory includes a handful of parcels that are residentially zoned, but do not have existing residential development, and some commercially zoned sites with existing residential development (some are currently vacant). However, the City actively enforces the provisions of SB 330 and Density Bonus replacement requirements, and ensures that any proposed development complies with these regulations. SB 330 is a recently adopted state law that requires any new housing development to replace existing housing units in the development, if any housing units were demolished previously to allow such project to be constructed. A program commitment stating that the City enforces and complies with the provisions of SB 330 has been added to Implementation Program. 9.7. In addition, this program includes a commitment for the City to start an affordable housing working group that will meet on a quarterly basis to discuss potential affordable housing projects and initiatives, starting in 2023.

Accessory Dwelling Units (ADUs)
The comment letter states that the element does not address discrepancies between the City and HCD’s records on the number of ADUs permitted in 2018, 2019, and 2020.

Regarding the inconsistencies between the City’s records and HCD’s records, the City has previously noted this discrepancy when submitting the General Plan Annual Progress Reports to HCD for the years noted in the comment (2018, 2019, and 2020), and provided information each year as to how the discrepancy should be fixed. However, HCD has not previously provided directions to staff to correct this issue in their records. Staff has followed up with HCD about correcting this issue, and HCD staff has indicated that the correspondence may be sufficient proof of the City’s efforts to address these discrepancies.

Comment A.3 Governmental Constraints
This comment generally requests updates and revisions to language in the policies and programs of the Housing Plan.

Response to Comment A.3
Land Use Controls
This comment stated that the revisions to Program 12.1 did not use strong action language, and must be revised to include more meaningful commitments.

Implementation Program 12.1 has been revised to include stronger commitments with specified timelines, as described in the section above.

Fees
The comment stated that Program 12.2 needed to be updated to be consistent with a stated commitment to conduct a housing development fee study.

Implementation Program. 12.2 has been updated to reflect a timeline for this fee study, and the adoption of modified development fees for projects that include a certain percentage of affordable Planning Commission Report
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housing (to be determined by the study). These activities shall be undertaken by 2026. The language in Appendix B referring to Implementation Program 12.2 has also been updated to be consistent with Implementation Program. 12.2.

Processing and Permit Procedures
The State requested additional information regarding the impact of permit and processing procedures for impacts on cost, supply, and built density.

Implementation Program 12.1 has been revised to include stronger commitments to addressing identified processing and permitting barriers with specified timelines. In its assessment of whether or not Design Review procedures have a significant impact on development, City staff has reviewed the number of Track 1 and Track 2 Design Review approvals from 2013 to 2021, and has found a strong trend towards more Track 1 approvals (approved by the Director of Community Development) and fewer Track 2 approvals (approved by the Design Review Commission). Since Track 1 approvals are reviewed at the Director level, these are often processed more quickly than Track 2 approvals, and therefore, do not add as much time to process the required Design Review approval. Therefore, City staff has concluded that the Design Review approval process does not create unreasonable processing delays for projects.

Constraints on Persons with Disabilities
Per comments from the State, staff has reviewed the definitions of ‘family’ and regulations related to group homes in residential zones in the zoning codes of other cities that have received certified Housing Elements, and believes that these are consistent with the City’s current definitions. In addition, the City would like to note that the zoning code currently allows transitional and supportive housing in all single-family residential zones and all multi-family residential zones (except R-4X1) in the city, subject to the same standards as similar residential uses. If such housing is configured as a single-family residence, it is regulated as such and is subject to all regulations applied to residences in the single-family residential zone where it is located (BHMC §10-3-302).

Comment A.4 Non-Governmental Constraints
This comment states that the element must address requests to develop housing at densities below those anticipated the sites inventory and the length of time between receiving approval for housing development and submittal of application for building permits.

Response to Comment A.4
In order to address the comment related to the densities of proposed projects, staff compiled a list of recent multi-family housing projects that were recently approved:
• 425-429 N. Palm Drive – 25 units allowed, 20 units proposed • 340 S. Rexford Drive – 3 units allowed, 3 units proposed • 250 N. Crescent Drive – 7 units allowed, 8 proposed (approved through density bonus) • 9265 Burton Way – 17 units allowed, 23 units proposed (approved through density bonus) • 457 Oakhurst Drive – 8 units allowed, 6 proposed
City staff has reviewed recent multi-family projects that have been processed (see above list), and have found that while most projects have maximized the allowed density, there are some projects that have been submitted and approved with lower densities of housing units than what Planning Commission Report
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would otherwise be allowed under the zoning code. In order to address the potential for housing projects to be submitted and built at lower densities, Implementation Program. 12.3 has been updated to include an action that requires the City to meet with project applicants to review zoning regulations in the event that a housing project is submitted with proposed densities below the permitted density in the zone. The City has also hired additional Planning staff members to help expedite the review and processing of projects, and to help distribute information to the public more efficiently. Additional information has been included in this program to discuss the steps the City has already taken to ensure more efficient development reviews and reduce delays with processing.

The City also reviewed permit processing timelines for entitlement projects within the last two years, and found that the average processing time for a variety of types of projects was approximately 11 months. The majority of these projects included review by the Planning Commission and/or City Council at a public hearing for final approval. However, City staff also found that many delays were related to the applicant’s resubmittal of corrected materials and information responsive to correction letter, as City staff’s turnaround of corrections to applicants were all within 30 days or less of submittal of information. Thus, the City often finds that processing delays for entitlement requests most often related to the time between City staff providing a correction letter to the applicant, and the time taken by the applicant to resubmit materials in response to such letter. Furthermore, the City currently offers the option for concurrent entitlement processing and plan check reviews, as long as the applicant acknowledges that such plan check results are at risk of changing as a result of the entitlement approval.

Comment A.5 Low-Income Units at Risk of Conversion
The comment letter requests that the City address actions it will take to preserve low-income units at risk of conversion to market rate units, and estimate the total cost of preserving such units.

Response to Comment A.5
Clarifying information has been added into Implementation Program 9.7 and Appendix A that discusses the existence of a recorded covenant on the Menorah Housing Foundation property.

This covenant ensures that the residential portions of the property shall only be used for senior and disabled housing, and if such uses are discontinued, the City shall approve the use of the property. In addition, this covenant states that if the rental rates are not set by a Federal, State, or other public agency, the Planning Commission shall be able to set such rental rates. Since this covenant is recorded on the property and runs with the land, it ensures that these units are not at risk for conversion, even if the affordability covenant is set to expire within the current planning period.

Comment B.1 Housing Programs
This comment states that Programs 9.3 and 10.3 and 10.4 must be revised to include timeframes.

Response to Comment B.1
Implementation Program. 9.3 has been revised to urge that the Handyworker program should be re-established by 2025. Implementation measure 10.3 has been revised to state that the City will establish an affordable housing working group that will meet on a quarterly basis, and to state that the City will enter into an agreement with a developer to develop an affordable housing project on City-owned land by 2023. Implementation Program. 10.4 has been revised to include specific Planning Commission Report
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timeframes for amending the City’s regulations related to ADUs. In particular, this program states that the City shall update the ADU regulations to ensure they are consistent with State law by 2023, and consider including changes to these regulations that will incentivize the construction of ADUs. In addition, the program states that the City will provide pre-checked ADU plans for use by the public by 2025, and will revisit the ADU regulations in 2025 if production falls below the target set in the sites inventory analysis (in Appendix C). Additional information has been included in the ‘Accessory Dwelling Units’ section of Appendix C, which describes the steps that the City has taken with regards to updating the City’s ADU regulations.

Comment B.2 Housing Programs
This comment states that additional or revised programs may be needed to address a shortfall of sites or zoning that satisfactorily encourages a variety of housing types.

Response to Comment B.2
Since HCD has not yet approved the land inventory and accompanying analysis, it is not possible to assess whether additional policies and implementation programs are needed at this time to address a shortage of sites and zoning regulations to satisfy the RHNA. This comment may be addressed with further guidance from HCD once a review of the revisions to the adopted Housing Element takes place. However, the City has added the following programs that can help to address potential shortfalls of housing production during the next planning period.

Implementation Program 10.4 states:
 Revisit ADU regulations in 2025 to allow great flexibility if ADU production falls below targets outlined in sites inventory analysis.

Implementation Program 12.1 states:
 Review the mixed use overlay zone regulations by 2026 to assess how these regulations have been utilized by projects, and to determine whether further code changes are necessary to encourage housing and meeting housing production targets.

Comment B.3 Housing Programs To Assist In The Development Of Adequate Housing To Meet The Needs Of Extremely Low-, Very Low-, Low- And Moderate-Income Households.

This comment states that revisions made to Program 10.6 need to include corresponding timeframe commitments for implementation that will result in beneficial impacts.

Response to Comment B.3
Implementation Program. 9.7 has been revised to include a commitment for the City to start an affordable housing working group that will meet on a quarterly basis to discuss potential affordable housing projects and initiatives, starting in 2023. This group will also explore the possibility of any partnerships with developers or non-profit organizations to construct City-funded affordable housing projects. Implementation Program 10.6 also states that the City will enter into an agreement with affordable housing developer to develop an affordable housing project on city owned land in 2023.

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Comment B.4 Housing Programs to Remove Constraints
This comment states that the revisions to Program 12.1 should include more specific commitments and timeframes, and states that additional or revised programs may need to be added depending on the results of the analysis.

Response to Comment B.4
Per comments from the State, Implementation program 12.1 has been revised to include stronger commitments with specified timelines and the following additional actions:
 Simplify modulation requirements
 Create an adaptive reuse program by 2028 to more easily allow the conversion of existing commercial structures to residential uses, especially existing legally nonconforming hotels in residential areas.
 Adopt objective design standards for multi-family housing projects and create materials for multi-family applicants that clearly state design standards by 2026  Consider an ordinance to streamline the approval process to allow Director-level approvals for Architectural Review of multi-family housing projects with affordable housing; bring this topic forward for discussion by the Planning Commission by 2026.  Review the mixed use overlay zone regulations by 2026 to assess how these regulations have been utilized by projects, and to determine whether further code changes are necessary to encourage housing and meeting housing production targets.

Comment B.5 Housing Programs to Affirmatively Further Fair Housing The comment letter requested that a complete analysis of affirmatively furthering fair housing be included, and noted that additional programs and policies may be required to address the findings of this analysis.

Response to Comment B.5
The following policies and programs have been added in the Affirmatively Furthering Fair Housing section in the following broad categories. The specific policies can be found in Appendix A and the matrix of changes.

1. Housing Mobility Strategies consist of removing barriers to housing in areas of opportunity and strategically enhancing access.

2. New Housing Choices and Affordability in Areas of Opportunity means promoting housing supply, choices and affordability in areas of high opportunity and outside of areas of concentrated poverty.

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Comment B.6 Housing Programs to Preserve Assisted Housing Developments This comment states that the element must complete an analysis of units at risk of conversion to market rate, and based on the results of this analysis, must add or modify programs and policies to address the results.

Response to Comment B.6
Clarifying information has been added into Implementation Program. 9.7 and Appendix A that discusses the existence of a recorded covenant on the Menorah Housing Foundation property.

Since this covenant is recorded on the property and runs with the land, it ensures that these units are not at risk for conversion, even if the affordability covenant is set to expire within the current planning period.

Comment B.7 Programs to Promote ADUs
This comment states that timeframes should be added to actions identified in Program 10.4.

Response to Comment B.7
Implementation program 10.4 has been revised to include specific timeframes for amending the City’s regulations related to ADUs. In particular, this program states that the City shall update the ADU regulations to ensure they are consistent with State law by 2023, and consider including changes to these regulations that will incentivize the construction of ADUs. In addition, the program states that the City will provide pre-checked ADU plans for use by the public by 2025, and will revisit the ADU regulations in 2025 if production falls below the target set in the sites inventory analysis (in Appendix C). Additional information has been included in the ‘Accessory Dwelling Units’ section of Appendix C, which describes the steps that the City has taken with regards to updating the City’s ADU regulations.

Comment C. Public Participation
This comment states that the element must demonstrate that all economic segments of the community, particularly low- and moderate-income households and organizations that represent them, were involved in the development of the housing element.

Response to Comment C.

The City performed additional outreach to organizations and community members to learn more about fair housing issues in the City, and ensure that all economic segments of the community have been engaged in the Housing Element update process. The City conducted interviews with representatives from Jewish Family Services, Bet Tzedek, and Beverly Hills Renters Alliance.

These interviews took a representative approach, as each organization represents and targets different segments of the community, including senior households, and renter households. These interviews helped to inform the City of the fair housing issues facing the community in the Fair Housing Analysis section, and helped craft the policies in the Affirmatively Furthering Fair Housing (AFFH) analysis section (both in Appendix A).

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The adopted MND concluded that the project would not result in any significant environmental impacts. The document is currently available for viewing at www.beverlyhills.org/environmental.

If a digital copy cannot be obtained by an interested party, please contact the staff listed in this notice and alternate arrangements will be made.

Since the Planning Commission is not considering adopting a revised Housing Element at this time, and is only reviewing and providing comments on the revised version that will be submitted to HCD, no revisions to the MND that will be considered at this time. Once the Housing Element receives certification from HCD, the Housing Element will be brought back to the Planning Commission for re-adoption, at which time further environmental review, if necessary, will be completed.

PUBLIC OUTREACH AND NOTIFICATION
Staff has provided notification of this project in accordance with state law and the City’s requirements. A newspaper notice (Attachment F) was published in the Beverly Hills Courier on August 5, 2022 and the Beverly Hills Weekly on August 11, 2022. Notification was also sent to a list of interested parties maintained by the City, as well as the list of interested parties for the City’s affordable housing program.

Public Comment
Public comments have been received throughout the Housing Element update process. Written comments received before the adoption of the Housing Element in October 2021 have been included in Attachment G to this report, and comments received after the adoption of the Housing Element are included in Attachment H.

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NEXT STEPS
Staff recommends that the Planning Commission conduct a public hearing and provide input on the revised Housing Element documents that may be incorporated into the revised Housing Element before submittal to HCD for review.

Once this hearing is conducted, staff will update the Housing Element with any relevant information and comments provided by the Planning Commission and the public, and resubmit the Housing Element to HCD for review. Staff will also inform the City Council with a C Item on a future City Council meeting regarding staff’s plan to resubmit the Housing Element document to HCD. Once HCD reviews the Housing Element and approves the certification of the Housing Element, staff will bring the Housing Element forward to the Planning Commission and City Council for review and re-adoption.

Report Reviewed By:

Timothea Tway, AICP
City Planner
Attachment 2
Revised 2021-2029 Housing Element
(Redline)
City of Beverly Hills General Plan
2021-2029 Housing Element
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HOUSING
Adopted on _________________
Certified by the State on ________
Table of Contents
Role and Purpose of Housing Element .................................................. 460 Introduction ....................................................................................... 4614611 Housing Plan ...................................................................................... 4624622 Goals and Policies .......................................................................... 462462 Housing Programs ........................................................................... 468467 Quantified Objectives .................................................................... 492484 Appendices
Appendix A: Community Profile ................................................ A-1 Appendix B: Potential Constraints on Housing Production and Conservation ............................................................... B-1 Appendix C: Housing Resources................................................ C-1 Appendix D: Review of Past Accomplishments ...................... D-1 Appendix E: Public Participation ............................................... E-1

City of Beverly Hills General Plan
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Role and Purpose of Housing Element
The Housing Element is a required component of the City’s General Plan. State law establishes detailed requirements for Housing Elements, which are summarized in California Government Code Section 65583:

The housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, mobile homes, and emergency shelters, and shall make adequate provision for the existing and projected needs of all economic segments of the community.

Consistent with this legislative directive, the purpose of this Housing Element is to facilitate the provision of an adequate supply of safe, affordable housing for all community members regardless of income, including those with special housing needs.

State law recognizes that in order for the private market to adequately address housing needs, local governments must adopt plans and regulatory mechanisms that provide opportunities for, and do not unduly constrain, housing production.

This Housing Element identifies strategies and programs for:
1) Housing Maintenance and Conservation
2) Housing Supply and Diversity
3) Fair Housing and special Needs Residents
4) Removing Governmental Constraints
A key component of this Housing Element is the analysis of potential sites for residential development and the establishment of housing programs to accommodate the City’s share of future housing needs for all income groups as identified through the Regional Housing Needs Assessment (RHNA) planning process. The RHNA process is discussed further in Appendix A, while Appendix C includes an evaluation of potential sites where additional housing development could occur. State law requires that the inventory of potential housing development sites must be sufficient to accommodate the RHNA allocation in each income category. As described in Appendix C, the Mixed-Use Overlay Zone and accessory dwelling units – or ADUs – are expected to provide the most significant opportunities for additional housing in Beverly Hills over the next eight years.

State law requires that the Housing Element be consistent with the policies and programs set forth in other elements of the City’s General Plan. The City will ensure that future updates of other General Plan elements include review and, if necessary, modification in order to maintain consistency among all General Plan elements.

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Introduction
The Housing Element is organized into the following sections:

The Housing Element Policy Document, which includes the following sections:
 Role and Purpose of the Housing Element: Summarizes the guiding State requirements for Housing Elements.
 Introduction: Summarizes the organization of the Housing Element.
 Housing Plan: Presents Beverly Hills’ 2021-2029 housing strategy to address the community’s housing needs and
includes housing goals, policies, and programs.

In addition, detailed background and technical information for the Beverly Hills Housing Element is provided in the following Appendices:

Appendix A. Community Profile: Analysis of housing needs in Beverly Hills, including population demographics, residents with special needs, housing characteristics, assessment of fair housing, and current rent and ownership trends.

Appendix B. Potential Constraints on Housing Production and Conservation: Review of potential market, governmental, and environmental constraints which may impact the community’s ability to meet housing needs.

Appendix C. Housing Resources: Analysis of land, financial, and organizational resources available to address housing needs, including a parcel-specific inventory of sites that could accommodate housing development.

Appendix D. Review of Past Accomplishments: Evaluation of accomplishments in achieving the goals and policies of the prior Housing Element (2014-2021).

Appendix E. Public Participation: Materials and information related to community outreach conducted for the Housing Element Update.
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City of Beverly Hills General Plan
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Housing Plan
The Housing Plan includes the City’s goals policies, programs and quantified objectives for meeting the community’s housing needs during the 2021-2029 period.

Goals and Policies
H1 Maintenance and Conservation. Maintain and enhance the quality and character of existing housing and residential neighborhoods.

H 1.1 Neighborhood Character. Maintain the character
and quality of residential neighborhoods. (Imp. 9.1,

9.2)
H 1.2 Healthy and Safe Housing. Support healthy
neighborhoods by addressing public health and
safety issues, performing property inspections, and
eliminating threats to public health. (Imp. 9.2)
H 1.3 Home Repair Assistance. Provide assistance to
low- and moderate-income households to
encourage the adequate maintenance and
rehabilitation of existing housing. (Imp. 9.3)
H 1.4 Historic Preservation. Promote the preservation of historically and architecturally significant buildings
and the quality of historic neighborhoods through
land use, design and housing policies. (Imp. 9.4)
H 1.5 Conservation of Existing Rental Housing. Regulate the conversion of rental apartments to
condominium ownership. (Imp. 9.5)In addition,
monitor the potential loss of existing residential
units that are removed as part of a new multifamily residential or mixed-use development. (Imp.

9.5)
H 1.6 Rent Stabilization. Continue to provide tenant
protections through the City’s Rent Stabilization
Ordinance. (Imp. 9.6)
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Goals and Policies

H 1.7 Preservation of Affordable Housing. Support
preservation of publicly subsidized rental housing
to maintain affordability for lower -income
households. (Imp. 9.7)
H2 Housing Supply and Diversity. Provide a variety of housing types and adequate affordable housing supply to meet the existing and future needs of the community.

H 2.1 Affordable Housing Incentives. Offer incentives,
including density bonuses, where feasible, to offset
or reduce the costs of developing affordable
housing., including the reduction of entitlement
and permitting fees for projects that include a
certain percentage of affordable housing units.

Proactively seek out new approaches in the
provision of affordable housing. (Imp. 10.1, 11.2,

12.2)
H 2.2 Inclusionary Housing. Continue to implement an
inclusionary housing program to integrate
affordable units within market rate developments,
and increase the availability of affordable housing
throughout the community. (Imp. 10.2)
H 2.3 Housing Trust Fund. Continue to maintain a
Housing Trust Fund to financially assist nonprofit
and for-profit developers in the creation of
affordable housing. (Imp. 10.3)
H 2.4 Accessory Dwelling Units. Promote accessory
dwelling units (ADUs) through various programs,
including regulatory incentives, as a means of
providing lower-cost housing options for seniors,
caretakers, and others. (Imp. 10.4)
H 2.5 Adaptive Reuse. Support innovative strategies for the adaptive reuse of residential and commercial
structures to provide for a wide range of housing
types. (Imp. 12.1)
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Goals and Policies
H 2.6 Site Information. Provide information to residential developers regarding sites that may be suitable for
new affordable housing development. (Imp. 10.6)
H 2.7 Environmentally Sustainable Housing. Promote
conservation of water and energy, use of
sustainable building materials and droughtresistant landscaping to reduce the operating costs and carbon emissions associated with
housing. (Imp. 10.5)
H 2.8 Transit-Oriented Housing. Promote access, where
feasible, from residential neighborhoods and new
residential development to existing transit stops
and to the anticipated subway stations. (Imp.

12.1)
H 2.9 Jobs-Housing Balance. Promote programs seeking
to provide housing opportunities for people who
work in the City as a means of reducing long
commutes, easing local traffic, improving air
quality and helping to achieve a balanced
regional jobs-housing distribution for the western
portion of Los Angeles County. (Imp. 10.6)
H 2.10 Workforce Housing. Study and develop programs
to increase the amount of rental and ownership
housing affordable to the local workforce. (Imp.

10.3, 10.4)

H 2.11 Partnerships for Affordable Housing. Explore
opportunities for partnerships with adjacent
jurisdictions and other governmental agencies in
the provision of housing. Collaborate with nonprofit organizations to provide greater access to affordable housing funds. (Imp. 10.6)
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Goals and Policies
H3 Fair Housing and Special Needs Residents. Promote equal housing opportunities for all residents; including Beverly Hills’ special needs populations, so residents have a choice of appropriate housing.

H 3.1 Affirmatively Further Fair Housing Practices.

Promote fair housing and non-discrimination in the
sale and rental of housing by coordinating with
organizations that provide information, counseling
and mediation on fair housing laws and landlordtenant disputes. (Imp. 11.1)

H 3.2 Senior Housing. Support the provision of a variety of housing options for seniors to foster
independence and the ability of seniors to remain
in the community as they age. (Imp. 11.2)
H 3.3 Senior Support Services. Continue to offer housing support services for seniors, including case
management and home-share programs. (Imp.

11.3, 11.4)

H 3.4 Housing Accessibility. Address the special housing needs of persons with disabilities through
implementation of reasonable accommodation
procedures, homeowner’s assistance grants, and
supportive housing. (Imp 11.4, 11.5)
H 3.5 Homeless Programs. Continue to provide support
to community service organizations that assist the
homeless through provision of housing and
services. (Imp. 11.6)
H 3.6 Low Barrier Navigation Centers. Support and allow low barrier navigation centers in mixed use and
non-residential zones that permit multi-family uses.
(Imp 11.7)
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Goals and Policies
H4 Reducing Constraints. Mitigate potential governmental constraints on the maintenance, improvement and
development of housing, while maintaining community
character.

H 4.1 Zone for a Variety of Housing Types. Facilitate the provision of a variety of housing types for special
needs populations, including persons with
disabilities, the homeless, and persons at risk of
homelessness. (Imp. 12.1, 12.3)
H 4.2 Development Standards. Evaluate and modify
development standards as appropriate to better
facilitate the provision of affordable housing. (Imp.

12.1)
H 4.3 Fee Reduction. EstablishConduct a
processhousing development fee study to provide
fee waivers for entitlement and permitting costs, to
facilitate the production of affordable, senior, and
workforce housing. (Imp 12.2)
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Housing Programs
The Housing Element programs described below have been
numbered to follow sequentially behind the City’s other General Plan Programs, which are numbered 1.0 – 8.0.

9.0 Conserve and Improve Existing Housing Stock
Imp 9.1 Upkeep and maintenance of vacated buildings
The City requires the exterior of vacated multi-family structures that will be demolished for redevelopment to be adequately maintained as a condition of tentative map approvals and extensions.

The City’s Code Enforcement Office (Community Preservation) maintains a list of all vacant properties in the City, monitors the sites, and works with the property owners to assure that the properties are maintained in an appropriate manner.

Timeline: Ongoing
Funding Source: Department Budget
Responsible City Section: Community Preservation Division, Community Development Department
Imp 9.2 Property Maintenance
The City requires housing to be maintained in an aesthetic, safe and habitable manner consistent with City codes. The program is run as part of the City’s comprehensive Code Enforcement program (Community Preservation) and is structured as a reactive, complaintdriven inspection process. The Community Preservation Division does not perform regular or systematic housing inspections.

Timeline: On-going
Funding Source: Department Budget
Responsible City Section: Community Preservation Division, Community Development Department
Imp 9.3 Home Repair and Improvement
The Handyworker Program (also known as the Residential
Rehabilitation Program) provides minor home repair, and improved security and mobility assistance to low-income tenants and homeowners in single- and multi-family units. Assistance is provided at no cost to the qualifying low-income owner or tenant. The City provides community outreach, applicant screening, pre-construction site visits, repairs and remodeling, and confirmation that the property meets the City’s standards for habitability.

Population Served: Extremely Low, Very-Low- and Low- income (up to 80% AMI) households
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Eligible Repairs: Interior/Exterior Repairs, Energy Conservation Activities, Security/ Safety Improvements
Maximum Award Amount: $15,000
Target: Serve 25 low-income households per year
Timeline: On-going
Timeline: The Handyworker Program was discontinued during the COVID-19 pandemic. Encourage the re-establishment the Home Repair and Improvement (Handyworker) grants for lower-income households that may be used for accessibility improvements by 2025.

Funding Source: CDBG
Responsible City Section: Community Services Department; City Manager’s Office
Imp 9.4 Historic Preservation Program
Historic Preservation is a tool that can be used to maintain the City’s historic housing stock. Beverly Hills has a rich history and legacy of architecturally significant buildings. The City has adopted a Historic Preservation Element within the General Plan to provide the foundation for the City’s preservation activities. The Historic Preservation Ordinance (Article 32 of Chapter 3, Zoning Code) implements the goals, policies and programs of the General Plan, and establishes the review authority of the Cultural Heritage Commission.

Individually designated historic properties, and properties within any future historic district, are required to obtain a Certificate of Appropriateness from the Cultural Heritage Commission prior to obtaining a building permit for alteration or development; minor alterations may be approved by Historic Community Development staff. Beverly Hills’ “Historic Preservation Guidelines” along with the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings provide the basis for Commission and staff review of Appropriateness.

The City has implemented and continues to explore incentives to promote the preservation of historic sites and structures. Through the Mills Act program, owners of designated historic single-family residential or commercial theater properties can enter into a contract with the City to reduce their property taxes in exchange for agreeing to maintain the property’s historic character. The Mills Act program was adopted as a pilot program in 2011, and became permanent in January 2020. The City also adopted an ordinance to create the Historic Incentive Permit (Article 32.5 of Chapter 3, Zoning Code), which provides a process for owners of locally designated historic landmarks to request waivers or deviations from certain development standards.

Timeline: On-going.

Funding Source: Departmental Budget
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Responsible City Section: Community Development Department Imp 9.5 Condominium Conversions
This program limits the loss of rental housing units due to the conversion of existing apartment buildings to condominiums by setting an annual cap and providing protections for tenants.

Currently, apartment buildings proposed for conversion to condominium ownership are subject to the City’s condominium conversion regulations (Beverly Hills Municipal Code Sections 10-2-710, 711, and 712). These regulations set forth a series of tenant protections including tenant noticing, relocation provisions, right of first purchase, and extended lease provisions for senior and disabled households.

These regulations also set an annual limit on the number of conversions allowed.
 The City will evaluate the effectiveness of the existing ordinance and consider modifying it to require a number of units in any building converted to be set aside as affordable rental or ownership housing. The City will also evaluate the benefit of offering an in-lieu fee option that would go into the City’s Housing Trust Fund and be used to provide affordable housing elsewhere in the City.This will be implemented by conducting a study session with the Planning Commission to address this topic by 2025.
 The City has previously conducted studies to evaluate the economic feasibility of an in-lieu fee for both commercial and residential developments that would be placed in the City’s Affordable Housing Trust Fund. The City will bring forward another discussion with the Planning Commission regarding the in-lieu fees by 2026, and will continue to evaluate potential partnerships with developers or non-profit organizations to construct affordable housing in the City.

Timeline: Evaluate ordinance revisions to address affordability, and, as appropriate, amend the ordinance during the planning period.by 2025 Review and discuss a potential in-lieu fee with the Planning Commission by 2026.

Funding Source: Department Budget
Responsible City Section: Community Development Department Imp 9.6 Rent Stabilization
In 2018, the City created a new Rent Stabilization Division within the Community Development Department, for the purpose of
administering the Rent Stabilization Ordinance, staffing the Rent Stabilization Commission, and providing other housing services to the community. The major services provided by the Rent Stabilization Division include:

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1. Establishing the maximum allowable rent increase

2. Processing rent appeals

3. Assisting landlords with mandatory annual registration

4. Offering referrals for no-cost tenant-landlord legal services (through Bet Tzedek) and mediation services (through the Loyola Center for Conflict Resolution)

5. Conducting multiple workshops and trainings annually to explain landlord and tenant rights and responsibilities under the Rent Stabilization Ordinance

6. Providing dedicated code enforcement staff to investigate habitability complaints
Additional housing services conducted by the City include:

1. Operating an aging-in-place group to determine the needs of vulnerable populations and senior citizens and coordinate service delivery

2. Act as an intermediary between tenants and landlords to achieve better housing outcomes and prevent evictions when possible

3. Educating landlords and clients on available funding, such as through the CA COVID-19 rent relief program (i.e. Housing is Key).

Continue the City’s Rent Stabilization ordinance to investigate tenant complaints regarding unlawful rent increases, service reductions, evictions and relocations.

The Rent Stabilization Office administers the Rent Stabilization Program which affects approximately 7,700 apartment units in the City. The ordinance limits annual rent increases to no more than three percent or the calculated Consumer Price Index (CPI) percentage for the year, whichever is higher, and provides tenant protections through required noticing of rent increases and evictions. The program also requires that landlords register their properties with the Rent Stabilization office on an annual basis to monitor information about the existing multi-family units in the City and ensure compliance with the Rent Stabilization ordinance. Rent Stabilization staff respond to approximately 5,000 to 5,600 inquiries from residents or landlords annually, with approximately 400-600 complaints opened each year.

Most complaints are resolved within 45 days, with the remainder being referred to “stepped up enforcement action”, including but not limited to citations and further legal action. Although there are noDuring the next planning period, the City will:
 Create a program for systematic or annual inspections of housing conducted by the Rent Stabilization Office atby 2024, and will discuss this time,with the City will review this issueCouncil by the end of 2022;
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 Ensure compliance with residential unit replacement state law (SB 330 and Density Bonus law, if applicable) whenever
redevelopment of existing residential properties occurs in the upcoming planning period. multi-family residential areas or mixed use overlay zone
Target: Investigate all complaints and resolve within 45 days Timeline: On-going
Funding Source: Department Budget
Responsible City Section: Rent Stabilization Office, Community Development Department
Imp 9.7 Monitoring Affordable Housing and Residential
Displacement
The City of Beverly Hills currently has a deed-restricted affordable housing project providing 150 units of affordable rental housing to very-low-income seniors. This project was originally financed under the HUD Section 202 program with project-based Section 8 certificates providing ongoing affordability. Although this project is not currently considered to be at risk of being converted to market rate housingThis property has a recorded covenant from 1986 (Document No. 86- 704717) that states “the residential portion of the property shall be used for housing for senior citizens and handicapped persons”. In addition, this covenant states that if such uses are discontinued, the property shall not be used to any purpose except one approved by the City, and that if the rental rates are no longer subject to the control of a Federal, State, or other public agency, that the rental rates shall be set by the City’s Planning Commission. This covenant runs with the property and is binding on future owners and successors, and therefore, this project is not considered to be at risk of conversion during the planning period, even though the affordability covenant will expire in 2028. Furthermore, the City will continue to coordinate with the service provider to monitor Section 8 renewals, advise tenants in advance of any potential conversion dates, and provide opportunities to continue affordability covenants. In the unlikely event that this project were to convert to market rate, the City will comply with noticing requirements, provide education and assistance to tenants, assist with funding, and promptly reach out to qualified entities to preserve at-risk housing units.

The City also has two existing very low-income affordable units at 9265 Burton Way, and is in the process of assisting the property owners of 8600 Wilshire Boulevard to find tenants for two moderate-income affordable units. In addition, a multi-family housing project located at 250 N. Crescent Drive is currently under construction, which will City of Beverly Hills General Plan
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contain one very-low-income affordable unit. Three low-income units are constructed in a condominium project located at 309-325 S. Elm Drive, but have not yet started the affordable housing process with the City. The City has established the Affordable Housing Guidelines for the monitoring and management of additional deed-restricted units that are developed. In addition, the City annually monitors the deed-restricted housing units located in private developments.  Number of Units: 154
 Number of Affordable Units: 150 Extremely Low and Very Low Income, Senior/ Disabled, 2 Very Low Income, and 2 Moderate Income
 Year Built: 1988 (Menorah Housing Foundation), 2018 (Burton Way), 2020 (8600 Wilshire Boulevard), 2018 (S. Elm Drive)  Affordability Covenant: 40 years (Menorah Housing
Foundation), 30 years (Burton Way), in perpetuity (8600 Wilshire Boulevard), 30 years (S. Elm Drive)
In addition, the City is committed to monitoring and discouraging the displacement of residential units as a result of new multi-family residential or mixed-use developments.
 The City actively enforces the no net loss and replacement requirement provisions of SB 330 and state Density Bonus law, and reviews all projects for compliance with these regulations.  The City will also create an internal working group with staff from the Planning Division, Community Services Department, Policy and Management Department, and Rent Stabilization Division to discuss various Housing Element implementation programs related to their scope of work, and discuss any ongoing efforts the City is undertaking to provide and preserve affordable housing. This group will meet on a quarterly basis, starting in 2023.

Timeline: On-going
Funding Source: Department Budget
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10.0 Provide New Housing Opportunities
Imp 10.1 Density Bonus
Under State Density Bonus Law, applicants of residential projects of five or more units may apply for a density bonus and additional incentive(s) if the project provides affordable housing units. In addition to the density bonus, eligible projects may receive development incentives, depending on the proportion of
affordable units and level of income targeting.

In recent years the State Legislature has amended Density Bonus law. In order to ensure that City regulations are consistent with State requirements, the City will process an amendment to the Municipal Code in 2021.

Timeline: In 2021/222022, process an amendment to the density bonus regulations in conformance with State law. Consider additional incentives beyond minimum density bonus requirements.

Promote the use of density bonus incentives through the City’s website and through an updated Affordable Housing Brochure., which will be published by 2023.

Funding Sources: Department Budgets
Responsible City Section: City Manager’s Office; Community Development Department
Imp 10.2 Inclusionary Housing
In 2019, the City established an interim inclusionary housing program requiring a minimum percentage of units in a development to be price-restricted as affordable to lower- and moderate-income households. The ordinance also allows the payment of in lieu fees or provision of off-site affordable units for projects of a certain size.

The City will continue to implement this program and contribute inlieu fees generated from the program to the City’s Housing Trust Fund.

Any Incentives offered under the Inclusionary Housing program will be linked with incentives offered under the City’s Density Bonus program (Imp 10.1a). The City will monitor the use of the inclusionary housing program, and report annually to the Planning Commission and City Council on the number of affordable units constructed in the City.

Timeline: Throughout the planning period. Annual reporting to the Planning Commission and City Council on success of the
inclusionary housing program.

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Funding Sources: Department Budgets; Inclusionary Housing In-lieu Fees.

Responsible City Section: City Manager’s Office; Community Development Department
Imp 10.3 Housing Trust Fund
The City has limited access to state and federal housing resources, and therefore faces practical and financial constraints in its ability to facilitate the construction of affordable housing. To create a more viable funding source, in 2017 the City established a Housing Trust Fund that is used to support construction of affordable housing.

Trust Fund resources include development agreements and in-lieu fees from the Inclusionary Housing Program. An official Affordable Housing Program may be established to manage the Trust Fund and establish parameters for allocation of funds towards projects, including consideration of priority assistance to projects which include a portion of units affordable to extremely-low-income households.

Timeline: Throughout the planning period.

The City will also start an affordable housing working group that will meet on a quarterly basis to discuss potential affordable housing projects and initiatives, starting in 2023. In addition, the City will enter into an agreement with an affordable housing developer in 2023 to develop an affordable housing project on city owned land.

Timeline: Enter into an agreement with affordable housing developer in 2023 to develop an affordable housing project on Cityowned land.

Funding Sources: Inclusionary Housing In-lieu Fees, Development Agreements
Responsible City Section: City Manager’s Office; Community Development Department
Imp 10.4 Accessory Dwelling Units
Accessory Dwelling Units (ADUs) can provide affordable housing options to the elderly, young adults, caregivers and other household employees while also generating income for homeowners. In recent years, the State Legislature has adopted significant changes to State law to encourage ADU production.

The City is currently processing a Municipal Code amendment to revise ADU regulations in conformance with current State law.

To further encourage the provision of ADUs, the City will:

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 ConsiderAdopt an ordinance allowing greater flexibility in ADU standards in R-1 zones in the Central Area of the City in 2023, with new regulations becoming effective by 2023.
 Explore increasing the by-right ADU size
 For ADUs built above a garage in single-family zones, consider allowance for an increase in the permitted height up to the height of the primary residence
 Consider allowances for reduced setback requirements
where privacy is not compromised
 Amend zoning code regarding ADUs in multi-family zones by 2025 to remove barriers to construction of units above
existing garages and allowing additional height
 Create “by right” plan options for residents who wish to pick a pre-approvedProvide ADU plan(s) created and pre-plan
checked by the City by 2025
 Hold workshops twice a year for the public to explain ADU regulations and answer questions
 Create aUpdate and maintain an existing webpage
specifically for ADU regulations with frequently asked
questions and contact information for planning and building and safety staff
 Report annually to the Planning Commission and City
Council on the number of ADUs constructed in the City
Timeline: Amend ADU regulations consistent with State law in 2021.2023, and potentially include further changes to incentivize the construction of ADUs. Revise the ADU brochure to reflect current development standards. Produce helpful materials for the public and hold workshops throughout the planning period. Provide prechecked ADU plans for use by the public by 2025. Revisit ADU regulations in 2025 to allow great flexibility if ADU production falls below targets outlined in sites inventory analysis.

Funding Sources: Department Budgets.

Responsible City Section: Community Development Department Imp 10.5 Sustainability and Green Building
“Green buildings” are structures that are designed, renovated, reused or operated in a manner that enhances resource efficiency and sustainability. These structures reduce water consumption, improve energy efficiency, and reduce a building’s overall environmental impact. The City of Beverly Hills has adopted the current version of the California Green Building Standards Code (CALGreen).

Beverly Hills has also adopted a Sustainable City Plan in conjunction with recent amendments to its General Plan. The overall goal of the Sustainable City Plan is to reduce the City’s carbon footprint by City of Beverly Hills General Plan
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providing a model framework for sustainable practices for the environment, the economy and social equity.

Timeline: Ongoing.

Funding Sources: Department Budget
Responsible City Sections: Community Development, Public Works Departments
Imp 10.6 Partnerships with Affordable Housing Developers In today’s housing market, creative approaches are required to finance and build affordable and special needs housing. Beverly Hills successfully partnered with the non-profit Menorah Housing Foundation to achieve development of 150 units of affordable senior housing, and has contracted with Alternative Living for the Aging for implementation of the senior shared housing program in the past. Both of these organizations own and manage numerous affordable housing developments for seniors in greater Los Angeles and can serve as potential resources for future senior housing in Beverly Hills. Several other local non-profits have an excellent track record in securing State and federal funds to build quality, affordable housing.

The City will actively participate in conferences, symposiums, and affordable housing related events such as: the Southern California Association of Nonprofit Housing annual conference. The City will work to select an affordable housing developer to develop an affordable housing project, and will support in this effort through leveraging local Housing Trust Funds, assisting in the application for State and federal financial resources, facilitating project entitlement, and providing a package of incentives such as fee deferrals and relaxed development standards. In addition, the City will facilitate the development of housing for extremely-low-income households and individuals and households with special needs through priority processing, fee waivers or deferrals, modified development standards, concessions and incentives for housing developments that include units affordable to lower- and moderate-income households, administrative support for grant funding applications, and annual outreach and coordination with affordable housing developers. As stated in Imp. 9.7., the City will also start an affordable housing working group that will meet on a quarterly basis to discuss potential affordable housing projects and initiatives, starting in 2023. In addition, the City will enter into an agreement with affordable housing developer in 2023 to develop an affordable housing project on City-owned land.

Timeline: Actively participate in conferences, symposiums and other affordable housing events to review resources, incentives and City goals; annual outreach to affordable housing developers. , City of Beverly Hills General Plan
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starting in 2023. Enter into an agreement with affordable housing developer in 2023 to develop an affordable housing project on Cityowned land.

Funding Source for Administrative Costs: Department Budget Funding Source for Development Cost: Housing Trust Fund Responsible City Section: City Manager’s Office; Community Development Department

11.0 Promote Equal Housing Opportunities and Special Needs Housing
Imp 11.1 Affirmatively Further Fair Housing
Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
As a participating jurisdiction in the Los Angeles County Community Development Block Grant (CDBG) program, fair housing services are coordinated by the County Development Authority on behalf of the City. The County currently contracts with the Housing Rights Center (HRC) to serve as the provider of fair housing and tenant-landlord information for its participating jurisdictions, including Beverly Hills. HRC provides fair housing investigation and coordinates referral services to assist individuals who may have been the victims of discrimination.

Many of the people who contact HRC have basic questions about landlord and tenant rights and responsibilities; HRC’s housing counselors provide clients with comprehensive information to help resolve tenant/landlord issues.

The City will continue to promote fair housing practices and refer fair housing complaints to the Housing Rights Center. As a means of furthering fair housing education and outreach in the local community, the City will advertise the fair housing program through placement of fair housing services brochures at public counters in City Hall and the library, at the Beverly Hills Senior Center, and on the City’s website.

In addition, the City will undertake the following actions intended to foster an inclusive community and enhance access to opportunity for all:
 Ensure that all development applications are considered, reviewed, and approved without prejudice to the proposed residents, contingent on the development application’s
compliance with all entitlement requirements.

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 Accommodate persons with disabilities who seek
reasonable waiver or modification of land use controls
and/or development standards pursuant to procedures
and criteria set forth in the applicable development
regulations.
 Work with the County to implement the regional Analysis of Impediments to Fair Housing Choice and HUD Consolidated Plan.
 Facilitate public education and outreach by posting
informational flyers on fair housing at public counters, libraries, and on the City’s website.
 Conduct public meetings at suitable times, accessible to persons with disabilities, and near public transit. Resources will be invested to provide interpretation and translation services when requested at public meetings when feasible.  As feasible and legal per state law, provide a virtual option for public meetings to increase ability of all members of the public to participate.
 Continue to facilitate the placement of qualified
households into affordable housing units constructed in the City. Advertise the units on affordable housing websites with a regional reach. Notify adjacent jurisdiction housing
departments when affordable units are available.
 Maintain the affordable housing webpage on the City
website with information on applying for available units.  Encourage community and stakeholder engagement
during development decisions.
 Process a Municipal Code amendment clarifying that
agricultural employee housing for six or fewer employees is treated as a single-family structure permitted in the same manner as other dwellings of the same type in the same
zone.
 Perform outreach to property owners of parcels located in the mixed use overlay zone to notify them of the ability to redevelop properties with, or convert existing buildings to, mixed use developments. The housing created in this zone will result in new units in high opportunity areas that does not displace existing tenants. This outreach will include a mailed notice and advertising on the City’s social media accounts and website, and will be performed by 2023.
 City staff will provide fee-free consultation for property owners exploring housing development in order to discuss the provision of affordable units in housing developments, City of Beverly Hills General Plan
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and provide information on fair housing as it relates to housing development.
 By end of 2023, City will work with a consultant to develop fair housing action plan that includes, but is not limited to the programs outlined below.
o The City will provide annual fair housing training for staff. that are involved directly or indirectly in housing, the capital improvement plan, code enforcement, rent
stabilization, and the development of planning and
zoning documents.
o The City will provide an update to the Planning
Commission on fair housing issues annually
o The City will develop a website that provides fair housing resources
o The City will provide brochures and information regarding fair housing, tenant rights, rent stabilization, available grants and loans, first-time homebuyer programs, and
Section 8 programs on the city website.
o Build upon the existing rent stabilization and tenant’s right protections by creating brochures that will be placed on the website and provided at key community sites (such
as City Hall, the library, and community centers).
o Review and discuss developments in fair housing related legislation and litigation and consider code
amendments to maintain compliance with applicable
law.
o Study and amend Municipal code sections 10-3-12.5 and 10-3-12.8 related to incentives for construction multiplefamily housing for the elderly and disabled and multiplefamily congregate housing for elderly and disabled persons to address identified outdated language and
ensure code provisions are not inhibiting such
development.
o As feasible and legal per state law, provide a virtual option for public meetings to increase ability of all
members of the public to participate.
o Continue to facilitate the placement of qualified
households into affordable housing units constructed in the City. Advertise the units on affordable housing
websites with a regional reach. Notify adjacent
jurisdiction housing departments when affordable units
are available.

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o Maintain the affordable housing webpage on the City
website with information on applying for available units.

New and/or Revised Fair Housing Policies
Based on the Analysis of Fair Housing, the following policies have been integrated in order to Affirmatively Further Fair Housing.

1. Housing Mobility Strategies consist of removing barriers to housing in areas of opportunity and strategically enhancing access.  Provide annual education to landlords and tenants regarding applicable laws and protections
 Continue to refer tenants for Fair Housing Counseling through the Housing Rights Center (for civil rights claims)
 Continue to refer tenants and landlords to the Loyola Center for Conflict Resolution (for conflicts not related to protected status)  Continue to host annual housing rights trainings for landlords and tenants, including presentation on discrimination by Housing Rights Center
o Continue hosting in a hybrid format (in person and online) through 2024 in order to provide wider accessibility to the meetings.
o Advertise via newspaper and social media platforms
 Conduct four housing trainings annually, tailored to: 1) landlords, 2) tenants, 3) joint landlords and tenants, and 4) rent registration to keep landlords and tenants apprised of fair housing laws and incentives.
o Cover topics such as property maintenance, housing
services, registration, mediation, and evictions.
o Develop a component of the training to address state
and federal mandates regarding anti-discrimination.
 Send periodic email blasts to landlords (to all with known email addresses) to disseminate updates regarding updates in
Federal, State, and local landlord-related legislation and resources programs as updates become available.
 Send mailed notices to tenants regarding updates in Federal, State, and local tenant-related legislation and resources programs, such as Housing is Key
 Continue to provide referral to the Housing Rights Center, State Fair Employment and Housing, HUD Fair Housing and Equal Opportunity division, and other legal services as appropriate.  Explore funding options to incentivize the repair and maintenance of aging rent stabilized-apartments buildings.  Continue to provide referral to the Housing Rights Center, State Fair Employment and Housing, HUD Fair Housing and Equal Opportunity division, and other legal services as appropriate.

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 Form an internal Housing Element Implementation working group of applicable City divisions to monitor the ongoing implementation of the Housing Element programs.

2. New Housing Choices and Affordability in Areas of Opportunity means promoting housing supply, choices and affordability in areas of high opportunity and outside of areas of concentrated poverty.  Forge partnerships with non-profit or community groups serving under-represented ethnic and racial minorities to promote greater access to housing opportunities in Beverly Hills.
 Provide all known affordable housing available units to the Housing Rights Center of Los Angeles for listing in the "Project Place" monthly rental listing.
 Connect with leadership from SAGE, Advocacy and Services for LGBTQ+ Elders, to explore how the City can serve this population’s housing needs.
 City staff will continue to provide fee-free consultation for property owners exploring housing development in order to discuss the provision of affordable units in housing
developments, and provide information on fair housing as it relates to housing development.
 Continue a program to provide low cost conceptual review to provide preliminary comments on housing development
projects prior to formal submittal to the City, within a 60-day turnaround.
 Study and create additional incentives to promote the mixed use program, including promoting the ability to
adaptively reuse existing commercial buildings, to facilitate the creation of new units in high opportunity areas.
 Continue to implement reasonable accommodation
ordinance and provide accessible information/ application and guidance for reasonable accommodation applicants.
 Continue to explore opportunities for the City to purchase or support the purchase of underutilized land for potential future affordable housing projects.
 Consider amendments to existing Inclusionary Housing
Ordinance beyond state law requirements that will enhance and incentivize the City’s affordable housing program.
 Study a way to encourage new middle income/workforce
housing through incentives and possible amendment of the density bonuses ordinance.

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3. Place-based Strategies to Encourage Community Conservation and Revitalization Involves approaches that are focused on conserving and improving assets in areas of lower opportunity and concentrated poverty such as targeted investment in
neighborhood revitalization, preserving or rehabilitating existing affordable housing, improving infrastructure, schools, employment, parks, transportation and other community amenities.
 As part of the annual General Plan report, report on the interest from developers in the mixed-use overlay zone.  Continue to dedicate one full-time code enforcement
officer to the Rent Stabilization Division to investigate and respond to housing complaints, including investigating
habitability violations, issuing citations, and ensuring compliance with all habitability standards.
 Encourage reinstating a residential repair program through the Handyworker Program” by studying options for
administering the program.
 Develop information and outreach for property owners
regarding rehabilitation and maintenance of housing units.  Continue to provide adequately zoned sites for multi-unit housing in infill areas or commercial corridors in closer proximity to major transportation hubs for diverse housing types that include both rental and ownership opportunities through the implementation of the Mixed-Use Overlay Zone.  Review with the applicable Commissions and revise local regulations to include objective design standards to be applied to single-family and multi-family residential housing development applications.
 Begin to implement the streetscape design standards
applicable to the Mixed-Use Overlay Zone to enhance the livability along the mixed-use corridor and extend the City’s “garden-like quality” character to the new housing corridors created in the Mixed Use Overlay Zone.

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 Conduct annual staff trainings with the City Attorney’s Office for staff members to understand new legislation
and fair housing requirements as applicable to local
requirements and housing project applications.
 Maintain and continue to implement the mandatory
Seismic Retrofit Program for multi-family properties.
 Study the use of incentives to expand of the voluntary seismic retrofit program applicable to single-family
residential and commercial properties.
 Continue to convene the Aging in Place Group (staff
committee) created in 2019 that coordinates the nurse
practitioner program, Bet Tzedek, JFS, RSO, a
 nd Code Enforcement to review cases of vulnerable
households seeking assistance and coordinate all
available city and non-profit services with the goal of prevent eviction.
 Continue to prevent unlawful eviction and fund legal aid organizations such as Bet Tzedek that provide tenant
education and representation regarding
landlord/tenant disputes.

Timeline: Website improvements, flyers, and outreach materials created by 2022, Agricultural Employee code amendment in 2021-22; Develop a fair housing action plan by 2023; Ongoing
Funding Source: General Fund
Responsible City Section: Community Services Department; Community Development Department
Imp 11.2 Senior Housing Development
The need for senior housing in the City is significant and growing.

Approximately 22 percent of Beverly Hills residents are senior citizens compared to only 13 percent in the entire SCAG region, and 58 percent of the City’s senior renter households are lower income (<80% AMI). The City is actively pursuing development of an affordable housing project targeted towards Beverly Hills’ extremely-low- and lower-income residents. As indicated in Program 10.6 (Partnerships with Affordable Housing Developers), the City will provide the following incentives to facilitate development:
 Flexible development standards (reduced parking
requirements, modified setbacks, etc.)
 Density bonuses
 City support in affordable housing funding applications (priority to those that support deeper targeting to ELI households)  Deferral/reduction in development fees
 Direct financial assistance through Housing Trust Fund City of Beverly Hills General Plan
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 Project entitlement assistance
Timeline: Continue to build partnerships with affordable housing developers throughout the planning period. Develop a project concept and release an RFQ to develop a senior housing project in the City affordable to the City’s lower- and extremely-low-income residents during the planning period.

Funding Source for Administrative Costs: Department Budget Funding Source for Development Cost: Housing Trust Fund Responsible City Section: City Manager’s Office; Community Development Department
Imp 11.3 Senior Case Management Program
The City contracts with Jewish Family Service to provide a comprehensive case management program to assist frail elderly residents to remain independent and in their homes.

The following continuum of supportive services are provided to seniors who are frail, economically needy, and/or socially isolated:
 Comprehensive assessment – In-home psycho-social
assessment of functional abilities, health status, mental and cognitive abilities, support network, financial health, safety risks, eligibility for government benefits and other programs. The comprehensive assessment includes:
o Development of an individual care plan – Identifies
senior’s needs and associated services that will allow
continued independence.
o Service coordination – Coordination with appropriate
services, including in-home care-workers, ERS, home
delivered meals, assistance to obtain governmental
benefits, arranging for other community-based services, transportation assistance, and coordination of services with medical providers, family, and social supports.
o Emergency Response Systems (ERS) – ERS are medical
devices placed in a senior’s home and connected to a
central emergency location.
o Monitoring/ home visits: Social workers make regularly scheduled home visits to assure quality of services, and that changing needs are met.

Additional Services: Information, referral and crisis intervention, consultation and advocacy, and assistance to families to further support the senior’s independent living.

Jewish Family Service provides broad case management services through the Beverly Hills Senior Center, including information, referral City of Beverly Hills General Plan
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and crisis intervention, serving approximately 250 seniors thus far.

Timeline: On-going
Funding Source: CDBG, City of Beverly Hills Community Assistance Fund Responsible City Section: City Manager’s Office; Community Services Department
Imp 11.4 Senior Homesharing Program
Alternative Living for the Aging (ALA) provides a free shared housing program which matches older people with others (younger and older) interested in sharing their homes. Housing counselors at ALA interview each potential housemate and obtain references, leaving the decision to the potential housemates whether to make a match.

Sharing a home promotes independent living, provides additional income for the provider, an affordable rent for the seeker, and the potential for deeper relationships for both. The average age of community members in Beverly Hills is growing older, and shared housing promotes the efficient use of the housing stock, and can help address the housing needs of seniors in our community. The City has provided funds to ALA in the past to help fund their housemate matching service, and anticipates the program will funded again in future years when there are fewer budget constraints. Beverly Hills residents continue to have access to ALA’s home sharing program.

Timeline: Evaluate Community Assistance Funds and determine grant amount annually.

Funding Source: City of Beverly Hills Community Assistance Grant Funds Responsible City Section: Human Services Division, Community Services Department
Imp 11.5 Housing Opportunities for Persons with Disabilities The City understands the significant and wide-ranging housing needs faced by persons with disabilities and their families. The Westside Regional Center (WRC) reports that nearly 60 percent of their adult clients with developmental disabilities live with their parents, and as these parents age and become frailer, their adult disabled children will require alternative housing options. There are several housing types appropriate for persons living with a developmental disability, including: licensed community care facilities and group homes; supervised apartment settings with support services; and for persons able to live more independently, rent subsidized, affordable housing.

For persons with physical disabilities, housing accessibility is essential, ideally located in close proximity to services and transit. The City will work with the WRC to implement an outreach program informing Beverly Hills’ families of housing and services available for persons with City of Beverly Hills General Plan
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developmental disabilities, including making information available on the City’s website.

Beverly Hills supports the provision of housing for those with disabilities, including developmental disabilities, through several means, including:
 By-right zoning for licensed residential care facilities (6 or fewer residents) in all residential zones, and provisions for larger care facilities (7 or more residents) in residential zones subject to a use permit
 Adoption of Ordinance 12-O-2633 in November 2012 to
specifically define transitional and supportive housing as a residential use of property, and to permit in all residential zone districts subject only to those restrictions and processing requirements that apply to other residential dwellings of the same type in the same zone.
 Addition of Article 36.7 to the Municipal Code, establishing a procedure for an individual with a disability to request a reasonable accommodation from zoning and building
standards.
 Provision ofEncourage re-establishment of the Home Repair and Improvement (Handyworker) grants for lower-income
households that may be used for accessibility improvements by 2025.

Timeline: Continue coordination with the Westside Regional Center to publicize information on available regional resources for housing and services. Pursue State and Federal funds available for supportive housing and services in future affordable housing projects. Process a Municipal Code amendment in 2021-22 to update definitions of transitional and supportive housing consistent with Government Code Sec. 65582 and allow supportive housing by-right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code Sec. 65651.

Funding Source: CDBG, City of Beverly Hills Community Assistance Grant Funds
Responsible City Section: City Manager’s Office, Community Development Department; Community Services Department
Imp 11.6 Funding for Homeless Services
Beverly Hills launched the CLASP (Changing Lives and Sharing Places) Homeless Outreach and Engagement Program in 2008. The program provides street outreach workers (through Step Up On Second) to assess the needs of homeless individuals in the City, provide case management, and to refer them to the appropriate services and City of Beverly Hills General Plan
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shelter. Shelter is offered through People Assisting the Homeless (PATH), funded by the City to provide approximately 1,500 shelter bed nights per year. The City is also partnering with Step Up on Second to provide an apartment unit, combined with case management support.

Through its Community Assistance Grant Program, the City funds a variety of service organizations that serve the homeless and persons at risk of homelessness. These organizations/programs include the All Saints Homeless Assistance Program, the Westside Food Bank, the Los Angeles Free Clinic, and the Maple Mental Health Counseling Center.

Service Providers: Step Up on Second; PATH; various other service agencies
Timeline: Annual funding allocations
Funding Source: City of Beverly Hills Community Assistance Grant Funds; Community Development Block Grant
Responsible City Section: Human Services Division, Community Services Department
Imp 11.7 Emergency Shelter and Low Barrier Navigation Center Regulations
The City will establish a program to promote low barrier navigation centers that will reduce barriers to entry for housing and to help move people into permanent housing.

The California legislature adopted AB 101 in 2019, which requires the by-right allowance of low barrier navigation centers that meet specific standards in mixed use zones and non-residential zones that permit multi-family uses.

In addition, an amendment to the City’s emergency shelter development standards will be processed to incorporate recent changes to State law regarding required off-street parking pursuant to Government Code Sec. 65583(a)(4)(A)(2).

Timeline: Adopt regulations in compliance with state law and establish a program to implement the regulations in 2021-22
Funding Source: Departmental Budget
Responsible City Section: Community Development Department

12.0 Remove Governmental Constraints
Imp 12.1 Development Standards
The City’s development standards are aimed at ensuring the quality and appropriateness of development; however, some standards may have the effect of constraining the provision of certain housing types, and are considered below. The Housing Element constraints analysis City of Beverly Hills General Plan
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identifies the City’s minimum unit size as a disincentive to the construction of smaller, more affordable units for the City’s workforce.

In addition, the Element identifies the City’s height districts and parking location requirements as potential constraints to development. With the adoption of its Housing Element in 2011, the City committed to reducing minimum unit size requirements, and to conducting an analysis of the multi-family development standards to identify any standards identified as a constraint, and implement revisions as may be warranted. As part of the update to the density bonus ordinance to define a list of by-right development incentives (refer to Program 10.1), the City is evaluatingcommitted to allowing reduced unit sizes ranging from 20- 40% for projects that incorporate affordable units. The City is also evaluating adjustingcurrently drafting amendments to adjust other development standards that would be beneficial to facilitating affordable housing, including but not limited to the following:
o Replacing the current complex density calculation for multifamily projects in the Zoning Code with simplified units per acre measurement
o Reduce minimum unit size for multi-family buildings
o Modifying development standards for single-lot multi-family projects
o Allowing greater flexibility in the type and location of multi-family parking
o Amending the code to clarify that the same number of units can be rebuilt on properties that have more units than currently would be allowed
o Simplify modulation requirements for multifamily projects by 2025 o Providing additional incentives for workforce housing over and above those contained in the provisions of the State Density Bonus.
o Amend Municipal Code sections 10-3-12.5 and 10-3-12.8 related to incentives for construction multiple-family housing for the elderly and disabled and multiple-family congregate housing for elderly and disabled persons to address identified outdated language and ensure code provisions are not inhibiting such development
o Create an adaptive reuse program by 2028 to more easily allow the conversion of existing commercial structures to residential uses, including existing legally nonconforming hotels in residential areas.
o Adopt objective design standards for multi-family housing projects and create materials for multi-family applicants that clearly state design standards by 2026
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o Consider an ordinance to streamline the approval process to allow Director-level approvals for Architectural Review of multifamily housing projects with affordable housing; bring this topic forward for discussion by the Planning Commission by 2026. o Review the mixed use overlay zone regulations by 2026 to assess how these regulations have been utilized by projects, and to determine whether further code changes are necessary to encourage housing and meeting housing production targets.

Timeline: Throughout the planning period. Amend the Zoning Code to include reduced minimum unit sizes as an incentive for the density bonus program. Explore revisions to other development standards, including minimum unit sizes for all multi-family units, as supported by analysis. City will begin studying current multi-family code regulations by 2022 and finish code amendments by 2024.

Funding Source: Departmental Budget
Responsible City Section: Community Development Department Imp 12.2 Reduced Fees for Affordable Housing
Beverly Hills collects various fees from development to cover the costs of processing permits and providing services and facilities. The City will utilize aan economic consultant to prepare a comprehensive Citywide fee study, including an evaluation of the economic benefit of providing waivers or reductions of certain taxes, and fees including certain project fees for developments containing very-low, low- and moderate-income housing units, as well as for housing developed under the City’s modified standards for Multiple-family Residences for Elderly and Handicapped Persons (Deed Restricted).

The California legislature passed AB 641 in 2007 which helps to address the cash flow problems inherent in many affordable housing projects during the construction phase. For affordable housing developments in which at least 49 percent of the units are affordable to lower-income households, AB 641 prohibits local governments from requiring the payment of local developer fees prior to receiving a certificate of occupancy.

Timeline: AdoptConduct a housing development fee study, and adopt modified development fees for projects with a certain percentage of affordable housing during the planning periodby 2026.

Funding Source: Department Budget
Responsible City Section: Community Development Department Imp 12.3 Efficient Development Permit Review
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The City’s Community Development Department has been restructured to provide more efficient permitting through:
 Establishment of a dedicated group of Zoning and Building staff focused on processing permits
 Hiring an Urban Designer to help streamline design review for development applications
 Meet with project applicants to review zoning regulations if a housing project is submitted with proposed densities below the permitted density in the zone
 Provide fee-free consultations with developers to discuss potential housing projects prior to submittal in order to ensure that developer understands regulations, processes, and options for development
The City is currently updating its Zoning Code to reduce inefficiencies and uncertainty in the development review process. As part of the Code update, streamlined review procedures will be established for qualifying housing developments under SB 35 (Government Code Sec. 65913.4). The City has also hired three additional staff members in the Planning Division in 2022 to help expedite the review and processing of projects, as well as to help distribute information to the public.

Furthermore, the City has created the Major Projects Unit, which is staffed by two Principal Planners and one Management Analyst, who exclusively process applications for projects that include a Development Agreement (among other multiple entitlement requests).

These additional staff members will help provide more efficient development review. In addition, the City currently allows the simultaneous submittal of entitlement applications and plan checks for the same project, as long as the plan check review is acknowledged to be at risk of changing once the entitlement is processed.

To assist applicants and improve transparency, zoning requirements, development standards and fees will be posted on the City website and the City will create user-friendly guides on various housing development related topics.

Timeline: Adopt updated processing procedures in the Zoning Code during the planning period; prepare written procedures for SB 35 streamlined permit review in 2021-22; post development regulations and fees on the City website throughout the planning period.

Funding Source: Departmental Budget
Responsible City Section: Community Development Department City of Beverly Hills General Plan
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Quantified Objectives
Beverly Hills has developed the following quantified objectives for housing production, housing rehabilitation, and housing preservation based on the policies and programs set forth in the Housing Element.

Table 1 2021-2029 Quantified Objectives
Income Group New
Construction Rehabilitation Conservation
Extremely Low 504 75
Very Low 504 50 75
Low 680 50
Moderate 602
Above Moderate 814
Total 3,104 100 150
The quantified objectives for new construction are based on the Regional Housing Needs Assessment (RHNA) for this planning period. (Please refer to Appendix A for further discussion regarding the RHNA and Appendix B regarding potential sites where additional housing can be accommodated.)
Quantified objectives for rehabilitation are based on assumptions for assistance provided through Programs 9.1 through 9.3.

Conservation objectives are based on the continued affordability of the Beverly Hills Senior Housing development.
…
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Appendix A: Community Profile
A. Demographic Profile ........................................................................ A-4

1. Population Growth Trends ......................................................... A-4

2. Age Characteristics .................................................................... A-4

3. Household Size and Overcrowding ......................................... A-5

4. Employment ................................................................................. A-6 B. Special Needs Populations .............................................................. A-7

1. Senior Households ....................................................................... A-7

2. Persons with Disabilities .............................................................. A-9

3. Female-headed Households .................................................. A-12

4. Large Households ..................................................................... A-12

5. Homeless Persons ...................................................................... A-12

6. Farm Workers ............................................................................. A-13

7. Extremely-Low-Income Households ....................................... A-14 C. Housing Stock Characteristics ...................................................... A-15

1. Housing Growth ......................................................................... A-15

2. Housing Type, Tenure, and Vacancy .................................... A-16

3. Housing Age and Condition ................................................... A-17

4. Housing Costs and Affordability ............................................. A-19

5. Assisted Housing at Risk of Conversion .................................. A-23 D. Regional Housing Needs Assessment .......................................... A-24 E. Fair Housing Assessment……………………………………………..A-24
A community’s demographics (the statistical study of a population’s characteristics) affect the type and amount of housing that is needed in the community. This section addresses the population, housing, and employment characteristics in Beverly Hills.

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Tables
Table A-1 Income Categories and Affordable Housing Costs – Los Angeles County .......................................................... A-20 Table A-2 Assisted Housing Inventory, Beverly Hills ........................ A-24 Table A-3 Regional Housing Needs Assessment 2021-2029,
Beverly Hills .......................................................................... A-25 Table A-4 Summary of Fair Housing Issues…………………………..A-39 Figures
Figure A-1. Population Trends – Beverly Hills vs. SCAG Region 2000-2020 .............................................................................. A-4 Figure A-2. Population by Age and Gender – Beverly Hills .............. A-4 Figure A-3. Household Size by Tenure – Beverly Hills .......................... A-5 Figure A-4. Overcrowding by Tenure – Beverly Hills and SCAG Region ................................................................................... A-6 Figure A-5. Employment by Industry – Beverly Hills ............................. A-6 Figure A-6. Employment by Occupation – Beverly Hills .................... A-7 Figure A-7. Elderly Households by Income and Tenure –
Beverly Hills ............................................................................ A-8 Figure A-8. Disabilities by Type – Beverly Hills ...................................... A-9 Figure A-9. Disabilities by Type among Seniors – Beverly Hills ........... A-9 Figure A-10.Disabilities by Employment Status – Beverly Hills .......... A-10 Figure A-11.Developmental Disabilities – Beverly Hills ...................... A-11 Figure A-12.Female Headed Households – Beverly Hills .................. A-12 Figure A-13.Agricultural Employment – Beverly Hills ......................... A-14 Figure A-14.Extremely-Low-Income Households – Beverly Hills ....... A-14 Figure A-15.Housing Permits by Type 2000-2018 – Beverly Hills ........ A-15 Figure A-16.Housing by Type – Beverly Hills ........................................ A-16 Figure A-17.Housing by Tenure – Beverly Hills and SCAG Region ... A-16 Figure A-18.Housing Tenure by Householder Age – Beverly Hills .... A-17 Figure A-19.Vacant Units by Type – Beverly Hills and SCAG Region ................................................................................. A-17 Figure A-20.Housing Units by Year Built – Beverly Hills and SCAG Region ................................................................................. A-18 Figure A-21.Substandard Housing Units – Beverly Hills and SCAG Region ................................................................................. A-19 Figure A-22.Percentage of Income Spent on Rent – Beverly Hills .. A-21 Figure A-23.Percentage of Income Spent on Rent by Income Category – Beverly Hills .................................................... A-21 Figure A-24.Median Price for Existing Homes – Beverly Hills ............. A-22 Figure A-25.Monthly Owner Costs – Beverly Hills ............................... A-22 Figure A-26.Mortgage Cost by Income Category – Beverly Hills ... A-22 Figure A-27.Cost Burden by Income Category – Beverly Hills ......... A-23 Figure A-28. Racial Demographics - Beverly Hills……………………..A2949 City of Beverly Hills General Plan
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Figure A-29. Poverty Status - Beverly Hills……………………………….A2949 Figure A-30. Population with a Disability - Beverly Hills………………A3050 Figure A-31. TCAC/HCD Opportunity
Map………………………………………….………..A-3050
Figure A-32. Home Owners Loan Corporation Redlining Map, Los Angeles and Vicinity Map..…..…………………….A-51
Figure A-33. Home Owners Loan Corporation Redlining Grade Map (University of Richmond, 2021)……………...A-51
Figure A-34. Neighborhood Segregation Map (UC Berkeley, 2019) …………………………………….…………………….A-52
Figure A-35. Median Income Map (ACS, 2015-2019)….….….A-52 Figure A-36. Diversity Index Map…………….…………………….A-53
Figure A-37. Sensitive Communities Map (Urban Displacement Project)....…….………………….…………………….A-53
Figure A-38. Jobs Proximity Index Map (HUD, 2014-2017)…….A-54 Figure A-39. Sensitive Communities Map (Urban Displacement Project)…………………………………………..…….A-54
Figure A-40. Fair Housing Enforcement and Outreach (FHEO) Cases – Race Bias Map (2020).…….…..………….A-55
Figure A-41. Fair Housing Enforcement and Outreach (FHEO) Cases – Disability Bias Map (2020)………..……….A-56
Figure A-42. Predominant Population – White Majority Tracts Map.…………………………………………………..A-56

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A. Demographic Profile
A.

1. Population Growth Trends
Beverly Hills had an estimated 2020 population of 33,775 including 121 living in group quarters, according to the California Department of Finance. The chart below describes the population trend in Beverly Hills from 2000 to 2020. Over this period the population of Beverly Hills has remained relatively steady compared to a 0.7 percent increase for the entire SCAG region.

Figure A-1. Population Trends – Beverly Hills vs. SCAG Region 2000- 2020

2. Age Characteristics
The age characteristics of a community have important effects on housing demand. Different age groups have distinct lifestyles, income levels, and family types and sizes that influence preferences and the ability to afford housing.

According to recent Census estimates, the population of Beverly Hills was 47.5 percent male and 52.5 percent female (Figure A-2). The share of the population of Beverly Hills under 18 years of age was 19.5 percent, which was lower than the regional share of 23.4 percent.

Beverly Hills’s seniors (65 and above) made up 21.6 percent of the population, which was notably higher than the regional share of 13 percent.

Figure A-2. Population by Age and Gender – Beverly Hills City of Beverly Hills General Plan
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3. Household Size and Overcrowding
Household Size
Figure A-3 illustrates the range of household sizes in Beverly Hills for owners, renters, and overall. The most commonly occurring household size was one person (37.8%), and the second most commonly occurring household size was two people (31.2%). Beverly Hills had a higher share of single-person households than the SCAG region overall (37.8% vs. 23.4%) and a lower share of 7+ person households than the SCAG region overall (0% vs. 3.1%).

Figure A-3. Household Size by Tenure – Beverly Hills
Overcrowding
The State defines an overcrowded housing unit as one occupied by more than 1.0 persons per room (excluding kitchens, bathrooms, porches, and hallways). A unit with more than 1.5 occupants per room is considered severely overcrowded. The incidence of overcrowding is a general measure of whether there is an available supply of adequately sized and affordable housing units.

Overcrowding can occur when the high cost of housing either forces a household to “double up” with another household or live in a smaller housing unit in order to afford food and other basic needs.

Overcrowding can also occur if a community lacks housing units of adequate size to meet the need of large households. In either case, overcrowding can potentially lead to more rapid deterioration of homes, a shortage of on-site parking, and other household problems such as stress and adverse health impacts.

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Figure A-4. Overcrowding by Tenure – Beverly Hills vs. SCAG Region
As shown in Figure A-4, overcrowding in Beverly Hills is less of a problem than for the SCAG region in general. However, renters experience overcrowding at a higher rate than owners.

4. Employment
Strongly correlated with household income, employment has an important impact on housing needs. Higher-paying jobs provide broader housing opportunities for residents, while lower-paying jobs can result in more limited housing options. In addition, employment growth is a major factor affecting the demand for housing in a community.

Beverly Hills is a major employment center and part of a larger concentration of economic activity in the Westside area of Los Angeles County. Recent Census employment data reported that Beverly Hills had 16,639 workers living within its borders who worked across 13 major industrial sectors (Figure A-5). The most prevalent industry was Education & Social Services with 3,373 employees (20.3% of total), and the second most prevalent industry was Professional Services with 2,834 employees (17% of total).

Figure A-5. Employment by Industry – Beverly Hills
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As shown in Figure A-6, recent employment statistics found the most prevalent occupational category in Beverly Hills was Management, in which 10,085 (60.6% of total) employees worked. The second most prevalent type of work was Sales, which employed 4,283 persons (25.7% of total) in Beverly Hills.

Figure A-6. Employment by Occupation – Beverly Hills vs. SCAG Region
B. Special Needs Populations
State law recognizes that certain households have more difficulty finding decent and affordable housing due to special circumstances, including but not limited to the following: economic status, age, disability, household size, and household type.

Special needs populations in Beverly Hills include:
 Senior households,
 Persons with disabilities,
 Female-headed households,
 Large households,
 Homeless persons,
 Farmworkers, and
 Extremely-low-income households

1. Senior Households
Addressing the diverse housing needs of Beverly Hills’ senior population requires strategies that foster independent living (such as home accessibility improvements, accessory dwelling units, rehabilitation assistance), as well as strategies that encourage the provision of a variety of supportive living environments for seniors of all income levels.

Federal housing regulations define an “elderly family” as one consisting of two persons with either or both age 62 or over. Recent data compiled by the U.S. Department of Housing and Urban Development (HUD) reported that of 4,574 such households in Beverly Hills, 24.2 percent earned less than 30 percent of the area median City of Beverly Hills General Plan
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income compared to 24.2 percent in the SCAG region, while 31.9 percent earned less than 50 percent of the area median income compared to 30.9 percent in the SCAG region (Figure A-7).

Figure A-7. Elderly Households by Income and Tenure –
Beverly Hills
Seniors are the largest special needs group in Beverly Hills and are considered to have special housing needs because fixed incomes, higher health care costs, and physical disabilities make it more difficult to find suitable and affordable housing. Concurrent with trends throughout the nation, this population is expected to continue increasing as the baby-boom generation enters retirement.

Senior Housing Resources
To help address the housing needs of its senior population, in 1987 the City partnered with the non-profit Menorah Housing Foundation to develop the 150-unit Beverly Hills Senior Housing project for very low– income senior/handicapped residents. Other housing-related service programs available to seniors in the community include:
 Senior Case Management Program assists seniors to live as independently as possible in the community. Seniors are linked to various services such as shuttle buses and discount taxi coupons, meal services, caregivers, assistance with government forms, and counseling.
 Senior Multi-Family and Single Family Rehabilitation
Program provides minor homes repairs, improved security, and mobility aids for low-income tenants and homeowners.  A Roommate Matching Service for seniors is offered through Alternative Living for the Aging.

Through the Beverly Hills Community Services Department, a variety of programs and supportive services are also offered, many of which are targeted towards senior residents, including classes and information programs, free transit shuttle services, case management, pro bono legal services through Bet Tzedek, and lunch services.

A key focus of this Housing Element is to establish policies and programs to address the diverse housing needs of the City’s seniors.

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2. Persons with Disabilities
Data on disabilities provides important context for assessing current and future need for accessible housing units. Note that because some disability types are not recorded for children, calculating disabilities as a percentage of total population may not be a reliable indicator. As Beverly Hills’ population continues to age, the number of residents with disabilities is expected to increase.

Figure A-8. Disabilities by Type – Beverly Hills
As seen in Figure A-8, the most commonly occurring disability among Beverly Hills residents was an ambulatory disability. Among Beverly Hills seniors 20 percent experienced an ambulatory disability compared to 22.9 percent of seniors in the SCAG region (Figure A-9).

Figure A-9. Disabilities by Type Among Seniors – Beverly Hills vs.

SCAG Region
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In Beverly Hills, 38.6 percent of the population with a disability was employed, compared to 72.9 percent of those without a disability (Figure A-10).

Figure A-10. Disabilities by Employment Status – Beverly Hills Supportive services for those with disabilities in Beverly Hills include:
 Meals-on-Wheels program that delivers meals to individuals who are temporarily or permanently disabled.
 Senior Lunch Pick-Up Program that allows seniors to pick up meals for every day of the week from a City community
facility.
 Housing Rehabilitation Program provides assistance, as funding permits, to low- and moderate-income disabled
households to construct accessibility accommodations.
 For individuals unable to live in a primarily independent setting, two assisted living residential community-care facilities are located within Beverly Hills:
 The Watermark at Beverly Hills (formerly BridgePoint at Beverly Hills) (75 units)
 Sunrise Assisted Living (127 units)
 Shuttle Services for seniors are free within the City and to some medical facilities in adjacent areas.
 Stroke Support Group Program, which provides resocialization meetings, field trips, and social outings for those who have suffered strokes.

These facilities provide residential support and supportive services for such daily tasks as medication management, coordination of health care services and customized diets, housekeeping, laundry, and transportation needs.

Developmental Disabilities
Developmental disabilities fall within the definition of a disability and are further defined as a disability that originates before an individual reaches 18 years of age, continues or can be expected to continue indefinitely, and constitutes a substantial disability for that individual, which includes mental retardation, cerebral palsy, epilepsy, and autism. State law requires the Housing Element to specifically analyze City of Beverly Hills General Plan
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the housing needs of persons with developmental disabilities, and to identify resources available to serve this population.

Figure A-11. Developmental Disabilities – Beverly Hills The California Department of Developmental Services (DDS) provides community-based services to persons with developmental disabilities and their families through a statewide system of 21 regional centers.

The goal of these centers is to: 1) prevent/minimize institutionalization of developmentally disabled persons and their dislocation from family and community; and 2) enable this population to lead more productive lives. The Westside Regional Center, located in Culver City, serves the Beverly Hills community and provides a point of entry to services for persons with developmental disabilities.

The regional centers have identified a number of community-based housing types appropriate for persons living with a developmental disability: licensed community care facilities and group homes; supervised apartment settings with support services; homes for persons with special health care and intensive support needs; and for persons able to live more independently, rent-subsidized homes, affordable inclusionary units, and Section 8 rental vouchers.

The City of Beverly Hills supports the provision of housing for persons with disabilities and has adopted provisions in its Zoning Code to enable community care facilities and supportive housing, and has also established procedures for granting reasonable
accommodations from code requirements. Several of the City’s housing programs targeted at facilitating production of affordable housing – including Inclusionary Housing, the Housing Trust Fund, Affordable Housing Development Assistance, and Density Bonus Incentives programs (see Housing Accomplishments Section in Appendix D for more information) – also assist residents with developmental disabilities.

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3. Female-headed Households
Female-headed households often have modest incomes, and typically have a special need for such services as childcare and health care, among others. Many of these households need assistance with housing subsidies, as well as accessible and affordable day care.

As shown in Figure A-12, recent Census estimates reported that 7.6 percent of Beverly Hills households were female-headed (compared to 14.3 percent in the SCAG region), 3.9 percent were female-headed and with children (compared to 6.6 percent in the SCAG region), and

0.2 percent were female-headed and with children under 6 (compared to 1.0% in the SCAG region).

Figure A-12. Female Headed Households – Beverly Hills

4. Large Households
Large households, defined as those with five or more members, have special needs due to the limited availability of adequately sized affordable housing units. Large renter households are vulnerable to overcrowding due to the shortage of affordable rental units with 3+ bedrooms, which typically consist of single-family homes. As shown previously in Figure A-3 (page A-5) the most common household size in Beverly Hills was one person (37.8%) while the second most commonly occurring household was two people (31.2%). Beverly Hills had a higher share of single-person households than the SCAG region overall (37.8% vs. 23.4%) and a lower share of 7+ person households than the SCAG region overall (0% vs. 3.1%); therefore, the need for large units is likely to be lower than in many areas.

5. Homeless Persons
Homelessness is a continuing problem throughout California and urban areas nationwide. A homeless count conducted by the Los Angeles Homeless Services Authority (LAHSA) in 2020 indicated that on any given day there are an estimated 63,706 persons experiencing homelessness in Los Angeles County. These include families that might be displaced through evictions, women and children experiencing abusive family situations, persons with substance abuse problems, or City of Beverly Hills General Plan
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persons with mental illness. Beverly Hills is located within LAHSA Service Planning Area (SPA) 5, which had a 2020 homeless estimate of 6,009 people, of which 17 unsheltered persons1 and one RV were reported in Beverly Hills.

Beverly Hills launched the CLASP (Changing Lives and Sharing Places) program in 2008, providing street outreach workers through Step Up on Second to assess the particular needs of homeless individuals, and to refer them to the appropriate services. Depending on individual needs, social service referrals include mental health counseling, medical care and access to benefits, vocational training, substance abuse treatment, and transitional housing.

The City of Beverly Hills contracts with PATH (People Assisting the Homeless) to provide emergency housing for homeless individuals going through the CLASP program, providing annual Community Assistance Grant funding (General Fund) to provide an average of 1,825 bed-nights for homeless individuals residing in the City.

Through its annual Community Services Assistance Grant application, the City allocates General Fund monies to a variety of service organizations that support the City’s commitment to the provision of a social service safety net for the most vulnerable members of the community. Many of these organizations serve the homeless and atrisk homeless population. For example, in 2020/21, the All Saints Homeless Assistance Program, the Westside Food Bank, PATH (People Assisting the Homeless), Step Up on Second, Bet Tzedek, Jewish Family Services and Saban Community Clinic were among the agencies awarded nearly $935,000 in City funds.

6. Farm Workers
Farm workers are identified as persons whose primary income is earned through seasonal agricultural labor. In many parts of California, agricultural production is an important contribution to local economies. Beverly Hills has no land used for commercial agriculture, and recent Census data reported only 11 persons in the City employed in farming, forestry, or fishing occupations (Figure A-13).

Given the absence of farm workers in the community, no specialized housing programs are targeted to this group.

1 This is a point-in-time count provided from LAHSA data.

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Figure A-13. Agricultural Employment – Beverly Hills

7. Extremely-Low-Income Households
Extremely-low-income (ELI) is defined as households with annual incomes up to 30 percent of the countywide median, or $23,190 for a family of 4 in Los Angeles County in 2020/21. Figure A-14 summarizes characteristics of ELI households in Beverly Hills as reported by HUD.

The largest racial/ethnic category of ELI households in Beverly Hills is Hispanic (22.1% compared to 16% of total population). ELI households were more than twice as likely to be renters as owners (20.7% vs 9.3%).

Projected future need for ELI households is shown in Table A-3 in Section D below.

Figure A-14. Extremely-Low-Income Households – Beverly Hills City of Beverly Hills General Plan
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Common housing problems faced by ELI households include high housing cost burden and overcrowding. Programs included in this Housing Element to address the needs of ELI households include the following:
 Senior Housing Development
 Rent Stabilization
 Senior Case Management
 Senior Home Sharing
 Second Units
 Home Repair and Improvement
 Monitoring Affordable Housing
 Housing Trust Fund
In addition to these programs, the City accommodates a variety of housing types through its Zoning Ordinance to address the needs of ELI households, including transitional housing, supportive housing, emergency shelters, and community care facilities.

C. Housing Stock Characteristics
The Census defines a housing unit as a house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters. Separate living quarters are those in which the occupants live separately from other individuals in the building and that have direct access from outside the building or through a common hall. This section identifies the characteristics of Beverly Hills’ physical housing stock including housing growth trends, housing conditions, and housing affordability.

1. Housing Growth
Figure A-15 shows housing permit trends in Beverly Hills during 2000- 2018 by housing type. As in most areas of California, housing production dropped significantly during the “Great Recession” but has recovered somewhat since 2008.

Figure A-15. Housing Permits by Type 2000-2018 – Beverly Hills vs.

SCAG Region
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2. Housing Type, Tenure, and Vacancy
Housing Type
Figure A-16 summarizes recent estimates of the housing stock in Beverly Hills. Of the City’s approximately 16,443 housing units, the most prevalent housing type was multi-family, 5+ units with 8,475 units. The share of all single-family units (both detached and attached) in Beverly Hills was 36.7 percent, which is significantly lower than the 61.7 percent share in the entire SCAG region.

Figure A-16. Housing by Type – Beverly Hills vs. SCAG Region Housing Tenure
Housing tenure refers to whether a housing unit is owned or rented.

Tenure is an important indicator of the housing market in a community, reflecting the relative cost of housing opportunities and the ability of residents to afford housing. Tenure also influences residential mobility, with owner units generally seeing lower turnover rates than rental units.

In Beverly Hills, renter-occupied homes represented approximately 59 percent of the total, as compared to just 47.5 percent in the entire SCAG region (Figure A-17).

Figure A-17. Housing by Tenure – Beverly Hills and SCAG Region City of Beverly Hills General Plan
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Figure A-18 shows that tenure is related to age, with Beverly Hills residents over age 60 more likely to be homeowners.

Figure A-18. Housing Tenure by Householder Age – Beverly Hills Vacancy
The vacancy rate measures the overall housing availability in a community and is often a good indicator of housing market conditions. A low vacancy rate may indicate that households are having difficulty finding affordable housing, which can lead to overcrowding and/or overpayment. A particularly tight housing market with insufficient vacant units to accommodate normal mobility may also lead to high competition, placing upward pressure on rents and for-sale housing prices.

A vacancy rate of 5 percent for rental housing and 2 percent for ownership housing is generally considered healthy and suggests that there is a balance between the supply and demand of housing.

Recent Census estimates reported a 10.8 percent total vacancy rate in Beverly Hills. As seen in Figure A-19, nearly a quarter of all housing units in Beverly Hills were reported as “seasonal,” which is likely to include second homes.

Figure A-19. Vacant Units by Type – Beverly Hills vs. SCAG Region

3. Housing Age and Condition
The age of a community’s housing stock can provide an indicator of overall housing conditions. Typically, housing over 30 years in age is City of Beverly Hills General Plan
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more likely to have rehabilitation needs that may include plumbing, roof replacement, foundation work, and other repairs. Maintenance of existing housing units is especially important in Beverly Hills given the age of the community’s housing stock.

Beverly Hills was created as a real estate development, with the original subdivision dating from 1907. A substantial number of singlefamily houses in the City were constructed prior to 1920 (prior to the period in which the City became associated with the entertainment industry), with a few dating from before 1910. The City experienced its greatest residential development during the period from the late 1920s through the 1930s.

Figure A-20 shows the age distribution for housing units in Beverly Hills compared to the region as a whole. Over 90 percent of housing units in the City were built prior to 1990 and are more than 30 years old. This indicates that a substantial number of housing units may require maintenance and rehabilitation to stem potential deterioration.

Figure A-20. Housing Units by Year Built – Beverly Hills vs. SCAG Region
Another indicator of housing problems is the availability of complete plumbing, kitchen facilities, and telephone service. Recent Census data (Figure A-21) reported that approximately 0.3 percent of Beverly Hills homes had incomplete plumbing facilities and 1.4 percent had incomplete kitchen facilities. In addition, about 1 percent of housing units lacked telephone service. However, with the increase in cell phone usage, statistics regarding telephone service may not be representative of housing conditions. Also, it is possible that some units reporting incomplete plumbing or kitchens could reflect temporary conditions due to remodeling that was underway at the time of the survey.

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Figure A-21. Substandard Housing Units – Beverly Hills vs. SCAG Region
The Building and Safety Division estimates that units requiring substantial rehabilitation constitute approximately 3 percent of the City’s housing stock, translating to an estimated 430 units. The City currently has a reactive code enforcement program but is in the process of becoming more proactive and is evaluating development of a rental housing inspection program to address this issue. There are no substandard residential structures in the community that require replacement.

The recently formed Rent Stabilization Commission is scheduled to review habitability issues for all 7,700 Rent Stabilized units including the enactment of a proactive code enforcement program during the 2021/22 fiscal year.

4. Housing Costs and Affordability
Affordability is determined by comparing the cost of housing to the income of local households. If costs are high relative to household incomes, problems such as overcrowding and overpayment are more likely to occur. This section provides data regarding housing costs and affordability in Beverly Hills.

Housing Affordability Criteria
State law establishes five income categories for purposes of housing programs based on the area (i.e., county) median income (AMI):
extremely-low (30% or less of AMI), very-low (31-50% of AMI), low (51-80% of AMI), moderate (81-120% of AMI), and above-moderate (over 120% of AMI). Housing affordability is based on the relationship between housing expenses and household income. According to the U.S. Department of Housing and Urban Development (HUD) and the California Department of Housing and Community Development (HCD), housing is considered “affordable” if monthly housing cost is no more than 30 percent of a household’s gross income. In some areas, such as Los Angeles County, these income categories may be adjusted based on high housing costs.

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Table A-1 shows affordable rent levels and estimated affordable purchase prices for housing in Beverly Hills (and Los Angeles County) by income category. Based on State-adopted standards for a 4-person family, the maximum affordable monthly rent for extremelylow-income households is $845, while the maximum affordable rent for very-low-income households is $1,407. The maximum affordable rent for low-income households is $2,252, while the maximum for moderate-income households is $2,319.

Maximum purchase prices are more difficult to determine due to variations in factors such as mortgage interest rates and qualifying procedures, down payments, special tax assessments, homeowner association fees, and property insurance rates. With this caveat, the maximum affordable home purchase price for moderate-income households has been estimated at approximately $375,000 based on typical conditions. Affordable prices have not been estimated for the lower-income categories because most for-sale affordable housing is provided at the moderate-income level.

Table A‐1 Income Categories and Affordable Housing Costs – Los Angeles County
2020 County Median Income =
$77,300 Income Limits* Affordable Rent
Affordable Price
(est.)
Extremely Low (<30%) $33,800 $845 *
Very Low (31-50%) $56,300 $1,407 *
Low (51-80%) $90,100 $2,252 *
Moderate (81-120%) $92,750 $2,319 $375,000
Above moderate (120%+) Over $92,750 Over $2,319 Over $375,000 Assumptions:
-Based on a family of 4 and 2020 State income limits
-30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance -10% down payment, 3.75% interest, 1.25% taxes & insurance, $300 HOA dues *Because of State adjustments in high housing cost areas, some of these income limits are higher than the percentages of median income
Source: Cal. HCD; JHD Planning LLC
Rental Housing Market
Across Beverly Hills’ 8,791 renter households, 4,364 (49.6%) spent 30 percent or more of gross income on housing cost compared to 55.3 percent in the SCAG region. Additionally, 2,534 renter households in Beverly Hills (28.8%) spent 50 percent or more of gross income on housing compared to 28.9 percent in the SCAG region (Figure A-22)2.

2 Source: Pre-certified local housing data from the Southern California Association of Governments (SCAG). <https://scag.ca.gov/sites/main/files/file-attachments/beverly-hillshe-0421.pdf?1620801067> City of Beverly Hills General Plan
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Figure A-22. Percentage of Income Spent on Rent – Beverly Hills Recent Census data also allows analysis of Beverly Hills renter households (for which income data are available) by spending on rent by income bracket. As one might expect, the general trend is that lower-income households spend a larger share of income on housing (often more than 50%) while higher-income households are more likely to spend less than 20 percent of income on housing (Figure A-23).

Figure A-23. Percentage of Income Spent on Rent by Income Category – Beverly Hills
Homeownership Market
Median sales price trends for existing homes during 2000-2018 are shown in Figure A-24. Between 2000 and 2018, median home sales prices in Beverly Hills increased 208 percent, while prices in the SCAG region increased 151 percent. The median home sales price in Beverly Hills during 2018 was $2.6 million. Prices in Beverly Hills have ranged from a low of 271 percent of the SCAG region median in 2005 to a high of 584 percent in 2012.

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Figure A-24. Median Price for Existing Homes – Beverly Hills vs. SCAG Region
Figure A-25 compares typical monthly mortgage costs in Beverly Hills to the SCAG region as a whole, and Figure A-26 confirms that the percentage of income spent on mortgage payments is higher for households at the lower income levels.

Figure A-25. Monthly Owner Costs – Beverly Hills vs. SCAG Region Figure A-26. Mortgage Cost by Income Category – Beverly Hills Overpayment
Housing overpayment is defined as a household spending more than 30 percent of its gross income on housing, while severe overpayment City of Beverly Hills General Plan
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is considered to be spending more than 50 percent of income on housing. Figure A-27 shows that overpayment for housing in Beverly Hills is much more frequent for households at the extremely-low and very-low income levels than for households in higher income categories.

Figure A-27. Cost Burden by Income Category – Beverly Hills

5. Assisted Housing at Risk of Conversion
State law requires an analysis of existing assisted rental units that are at risk of conversion to market rate. This includes conversion through termination of a subsidy contract, mortgage prepayment, or expiring use restrictions. The following at-risk analysis covers the 10-year period of 2021 through 2031.

The City of Beverly Hills has one assisted senior housing project financed under the HUD Section 202 program. The Beverly Hills Senior Housing development has 150 units for disabled and senior residents (Table A-2). The project was developed in 1988 and has a 40-year affordability covenant. The City of Beverly Hills owns the first floor and below, while the Menorah Housing Foundation owns the air rights above the first floor. Menorah is a nonsectarian, nonprofit 501(c)(3) corporation that develops and manages affordable independentliving senior apartment units throughout Los Angeles. Residents must be 62 years of age or older and must earn 50 percent or less of the area median income. Discussion with the Menorah Housing Foundation indicates that there is a need for additional senior housing in the community and there is a long wait list for the project. The earliest date of conversion ofaffordability covenant for the Beverly Hills Senior Housing project iswill expire in 2028; and therefore, it is technically classified as being at-risk of conversion during this planning period. HoweverHowever, this property has a recorded covenant from 1986 (Document No. 86-704717) that states “the residential portion of the property shall be used for housing for senior citizens and handicapped persons”. In addition, this covenant states that if such uses are discontinued, the property shall not be used to any purpose except one approved by the City, and that if the rental rates are no City of Beverly Hills General Plan
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longer subject to the control of a Federal, State, or other public agency, that the rental rates shall be set by the City’s Planning Commission. This covenant runs with the property and is binding on future owners and successors, and therefore, this project is not considered to be at risk of conversion during the planning period, even though the affordability covenant will expire in 2028. In addition, the City has the right to purchase the upper floors for one dollar in 2041; therefore, this project is not at risk of conversion to market rate, given the existing covenant restricting the uses on site, and the provisions allowing the City to continue to restrict the rental rates and uses on the site.

Table A‐2 Assisted Housing Inventory, Beverly Hills
Project Name Tenant Type
Project
Owner
Funding
Source(s)
Units Subject
to Conversion
Earliest Date
of Conversion
Beverly Hills
Senior Housing
Senior/disabled—Very
low income
Menorah
Housing
202/811 150 10/26/2028
Source: Menorah Housing Foundation
Section 8 Housing
The Los Angeles County Development Authority (LACDA) administers the Section 8 Housing Choice Voucher Program throughout the county including Beverly Hills. The Section 8 program provides rent subsidies to extremely-low- and very-low-income households in the form of vouchers.

D. Regional Housing Needs Assessment
The Regional Housing Needs Assessment (RHNA) is a State-mandated process that determines the amount of additional housing cities and counties must plan for. The RHNA allocation process seeks to ensure that each jurisdiction accepts responsibility for the housing needs of not only its current population, but also for the jurisdiction’s projected share of regional housing growth among all income categories.

Regional growth needs to reflect the number of additional housing units that would have to be added in each jurisdiction to accommodate the forecasted number of households, as well as the number of units that need to be added to compensate for anticipated demolitions and changes to achieve an “ideal” vacancy rate, while also eliminating the existing problems of overcrowding and overpayment.

The RHNA process begins with the California Department of Housing and Community Development’s (HCD) projection of future statewide housing growth need, and the apportionment of this need to regions throughout the state. The Southern California Association of Governments (SCAG) is the agency responsible for developing an allocation methodology to distribute the region’s share of statewide housing need to cities and counties by income level. In allocating the City of Beverly Hills General Plan
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region’s future housing needs to jurisdictions, SCAG is required to take the following factors into consideration:
 Existing problems of overcrowding and overpayment
 Access to transportation and job opportunities
 Market demand for housing
 Availability of suitable sites and public facilities
 Commuting patterns
 Type and tenure of housing
 Loss of units in assisted housing developments
 Over-concentration of lower income households
 Physical constraints such as fire and flood hazards
SCAG’s RHNA allocation to Beverly Hills for the 2021-2029 planning period is shown in Table A-3.

Table A‐3 Regional Housing Needs Assessment 2021‐2029, Beverly Hills Income Level Percent of AMI* Units Percent
Very Low** Up to-50% 1,008 32%
Low 51-80% 680 22%
Moderate 81-120% 602 19%
Above Moderate 120%+ 814 26%
Total 3,104 100%
Source: https://scag.ca.gov/housing
* AMI – Area Median Income.
** Includes the extremely-low income category, which is estimated as half the VL need pursuant to Government Code Sec. 65583(a)(1)
The RHNA represents the minimum number of potential housing units each community must accommodate through its land use plans and development regulations. As the RHNA represents a planning target for new residential growth and not a building quota, so long as a jurisdiction provides sufficient sites and does not impose unreasonable constraints to development, it is not penalized for falling short of its RHNA target in terms of units built. Beverly Hills will continue to provide sites for a mix of single-family, multi-family and mixed-use housing, supported by a variety of programs to enhance affordability, to accommodate its RHNA allocation and help address the need for housing in the Southern California region. A detailed analysis of potential sites to accommodate the City’s RHNA allocation is provided in Appendix C.

E. Fair Housing Assessment
Assembly Bill (AB) 686 requires that all housing elements due on or after January 1, 2021, must contain an Assessment of Fair Housing (AFH) consistent with the core elements of the analysis required by the federal Affirmatively Furthering Fair Housing (AFFH) Final Rule of July 16, 2015.

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Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.”
There are three parts to this requirement:

1. Include a Program that Affirmatively Furthers Fair Housing and Promotes Housing Opportunities throughout the Community for Protected Classes (applies to housing elements beginning January 1, 2019).

2. Conduct an Assessment of Fair Housing that includes summary of fair housing issues, an analysis of available federal, state, and local data and local knowledge to identify, and an assessment of the contributing factors for the fair housing issues.

3. Prepare the Housing Element Land Inventory and Identification of Sites through the Lens of Affirmatively Furthering Fair Housing.

Outreach
As discussed further in Appendix E, the City conducted extensive public outreach and held numerous public workshops and meetings during the preparation of the Housing Element in an effort to reach all economic segments of the community and persons with special needs.

The public meetings were publicized through agenda publication on the City website, at City Hall, and at the City Library. For certain public meetings, courtesy notices were sent via mail to all property owners and residential occupants citywide, notices were published in the local newspapers, email notifications were sent to a list of interested parties, and information was published on the Housing Element webpage
(www.beverlyhills.org/housingelementupdate).www.beverlyhills.org/ housingelementupdate). Supportive service providers, housing advocates, housing developers, businesses and residents were encouraged to participate. Interested stakeholders had the opportunity to interact with City staff in the early stages of Housing Element preparation and provide direct feedback to the City regarding housing issues and barriers to fair housing. In addition to verbal input, parties were encouraged to complete an online survey of housing issues and needs.

In addition to the broad public outreach conducted as part of the initial Housing Element update process, in response to comments received from HCD on the adopted Housing Element, the City conducted a series of focused interviews with community stakeholders involved in the fair housing arena. In designing this more City of Beverly Hills General Plan
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intensive level of outreach, the City of Beverly Hills took a representative approach to reach a deeper level of policy analysis, by reaching out to representatives of organizations that deal with tenant advocacy and fair housing issues within the community. In doing so, the City identified the protected classes and groups underrepresented in housing in the community, and located the community-based and other organizations (CBOs) who serve them, as well as housing and community development providers, and fair housing agencies. The City also learned more about the main fair housing issues affecting residents in the City, which has informed policies and programs included under the Affirmatively Furthering Fair Housing section.

Throughout the update process, the Housing Element team regularly consulted internally with other City staff who can be considered local experts in housing and social services through their official City roles:
1) Helen Morales - Deputy Director of Rent Stabilization, City of Beverly Hills
2) Rachel Evans – Human Services Administrator, City of Beverly Hills
Both Ms. Morales and Ms. Evans provided information about the existing services provided by the City, assisted in the fair housing analysis, and provided connections to external
contacts/organizations to gather deeper local knowledge and data.

Their expertise was relied upon in the creation of the fair housing policies.

Three external stakeholders agreed to be interviewed regarding overall housing and fair housing issues in Beverly Hills. Interviews were conducted with the following representatives:
1) Cynthia Chagolla - Bet Tzedek
2) Shohreh Zerehi - Jewish Family Services
3) Mark Elliot - Beverly Hills Renters’ Alliance
Interview Questions
For the purpose of fair and impartial data collection, all of the external interviewees were asked the same set of interview questions, which were provided to them in advance of the meeting. The interviewees were offered a variety of meeting times to be selected at their convenience, as well as the option for a virtual meeting for easier access. The list of interview questions, as well as a summary of each of the interviews, can be found below.

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1. Please describe your organization’s mission and what populations you serve or represent. How does your mission relate to housing? What is your organization’s role in the city of Beverly Hills?

2. In your opinion, what are the greatest housing needs and challenges facing the Beverly Hills community and the
populations that you serve or represent?

3. What segment(s) of the City’s population do you see as most vulnerable in terms of accessing or retaining affordable housing?

4. How do you think the City can best assist those population segments?

5. Within the city of Beverly Hills, are you aware of any fair housing issues facing the populations you serve? For example, are you aware of any protected classes or minority groups, or
areas/neighborhoods that currently face barriers to accessing opportunities such as jobs, housing, City services, education, or transit as a result of housing policies or practices?

6. In order to provide more housing and housing types for community members, what tools are you aware of that could help encourage diverse housing for all community members within the city?

7. Can you identify opportunities for forging or deepening a partnership between your organization and the City of Beverly Hills to better meet the community’s housing needs? Would your organization be interested in doing so?

8. Are there other organizations you are familiar with that we should speak to regarding fair and/or affordable housing to serve Beverly Hills?
Synopsis of Interviews
Interview #1
Ms. Shohreh Zerehi is a social worker with Jewish Family Services (JFS), which is a non-profit organization in the Los Angeles region that is contracted with the City of Beverly Hills to provide social services to residents within the city. Ms. Zerehi is assigned specifically to work Beverly Hills residents, in particular seniors. As a Farsi speaker, most of Ms. Zerehi’s clients are Persian and she is able to serve this segment of the Beverly Hills population. JFS assists its clients by connecting them to housing and services, but does not act as a direct housing provider.

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The greatest housing challenge Ms. Zerehi identified was the very high level of rents and the lack of affordability. She identified seniors as being the most vulnerable population, as many of them are living on low or fixed incomes. In her experiences, Ms. Zerehi has received anecdotal complaints from her clients that all low-income housing have very long waitlists, and there was a perceived questioning of the order in which the waitlist was served. However, Ms. Zerehi was not formally aware of any discrimination in housing, but rather that some confusion may be due to a lack of information. She identified that the challenges were primarily due to a supply issue, as not enough lowincome units are available to meet the demand. She noted that the City of Beverly Hills has a generous budget for care, and its attention to seniors is ample. Regarding the affordable housing development she frequently visits her clients at on North Crescent Drive in Beverly Hills, Ms. Zerehi noted that the units were generally in good condition, clean, and well-maintained. As for the cultural aspects of the Persian and Farsi-speaking populations she works with, Ms. Zerehi observed that within the Persian community, seniors wish to live near their family members, if not with them in the same household. As there may sometimes be a language barrier for these clients to access housing opportunities, she sometimes provides translation services. Lastly, Ms.

Zerehi observed that loneliness and isolation was a health consequence experienced in older adults during the ongoing COVID pandemic. Some of the suggestions generated in this interview have been incorporated into the policies in Implementation Measure 11.1 (Affirmatively Furthering Fair Housing).

Interview #2
Ms. Cynthia Chagolla is an attorney with Bet Tzedek, which is a legal aid organization that provides free legal services to low- and moderate-income people in Los Angeles County. Bet Tzedek is contracted with the City of Beverly Hills for a program that provides free legal services to seniors, and tenants or landlords with housingrelated issues, within Beverly Hills. Ms. Chagolla identified affordability as the most prominent housing issue facing the community, and housing security/retention as the second largest challenge. Ms.

Chagolla identified seniors as the most vulnerable population, particularly those who are on a fixed income and/or are long-term renters. Most of the clients she sees are long-term renters, and she noted the positives of the rent stabilization protections in Beverly Hills.

However, she noted that still many tenants lose their housing through a formal eviction process and if they are not able to preserve that stabilized housing, that limited opportunity exists to relocate within the community and tenants would be forced to move outside of the city.

As the same issues of housing affordability permeate the entire Los Angeles region, most are forced to relocate to a further locale, and in so doing can lose their connection to social services and social City of Beverly Hills General Plan
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networks near their prior residences. When asked about known fair housing issues, Ms. Chagolla conveyed that in her training and experience as an attorney, she found that most housing discrimination issues occur during the rental application process and that prospective tenants even from protected groups (particularly those with visible markers such persons of color or persons with physical disabilities) are rejected before or during the application process by landlords or rental agents. Chagolla noted that this type of discrimination is the hardest to prove and serves as a barrier for new tenants to relocate into the city. Additionally, Ms. Chagolla shared known instances of tenants with disabilities facing resistance or discrimination from their landlords in terms of making needed reasonable accommodation upgrades.

Ms. Chagolla was not specifically aware of historical practices that contributed to current housing patterns, but offered the suggestion that that City could possibly offer a direct rent subsidy to specific rental groups such as seniors or underrepresented racial groups. She also suggested that the city could benefit from stronger long-term tenant protections and expanded outreach opportunities between Bet Tzedek and the City of Beverly Hills. Some of the suggestions generated in this interview have been incorporated into the policies in Implementation Measure 11.1 (Affirmatively Furthering Fair Housing).

Interview #3
Mr. Mark Elliot identified himself as a long-time tenant in Beverly Hills and a tenants’ rights advocate through the group Beverly Hills Renters’ Alliance. He identified his role as a facilitator between tenants (representing their interests) and the City (following and communicating regarding policies, programs and practices). Mr.

Elliot cited affordability as the greatest long-term housing challenge facing the community. He attributes the lack of affordability to the statewide housing crisis, and the dearth of new rental housing and/or deed-restricted affordable housing in Beverly Hills. Additional housing issues highlighted by Mr. Elliot include “precariously-housed households” living in sub-standard conditions due to aging housing stock and poor maintenance by owners. He pinpointed households with a high rent burden and seniors and others on fixed incomes as the groups most vulnerable to housing instability. He asserted that once displaced, these households cannot afford replacement housing in Beverly Hills. Mr. Elliot suggested that the City could respond to these issues by “get[ting] in the affordable housing business – and not only for seniors.” Mr. Elliot highlighted “soft discrimination” as a fair housing issue that exists in the city, whereby landlords screen for “problem tenants” or for “character,” despite the existence of antidiscrimination laws that prohibit such conduct. Overall, Mr. Elliot urged efforts to support affordable housing in the city, and for greater City of Beverly Hills General Plan
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attention to the constituency of renter households in the community.

Some of the suggestions generated in this interview have been incorporated into the policies in Implementation Measure 11.1 (Affirmatively Furthering Fair Housing).

Assessment of Fair Housing
California Government Code Section 65583 (10)(A)(ii) requires cities to analyze areas of segregation, racially or ethnically concentrated areas of poverty, disparities in access to opportunity, and disproportionate housing needs, including displacement risk. The City has conducted the following analysis of available data to assess these issues.

1. Historical Overview of the Development of Beverly Hills3 An overview of the development of the area now incorporated as the City of Beverly Hills is provided herein to set the framework for the Fair Housing section of the Housing Element. This history is not necessarily all-encompassing, but rather is a focused history intended to provide context for understanding the existing land use and housing patterns in the city; to help aid in the identification of fair housing issues; and to use the past to inform future policies and actions that the City can undertake to affirmatively further fair housing.

The Los Angeles basin and southern coast, including the area encompassing Beverly Hills was historically occupied by the Native American tribe known as the Gabrieleño (or Gabrieliño or Gabrielino).

The Gabrieleño established large permanent villages throughout their territory. The name Gabrieleño was applied by the Spanish to those natives that were attached to Mission San Gabriel. Today, most contemporary Gabrieleño prefer to identify themselves as Tongva; however, one contemporary group, the Gabrieleño Band of Mission Indians – Kizh Nation, prefer the term “Kizh.” The first Europeans to come to Beverly Hills were the Spanish explorers of the Gaspar de Portola party who passed through the area in 1769. Further development, however, did not take place for another fifty years.

Around 1822, Mexican settlers Maria Rita Valdez and her husband Vicente Valdez were granted the Rancho Rodeo de las Aguas (Ranch of the Gathering of the Waters) by the Mexican government.

In 1854, the ranch was sold to Benjamin Davis "Don Benito" Wilson and Major Henry Hancock. Both were major figures in the development of Southern California. Hancock and Wilson planned to farm the ranch; however, their efforts failed after the first year due to a severe drought, which affected many other area landowners as well. As a result, many ranchos were sold off piecemeal to smaller landowners. Small parcels

3 Source: Historic Resources Group (HRG)
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of Rancho Rodeo de las Aguas were sold off during the 1860s. They subdivided the ranch into 75-acre farms, and reserved a site at the center of the farms for the proposed community of “Santa Maria.” However, the Preuss and Temple subdivision plan was not successful.

Subsequently, much of the rancho passed into the hands of Henry Hammel and Charles Denker.

Hammel and Denker farmed the land and raised cattle until Southern California entered a land boom in the late 1880s. At that time, the two men proposed their own town site for the area, to be called “Morocco.” Morocco was centered around a proposed train station, dubbed “Morocco Junction,” at the intersection of what was then Burton Way and Santa Monica Boulevard (in the vicinity of Canon and Beverly Drives today). Plans for Morocco were never fully realized, however. After the collapse of the real estate boom the property was sold to the Amalgamated Oil Company in 1900. Partners in the Amalgamated Oil Company included well-known entrepreneurs Charles Canfield, Max Whittier, Burton Green, and Henry Huntington.

As the name of the company indicated, the men had hoped to find oil on the ranch, which they renamed Morocco Junction. Their drilling efforts were unsuccessful, however, and the venture ultimately failed.

In 1906, the company was reorganized as the Rodeo Land & Water Company, with many of the same partners. The new endeavor focused its efforts on subdividing the Beverly Hills area as a real estate development. At this time, the ranch boundaries were Whittier Drive on the west, Doheny Drive on the east, Wilshire Boulevard on the south, and the foothills above Sunset Boulevard on the north. Burton Green played a leading role in formulating the plans for a garden city.

The syndicate hired landscape architect Wilbur D. Cook, Jr. to plan the community. Cook had worked with noted landscape architect Frederick Law Olmsted, famed designer of New York's Central Park and several garden communities across the United States.

The developers filed subdivision maps based on the Cook Plan (Figure A-32) in 1906 and 1907 and began to build model homes, but the Rodeo Land & Water Company's plans for development languished during the depression of 1907-1908, in part due to the location that was a considerable distance west of the center of downtown Los Angeles. To inspire people to come to Beverly Hills, the Rodeo Land & Water Company financed a hotel that would introduce the area to tourists and establish the reputation of the proposed development. As a result, the Beverly Hills Hotel was constructed in 1911-1912. Even with the addition of this important amenity, residential development in Beverly Hills remained slow through the second decade of the 20th century.

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A campaign for the city to incorporate in order to address water and school issues was initiated around the same time, and it was formally incorporated in 1914. By 1915, the City boundaries became similar to what they are today, with the annexation of the area south of Wilshire Boulevard. At the time of incorporation, most of the City was still open land. Early development was sparse, concentrated around Canon Drive, Beverly Drive, Crescent Drive, the downtown triangle, and hillside areas.

The arrival of the1920s marked the beginning of a period of dramatic change for Beverly Hills. The majority of its residential and commercial lots were still vacant, but enough development had occurred to make it clear that a town was being formed. The Los Angeles Auto Speedway occupied the area south of Wilshire and west of Beverly Drive (later defunct and subdivided after 1924 for housing as the Speedway Tract 7710), and a long grove of eucalyptus ran along the approximate route of Charleville. All of the area south of Wilshire, west of Roxbury, and east of Foothill was vacant. The City experienced a rapid and significant transformation in the 1920s and 1930s.

Development during this period created the basic form and architectural character of Beverly Hills as we know it today.

Commercial development in the downtown core and multi-family residential development in the area south of Wilshire and Santa Monica Boulevards completed the transformation of the city. Many other members of the upper echelon of the entertainment industry followed, and the city quickly became the “social center of the movie colony and goal of tourists,” as W.W. Robinson noted in his 1939 history of Beverly Hills.

As the population of Beverly Hills skyrocketed during the 1920s, rising from less than 700 people in 1920 to 12,000 in 1926, there was an overwhelming demand for housing. Many developers turned to constructing multi-family residences, and the duplex, four-plex, and central hall apartment building all became significant housing types in the southern section of the city during this period. Many of these “middle housing” types still exist as part of the housing stock in the city today.

Downtown commercial development also flourished during the 1920s.

Beverly Hills was fully developed within the current City limits by the end of the 1940s, even though construction throughout the country largely halted during World War II. The City continued to develop during the postwar era through the subdivision of large estates and the demolition of existing structures for higher-density apartments, stores, and offices. An entirely new residential area was created when the Trousdale Estates neighborhood was subdivided on former Doheny family ranch land in 1955. From the 1950s onward, Beverly Hills continued to gain prominence as a center of commercial and City of Beverly Hills General Plan
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retail activity. During the 1960s and 70s, Beverly Hills’ downtown urbanization continued until the westernmost section of the downtown triangle was the most densely developed office cluster outside of downtown Los Angeles. By the 1980s, new construction in Beverly Hills was scattered throughout the City on undeveloped properties in the hills and on redeveloped parcels in the residential and commercial sections of the "flats."

2. Historical Policies and Practices Leading to Patterns of Unequal Access
According to Affirmatively Furthering Fair Housing: Guidance for All Public Entities and for Housing Elements (April 2021 Update), HCD identifies factors such as “past relining/greenlining, patterns of institutionalization, restrictive covenants and other discriminatory practices, presence and history of place-based investment, mobility option patterns and outreach and community engagement” as examples of relevant factors that may have existed across the state and should be considered in the assessment of fair housing.

The City’s research has identified three major contributing factors that may have led to patterns of unequal access to housing and housing financing. These factors have also been documented throughout the Los Angeles region, Westside sub-region, and were found to have existed in Beverly Hills.
a. Master Planned Community4
A lesser known fact about Beverly Hills may be that it represents one of the earliest master-planned communities in Southern California, dating from the turn of the 20th century. The Rodeo Land & Water Company commissioned landscape architect and urban planner Wilbur Cook and architect Myron Hunt to design the master plan for the new community of Beverly Hills. Cook is believed to be largely responsible for convincing the members of the Rodeo Land & Water Company to develop “an economically balanced community,” which included both upscale and middle class development set within a lush, park-like environment. The relatively remote location of Beverly Hills necessitated providing housing for the workers who served the middle-class and wealthy residents that they most hoped to attract to the city. Beverly Hills as envisioned by Cook was one of the earliest planned
communities in Southern California. Cook designed a three-tiered plan that included modest lots of 50 by 150 feet that housed small,

4 Source: Historic Resources Group (HRG)
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working-class dwellings in the southern portion of the city. Lots grew larger as the city plan extended to the north, encompassing the moderately-sized lots for middle-class residents in the “flats” between Santa Monica and Sunset Boulevard. The largest lots for the city’s wealthiest residents extended north from Sunset Boulevard and started at 80 by 175 feet, with some lots comprising more than five acres. The City was designed so that there was a transition from the smaller lots at its southern edge to the large estates in the foothills to the north. Cook also developed the street plan for Beverly Hills, and at Clark’s suggestion designed a loose network of gently curving streets that followed the rolling contours of the landscape. The curved streets form a “tulip plan,” which is unique to the area. The elite northern portion was divided from the southern portion by the railroad tracks and a commercial triangle between Santa Monica and Wilshire Boulevards. At the base of the “tulip,” opposite the train station, three blocks were set aside for a park. Land along the railway line east of Canon Drive was set aside for industrial uses. The part of the City that lies below the train tracks (along present day Santa Monica Boulevard) that was setaside for the “support community” and adheres to a strict orthogonal grid plan. Lush landscaping and generous setbacks were employed to create the park-like setting the developers had envisioned. A master planting scheme was also implemented throughout the city’s residential streets. In addition to their layout, the streets of Beverly Hills were distinctive for their generous width.

Streets were between 70 and 90 feet wide and boulevards and drives were between 100 and 110 feet in width. As one visitor to Beverly Hills recalled in August of 1907, “With its broad curving avenues sweeping from the [street] car line to the very crest of the foothills, it presents the spectacle of a magnificent park.” This master-planned layout is illustrated in an early map of the Cook Plan included as Figure A-32. As a result of this plan, the city continues to offer a variety in the size, scale, and typology of its housing stock.

The Cook plan cemented the pre-planned and pre-plotted nature of the city of Beverly Hills over a century ago. The absence of any undeveloped tracts and larger re-developable parcels is a significant constraint on how and where redevelopment can occur in the city today. Working within this fixed urban layout, the City rezoned (by way of an overlay zone) entire commercial corridors to allow for adaptive reuse of existing buildings or redevelopment of sites to include housing all across the Mixed Use Overlay Zone. Additionally, expanded ADU regulations provide the opportunity to introduce additional housing units in residential zones within this contained context.
b. Restrictive Covenants
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Racially restrictive covenants were restrictions placed on the deed of properties to prohibit the sale to specified racial groups. The restrictions were presumed to be enforceable contacts between the selling and buying parties when this practice was first implemented. Many racially restrictive covenants precluded the sale or rental of property to Blacks, Jews, Asians, Hispanics, and others. In Shelley v. Kraemer in 1948, the United States Supreme Court held that racially restrictive covenants were not enforceable in a court of law. The federal Fair Housing Act of 1968 further struck down such agreements from being legal, and California law renders any such covenants unenforceable. Although illegal for more than 50 years, racially restrictive language remains visible in deed instruments. Restrictive clauses were included in early deeds which barred working-class African Americans and Asians from buying land or even occupying property except as live-in servants5. The presence of such racially restrictive language has been found in older deeds of Beverly Hills properties (the count of such covenants is unknown). The impact and legacy of such exclusions can be felt in the makeup of the community today.

Certain excluded racial groups were by some means able to overcome these prejudices and move into Beverly Hills in sizable numbers. For example, the presence of a Jewish population in Beverly Hills is documented as early as the 1920s, and continued to rise throughout the 20th century, to an estimated 20,500 population in 19976. The rise of the Jewish population in Beverly Hills follows the rise of the overall Jewish population in greater Los Angeles, as well as the group’s migration pattern after 1940 westward across the city from eastern Los Angeles neighborhoods to the Westside, including a strong enclave in Beverly Hills7.

Additionally, Iranian immigrants took up residence in Beverly Hills in large numbers following a mass exodus out of Iran in the late 1970s and 1980s (notably, an era after racially-restrictive covenants were enforceable in America). Today the Iranian or Persian diaspora, including a large Persian Jewish community, constitute a significant and important population in Beverly Hills. One estimate placed the Iranian population in Beverly Hills at approximately 8,000 in 2007, constituting over 20% of the City’s population8. Had their era of migration been decades earlier, these populations might have been part of the racially-excluded groups in the

5 Source: Historic Resources Group (HRG)
6 American Jewish Year Book, 2008. Jewish Population in the United States. Table 1, p. 177. 7 City of Los Angeles, Department of City Planning. Survey LA: Citywide Historic Context Statement, Jewish History. December 2016.
8 Geis, Sonya. "Iran Native Becomes Mayor of Beverly Hills". The Washington Post, April 1, 2007.

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covenant restrictions that existed in the first half of the 20th century.

On the contrary, the lack of other racial minorities such as Blacks and Hispanics in significant numbers as reflected in the City’s population demographics may, in large part, be an enduring result of these types of historical restrictions in Beverly Hills and surrounding areas.
c. Redlining
The term “redlining” refers to the discriminatory policy instituted by the federal government to create color-coded maps of every metropolitan area in the country to indicate where it was a safer business decision to insure a mortgage. The Home Owners Loan Corporation (HOLC) was a federal agency
created during the New Deal policy reforms that created this neighborhood ranking system. Local real estate developers and appraisers in over 200 cities across America then assigned grades to residential neighborhoods shown on color-coded maps. These grades were based on racial composition, quality of housing stock, access to amenities, etc. and were color coded to identify best (green “A” grade), still desirable (blue “B” grade), definitely declining (yellow “C” grade), and hazardous (red “D” grade) neighborhoods. Areas that were predominantly commercial/industrial were not color coded.

Redlining as a practice was discriminatory in that it led to the systematic denial of mortgages, insurance, loans, and other financial services based on location and demographics rather than the creditworthiness and qualifications of an individual borrower.

The map provided as Figure A-32 shows that this was a practice employed across the Los Angeles region. Figure A-33 shows that no areas within the city of Beverly Hills were “redlined” or given a “D”/hazardous grade. All of the city north of Santa Monica Boulevard was given an “A”/best grade, while the southern portion of the city was graded “B”/still desirable and “C”/declining. This means that areas in the City of Beverly Hills benefitted the most from these insurance/loaning practices, which may have resulted in the opposite effect of
concentrating investment into desirable (mostly white)
neighborhoods. These historical practices may be in part accredited for the entire city falling within the “highest resource area” status on the TCAC/HCD Opportunity Area
Map (Figure A-31).

Racial segregation
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As seen in Figure A-28, the percentage of non-white population in the city is relatively low compared to many areas of Los Angeles County.

However, it is important to note that Census data categorizes race under broad categories, and does not capture the nuanced racial, ethnic, and religious groups that are known to be represented in Beverly Hills. The block groups with the highest percentage of nonwhite residents are located in the southern portion of the city south of Santa Monica Boulevard, and also in the northeastern area, although the non-white population of these areas is less than 40%. The Los Angeles metro area is ethnically diverse, and this pattern does not indicate a pattern of segregation.The Diversity Index Map in Figure A38 shows that the majority of the southern area of the city (south of Santa Monica Boulevard) as well as a portion of the Hillside (northern) area exhibit a mid-level of diversity. Lower diversity rates are found in two pockets in the southern area and the remainder of the northern areas of the city.

Poverty
Recent Census estimates regarding poverty status of households in Beverly Hills are shown in Figure A-29. As seen in this map, the incidence of poverty is low, with the poverty rate less than 10% for much of the city and 10-20% for some areas south of Santa Monica Boulevard. The high poverty concentrations shown to the west of the City’s boundaries in this map are near the UCLA campus and may be due to student populations in those areas.

Persons with Disabilities
The incidence of disabilities is relatively low in Beverly Hills and similar to most surrounding areas. As shown in Figure A-30, the percentage of residents reporting a disability is less than 10% in most census tracts in the city and between 10 and 20% in some areas in the southern portion of the city. However, in the oral interviews conducted, local housing experts shared some of the accessibility challenges that disabled residents face. This has been detailed in the “Outreach” and “Summary of Fair Housing Issues and Local Conditions” analyses in the Analysis of Fair Housing.

Access to Opportunity
According to the 2020 California Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) Opportunity Area Map (Figure A-31), Beverly Hills is entirely within designated “Highest Resource” areas.

Highest Resource areas are those with very high index scores for a variety of educational, environmental, and economic indicators.

Some of the indicators identified by TCAC include high levels of employment and close proximity to jobs, access to effective educational opportunities for both children and adults, low City of Beverly Hills General Plan
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concentration of poverty, and low levels of environmental pollutants, among others.

Conclusion
ThisSummary of Fair Housing Issues and Local Conditions An analysis of the research and outreach conducted on local housing conditions has identified the following fair housing themes and issues.

The top themes identified are:

1. Affordability

2. Accessibility

3. Preservation of existing households

4. Integration of new households into the city.

Within these themes, the specific issues identified are:

1. High housing costs

2. Aging housing stock

3. Large senior population, who are most vulnerable to housing issues

4. Displacement

5. Covert discrimination
Table A-4. Summary of Fair Housing Issues
Fair Housing Issue Theme Contributing Factors
High housing costs Affordability The overarching issue that pervades all other housing issues in
Beverly Hills is the extremely high
cost of housing, at all levels and
within all housing types, which
leads to lower levels of
affordability and higher rates of
rent burden.

Aging housing stock Accessibility The majority of the housing stock in Beverly Hills was developed in
the 1920s-1930s and is maturing to
an age of nearly 100 years. Most
properties were developed prior
to the 1990 Americans with
Disabilities Act (ADA) and
therefore may not contain the
standards for accessibility as
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would be required under current
codes.

Large senior
population
Accessibility As shown in Figure A-2, Beverly
Hills’ population distribution skews
older, with a below-average share
of young persons (under 18), with
the senior (65+) population
constituting more than 21% of the
city’s population. Senior
households are identified as a
special needs population in
section B.1 of the Demographic
Profile. Additionally, all of the
local experts interviewed
identified seniors as the most
vulnerable population in the city
who can face numerous housing
and fair housing issues. Issues
facing seniors include fixed
incomes, limited mobility, and
higher disability rates.

Displacement Preservation
and
Integration
All of the local experts noted that
once a household in Beverly Hills is
displaced due to eviction or other
factors, relocation within the city is
nearly impossible due to lack of
affordability.

Covert
discrimination
Preservation
and
Integration
Federal, state, and local laws
strictly prohibit discrimination in the
sale, rental, and financing of
housing (private or public) based
on race, religion, national origin,
sex, handicap and family
status. However, local housing
experts have indicated that
covert discrimination on the part
of landlords when reviewing
prospective tenants may be
playing a role in preventing
certain groups or populations from
rightfully seeking residence in the
city. Figures A-41 and A-42 show
that the majority of Fair Housing
and Outreach Cases were based
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on disability bias, and less than
half were based on racial bias.

Future Programs and Policies to Affirmatively Further Fair Housing To address the impact of the fair housing issues identified, the City is committing to a series of programs intended to increase access to housing opportunities in Beverly Hills, as detailed in Implementation Measure 11.1. When a household is able to secure housing and become residents of the City of Beverly Hills (regardless of ownership status), the institutional opportunities of this high resource area become availed to them. These opportunities include, but are not limited to, access to education in the top-rated Beverly Hills Unified School District (BHUSD); infrastructure, public parks, and city services, including police and fire protection, through the City of Beverly Hills; proximity to multi-modal transit routes connecting throughout the Los Angeles region; and close proximity to jobs (as shown in Figure A-40, Jobs Proximity Index Map).

In addition to policies and programs, the capacity for new housing growth in the Housing Element Land Inventory and Identification of Sites shows the wide opportunity for new residential populations to be accommodated in the city. Almost all of the housing growth is expected to be produced through the widened regulations allowing for redevelopment of commercial properties or the conversion of existing commercial structures in a newly-created Mixed Use Overlay Zone. The Mixed Use Overlay Zone spans the entire breadth of the city, from its east to west borders, and partially north to south, along its largest commercial corridors including Wilshire Boulevard, Robertson Boulevard, Olympic Boulevard, South Doheny Drive, and South Beverly Drive. This wide-scale rezoning allows for the creation or conversion of non-residential space into residential units, and therefore will create all net new housing, since it does not involve the displacement of any existing occupied housing/residents. Therefore, all of this new housing is intended to promote mobility within and into the City of Beverly Hills.

Additionally, in response to several of the fair housing issues identified during the Housing Element process, the City has prioritized the creation of Accessory Dwelling Units (ADUs) as a permitted housing type throughout the city. The socioeconomic benefits of ADUs as a housing type respond directly to mitigate some of the fair housing City of Beverly Hills General Plan
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issues identified. According to the UC Berkeley Terner Center for Housing Innovation ADUs provide the following advantages9:

1. Construction is less expensive and faster than construction of other traditional forms of housing;

2. Provide independent living for disabled family members, elderly parents, and adult children;

3. Meet the cultural needs of some communities for
multigenerational living;

4. Increases socioeconomic integration;

5. Typically face less opposition from neighbors than larger developments; and

6. Allow jurisdictions to increase housing supply through urban infill.

ADUs are a low-barrier housing strategy that will increase housing density and introduce new populations into existing single-family residential neighborhoods, within a fully built-out urban context that exists in Beverly Hills. The City is currently in the process of public outreach and ordinance creation to craft generous regulations and incentives to help spur the creation of ADUs to contribute towards the City’s RHNA allocation.

Affirmatively Furthering Fair Housing (AFFH)
The analysis of fair housing indicates that the primary barrierbarriers to fair housing in the city isare high housing cost and lack of affordability, which hashave the effect of limiting access by lower-income and middle-income households to the high level of opportunities and resources available in Beverly Hills. There is no evidence to suggest that discrimination against racial groups or persons with disabilities is a major issueAdditional fair housing issues identified include aging housing stock, a large/vulnerable senior population, risk of displacement, and covert discrimination.

The Housing Plan includes several programs intended to encourage and facilitate multi-family and mixed-use development to accommodate low- and moderate-income housing, and also
encourage the provision of accessory dwelling units, which can expand affordable housing opportunities for lower-income persons such as care-givers, household employees and others working in service occupations.households. Implementation Measure 11.1 describes many new actions the City will take to affirmatively further

9 Terner Center and Center for Community Innovation Report, August 2022, “ADUs for All:

Breaking Down Barriers to Racial and Economic Equity in Accessory Dwelling Unit Construction.”
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fair housing and address any issues of housing discrimination that may arise, including the following:
 Ensure that all development applications are considered, reviewed, and approved without prejudice to the
proposed residents, contingent on the development
application’s compliance with all entitlement
requirements.
 Accommodate persons with disabilities who seek
reasonable waiver or modification of land use controls
and/or development standards pursuant to procedures
and criteria set forth in the applicable development
regulations.
 Work with the County to implement the regional Analysis of Impediments to Fair Housing Choice and HUD
Consolidated Plan.
 Facilitate public education and outreach by posting
informational flyers on fair housing at public counters, libraries, and on the City’s website.
 Conduct public meetings at suitable times, accessible to persons with disabilities, and near public transit. Resources will be invested to provide interpretation and translation services when requested at public meetings when feasible.  As feasible and legal per state law, provide a virtual option for public meetings to increase ability of all members of the public to participate.
 Continue to facilitate the placement of qualified
households into affordable housing units constructed in the City. Advertise the units on affordable housing websites with a regional reach. Notify adjacent jurisdiction housing departments when affordable units are available.
 Maintain the affordable housing webpage on the City
website with information on applying for available units.  Encourage community and stakeholder engagement
during development decisions.
 Process a Municipal Code amendment clarifying that
agricultural employee housing for six or fewer employees is treated as a single-family structure permitted in the same manner as other dwellings of the same type in the same
zone.
 Perform outreach to property owners of parcels located in the mixed use overlay zone to notify them of the ability to redevelop properties with, or convert existing buildings to, mixed use developments. The housing created in this zone City of Beverly Hills General Plan
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will result in new units in high opportunity areas that does not displace existing tenants. This outreach will include a mailed notice and advertising on the City’s social media accounts and website, and will be performed by 2023.
 City staff will provide fee-free consultation for property owners exploring housing development in order to discuss the provision of affordable units in housing developments, and provide information on fair housing as it relates to housing development.
 By end of 2023, City will work with a consultant to develop fair housing action plan that includes, but is not limited to the programs outlined below.
o The City will provide annual fair housing training for staff. that are involved directly or indirectly in housing, the capital improvement plan, code enforcement, rent
stabilization, and the development of planning and
zoning documents.
o The City will provide an update to the Planning
Commission on fair housing issues annually
o The City will develop a website that provides fair housing resources
o The City will provide brochures and information
regarding fair housing, tenant rights, rent stabilization, available grants and loans, first-time homebuyer
programs, and Section 8 programs on the city website.
o Build upon the existing rent stabilization and tenant’s right protections by creating brochures that will be
placed on the website and provided at key community
sites (such as City Hall, the library, and community
centers).
o Review and discuss developments in fair housing related legislation and litigation and consider code
amendments to maintain compliance with applicable
law.
o Study and amend Municipal code sections 10-3-12.5
and 10-3-12.8 related to incentives for construction
multiple-family housing for the elderly and disabled and multiple-family congregate housing for elderly and
disabled persons to address identified outdated
language and ensure code provisions are not inhibiting
such development.
o As feasible and legal per state law, provide a virtual option for public meetings to increase ability of all
members of the public to participate.

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o Continue to facilitate the placement of qualified
households into affordable housing units constructed in the City. Advertise the units on affordable housing
websites with a regional reach. Notify adjacent
jurisdiction housing departments when affordable units
are available.
o Maintain the affordable housing webpage on the City
website with information on applying for available units.

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New and/or Revised Fair Housing Policies
Based on the Analysis of Fair Housing, the following policies have been added or revised in the adopted Housing Element, incorporated to the Housing Plan (Implementation Measure 11.1), and referenced here, in order to Affirmatively Further Fair Housing.

1. Housing Mobility Strategies consist of removing barriers to housing in areas of opportunity and strategically enhancing access.  Provide annual education to landlords and tenants regarding applicable laws and protections
 Continue to refer tenants for Fair Housing Counseling through the Housing Rights Center (for civil rights claims)
 Continue to refer tenants and landlords to the Loyola Center for Conflict Resolution (for conflicts not related to protected status)
 Continue to host annual housing rights trainings for landlords and tenants, including presentation on discrimination by Housing Rights Center
o Continue hosting in a hybrid format (in person and
online) through 2024 in order to provide wider
accessibility to the meetings.
o Advertise via newspaper and social media platforms
 Conduct four housing trainings annually, tailored to: 1) landlords, 2) tenants, 3) joint landlords and tenants, and 4) rent registration to keep landlords and tenants apprised of fair housing laws and incentives.
o Cover topics such as property maintenance, housing
services, registration, mediation, and evictions.
o Develop a component of the training to address state
and federal mandates regarding anti-discrimination.
 Send periodic email blasts to landlords (to all with known email addresses) to disseminate updates regarding updates in
Federal, State, and local landlord-related legislation and resources programs as updates become available.
 Send mailed notices to tenants regarding updates in Federal, State, and local tenant-related legislation and resources programs, such as Housing is Key
 Continue to provide referral to the Housing Rights Center, State Fair Employment and Housing, HUD Fair Housing and Equal Opportunity division, and other legal services as appropriate.  Explore funding options to incentivize the repair and maintenance of aging rent stabilized-apartments buildings.  Continue to provide referral to the Housing Rights Center, State Fair Employment and Housing, HUD Fair Housing and Equal Opportunity division, and other legal services as appropriate.

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 Form an internal Housing Element Implementation working group of applicable City divisions to monitor the ongoing implementation of the Housing Element programs.

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2. New Housing Choices and Affordability in Areas of Opportunity means promoting housing supply, choices and affordability in areas of high opportunity and outside of areas of concentrated poverty.
o Forge partnerships with non-profit or community groups serving under-represented ethnic and racial minorities to promote greater access to housing opportunities in Beverly Hills.
o Provide all known affordable housing available units to the Housing Rights Center of Los Angeles for listing in the "Project Place" monthly rental listing.
o Connect with leadership from SAGE, Advocacy and
Services for LGBTQ+ Elders, to explore how the City can serve this population’s housing needs.
o City staff will continue to provide fee-free consultation for property owners exploring housing development in order to discuss the provision of affordable units in housing
developments, and provide information on fair housing as it relates to housing development.
o Continue a program to provide low cost conceptual review to provide preliminary comments on housing development
projects prior to formal submittal to the City, within a 60-day turnaround.
o Study and create additional incentives to promote the mixed use program, including promoting the ability to
adaptively reuse existing commercial buildings, to facilitate the creation of new units in high opportunity areas.
o Continue to implement reasonable accommodation
ordinance and provide accessible information/ application and guidance for reasonable accommodation applicants.
o Continue to explore opportunities for the City to purchase or support the purchase of underutilized land for potential future affordable housing projects.
o Consider amendments to existing Inclusionary Housing
Ordinance beyond state law requirements that will
enhance and incentivize the City’s affordable housing
program.
o Study a way to encourage new middle income/workforce
housing through incentives and possible amendment of the density bonuses ordinance.

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3. Place-based Strategies to Encourage Community Conservation and Revitalization Involves approaches that are focused on conserving and improving assets in areas of lower opportunity and concentrated poverty such as targeted investment in
neighborhood revitalization, preserving or rehabilitating existing affordable housing, improving infrastructure, schools,
employment, parks, transportation and other community
amenities.
o As part of the annual General Plan report, report on the interest from developers in the mixed-use overlay zone. o Continue to dedicate one full-time code enforcement
officer to the Rent Stabilization Division to investigate and respond to housing complaints, including investigating
habitability violations, issuing citations, and ensuring compliance with all habitability standards.
o Encourage reinstating a residential repair program through the Handyworker Program” by studying options for
administering the program.
o Develop information and outreach for property owners
regarding rehabilitation and maintenance of housing units. o Continue to provide adequately zoned sites for multi-unit housing in infill areas or commercial corridors in closer proximity to major transportation hubs for diverse housing types that include both rental and ownership opportunities through the implementation of the Mixed-Use Overlay
Zone.
o Review with the applicable Commissions and revise local regulations to include objective design standards to be applied to single-family and multi-family residential housing development applications.
o Begin to implement the streetscape design standards
applicable to the Mixed-Use Overlay Zone to enhance the livability along the mixed-use corridor and extend the City’s “garden-like quality” character to the new housing
corridors created in the Mixed Use Overlay Zone.

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4. Protecting Existing Residents from Displacement comprises strategies that protects residents in areas of lower or moderate opportunity and concentrated poverty and preserves housing choices and affordability.
o Maintain and continue to implement the Rent
Stabilization Ordinance adopted in 2018.
o Study through 2023 how the Rent Stabilization
Ordinance can be strengthened to protect housing
affordability.
o Conduct annual staff trainings with the City Attorney’s Office for staff members to understand new legislation
and fair housing requirements as applicable to local
requirements and housing project applications.
o Maintain and continue to implement the mandatory
Seismic Retrofit Program for multi-family properties.
o Study the use of incentives to expand of the voluntary seismic retrofit program applicable to single-family
residential and commercial properties.
o Continue to convene the Aging in Place Group (staff
committee) created in 2019 that coordinates the nurse
practitioner program, Bet Tzedek, JFS, RSO, and Code
Enforcement to review cases of vulnerable households
seeking assistance and coordinate all available city and non-profit services with the goal of prevent eviction.
o Continue to prevent unlawful eviction and fund legal
aid organizations such as Bet Tzedek that provide tenant education and representation regarding
landlord/tenant disputes.

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Figure A-28. Racial Demographics – Beverly Hills
Source: HCD AFFH Data Viewer
Figure A-29. Poverty Status – Beverly Hills
Source: HCD AFFH Data Viewer

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Figure A-30. Population with a Disability – Beverly Hills Source: HCD AFFH Data Viewer
Figure A-31. TCAC/HCD Opportunity Map
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Source: https://belonging.berkeley.edu/2021-tcac-opportunity-map Figure A-32. Cook Plan of Beverly Hills (1929)
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Figure A-33. Home Owners Loan Corporation Redlining Map, Los Angeles and Vicinity Map
Figure A-34. Home Owners Loan Corporation Redlining Grade Map (University of Richmond, 2021)
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Figure A-35. Neighborhood Segregation Map (UC Berkeley, 2019) Figure A-36. Median Income Map (ACS, 2015-2019)
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Figure A-37. Predominant Population – White Majority Tracts Map Figure A-38. Diversity Index Map
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Figure A-39. Sensitive Communities Map (Urban Displacement Project)
Figure A-40. Jobs Proximity Index Map (HUD, 2014-2017)
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Figure A-41. Fair Housing Enforcement and Outreach (FHEO) Cases – Race Bias Map (2020)
Figure A-42. Fair Housing Enforcement and Outreach (FHEO) Cases – Disability Bias Map (2020)
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Appendix B: Potential Constraints on Housing
Production and Conservation
A. Market Constraints .............................................................................. B-2

1. Construction Costs ........................................................................... B-2

2. The Cost and Availability of Land .................................................. B-3

3. The Cost and Availability of Financing .......................................... B-3 B. Governmental Constraints ................................................................. B-5

1. Land Use Controls and Zoning Standards ..................................... B-4

2. Historic Preservation Program ....................................................... B-19

3. Development Review Process ...................................................... B-20

4. Environmental Review Process ..................................................... B-27

5. Building Codes and Enforcement ................................................ B-28

6. Fees .................................................................................................. B-30

7. Provisions for a Variety of Housing ............................................... B-38 C. Environment and Infrastructure ...................................................... B-52

1. Environmental Constraints ............................................................ B-52

2. Infrastructure Constraints ............................................................... B-56 Several factors can limit production or conservation of housing. These factors include potential, market-driven or governmental influences that could affect the market’s ability to meet the community’s future housing needs, especially in regard to adequate and affordable housing for very low-, low-, and moderate-income households. This “Potential Constraints on Housing Production and Conservation” section includes discussion of market constraints, governmental constraints, environmental and infrastructure constraints, and City efforts to limit potential constraints and to encourage the development and conservation of a variety of housing types.

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A. Market Constraints
State law defines nongovernmental constraints as “market factors which may hinder the development, improvement, and
maintenance of housing.” Market factors can constrain production of a variety of housing forms which can have a negative effect on the availability and affordability of housing and supportive services, thereby potentially reducing the City’s ability to achieve its housing objectives.

This section describes market factors that constrain housing production, including:
 Economic factors,
 Construction costs,
 Cost of acquiring land, and
 Availability of financing.

Given that these factors are market-driven, they are outside of the direct control of the City; however, through programs and policies, the City of Beverly Hills has the ability to influence and offset some market factors and thereby increase production of affordable housing.

1. Construction Costs
Construction factors such as the type of construction, custom versus tract development, materials, site conditions, finishing details, amenities, square footage, and structural configuration can increase the cost of housing. In general, multi-family housing is less expensive to construct than single-family housing. However, construction costs vary significantly, depending on the size of the unit and the number and quality of amenities offered. This includes items such as fountains, swimming pools, underground parking, gyms, and other less obvious decisions based on the type of flooring, types of appliances, light fixtures, and quality of cabinetry and woodwork.

A major cost associated with the development of housing is the cost of building materials, which has risen dramatically in recent years.

According to the Terner Center, in 2008-2009, construction hard costs averaged $177 per square foot but by 2018 that average had risen to $222 per square foot—a 25 percent increase. Construction cost is also affected by construction type. “Type I” projects, which are typically over 5-7 stories and constructed with steel and concrete, cost an average of $65 more per square foot than other types of construction, like Type V over I (i.e., wood frame floors over a concrete platform).

Type I projects use more expensive components in order to build higher, and are more likely to be found in infill locations, such as San City of Beverly Hills General Plan
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Francisco or Los Angeles, where zoning allows higher density construction.1
Though construction costs comprise a large portion of the total development cost of a project, these costs are fairly consistent throughout the Los Angeles metro area and therefore would not constitute a constraint on housing production in Beverly Hills as compared to other cities in the same general vicinity.

2. The Cost and Availability of Land
Land costs include the cost of raw land, site improvements, and all costs associated with obtaining government approvals. Land costs typically account for a large share of the total housing production costs. All other things being equal, very high land costs may make housing development infeasible unless expected rents or sales prices are high enough to recuperate the additional land costs. In Beverly Hills one of the primary market constraints to producing affordable housing is land cost. This is directly attributable to the City’s desirable location and limited availability of vacant and developable land for residential development. Review of current market data for multifamily properties indicate land costs ranging from $500 to 1000 per square foot, with land costs for commercial properties averaging from $1,000 to $1,500 per square foot.

3. The Cost and Availability of Financing
The cost and availability of financing affects the provision of housing both at the construction financing phase and mortgages for individual home purchasers. Although the mortgage crisis that began in 2008 affected the availability of real estate loans, interest rates have declined to historically low levels, which reduces the cost of both construction loans and home mortgages. For buyers with good credit, the current low interest rates significantly reduce the cost of housing.

1 https://ternercenter.berkeley.edu/wpcontent/uploads/pdfs/Hard_Construction_Costs_March_2020.pdf City of Beverly Hills General Plan
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B. Governmental Constraints
Local government can affect the production of housing in a variety of ways through its police powers as generally expressed in its land use and development regulations. Some commonly used practices include limiting the land designated for residential development and/or the densities at which that development can occur, imposing fees or exactions, and requiring review periods prior to approval of a project. Local land use regulations can also help to define residential character and facilitate housing production.

It is important to recognize that the goal of producing housing may at times conflict with other City goals, such as the desire to provide open space and recreation facilities, the desire to protect environmental features and historic resources, and the desire to ensure the health and safety of residents by maintaining the current level of community services and infrastructure. This section evaluates the extent to which government regulation in Beverly Hills acts as a constraint to the production, maintenance, or improvement of housing for all income groups, and whether such constraints would prevent the City from achieving its assigned share of the regional housing need.

1. Land Use Controls and Zoning Standards
General Plan
The Beverly Hills General Plan establishes maximum residential densities throughout the community based upon the availability of public services, circulation capacities, and the desire to maintain the character of existing neighborhoods. The City has three single-family land use districts, ranging in density from one to six units per acre, and five multi-family districts, accommodating densities from 22 up to 50 units per acre. As indicted in Table B-2 (General Plan Land Use Categories for Residential Areas), the General Plan also designates certain areas that have been approved for Planned Development, providing greater flexibility by regulating development density/intensity through floor area ratios (FAR) rather than units per acre. Specific Plans have been adopted for each of the three Planned Developments.

In 2020 the General Plan Land Use Element was amended to create a Mixed-Use Overlay designation on properties shown in Figure B-1. As is discussed below in the analysis of zoning regulations and also in the sites inventory analysis in Appendix C, this amendment created significant additional opportunities for residential development.

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Figure B-1
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Table B-2 General Plan Land Use Categories for Residential Areas Category Uses
Density/
Intensity
Residential Land Use Designations (General Plan)
Single
Family
Low Single-family detached dwelling units on a single legal lot; with second units in accordance with state law.
1 du/ac
Medium Single family detached dwelling units on a single legal lot; with second units in accordance with state law.
4 du/ac
High Single family detached dwelling units on a single legal lot; with second units in accordance with state law.
6 du/ac
Multi
family
Very Low Multi-family residential development containing attached or detached residential units. 22 du/ac Low Multi-family residential development containing attached or detached residential units. 40 du/ac Low-Medium Multi-family residential development containing attached or detached residential units. 40 du/ac Medium Multi-family residential development containing attached or detached residential units. 45 du/ac High Multi-family residential development containing attached or detached residential units. 50 du/ac Planned Development
Robinsons-May Residential, with supporting retail and services 31 du/ac :

2.6 FAR
Hilton Hotel, with residences, retail and supporting restaurant and commercial 2.5 FAR Beverly Hills Garden/Montage Hotel, with residential, retail and supporting restaurant and commercial, and public plaza a. Incentives specified in Table LU 1 for additional development density and height exceeding existing baseline standards, as indicated by an asterisk (*), shall not be applied “by right” and considered only in very limited and special circumstances for the specific purpose of accommodating “key industries” that provide substantial community benefit, including, but not limited to: (a) support and enhance Beverly Hills key business sectors (such as entertainment Class-A offices, high-end retail, hotel, technology, and comparable uses); (b) provide high-paying employment opportunities; (c) contribute significant revenue for City services; (d) exhibit a high level of architectural design excellence; and (e) are scaled and massed to complement and “fit” with adjoining residential neighborhoods. Criteria shall be established in the Municipal Code for the types of uses that qualify and the process to be used in considering additional density and height, which, at a minimum, shall require public comments regarding their appropriateness. Developer obligations and community benefits shall be confirmed by a Development Agreement with the City.

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Zoning
Zoning is an implementation tool that establishes districts to control the physical development of land consistent with the General Plan.

Zoning regulations identify land uses and activities that are permitted, prohibited, or are permitted only with a conditional use permit or other discretionary permit within the zoning designations. In addition to permitted uses, zoning establishes development standards relating to intensity, lot coverage, setbacks, and height requirements. As shown in Table B-3 (Zoning Designations), Beverly Hills has seven single-family and five multi-family residential zoning designations, with 86 percent of all land devoted to residential uses.

Table B-3 Zoning Designations
Zoning Parcels Acres
Percent of City’s Land
Area
Single-Family Residential 76.84
R-1 1373 492.7 17.64
R-1.5X 451 76.3 2.73
R-1.5X2 359 49.0 1.76
R-1.6X 451 62.6 2.24
R-1.7X 162 21.5 0.77
R-1.8X 426 70.8 2.54
R-1.X 2,968 1,372.8 49.16
Multiple Family Residential 9.20
R-3 6 1.0 0.04
R-4 1,410 222.9 7.98
R-4-P 10 1.0 0.04
R-4X1 116 18.0 0.65
R-4X2 79 14.0 0.50
Commercial2 8.37
Other (Parks, Public Facilities, etc…) 5.59
Total 2,792.2 100%
SOURCE: General Plan Technical Background Report, October, 2005 The City’s zoning regulations establish standards for residential development including minimum lot sizes, density (based on amount of site area), unit size, height, setback and parking standards, as well as additional standards related to hillside areas. The City’s residential development standards are presented in the following tables:
 Table B-4 (City of Beverly Hills Residential Zoning
Requirements—Single Family)

2 The Mixed Use (MU) Overlay Zone now applies to a significant area of the commercial zones, which allows multi-family residential uses.

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 Table B-5 (City of Beverly Hills Residential Zoning
Requirements—Multiple Family)
 Table B-6 (Site Area Standards)
 Table B-7 (General Plan Density)
In general, rehabilitation or reconstruction of older units does not require conformance with current zoning standards unless over 50% of the replacement value of the structure is involved or over 50% of the structure is being reconstructed. In order to address the potential loss of units on properties developed with more units than are currently permitted under zoning, the City is currently allowing at least the same number of units to be rebuilt as currently exist as part of program Imp.

12.2 in the adopted Housing Element, and due to state law provisions in SB 330. This density is based upon the General Plan Land Use map, rather than the Multi-Family Density regulations in the Zoning Code. In addition, program Imp. 12.3 has been expanded to address transparency and accessibility regarding zoning requirements, development standards, and fees.

Single-Family Residential Development Standards
The City has development standards that apply to all single-family housing in the community and those that are unique to four different single-family areas of the City:
 Hillside Area (generally north of Sunset Boulevard, but varies in some locations)
 Trousdale Estates (north of Doheny Road)
 Central Area of the City, north of Santa Monica (north of North Santa Monica Boulevard, south of Sunset Boulevard)
 Central Area of the City, south of Santa Monica (all areas south of North Santa Monica Boulevard)
Single-family dwellings must be a minimum of 1,600 square feet in size.

There is no universal maximum size for single-family dwellings.

Maximum size is a function of the lot size, setback, height limit, size of buildable pad, etc. Projects in excess of 1,500 square feet plus 40 percent of lot size (or over 15,000 square feet in the Hillside Area) must be first reviewed by the Planning Commission, which has the authority to establish a maximum size. The maximum floor area is further regulated in the Hillside and Trousdale Estates Areas by the topography and buildable area.

The maximum allowable height for single-family homes varies from 14 to 32 feet depending on the location, slope, roof style and other conditions. These standards are further identified in Table B-4.

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Table B-4 City of Beverly Hills Residential Zoning Requirements—Single Family Central, North of Santa Monica Central, South of Santa Monica Hillside Trousdale Estates Minimum Area of Primary
Residence (sf) 1,600 sf 1,600 sf 1,600 sf 1,600 sf
Density Range (units/acre) 4.0 du/acre 6.0 du/acre 1.0 du/acre 1.0 du/acre Minimum Lot Size 13,000 sf 7,500 sf 43,560 sf 43,560 sf Minimum Front Yard Setback As established in the records for each property a As established in the records for each property 15 ft.

Minimum Side Yard Setback
Min. 7.5 ft. on each side; for
lots wider than 70 ft. the sum
is 15 ft. plus 30% of lot wide in
excess of 70 ft.

If width of a site area
exceeds 100 ft., then the side
setback shall be increased
by 10% of the width in excess
of 100 ft.
5 feet on one side; 9 ft. on
the other side
South of Olympic Blvd. west
of Roxbury Dr.: 5 ft. on each
side: sum min. 20% of lot
width
South of Olympic Blvd. east
of Doheny Dr.: 5 feet on
each side
10 ft. or 12% of the lot
width for each setback,
whichever is greater
5 ft. Exception: For buildings on
sites consisting of two or more
lots as subdivided on July 3,
1984, side setback shall be 20 ft.

If width of a site area exceeds
100 ft., then the side setback
shall be increased by 10% of
the width in excess of 100 ft.

Minimum Rear Yard Setback 30% of lot depth minus 9 ft. b 15% of the lot depth or 20 ft., whichever is greater 10 ft.

Height Limit (dwellings)
Flat roof: 28 ft.

Sloped roof: 28 ft.

Sloped roof with ridgeline: 32
ft.

Flat roof: 25 ft.

Sloped roof: 28 ft.

Sloped roof with ridgeline: 32
ft.
30 ft. c 14 ft.

Maximum Lot Width and
Depth
Maximum width and depth shall not exceed the average
depth of the lots in the same block —
SOURCE: City of Beverly Hills May 2013.
a. If no record exists, the distance between the front lot line and the closest element of the existing primary residence; or the average of the front setbacks of the other site areas on the same side of the street in the same block. b. Doheny Drive and Olympic Boulevard: Lots located easterly of Doheny Drive and southerly of Olympic Boulevard; a maximum of four hundred fifty (450) sf of floor area of the principal residential building may encroach into the rear yard provided that a 10' rear setback is provided. c. A structure may exceed this height if the structure is constructed within a height envelope that begins at 22' in height at the front setback line and increases toward the rear of the site at a 33° slope to a maximum height of 30'.

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Multi-Family Residential Development Standards
The number of dwelling units that may be constructed on any individual multi-family residential property is determined by applying a combination of standards to the specific site, summarized in Tables B-5, B-6 and B-7. The development standards for condominiums and multi-family apartments are the same. The City’s multi-family development standards permit densities ranging from 26 units per acre to 48 units per acre. However, due to state law provisions adopted via SB 330, the City now allows at least the same number of units to be rebuilt as currently exist on a multi-family site. This density is based upon the General Plan Land Use map, rather than the MultiFamily Density regulations in the Zoning Code. The General Plan Land Use densities range from 22 to 50 dwelling units per acre, but if this calculation results in a lower number of units than currently exist on site, the existing number of units is permitted.

Minimum front and rear yard setbacks are generally 15 feet although there are site-specific exceptions, as well as certain blocks that have a 25-foot front setback. Minimum side yard setbacks are calculated at a rate of 8 feet on each side and a sum of 17 feet for buildings of no more than 3 stories; 8 feet on each side and a sum of 19 feet for buildings of 4 stories; and 9 feet on each side and a sum of 23 feet for buildings of 5 stories. No structure may exceed 175 feet in width. A minimum of 200 square feet of outdoor living area is required for each unit.

Dwelling Unit Size
The City of Beverly Hills Zoning Code requires the following minimum individual dwelling unit sizes:
 0 Bedroom: 600 square feet
 1 Bedroom: 1,000 square feet
 2 Bedrooms: 1,300 square feet
 3 or more Bedrooms: 1,500 square feet
In some cases these minimum unit sizes can act to limit the achievable densities to less than that otherwise permitted under zoning. As a means of better facilitating the provision of smaller, and more affordable units, the City has included a program in the proposed Housing Element (Imp 12.2) to decrease the minimum unit size for projects with affordable units that utilize the State Density Bonus. This is an initial step towards considering potentially reducing the minimum unit size for all multi-family units in the City. The City already provides for reduced dwelling unit sizes for senior and disabled housing, and for adaptive reuse of existing buildings.

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Table B-5 City of Beverly Hills Residential Zoning Requirements—Multiple Family R-3b R-4b R-4X1c R-4X2c R-4-P
Minimum Front Setbacka As established in the records for each site area. If not established, then 15 ft.b Minimum Side Yard Setback Three stories or 33 feet or less: sum of side setback from the two longest side lot lines must be at least 17 feet In addition, each side setback shall be at least 8 feet
Four stories or 33 feet to 45 feet: sum of side setback from the two longest side lot lines must be at least 19 feet. In addition, each side setback shall be at least 8 feet
More than four stories or greater than 45 feet: sum of side setback from the two longest side lot lines must be at least 23 feet In addition, each side setback shall be at least 9 feet
Modulation Requirementc,d. e Three stories or less: the area of modulation shall be 3 percent of the aggregate principal building or 1,500 sf Four stories: the area of modulation shall be 3.5 percent of the aggregate principal building or 1,500 sf
Five stories: the area of modulation shall be 4 percent of the aggregate principal building or 1,500 sf
For lots that do not exceed 50 feet in width: The front façade shall be modulated so that a portion of the building are set back at least 5 feet from the front setback line.

For lots that exceed 50 feet in width: The front façade shall be modulated so that a portion of the building are set back at least 10 feet from the front setback line.

Minimum Rear Yard Setback 15 feet from the rear lot line or 22½ feet from the centerline of the abutting alley, whichever is greater Height Limit (dwellings) No building or structure located on a site that is less than or equal to sixty feet (60') in width shall exceed 3 stories or 33 in height. In addition, no building or structure shall exceed the relevant height limitation imposed by Height districts (refer to Tables B-8 and B-9)
Minimum Unit Size 0 Bedroom: 600 sf Note: These standards are reduced for senior and disabled housing. 1 Bedroom: 1,000 sf
2 Bedrooms: 1,300 sf
3 or more Bedrooms: 1,500 sf
Structure Width Maximum of 175 feet
Outdoor Living Area Minimum of 200 sf of outdoor living each for each unit a. Large scale multi-family developments (width of 100 feet or more) shall have a minimum of 60% and maximum of 70% of the front façade of the first two stories built back to the front setback line.
b. Exceptions are properties previously zoned R1.5: Not withstanding any other provision, the front sent back is 15 feet. c. Modulation is requirement that intends to create variation and articulation of a building façade by requiring that there are portions of the façade that are recessed or otherwise articulated so that the exterior is not a continuous flat surface. d. A reduction of the modulation requirement may be permitted if the development does not adversely impact on the scale and massing of the streetscape. e. Large scale multi-family developments (width of 100 feet or more) must provide an additional area of front modulation based on the following formula: Area of Modulation= Width of the principle buildable area x 5 feet x the number of stories.

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Maximum Zoning Unit Density / Site Area Standards
Each area zoned for multi-family residential use is subject to one of three possible minimum site area requirements for each dwelling unit, depending on the number of contiguous lots comprising the site, the proximity of the block to single-family zoned areas, and the street width (referred to as “conditions”). The City’s standards provide increased densities for parcel assembly, thereby reducing the number of driveway curb cuts, decreasing the cost of parking by increasing the number of parking spaces possible on each subterranean level and decreasing the percentage of garage area devoted to ramps and aisles. The standards are listed in Table B-6 (Site Area Standards).

Table B-6 Maximum Zoning Unit Density / Site Area Standards3 Condition
(this is not
height
district)
Number of Lots on Site
(assuming a lot width
along the street of up to
60-feet)
Minimum Site Area per
Unit
Resulting Density
(units/acre)
A
1 1,700 sf 26
2 1,450 sf 30
3 1,200 sf. 36
B
1 1,500 sf 29
2 1,200 sf. 36
3 1,000 sf 44
C
1 1,300 sf. 34
2 1,100 sf 40
3 900 sf 48
The City’s Zoning Code further refines the unit densities allowable in the General Plan. The intention of this refinement is to provide decreased densities near single-family residences and on narrower streets. Conditions A, B, and C, as included in the chart above are used to refine the allowable General Plan density. These conditions are defined as follows:

Condition A: All multiple-family properties within 170 feet of a single-family property.

Condition B: All multiple-family properties on streets less than 34-feet wide.

Condition C: All other multiple-family properties which do not meet the previous two criteria.

3 An exception of these site area requirements is a small R-3 zoned area on North Doheny Drive where a minimum of 1,700 square feet of site area is required for each additional unit.

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The above information demonstrates the zoning density calculation for multi-family properties. However, as previously noted, due to state law provisions adopted via SB 330, the City now allows at least the same number of units to be rebuilt as currently exist on a multi-family site. This density is based upon the General Plan Land Use map, rather than the Multi-Family Density regulations in the Zoning Code. The General Plan Land Use densities range from 22 to 50 dwelling units per acre, but if this calculation results in a lower number of units than currently exist on site, the existing number of units is permitted. The General Plan Land Use density categories are:

Table B-7 General Plan Density4
Category Dwelling Units/Acre
SingleFamily
Residential
Low Density 1
Medium Density 4
High Density 6
Multi-Family
Residential
Very Low Density 22
Low Density 40
Low Medium Density 40
Medium Density 45
High Density 50
Other
Residential
Designations
Multi-Family ResidentialCommercial Parking
50 Mixed Use Overlay 1
(9200 Wilshire Blvd)

4.0 FAR
Mixed Use Overlay 2
(8600 Wilshire Blvd)

2.0 FAR
Height Limits
No building or structure located on a site that is less than or equal to 60 feet in width may be more than three stories or 33 feet in height.

In addition, there are maximum heights for multi-family development depending on the designated Height District. Maximum heights are the lesser of the indicated number of stories or height in feet:

4 In the event that the General Plan density calculation results in a number of units that is less than the number of units that currently exist on site, the City must allow the existing number of units to be constructed.

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Table B-8 Building Height Districts with Maximum
Buildings Height (to Ceiling Plate)^
District A: Three stories, and 33 feet
District B: Four stories, and 45 feet
District C: Five stories, and 55 feet
^ All properties with less than 60’feet of width along the street are limited to three stories and 33 feet in height regardless of district.

The Building Height Districts are described in the City’s Zoning Code and modify the maximum height allowances given in the City’s General Plan. District A, which allows three stories and 33 feet in height, is located adjacent to single-family residential properties and is intended as a graduated buffer between the maximum height allowed in the single-family districts (two stories and 30 feet for a pitched roof, 25 feet for a flat roof) and the heights in District B and District C. District B is an intermediary buffer, providing greater height than is allowed in District A, but not as much height as allowed in District C. The City’s multiple-family height districts are not related to the City’s zoning unit density conditions. Unit density is calculated by the City zoning unit density conditions (10-3-2801). The height districts are defined in the City’s Zoning Code (10-3-2804) and identified on the City’s Multi-Family Height District Map.

Similar to the density calculations, the zoning height limitations have been affected by state law provisions in SB 330, and the above no longer apply in the majority of cases. In order to allow at least the same number of existing units to be constructed on a multi-family property, the City allows the use of General Plan height limits, which are tied to the density category of the property. These height limits are shown below:

Table B-9 General Plan Height Limits
Category Height Limit (Feet)
Multi-Family
Residential
Very Low Density 33-45
Low Density 30
Low Medium Density 40
Medium Density 60
High Density 60
Other
Residential
Designations
Multi-Family ResidentialCommercial Parking
40 Mixed Use Overlay 1
(9200 Wilshire Blvd)
60 Mixed Use Overlay 2
(8600 Wilshire Blvd)
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Deviations from Multi-Family Development Standards
The City has established an “R-4 Permit” to accommodate projects that deviate from the basic development standards within specified criteria. The R-4 permit allows for modifications to building height, length, setbacks and articulation, depth of garages that encroach into the front yard setback, and permitted paving in the front yard.

The R-4 permit also allows for “bonus units” to be developed above existing carports or garages where the rear property line abuts an alley. One-bedroom units ranging between 400 to 999 square feet in size are permitted, with heights of up to 28 feet, or the height of the principal building.

Mixed Use Development Standards
In 2020 the City adopted a Mixed Use Overlay Zone that encompasses the area shown in Figure C-1 on page C-5. The overlay zone adds mixed use developments as a permitted use within the designated areas. Maximum residential density within the overlay zone is 79.2 units per acre and height limits range from three to five stories depending on location. Minimum unit size is 500 square feet for efficiency and 1- bedroom units and 800 square feet for units with 2 or more bedrooms.

The average size of all units in a mixed-use development may not exceed 1,750 square feet. To assist interested property owners, developers and other interested parties in understanding the new mixed-use regulations, a summary is posted on the City’s website.5 Accessory Dwelling Units
Accessory dwelling units (ADUs) provide an important source of affordable housing for seniors, young adults, care-givers and other low- and moderate-income segments of the population. In recent years, the State Legislature has adopted extensive changes to ADU law in order to encourage housing production. Among the most significant changes is the requirement for cities to allow one ADU plus one “junior ADU” on any property zoned for residential uses by-right subject to limited development standards. Program Imp 10.4 in the Housing Plan includes a commitment to update the City’s ADU regulations in conformance with current State law.

Parking Requirements
The number of parking spaces required per dwelling unit is dependent upon the type of residential use, number of bedrooms, and for singlefamily dwellings, location in the community. Table B-10 (Residential

5 http://www.beverlyhills.org/cbhfiles/storage/files/1108659042674523311/BeverlyHillsMixed UseGuideFeb2021.pdf
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Parking Requirements) presents the required parking spaces necessary for residential development.

The City requires multi-family housing to provide structured parking and to screen all parking spaces from view of public streets. These requirements have resulted in most multi-family projects providing subterranean parking. The City will evaluate revisions to its standards to allow greater flexibility in the type and location of multi-family parking as part of Program 12.1 in the adopted Housing Element in order to reduce development costs.

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Table B-10 Residential Parking Requirements
Use Type Required Parking Spaces
Covered
Spaces
Single-Family Central Area
No more than 4 Bedrooms 3
None
5 or 6 Bedrooms 4
7 Bedrooms 5
8 Bedrooms 6
9 or more Bedrooms 7
Single-Family Hillside Area
<6,000 sfe 3 2
>6,000 sfe 4 2
Single-Family Trousdale Estates
No more than 4 Bedrooms 2
5 Bedrooms 3 None
6 or more Bedrooms 4
Multiple-Familya,b
Efficiency Unit (<1,000 sf) 1
All spaces to
be enclosed
within a
structure
1 Bedroom 2
2 Bedrooms 2.5
3 Bedrooms 3
4 Bedrooms 3
5 or more Bedrooms 4
Congregate Housing for
Elderly and Disabled
Studio or 1bdrm – 1 space
2 bdrm - 1½ space
(May be reduced to 1/2 a
space per unit)
Multi-family Housing for
Elderly and Disabled
(Affordable)
1 space per unit
(May be reduced to 4/10th
of a space per unit)
SOURCE: City of Beverly Hills, Municipal Code, December 2006. a One guest space for each four units.
b Up to 20% of multi-family units may have tandem parking. The Planning Commission may increase the percentage of tandem parking spaces as part of an application for an R-4 permit.

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Cumulative Impact of Development Standards
To evaluate the cumulative impact of the City’s development standards on achievable densities, the City reviewed multi-family projects built in the R-4 zone. Table B-11 below summarizes the characteristics of five multi-family projects, and compares the maximum densities permitted under the General Plan, and zoning code, with the actual built project.

Table B-11 Comparison of Actual R-4 Units Built to the Allowable Densities in the General Plan, and Zoning Code (2010-2011 Projects)
Number of Units Built as % of:

Date Project
APN(s)
Number
of Lots
Parcel
Size
(Acres)
Max.

Units
(Gen.

Plan)
Max
Unit^
(Zoning)
Units
Demo’d
Units
Built
Built
Density
Gen.

Plan
Density
Zoning
Code
Density
Multi-Family Residential – High Density (50 Units/ Acre) 2010 447 N DOHENY
DR 3 0.40 20 20 3 20 50
du/acre 100% 100%
2010 443 N PALM DR 2 0.30 15 13 8 13 43
du/acre 87% 100%
2011 155 N
HAMILTON DR 2 0.30 15 13 1 13 43 du/acre 87% 100%
2013 9265 BURTON
WAY* 1 0.33 17 14 6 23 70 du/acre 135% 164%
2019 425 N PALM DR 2 0.52 26 26 18 20 38
du/acre 77% 77%
2020 457 N
OAKHURST DR 1 0.19 10 8 2 6 31 du/acre 60% 75%
Multi-Family Residential – Medium Density (45 Units/ Acre) & Low Medium Density (40 Units/Acre) 2010
115 N SWALL
DR 1 0.10 4 3 2 3 30
du/acre 75% 100%
2011
140 S

OAKHURST
DR
2 0.28 12 11 8 11 39
du/acre 92% 100%
2019 340 S
REXFORD DR 1 0.14 6 4 0 3 30 du/acre 50% 75%
2018
250 N

CRESCENT
DR*
1 0.17 7 5 0 8 47
du/acre 114% 160%
^ Maximum Units allowable on the site takes into account height district limits, zoning unit density calculation, required setbacks, and building modulation requirements. * Project utilized state density bonus provisions.

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Table B-11 illustrates that multi-family buildings constructed in 2010 and 2011 typically were built to 100 percent of the maximum zoning code density. In addition, the table above illustrates how the City’s zoning density incentive for assemblage of properties incentivizes greater unit density, but is not essential for development, as some projects have been developed on single lots. The nine R-4 projects presented also illustrate the feasibility of developing on small parcels (<0.5 acre). However, given the fact that multi-family projects that have been entitled or built in recent years did not utilize the Beverly Hills zoning code sections 12.5 or 12.8 (specific standards for multifamily housing for the elderly and disabled and multi-family congregate care housing), the Housing Plan has been updated to include an action item in Program 12.1 that requires that the City study and consider an update to these zoning regulations To ensure they are up-to-date and encourage the provision of this type of housing.

Given the steps that will be taken through the programs in the Housing Plan, the City will further encourage the development of housing for a wider range of populations.

2. Historic Preservation Program
In 2012, the City established a Historic Preservation program to maintain and preserve its unique heritage and neighborhoods. The program was established to preserve specific properties that demonstrate the unique cultural, architectural and historic sense of Beverly Hills. Examples of listed properties follow below.

The program was most recently updated in 2015 and outlines procedures and criteria for landmark and historic district designation, and establishes penalties for unauthorized demolition or alteration of historic resources. The Ordinance only allows the City Council and Cultural Heritage Commission to nominate properties as potential landmarks and historic districts (districts are not allowed in singlefamily zones). In order to form a historic district, 70% or more of the properties within the potential district boundaries must qualify as contributors and 50% of the property owners must support the district’s formation.

Since the inception of the Historic Preservation Program, the City has established a Cultural Heritage Commission and compiled a Master Architect List of notable individuals who have designed buildings in the City. The City has also designated a number of buildings as local landmarks, including but not limited to:
 Beverly Hills Hotel
 Virginia Robinson Estate and Garden
 Beverly Hills Women’s Club
 Greystone Mansion
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 Beverly Hills Post Office
 Anderton Court
 Karasik House
 The Witch’s House
 Waverly Mansion
 Hilton Office Building
 Locke House
 Fox Wilshire – Saban Theatre
 Beverly Hills City Hall
The City previously started a comprehensive historic survey of all properties, including multi-family properties. However, this survey was halted due to changes to the Historic Preservation ordinance that took place in 2015. The next step will be to determine which of these properties might merit placement on an inventory and further consideration as a landmark. The City has established a Mills Act Program (the pilot program was started in 2011, and the permanent program was established in 2020) to provide property tax incentives for preservation. The Mills Act Program specifically encourages the preservation of multi-family properties in the City. In addition, the Historic Incentive Program was established in 2015, which allows the Planning Commission to modify or waive development standards that would otherwise apply to locally designated historic landmarks.

Because the historic preservation program was recently updated in 2015, and a comprehensive survey of all properties in the City has not yet been completed, it is difficult to assess exactly how it will impact housing development potential. However, the purpose of the program is to protect historic and cultural resources that are especially unique and contribute to the cultural, historic and architectural sense of the City. For this reason, the City does not believe that the program will be a constraint to housing development.

The City will continue to monitor the program as it develops and has included Imp. 9.4 in the Element.

3. Development Review Process
All residential development is reviewed by City staff for zoning, building, and fire code compliance prior to issuance of construction permits.

Single-Family Housing Review Process
New single-family homes that overpower the general local neighborhood scale "lot to house size" ratio ("mansionization") are a concern to the community. To address this issue, all single-family residential development located in the “Central Area of the City” City of Beverly Hills General Plan
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(basically all areas south of Sunset Blvd.) must be first reviewed and approved by the Director of the Community Development
Department, or the Design Review Commission, based on whether the project complies with the City’s published design guidelines.

Director Review (Track 1)
A proposed residential development is reviewed to determine whether it substantially adheres to an architectural style as outlined in the Single-Family Design Review Catalogue. If the required review determines that the proposed development adheres to the architectural style within the catalogue, and meets all of the applicable development standards, the development may be granted a design review entitlement by the Director of Community Development without further design review.

Commission Review of Single Family Projects (Track 2)
Projects that do not comply with a style in the City’s guidelines are reviewed by the Design Review Commission. The Design Review Commission reviews proposed single-family residential development and its impact on the streetscape by controlling the mansionization of the City's residential neighborhoods, which would degrade and depreciate the character, image, beauty, and reputation of the City's residential neighborhoods with adverse consequences for the quality of life of all residents. Design Review Commission decisions involve a noticed public hearing, and decisions are appealable to the Planning Commission and ultimately to the City Council.

Design Guidelines
The City provides guidelines to the public on what would constitute acceptable design. This City’s design guidelines, titled the “Residential Design Style Catalog”, are available for reviewing and download on the City’s website6. The catalogue includes explanations of the different design styles, including the defining architectural features, materials, and proportions present for each style, as well as various sub-categories of styles. The guide also includes picture examples for the styles. The catalogue includes the following housing design styles:
 American Colonial
 Rural European Revival
 Spanish Colonial
 Contemporary
 Period Revival

6 The City’s Residential Design Style Catalog is available at:
<http://www.beverlyhills.org/cbhfiles/storage/files/4702978971337846787/StyleCatalogRevis edMarch2008.pdf>
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Other design styles can be considered if the design is architecturally true to textbook definitions.

Review Process
The City has a dedicated staff person who works with applicants on single-family related design. The City provides an application packet that includes a process flowchart and instructions for submitting a complete set of plans. Decisions made by City staff or the Design Review Commission are rarely appealed.

1. The first step in the process is for City staff to determine if the proposed project can be reviewed by the Director, or if it warrants review by the Design Review Commission.

2. Once a determination is made, the applicant is informed in writing and they are invited to submit either a “Track 1”, or a “Track 2” application. Track 1 applications are reviewed by City staff and ultimately, the director. Track 2 applications are reviewed by the Design Review Commission.

3. Staff-level project reviews are typically processed within 30 days.

4. Commission reviewed projects are typically processed within 60 days.

5. The Design Review Commission process includes a public hearing. The Commission considers the following findings in their review:
a. The proposed development's design exhibits an
internally compatible design scheme;
b. The proposed development's design appropriately
minimizes the appearance of scale and mass and
enhances the garden like quality of the city and
appropriately maximizes the use of required open
space within the proposed architectural style;
c. The proposed development will enhance the
appearance of the neighborhood;
d. The proposed development is designed to balance the
reasonable expectation of development for the owner
with the reasonable expectation of privacy of
neighbors; and
e. The proposed development respects prevailing site
design patterns, carefully analyzing the characteristics of the surrounding group of homes, and integrates
appropriate features that will ensure harmony between
old and new.

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Multi-Family Housing Review Process
Development Plan Review Entitlement Required
All multi-family residential projects are subject to the City’s Development Plan Review (DPR) process. Projects with five or more units are reviewed by the Planning Commission; projects with four or fewer units may be reviewed at the staff-level. Development Plan Review involves evaluating the proposed development for General Plan consistency and compatibility to the area in which the development is proposed to be located. The review focuses on site plan, building layout, and building amenities. Use of multi-family properties are considered to be for multi-family residential purposes and therefore, use is not part of the review.

Other Entitlements that May Be Required
In addition to the Development Plan Review requirements, if a building does not meet all of the basic R-4 Zone standards, the applicant may apply for an R-4 permit. If the deviation from the basic standards meets specific criteria, an R-4 Permit allows for the reduction in development standards for setbacks, building height, articulation of the building façade, building length, depth of garages that encroach into the front yard setback and the amount of paving in the front yard. An R-4 permit is also required to allow residential units to be constructed above existing detached garages. The Planning Commission typically reviews the R-4 permit at the same time as the development plan and the tentative map.

Incentives for Development of Assisted Living or Independent Living for the Elderly or Disabled Housing
The City’s municipal code allows for the development of senior and disabled housing anywhere housing is allowed in the City. In the City’s multi-family districts, senior and disabled housing can be constructed at a unit density greater than would be allowed for other types of housing (up to 165 units/ acre), provided that the project obtains a Conditional Use Permit and units are deed-restricted as affordable. In select areas of the City’s multi-family districts, Congregate Care Facilities for the elderly and persons with disabilities can also be constructed at unit densities greater than would otherwise be allowed (up to 165 units/ acre) with a Conditional Use Permit. Furthermore, the City’s Code provides for significant reductions in parking and minimum unit sizes for senior and disabled housing.

Commission Review of Multi-Family Projects
Most multi-family residential and some single-family residential developments require review by the Planning Commission. The Community Development Department offers a “one-step” process where the formal Planning Commission review application will be City of Beverly Hills General Plan
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made through the City’s Permit Center and routed to all applicable departments such as Fire and Engineering. If there are no revisions to the plans, a hearing is scheduled before the Planning Commission.

Planning Commission Review
The Planning Commission reviews development plans for all multifamily projects with more than four units, second unit use permits, condominium conversions, and all requests for modifications to the City’s development standards. As required for all entitlements, public notification procedures for Planning Commission hearings are also followed, which can include a neighborhood meeting, a notice sent within 45 days of the application filing date, and a notice sent at least 20 days before the hearing date, as well as newspaper notices and posted signs. The Planning Commission review process involves a public hearing, findings, resolution, and covenant. Typically, projects move through the process, from initial submittal to approval in 90-180 days.

The findings used by the Planning Commission in the Development Plan Review process are:

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

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

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

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

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

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

The Planning Commission reviews the tract map and site plan, and confirms that the project conforms to the general plan and zoning code. This includes a review of vehicle flow and pedestrian access.

In areas served by alleys, the Planning Commission encourages new projects to orient vehicle access off the alley to limit the number of vehicles crossing the sidewalk. The Planning Commission also encourages new projects to be designed with a main entrance City of Beverly Hills General Plan
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facing the street to continue the existing pedestrian-orientation of buildings to the sidewalk.

The Planning Commission was established more than 50 years ago and the Commission’s review is based on site planning and land use compatibility. Potential uncertainty in the City’s review process related to meeting the finding of “…[promoting] harmonious development of the area” is addressed through a focused review of site plan orientation and traffic generation, and a reliance on past precedence. The findings used by the Planning Commission to evaluate applications for Development Plan Review entitlements have been in place since the early 1990s and constitute a substantial body of cases to reference in determining the appropriateness of future applications.

In addition, the City has a number of professional staff dedicated to working with project applicants on zoning entitlement submittals. The same professional staff also work the City’s public counter and are a resource made available to assist applicants with zoning conformity and entitlement submittal requirements in advance of submitting a project.

The City’s current system includes the public counter zoning services, entitlement processing services, informational materials, and application submittal requirements. The current system will be evaluated annually in conjunction with the Annual Housing Element Report to HCD and any uncertainty in the development review process will be identified and procedures will be modified as needed to increase certainty (Imp. 12.4 Monitor the Development Review Process). This ensures that an applicant will be able to use the City’s available informational resources, meet with public counter staff and entitlement case management staff, submit an application with all necessary supporting materials, and with certainty be assured their project will proceed through the review process in an efficient manner.

Architectural Commission Review
Architectural Review
Architectural Review is required for the erection, construction, alteration, or remodeling of the exterior of any non-single family residential zoned properties (e.g. multi-family residential), pursuant to Beverly Hills Municipal Code Title 10, Chapter 3, Article 30.

Architectural Review and the Architectural Commission of the City of Beverly Hills were established in 1966. The approval criteria are intended to compel a standard for high quality housing production in the City. The Architectural Commission application form sets forth a transparent, standardized list of submittal requirements available in advance to all applicants. The application form includes an opportunity for a project applicant to provide rationale on how their City of Beverly Hills General Plan
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project meets the approval criteria. The criteria relate to the quality of the façade treatments and finishes only and the Architectural Commission has no purview over the approval or denial of the underlying multi-family housing project. The criteria are then applied evenly by the Architectural Commission in a public hearing and are cited evenly in the approval resolution, which follows a regularized template for all projects. Nearly all minor (staff-level review) Architectural Review applications are approved at the staff level or over-the-counter on the day of application. The average processing time for Architectural Commission-level architectural review projects is 3 weeks from the date of receipt of a formal application to the date a project is agendized and heard by the Architectural Commission.

The majority of projects are approved in a single meeting before the Commission. The existing Architectural Review process for multi-family residential projects in Beverly Hills is a streamlined, standardized procedure that does not appear to be a barrier to the approval of housing projects. Regardless, Implementation Measure 12.1 (Development Standards) in the Housing Plan includes policies to 1) adopt objective design standards for multi-family housing projects, and 2) to consider an ordinance to streamline the approval process to allow Director-level approvals for Architectural Review of multifamily housing projects with affordable housing.

The Architectural Commission reviews the architectural qualities of all multi-family projects, and all commercial or mixed-use projects. The Architectural Commission’s review focuses only on the outside of the building and the building’s landscaping and includes a review of architectural features, final finishes and colors.

Typically, a project is scheduled for review by the Architectural Commission as soon as it is approved by the Planning Commission.

From start to finish, the Architectural Commission’s review typically takes a maximum of 60 days. The Commission’s review includes a public hearing and approval is provided in a letter to the applicant.

The findings used by the Architectural Commission in the Architectural Review process are:

A. The plan for the proposed building or structure is in conformity with good taste and good design and, in general, contributes to the image of Beverly Hills as a place of beauty,
spaciousness, balance, taste, fitness, broad vistas, and high quality;
B. The plan for the proposed building or structure indicates the manner in which the structure is reasonably protected against external and internal noise, vibrations, and other factors which may tend to make the environment less desirable;
C. The proposed building or structure is not, in its exterior design and appearance, of inferior quality such as to cause the City of Beverly Hills General Plan
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nature of the local environment to materially depreciate in appearance and value;
D. The proposed building or structure is in harmony with the proposed developments on land in the general area, with the general plan for Beverly Hills, and with any precise plans adopted pursuant to the general plan; and
E. The proposed development is in conformity with the
standards of this code and other applicable laws insofar as the location and appearance of the buildings and structures are involved.

The Architectural Commission was established more than 50 years ago and over the course of its existence a methodology to objectively reviewing applications has been developed based on precedent.

The process includes the following:

The City has a planner and urban designer dedicated to working with project applicants on architectural submittals and the City takes measures to assure that applicants are informed of submittal requirements at the time the application is initially submitted to the City. The City keeps a collection of sample review materials, such as material boards and renderings. The City also awards projects semiannually which possess exemplary architecture and those awarded projects are photographed and made available to the public on the City’s website. By reviewing the City’s examples of exemplary architecture and submittal samples, and meeting with the City’s dedicated planner, a project applicant can be assured their project will proceed through the review process in an efficient manner.

Expedited Plan Check
At this time, the Planning Division does not provide an expedited review process for multi-family projects; however, plans are underway to establish an expedited review process for planning permits, provided that needed funds for staffing are available. The Building and Safety Division does provide an expedited plan check option which can reduce plan check times from six to three weeks.

SB 35 Streamlined Review Process
Under certain circumstances, SB 35 (Government Code Sec. 65913.4) requires cities to conduct “streamlined review” of housing development applications. To address this requirement,
Implementation Measure 12.3 in the Housing Plan includes a commitment to establish written procedures for the SB 35 Streamlined Ministerial Approval Process when applicable.

4. Environmental Review Process
Residential projects developed consistent with the General Plan and Zoning Code in most cases are categorically exempt from City of Beverly Hills General Plan
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environmental review. Only when the new project would demolish a building determined to be of historic significance would additional environmental review be performed (additional environmental review would also be required in some instances for projects that disrupt natural habitats; however, Beverly Hills is located in a dense urbanized area and there is very little to no natural habitat remaining in the City that would warrant additional review).

Typical timeframes for the environmental review is as follows:

Table B-12 Environmental Review – Processing Times
Type of Review Processing Time
Categorical Exemption 2 months
Negative Declaration/ Mitigated Negative Declaration 6 months Environmental Impact Report 18 months
SOURCE: City of Beverly Hills, May 2021

5. Building Codes and Enforcement
Building Codes regulate the physical construction of dwellings and include plumbing, electrical, and mechanical divisions. The purpose of the Building Code and its enforcement is to protect the public from unsafe conditions associated with construction. The City of Beverly Hills enforces the California Building Code standards (Title 24) for existing units, new construction, and residential rehabilitation. State law affords local government some flexibility when adopting the uniform codes; the building codes can be amended based on geographical, topographical, or climate considerations. Further, State housing law provides that local building departments can authorize the use of materials and construction methods other than those specified in the uniform code if the proposed design is found to be satisfactory and the materials or methods are at least equivalent to that prescribed by the building codes.

The Beverly Hills City Council finds that certain changes and modifications are necessary in the adoption of the California Building Code because specific local conditions in the City involve climatic conditions which present severe fire hazards to buildings, structures and occupants because of the semiarid climate; the City's location which is partially in a hillside and mountainous area and partially on an alluvial plain; topographical conditions which create a hazard because of steep hillsides and the proximity of hills and canyons; and because of soil conditions in some areas which require testing prior to construction. Modifications to the Building Code are designed to meet the requirements of local needs, and can be summarized as follows:

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 Re-adoption of current amendments to the State Building Code requiring additional seismic standards
 Amendments to the State’s 2019 Green Building Standards Code (CALGreen) and the State’s 2019 California Residential Code establishing a tiered set of requirements for new
development
The City doesn’t believe these amendments to the State building codes will affect the cost and supply of housing in the City for the following reasons:
 Past development activity (both entitlement and construction) has demonstrated sufficient interest and ability within the building industry to continue development of housing units at amounts desired by the State through the RHNA process.
 The City offers unit size and parking reductions, and unit density incentives for the development of senior and congregate housing projects. It is expected these incentives should counter-balance additional project costs associated with meeting the City’s added requirements. Additionally, the City is in the process of carrying out the following programs to further incentivize the production of affordable housing:
o 10.1 Density Bonus – modify the City’s existing program to include specific waivers and incentives
o 10.2 Inclusionary Housing – implementation of the City’s inclusionary housing program to require affordable units within market rate developments
o 10.3 Housing Trust Fund – set aside money to be used in the development of affordable housing
o 10.4 Accessory Dwelling Units – promote accessory
dwelling units (ADUs) as a means to provide lower-cost
housing
o 10.6 Partnerships with Affordable Housing Developers – increase the power of the City’s investment in
affordable housing by partnering with NGO’s able to
compete for other funding sources, such as affordable
housing grants
o 11.2 Senior Housing Development – further incentivize the development of affordable senior housing
o 12.1 Adjust Development Standards – modify the City’s multi-family development standards to incentivize a
broader range of housing options
o 12.2 Reduced Fees for Affordable Housing – provide
additional incentives for affordable housing in the form of fee reductions for projects with a certain percentage of affordable housing
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6. Fees
As in most cities, the City of Beverly Hills requires all new residential projects to go through a zoning review for entitlements, and a plan review for building permits. The Community Development
Department oversees both review processes in coordination with the City’s Public Works Department (Engineering, and Public Services).

Entitlement Processing Fees
The following charts identify the fees associated with the entitlement of a new housing project. Tables B-13 and B-14 include fees associated with multiple-family projects. Table B-15 includes fees associated with single-family projects. The City conducted a comprehensive fee study in FY 2019-20, and subsidized certain fees (effective February 1, 2020) related to entitlement projects that provide benefits to the greater community. These subsidized fees include the Open Air Dining fee for restaurants, the Design Review fee for single-family homes in the Central Area, and several fees related to historic preservation review (Landmark Designations, etc). All fee information was provided by the Community Development
Department in April 2021.

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Multi-Family Housing Projects – Fees7
Table B-13 Planning Fees for New Multi-Family Residential Projects Project Type/ Entitlement Cost
New Apartment Projects
Development Plan Review (10-3-2570)
Commission-level (Planning Commission) $16,400
Architecture/ Landscape Plan Review (10-3-3016)
Commission-level (Architectural Commission) $4,485
Environmental Review $291
Covenant Processing (upon entitlement) $578
Conceptual Review (optional prior to application submittal) $2,912 Total Fees $24,666
New Condominium Projects
Tentative Parcel/ Tract Map Review (Vesting and Non-Vesting) $20,247 Development Plan Review (10-3-2570)
Commission-level (Planning Commission) $16,400
Architecture/ Landscape Plan Review (10-3-3016)
Commission-level (Architectural Commission) $4,485
Environmental Review $291
Covenant Processing (upon entitlement) $578
Conceptual Review (optional prior to application submittal) $2,912 Total Fees $44,913
Conversion Projects (Apartments to Condominiums)
Common Interest Development Review (includes conversions) $8,068 Tentative Parcel/ Tract Map Review (Vesting and Non-Vesting) $20,247 Environmental Review $291
Covenant Processing (upon entitlement) $578
Conceptual Review (optional prior to application submittal) $2,912 Total Fees $32,096
Note: The following fees also apply
 a 3.7% technology fee and 10% document maintenance fee on all development permits, plan checks, and planning applications

7 The entitlements listed here are those that would typically be required for a multi-family residential development, while other entitlements that would rarely or never used (such as a Conditional Use Permit) have not been included.

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Table B-14 Multi-Family Residential Projects Requiring Additional Discretionary Review
Entitlement (Potential Entitlements and Fees in Addition to the Base Entitlements and Fees for projects not complying with the General Plan and Zoning Code) Cost
Multiple Application Fee (for projects with multiple applications for a single commission, the highest cost is applied and then all additional applications are set at this rate if actual cost would be higher) – the Multiple Application Fee does not apply to applications that are before separate commissions. $2,632
Character Contributing Structural Review (07-R-12338) (To request an Apartment to Condominium Conversion without upgrading the existing building to all current zoning, and building and safety code requirements.

Evaluates an existing multi-family residential building’s structure and identifies necessary upgrades for safety/ seismic safety.)
$8,068
Density Bonus Permit (10-3.1524) $6,649
R-4 Permit
Commission Level (w/o another application)
Staff Level (w/o another application)
$8,254
$6,095
Variance (10-3.2804) (Reduction in parking, or set-backs based on irregularity of the site) $14,954
General Plan Amendment (Cal. Gov. Code) (plus full costs of processing the application) Deposit
Zone Change (10-3.3904) (plus full costs of processing the application) Deposit Environmental Assessment (Negative Declaration) Actual
Cost
Environmental Impact Reporta Actual
Cost
a. Plus a deposit for staff time to be determined by staff with charges at the fully allocated hourly rates for the project for contract planner/engineer plus any outside costs. This fee would include any mitigation monitoring programs that are required.

Single-Family Housing Projects - Fees
Table B-15 Planning Fees for Single-Family Residential Projects Project Type/ Fees Cost
New Single-Family Residence Projects using an architectural type listed in the City’s architectural design guidelines
Staff Level Plan Review (Development, Design, Landscape) (10-3.4612) $724 Environmental Review $291
Total Fees $1,015
New Single-Family Residence Projects not using an architectural type listed in the City’s architectural design guidelines
Commission Level Plan Review (Development, Design, Landscape) (10-

3.4612) $5,420
Environmental Review $291
Total Fees $5,711
Non-Compliant Single-Family Residential Projects
(Potential Fees in Addition to the Base Fees for projects not complying with the General Plan and Zoning Code)
R-1 Permits (Single Family Review, Central R-1, Hillside, Trousdale) $11,278 Note: The following fees also apply
 a 3.7% technology fee and 10% document maintenance fee on all development permits, plan checks, and planning applications
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Development Plan Review/ Building Permits – Multi-Family and Single-Family Housing Projects - Fees
Development review and building permit fees are summarized in the following table. The City’s fee structure is based on total valuation and the same fees are applied to multi-family and single-family projects.

Table B-16 Development Fees for Multi-Family and Single-Family Residential Projects
Zoning Conformance Letter $379
Conceptual Review (Zoning Review) $2,912
Building and Shoring and Grading Permit (Percent of total project valuation)
$0 - $500
Each additional $100 over the first $500, up to $1,000
Each additional $1,000 over the first $1,000, up to $20,000 Each additional $1,000 over the first $20,000 up to $50,000 Each additional $1,000 over the first $50,000 up to $100,000 Each additional $1,000 over the first $100,000 up to $500,000 Each additional $1,000 over the first $500,000
$62
$10
$41
$24
$17
$16
$14
Building Permit Plan Check (Percent of total permit) 80% Mechanical Permit
Issuance of permit (minimum)
Plus 1.55% of Building Permit Fee
$41
Mechanical Permit Plan Check (Percent of permit valuation) %100 Plumbing Permit
Issuance of permit (minimum)
Plus 1.55% of Building Permit Fee
$41
Plumbing Permit Plan Check (Percent of permit valuation) %100 Electrical Permit
Issuance of permit (minimum)
Plus 1.55% of Building Permit Fee
$41
Electrical Permit Plan Check (Percent of permit valuation) %100 Water Meter Connection Fee (not including replacement of sewer lateral – for new meters)
1”

1.5” – 2”
3”
4”
6”
$11,428
$13,033
$23,072
$26,038
$33,739
Water Meter Capacity Fee
1”

1.5”
2”
3”
4”
6”
$14,912
$29,824
$47,719
$89,473
$149.121
$298,243
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Table B-16 Development Fees for Multi-Family and Single-Family Residential Projects
Water Meter Supply Fee
5/8” x ¾”
¾”
1”

1.5”
2”
3”
4”
6”
8”
10”
12”
$3,488
$5,231
$8,719
$17,438
$27,901
$55,802
$87,190
$174,380
$279,008
$732,396
$924,214
Off Site Improvements
Replacement of Sewer Lateral
Sidewalk Replacement Inspection (up to 250 SF)
Each additional 250 SF
Curb and Gutter Permit (first 100 linear feet)
Curb Drain Use Permit
Paving Replacement Inspection
Construction Barricade Permit
Utility Permit (plus $1.50 per square foot)
Hauling/ Street Use (Heavy Haul)
$1,177
$597
$148
$597
$398
$5/sq ft
$1,764
$200
Set by
statute
Note: The following fees also apply:
 Training and Education Fee of 1.2% of all building, mechanical, electrical and plumbing permits
 Accessibility Expert Fee of 4% on plan check and 3% on permit fees for new and greater than 50% remodel of Multi- Family properties
 3.7% technology fee and 10% document maintenance fee on all development permits, plan checks, and planning applications
 General Plan Maintenance fee of 0.00151 per each $1 of all development Impact Fees and Exactions
Cities use exactions and impact fees to assure that a desired standard for public services and facilities is maintained. The City of Beverly Hills charges impact fees and exactions on all new residential development in the City to offset increased use of public infrastructure, public spaces, and services from future residents.

The effect that exactions and impact fees have on the cost of housing is proportional to the amenities and services provided by the exactions and impact fees. Exactions and impact fees do increase the cost of housing; however, when implemented well the increased cost results in higher property values and greater public desirability for the housing. The public’s desire results from the quality of the housing product, and from the public services and amenities available to the residents.

For housing sold at market rate, exaction and impact fees are a cost that is factored into the overall cost of the project. A market rate housing developer covers the increase in costs due to exactions and impact fees by building a higher quality product which in turn can be City of Beverly Hills General Plan
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sold at a higher price. A person is more willing to pay the higher price for the housing because it is higher quality, and because of the services and amenities provided by the exactions and impact fees.

Therefore, the cost of maintaining the City’s standards for public amenities and services is shared in part by the future residents.

Table B-17 Exactions & Impact Fees – Fiscal Year 2020-21 Type of Fee Fee
Dwelling Unit Tax
$1,181.05/unit +
$235.15/bedroom
Condo Conversion Fee $8,061.10/unit
School Fee—Residential $4.08/sq ft
Parks and Recreation Construction Tax $7.35/sq ft
SOURCE: City of Beverly Hills, April 2021
Exactions and impact fees can present a challenge in the development of affordable housing, since these costs cannot easily be passed on to the potential future resident as is the case with market rate housing. The City currently exempts dwelling units for very low, low and moderate income households from the dwelling unit tax and parks and recreation construction tax. The City may explore conductingwill conduct a fee study to evaluate the economic benefit of providing additional waivers or reductions of certain fees for projects containing affordable units.

Total Fees and Exactions for a Typical Multi-Family Project The City adopted its most recent schedule of taxes, fees and charges in August 2020. In order to illustrate the total fees and exactions for a typical multi-family project, Table B-18 illustrates the fees that were charged on the most recently permitted multi-family residential project under the applicable fee schedule. The City feels this project is a typical multi-family project based on the number of units and the lot size. The total fees that would be charged by the City would amount to approximately $1,964,531.42 equating to $98,226.57 per unit. The listing price for the condominium units in this building is not known at this time, since the project construction has not yet been completed. However, it would be reasonable to state that the City’s entitlement fees would be a nominal amount compared to the sales price, given that condominiums in the City typically list for $800,000 to $2 million, depending on the location, size, and year built.

In summary, given the modest percentage that fees represent of unit sales prices, combined with the fact that affordable units are exempt from the dwelling unit tax and parks & recreation (QUIMBY) construction tax, it can be concluded that the City’s permit fees do City of Beverly Hills General Plan
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not impose an undue constraint on the production of new housing. In orderHowever, given that the fees for housing development are not an insignificant amount, and the City wishes to incentivize the production of affordable housing units, the Housing Plan includes Imp.

12.2Policy H 4.3, which requires that the City conduct a future fee study to assess the economic benefitspossibility of providing additionalfee waivers for entitlement and permitting costs to help facilitate the production of affordable, senior, and workforce housing.

In addition, the Housing Plan includes Imp. 12.2, which requires that the City conduct a housing development fee study, and commits the City to adopting modified development fees for projects with a certain percentage of affordable housing by 2026.

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Table B-18 Total Fees for a Typical Multi-Family Project Project Description – 425 N. Palm Drive, 20 Condominium Units Total Project Fees
Fees Per Unit
$1,964531.42
$98,226.57
Description Cost
Tentative Parcel/ Tract Map Review (Vesting and Non-Vesting) $14,744 Development Plan Review (10-3-2570)
Commission-level (Planning Commission) – Multiple Application Fee $3,577
R-4 Permit (10-3-2850) $2,632
Architecture/ Landscape Plan Review (10-3-3016)
Commission-level (Architectural Commission) $ 3,904.77
Environmental Review $4,000
Newspaper Noticing $2,415
Public Noticing – (Mailed Notice) $3,295
Public Noticing (On-site Signage) $314
Covenant Processing (upon entitlement) $466
Final Parcel/ Tract Map Review (Vesting and Non-Vesting) Zoning Review $706.20
Engineering Review $2,439
Building Permit and Plan Check $225,488.80
Shoring Permit $14,461
Grading Permit $25,617.35
Mechanical Permit and Plan Check $51,255.48
Plumbing Permit and Plan Check $51,255.48
Electrical Permit and Plan Check $50,231.85
Energy Permit and Energy Plan Review $84,558.10
Water Efficient Landscape Permit $738.30
Off Site Improvements
Sewer Charge
Sidewalk Replacement Use Permit
Curb and Gutter Permit
Curb Drain Use Permit
Paving Replacement Inspection ($3.00/square foot x 2,000 sq ft) Construction Barricade Permit
Utility Permit
Hauling/ Street Use (Heavy Haul Permit)
$6,803
$405.00
$1,439.00
$807.00
$6,000
$981.00
$155.30
$90.00
AB717 Fee $3,382,33
Seismic SB861 Residential $2,000
School Fees $135,358.08
Dwelling Unit Tax $22,800
Bedroom Tax $10,442
Parks and Recreation (QUIMBY) Fee $453,271.10
General Plan/Long Range Maintenance Fee (SB1608) $17,475.38 *includes document maintenance, technology, AB717, and SB1608 fees City of Beverly Hills General Plan
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On and Off-Site Improvements
Site improvements encompass the range of water, sewer, circulation, and other infrastructure needed to support development. In Beverly Hills, site improvements include water and sewer and storm drain laterals, streets, curbs, gutters, parkway, street trees, sidewalks and alleyways. The City uses a standard street width of 46-feet curb-tocurb within a 70-foot right-of-way for local residential (multi-family) streets and secondary arterial streets, and a standard street width of 36-feet curb-to-curb within a 60-foot right-of-way for local residential (single-family) streets. All residential streets are improved with 6-foot parkways and 6-foot sidewalks on both sides of the street.

To ensure that adequate improvements are in place, Beverly Hills requires pro-rata payments for off-site extension of the water, sewer and storm drain systems, and pro-rata payments for transportation improvements. In larger projects, the City requires developers to construct internal streets, sidewalks, curbs, gutters, and affected portions of off-site arterials. However, development in Beverly Hills typically occurs on small infill parcels where infrastructure is already in place.

While on and off-site improvements add to the cost of development and thus impact affordability, it is standard for jurisdictions to require development to “pay its own way.” Beverly Hills site improvement requirements are deemed necessary to maintain the quality of life desired by residents, and are consistent with General Plan goals to ensure that public services and facilities are in place at the time of need, thus avoiding the overloading of existing urban service systems.

7. Housing for Persons with Special Needs
Special Needs Housing Overlay Zone
In order to encourage a variety of housing, the City has established a Special Needs Housing Overlay Zone to encourage the construction of housing for persons with special needs in certain areas of the City and locate such housing close to appropriate amenities and services.

The Special Needs Housing Overlay Zone allows increased residential density, small housing units, and reduced parking requirements.

Emergency Shelters are permitted by-right in the Special Needs Housing Overlay zone, and SROs and multi-family congregate housing for elderly or disabled are permitted with a Conditional Use Permit (CUP).

The Special Needs Housing Overlay Zone applies to R-4 zones on sites which meet the following criteria:
 Site is located in area with 4 or 5 story height limits  Site is located adjacent to commercial zoned areas, and is separated by an alley from commercial uses
 Site is located on a street greater than 30 feet in width City of Beverly Hills General Plan
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A total of 37.8 acres on 172 parcels within the R-4 zone meets these criteria for special needs housing. A map of the Special Needs Housing Overlay Zone is provided at the end of this Appendix.

This ordinance also added the following definitions to the Municipal Code:
 Bona Fide Housekeeping Unit: Shall have the same meaning as Single Housekeeping Unit
 Community Care Facility, Large: Any State licensed facility, place, or structure that is maintained and operated to provide non-medical residential care, day treatment, adult day care, or foster agency services for seven or more adults, children, or adults and children, as defined in California Health and Safety Code Section 1502.
 Community Care Facility, Small: Any State licensed facility, place, or structure that is maintained and operated to provide non-medical residential care, day treatment, adult day care, or foster agency services for six or fewer adults, children, or adults and children, as defined in California Health and Safety Code Section 1502.
 Emergency Shelter: A facility that provides immediate and short-term housing with minimal support services for homeless persons or families on a first-come, first-served basis, and that is limited to occupancy of no more than six months.
 Family: Two or more persons living together as a single housekeeping unit in a single dwelling unit. Family also means the persons living together in a licensed residential facility, as that term is defined in California Health & Safety Code Section 1502(a)(1) serving six or fewer persons, excluding the licensee, the members of the licensee’s family, and persons employed as facility staff who reside at the facility.
 Single-Family Residence: Shall have the same meaning as One-family or Single-family Residence or Dwelling.
 Single Housekeeping Unit: The functional equivalent of a traditional family, whose members are a non-transient
interactive group of two or more persons, where such persons jointly occupy a single dwelling unit, jointly use common areas, and share household activities and responsibilities (e.g., meals, chores, and expenses).
 Single Room Occupancy Housing (SRO): A residential facility where individual secure rooms are rented to a one- or twoperson household. Rooms are generally 150 to 375 square feet in size and include a sink, closet and toilet, with shower and kitchen facilities typically shared. SRO units are rented on a weekly or monthly basis.

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 Supportive Housing: Permanent affordable housing with no limit on length of stay, that is occupied by the target population as identified in State law, and that is linked to onsite or offsite services that assist the supportive housing residents in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
 Target Population: Persons with disabilities, homeless families, and homeless youth.
 Transitional Housing: Temporary rental housing intended for occupancy by homeless individuals or families transitioning to permanent housing that is operated under program
requirements calling for the termination of assistance and recirculation of the dwelling unit to another eligible program recipient at a predetermined future time, which shall be no less than six months. Transitional housing often includes a supportive services component, such as job skills training or rehabilitation counseling to allow individuals to gain the necessary life skills to support independent living.

Table B-19 and Table B-20 show allowable types of special needs housing in single-family and multi-family zones, respectively.

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Table B-19 City of Beverly Hills Residential Allowable Residential Development Land Use Regulations for Single Family Residential Zoning Districts and Zoning District Overlays
R-1 R-1X R-1.5 R-1.5X R-1.5X2 R-1.6X R1.7X R-1.8X
Single-family dwelling P P P P P P P P
Accessory Dwelling units P P P P P P P P
Transitional and supportive housing1
Single-family structure P P P P P P P P
Family daycare home
Small P P P P P P P P
Large UP UP UP UP UP UP UP UP
Community care facility2
Small (serving 6 or fewer) P P P P P P P P
Manufactured/Mobile home P P P P P P P P
Notes: P: Permitted use UP: Use Permit CUP: Conditional Use Permit

1. Transitional or supportive housing is permitted in residential zones subject to the same standards as similar residential uses; therefore, if such housing is configured as a single-family residence, it is regulated as such and is subject to all regulations applied to residences in the single family residential zone where it is located.

2. For the purposes of this table, residential care facilities for the elderly, as defined in state law, shall be treated the same as community care facilities.

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Table B-20 City of Beverly Hills Residential Allowable Residential Development Land Use Regulations for Multi-Family Residential Zoning Districts and Zoning District Overlays
R-4
RMC
P
Special Needs
Housing
Overlay3
R4X1 R-4X2 R-3 R-4-P
Single-Family dwelling P P P P P
Duplex P P P P P P
Accessory Dwelling units P P P P P P
Multi-family dwelling P P P P P P
Transitional and supportive housing1
Single-family structure P P P P
Multi-family structure P P P P P
Emergency shelters P
Single room occupancy housing (SRO) CUP
Community care facilities2 (state licensed)
Small (6 or fewer) P P P P
Large (7 or more) CUP CUP CUP CUP CUP
Childcare uses licensed pursuant to state law CUP CUP CUP CUP Multiple-family congregate housing for the elderly or disabled pursuant to article 12.8 of zoning code4 CUP
Multiple-family housing for the elderly or disabled pursuant to article 12.5 of the zoning code5 CUP CUP CUP CUP
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Table B-20 City of Beverly Hills Residential Allowable Residential Development Land Use Regulations for Multi-Family Residential Zoning Districts and Zoning District Overlays
R-4
RMC
P
Special Needs
Housing
Overlay3
R4X1 R-4X2 R-3 R-4-P
Notes: P: Permitted use UP: Use Permit CUP: Conditional Use Permit

1. Transitional or supportive housing is permitted in residential zones subject to the same standards as similar residential uses; therefore, if such housing is configured as a multi-family residence, it is regulated as such and is subject to all regulations applied to residences in the multi-family residential zone where it is located.

2. For the purposes of this table, residential care facilities for the elderly, as defined in state law, shall be treated the same as community care facilities.

3. Uses allowed in the special needs housing overlay zone are in addition to any use allowed in the underlying zoning district.

4. A Conditional use Permit (CUP) is required to utilize the reduced development standards offered for this type of development. Intended to reduce development costs for assisted living facilities. Specific requirements apply. The project site must be located in an area with four- or five-story height limits; located adjacent to commercially zoned areas; separated from adjacent commercial areas by an alley; and located on a street greater than thirty feet (30’) in width. Unit density up to 165 units/acre. Reduced minimum unit sizes and parking requirements apply (450 square feet minimum unit size, unit must have private bathroom) (BHMC 10-3-12.8).

5. Multiple-family housing for the elderly or disabled is a permitted use in any zone permitting multiple-family residential uses. Conditional Use Permit (CUP) required to utilize the reduced development standards offered for this type of development. Intended to reduce development costs of housing for seniors and persons with disabilities. Specific requirements apply. Housing limited to households with head of household 62 years and older and families with handicapped member. Maximum unit density 150 units/acre.

Minimum unit size as defined by HUD. Maximum number of bedrooms per unit is 2. Only 5% of the units can be 2-bedroom units (BHMC 10-3-12.5).

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Elderly and Disabled Housing
Beverly Hills has established modified standards to specifically encourage the provision of higher density rental housing for seniors and persons with disabilities at costs lower than could otherwise be achieved. While housing which serves the elderly and persons with disabilities is permitted in any residential zone district subject to the same standards as other residential uses, for such housing to take advantage of a potential doubling in density and other modified standards, a Conditional Use Permit is required. The Municipal Code specifies the following two distinct types of housing: 1) Multiple-Family Congregate Housing for Elderly and Disabled Persons (Article 12.8); and 2) Multiple-Family Housing for Elderly and Disabled Persons (Article 12.5).

Multiple-Family Congregate Housing for Elderly and Disabled Persons and Community Care Facilities
Congregate housing provides a range of support services for residents, including all meals, housekeeping and laundry service, private transportation, planned activity programs, and 24-hour emergency inhouse call system. Emergency shelters, transitional and supportive housing programs and community care facilities for seven or more persons, offer similar amenities and support networks. Currently, to use the City’s incentives to develop an elderly or disabled congregate care facility the City requires at least one household member to be 65 years of age or older, or to have a substantial physical impairment. The City may study fee reductions for certain types of housing in this zone, as outlined in program

12.3 of the adopted Housing Element.

The City’s modified development standards for congregate housing for the elderly or disabled provide for densities of up to 165 units per acre, with up to 113 units permitted on any one site. In addition, the City provides significant reductions in the minimum unit size for congregate housing:
 450 square feet for an efficiency unit
 500 square feet for a one-bedroom unit
 800 square feet for a two-bedroom unit
As presented in Table B-10, the City has adopted a reduced parking ratio for congregate housing of one space for one-bedroom units and 1.5 spaces for two bedroom units. The Planning Commission is authorized to provide further reductions of one-half space per unit.

The City is committed to providing opportunities for special needs housing and realizes that such housing forms typically require additional incentives to be viable. The incentives offered in the City’s Special Needs Housing Overlay zone offer greater density and reduced parking and unit size requirements as compared to normal R-4 standards. Additionally, the City may study the viability of reducing or waiving the cost for the Conditional City of Beverly Hills General Plan
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Use Permit for these projects in the future. A map of the overlay area is provided in the back of this document and shows that the overlay zone properties are in close proximity to public transportation and businesses that support daily needs and services. The overlay zone is residential and so provides the look and feel of living in a neighborhood, as opposed to alternative locations in the commercial zones. For these reasons this overlay zone, in concert with the incentives offered, is a viable location for special needs housing. Specific implementation programs (Imp. 11.1 and Imp. 12.1) in the Housing Plan have been added to further fair housing practices and analyze how zoning regulations may be amended to help provide more housing for special needs populations (such as the congregate care facility regulations).

Multiple-Family Housing for Elderly and Handicapped Persons (DeedRestricted Affordable) Affordable independent multi-family housing for the elderly (age 62+) and disabled persons is permitted by Conditional Use Permit in any zone allowing multiple-family residential uses. Densities of up to 165 units per acre are permitted, with a maximum project size of 150 units. Minimum unit sizes are not less than the maximum allowable under HUDs Section 202 Senior Housing Program, with no more than five percent of project units permitted to be two-bedrooms. Building height must be consistent with the prevailing height of surrounding buildings, and not greater than 60 feet. A reduced parking ratio of one space per unit is allowed, with further reductions to 0.4 space per unit permitted at the discretion of the Planning Commission.

If the rental rates for any such senior or disabled housing are not under the provision of a federal, state, or other public agency, then the rental rates will be set by the Planning Commission at affordable levels as a condition of approval.

Housing for Persons with Disabilities
The following analysis addresses Beverly Hills’ regulations and procedures for housing for persons with disabilities with regard to: 1) zoning and development standards; 2) building codes; and 3) processing procedures.

Zoning and Development Standards
The City’s Zoning Code facilitates housing for persons with disabilities in several ways, including:
 Allowances for property owners to build handicapped ramps into residential structures which encroach into the front, or side yard setbacks to allow first floor access for physically disabled residents.  Allowances for elevators to encroach in the side yard setbacks on single-family properties to allow persons no longer able to climb stairs to remain in their homes.

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 Reduced parking and unit size standards for multi-family congregate housing for elderly and disabled persons, and for affordable multifamily residences for elderly and handicapped persons.

The City permits housing for special needs groups in residential zones, including for individuals with disabilities, without regard to distances between such uses or the number of uses in any part of the City.

Building Codes
The City of Beverly Hills ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations) and federal requirements for accessibility. For example, any new apartment development is subject to requirements under the Americans with Disabilities Act (ADA) for unit “adaptability” on ground floor units. Adaptable units are built for easy conversion to disabled access, such as doorway and hallway widths, and added structural support in the bathroom to allow the addition of handrails.

The City also allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with accessibility requirements.

Further, the City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.

Permits and Processing
The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility. The City’s requirements for building permits and inspections are the same as for other residential projects and are straightforward and not burdensome. City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.

Reasonable Accommodation
In 2012, the City adopted Ordinance No. 12-O-2634 to establish specific written procedures for persons with a disability to request reasonable accommodation from the zoning and land use regulations. This ordinance codifies the process through which a request for a modification to building codes, land use regulations, policies, or procedures needed to enable a person affected by a disability to use and enjoy a housing unit. A request for a Reasonable Accommodation is reviewed by the Community Development Director (or Designee), unless it is related to a discretionary land use application that requires review by the Planning Commission, in which case the Planning Commission is the reviewing authority. The applicant must provide information pertaining to the regulation, procedure, or policy from which relief is sought, the nature of the property and the relief sought, and explanation of why the accommodation is City of Beverly Hills General Plan
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reasonable and necessary. No application fee is associated with the Reasonable Accommodation, and if an improvement or modification is requested that would normally require a variance, a variance is not required. Given the process, the specific criteria set forth for qualification, and the no-fee application, the City’s current regulations related to reasonable accommodations does not appear to act as a constraint for persons with disabilities.

Transitional and Supportive Housing
Transitional housing is defined as temporary (typically six months to two years) housing for a homeless individual or family who is transitioning to permanent housing or for youth who are moving out of the foster care system. Supportive housing is generally defined as permanent, affordable housing linked to on- or off-site services and occupied by a target population (i.e., persons with disabilities, suffering from mental illness or chronic health conditions). Services typically include assistance designed to meet the needs of the target population in retaining the housing, living and working in the community, and/or improving health.

State law requires that transitional and supportive housing be treated as residential uses that are subject only to those restrictions that apply to other residential uses of the same type in the same zone. In addition, supportive housing shall be a use by-right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code section 65651. Implementation Measure

11.5 includes a commitment to review and update the Zoning Ordinance to ensure conformance with current State definitions and requirements.

Emergency Shelters
Emergency shelters are facilities that provide shelter to homeless families and/or individuals on a short-term basis.

Jurisdictions with an unmet need for emergency shelters for the homeless must identify at least one zone where emergency shelters will be allowed as a permitted use without a Conditional Use Permit or other discretionary approval. The identified zone must have sufficient capacity to accommodate the unmet shelter need, and at a minimum provide capacity for at least one year-round shelter. Permit processing, development and management standards for emergency shelters must be objective and facilitate the development of, or conversion to, emergency shelters.

As noted in Appendix A, the most recent homeless survey estimated that there are 17 unsheltered persons experiencing homelessness in Beverly Hills.

Beverly Hills has no emergency shelters within its City limits; however, the City has provided funds for the construction and ongoing operation of City of Beverly Hills General Plan
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emergency shelters operated by People Assisting the Homeless (PATH), and by Network of Care for Veterans and Service Members.

The Zoning Ordinance allows emergency shelters by-right in the R-4 multifamily residential zoning overlay district. This district is characterized as a high-density multi-family zone consisting of a variety of existing apartment buildings and condominiums. Within the approximately 37.8-acre area there are numerous older and/or underutilized residential properties that could be converted or redeveloped for use as emergency shelters.

Additionally, the overlay zone provides close access to needs and services such as grocery stores, pharmacies, and transportation. A map of this zone is provided at the end of this document.

Development standards within the district located in the Southerly Zone of the City (BHMC 10-2-303: LOTS: A.) are appropriate to facilitate emergency shelters, and can be summarized as follows:
 Height: up to 60 feet, or five stories
 Minimum Lot Size: 7,500 square feet
 Minimum Public Street Frontage: 55 feet
 Setbacks:
o Front – 15 feet
o Side (total) 19 – 23 feet
Pursuant to State law, the City has also established development standards for Emergency Shelters regulating the following aspects:
 The maximum number of beds or persons permitted to be served nightly by the facility;
 A minimum of one parking space for every 10 beds, plus one-half space for each bedroom designated for families with children, plus one parking space for each employee/volunteer on duty. The number of parking spaces may be reduced by 25% if the shelter is located within 1,000 feet of a public transit stop. Bicycle rack parking shall also be provided.
 The size and location of exterior and interior onsite waiting and client intake areas;
 The provision of onsite management;
 The proximity of other emergency shelters, provided that shelters are not required to be more than 300 feet apart;
 The length of stay;
 Lighting; and
 Security during hours that the emergency shelter is in operation.

To address recent changes to State law, Implementation Measure 11.7 includes a commitment to process a Municipal Code amendment regarding required parking for emergency shelters consistent with Government Code Sec. 65583(a)(4)(A)(2).

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Low Barrier Navigation Centers
In 2019, the State Legislature adopted AB 101 establishing requirements related to local regulation of low barrier navigation centers, which are defined as “Housing first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low barrier means best practices to reduce barriers to entry, and may include, but is not limited to:
(1) The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth
(2) Accommodation of residents’ pets
(3) The storage of possessions
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms”
Low barrier navigation centers meeting specified standards must be allowed by-right in areas zoned for mixed use and in nonresidential zones permitting multi-family uses. Program Imp 11.7 in the Housing Plan includes a commitment to process an amendment to the Zoning Code in compliance with this requirement.

Single Room Occupancy (SRO)
Single Room Occupancy (SRO) residences are small, one-room units occupied by a single individual, and may either have shared or private kitchen and bathroom facilities. SROs are rented on a monthly basis typically without rental deposit, and can provide an entry point into the housing market for extremely-low-income individuals, formerly homeless and disabled persons.

Ordinance No. 12-O-2633 established a definition for “Single Room Occupancy Housing” (SRO) and incorporated this definition into the zoning code. SROs are allowed in the Special Needs Housing Overlay Zone by Conditional Use Permit. Additionally, the ordinance established development standards for SROs including unit size and occupancy, common area, management, parking, kitchen facilities and bathroom facilities to ensure high standards for development.

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Mobile Homes
No mobile homes or mobile home parks are located in the community.

Pursuant to State law, the City permits manufactured housing placed on a permanent foundation in all residential zones.

Farm Employee Housing
Beverly Hills is located within the highly urbanized Los Angeles metropolitan area, and no agricultural land remains in the City. Given these conditions, no specialized regulations have been adopted for farmworker housing. Any agricultural employees who may happen to live in the City would be eligible to participate in any affordable housing programs that are offered to other lower-income persons. To address the requirements of Health & Safety Code Sec. 17021.5 Implementation Measure 11.1 includes a commitment to process an amendment to the Municipal Code to allow employee housing for six or fewer employees as a single-family structure that is permitted in the same manner as other dwellings of the same type in the same zone.

Inclusionary Housing
In 2019, the City Council established an inclusionary housing program with the following provisions:
 Applies to projects with five or more housing units.
 For projects with five or more but fewer than 10 units, the developer must provide one affordable unit for low-income households. There is an option for the developer to pay a fee in-lieu of providing the affordable housing unit.
 For rental projects with 10 or more units, a minimum of 10% of all the units in the development must be rented to and occupied by verylow-, low-, or moderate-income households.  For new condominium projects or condominium conversion projects with 10 or more units, a minimum of 10% of all the units in the development must be sold to and occupied by very-low-, low-, or moderate-income households.
 When only one affordable unit is constructed as part of a development it may be allocated for a very-low-, low-, or moderateincome household. When two or more affordable units are constructed, the units shall be allocated alternately with the first unit for low- or very-low-income and the second for moderate-income and so forth.
 The inclusionary housing regulations do not apply to projects that enter into a development agreement with the City.

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Rent Control
All apartment units in Beverly Hills are subject to rent control. Rent control of apartment units first went into effect March 31, 1979. On January 24, 2017, the City’s rent control ordinance was amended to establish the requirement to pay relocation fees to tenants who were evicted for nocause or non-just cause from Chapter 6 units. This Ordinance also increased the relocation fees that must be paid to tenants for Chapter 5 units, and established an annual increase in the relocation fees tied to the CPI to be conducted on July 1st of each year for both Chapter 5 and Chapter 6 units.

The ordinance decreased the allowable rent increase for Chapter 6 to the greater of; 3% or the percentage equal to the percentage increase in the CPI. It also established a rent increase application process and the requirement for property owners to annually register their rental units.

On October 18, 2018, the City further updated the rent control regulations to eliminate no cause evictions. In addition it added a new grounds for a just-cause eviction of a disruptive tenant and a new procedure pertaining to the termination of a tenancy of a disruptive tenant to Chapters 5 and 6.

On April 2, 2019, an Ordinance was adopted establishing the Rent Stabilization Commission. The Commission is to be composed of the following: two (2) landlords who own one or more residential rental properties with the City; two (2) tenants who reside in the City; and two (2) at large members who are not landlords, tenants or managers of an apartment building. The Commission will also have three alternates, one from each of the categories (1 landlord, 1 tenant and 1 at large member).

The Rent Stabilization Commission, as established by the Ordinance has the power to: a) make recommendations to the City Council concerning amendments to Chapter 5 and 6 of Title 4 that have not been resolved by the City Council; and b) to perform any other functions that may be designated by resolution or motion of the City Council.

All Ordinances are closely monitored by the Rent Stabilization Division in an attempt to assure the rent stabilization guidelines are properly followed and there is no abuse or misinterpretation of the City Council’s intent.

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C. Environment and Infrastructure
Environmental and infrastructure constraints can limit or affect the type and density of housing development in a community. These constraints can include natural resources such as topography and flood areas, hazards/safety concerns, or lack of sufficient infrastructure capacity.

However, as discussed in greater detail below, Beverly Hills is a built-out community with little remaining vacant land, with the majority of the City’s infrastructure systems already in place. Environmental and infrastructure concerns do not compose a significant constraint to housing production.

1. Environmental Constraints
Seismic Hazards
The City of Beverly Hills contains both active and potentially active faults.

Specifically, three active or potentially active faults are located within the City limits, including: the Hollywood Fault, the Santa Monica Fault, and the Newport-Inglewood Zone of Deformation. (Woodward-Clyde 1987) Since the 1987 Study was completed, work completed by Dolan, et al and the California Division of Mines and Geology maps show the Hollywood and Santa Monica faults as converging within the City, and the NewportInglewood fault located approximately two miles south of the City.

The City of Beverly Hills implements the most recent California Building Code. In addition, the City’s Seismic Safety Program promotes public safety and welfare by reducing the risk of death or injury that may result from the effects of earthquakes on existing unreinforced masonry bearing wall buildings. In addition, the City adopted a mandatory seismic retrofit ordinance in 2018 that requires existing soft-story multi-family buildings to be reinforced. The City is also exploring the adoption of a mandatory retrofit program for non-ductile concrete buildings and pre-Northridge earthquake moment frame buildings.

Landslides and Slope Hazards
The hillside areas of Beverly Hills pose the greatest hazard of landslides.

Surface movements in the hillside area could be triggered by heavy rain, a reservoir breach, pumping facilities or an earthquake. Hillside development has placed additional loads on the subsurface bedrock. Additionally, improper site grading, steep slopes, and loss of vegetation can increase the potential for localized landslides. In the canyon areas, the presence of subsurface water and geology composition provides the potential for liquefaction during earthquakes. Any significant hillside movement along canyon streets would potentially isolate populations in those areas due to limited ingress egress routes. Potential damage to underground utilities and fire hydrants could also result from landslide movement. Future growth in the canyon areas of the City may be limited due to safety factors.

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Flooding Hazards
There are no Federal Emergency Management Agency (FEMA) designated flood zones in the City of Beverly Hills. The City is located within the Ballona Creek Watershed; however most of the drainage is controlled by structural flood control measures along a mostly channelized watershed.

Approximately 40 percent of the watershed within the City is covered by impervious surfaces leading to greater surface area for storm runoff and the potential for flooding.

FEMA, as part of its statutory responsibilities to carry out the National Flood Insurance Program, has mapped most of the flood risk areas within the United States. The City of Beverly Hills is located in a FEMA Zone “X” which does not require mandatory flood mitigation enforcement.8 Properties are not required to carry flood insurance (Hazard Mitigation Action Plan 2017, pg. 59). However, Beverly Hills is highly urbanized and as a result of increased paving, can lead to an increase in volume and velocity of runoff after a rainfall event, exacerbating the potential flood hazards. The City’s steep hillside areas are also more susceptible to runoff and slope failures, and new development in these areas will require careful adherence to current grading, soil compaction, maximum slope, and drainage regulations.

The City of Beverly Hills also lies in the inundation path of the Lower Franklin Canyon Dam, which is located north of the City. The reservoir has a 200 acre-feet capacity and can be drained to half capacity in 72 hours and completely emptied in 216 hours. The National Inventory of Dams characterizes this dam with significant hazard potential. Dams with significant hazard potential are those in which failure or incorrect operation would result in no probable loss of human life but can cause economic loss, environmental damage, and disruption of lifeline facilities. In the event of a breach of the Lower Franklin Reservoir, the residential area north of Carmelita Avenue would be exposed to immediate and severe danger.

Below that point, the danger diminishes rapidly although flooding of most structures in this section of the inundation path would occur. Approximately 1,200 people live in the sector of the inundation area subject to severe danger and provision for evacuation of this population is required in the event of a breach in the structure. This reservoir, as well as others in California, are continually monitored by various governmental agencies (such as the State of California Division of Safety of Dams and the U.S. Army Corps of Engineers) to guard against the threat of dam failure.

The possibility of dam failures during an earthquake has been addressed by the California Division of Mines and Geology in the earthquake planning scenarios for a magnitude 8.3 earthquake on the San Andreas Fault zone

8 City of Beverly Hills Hazard Mitigation Plan 2017-2022. http://www.beverlyhills.org/citymanager/emergencymanagement/hazardmitigationplan City of Beverly Hills General Plan
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and a magnitude 7.0 earthquake on the Newport-Inglewood fault zone (Davis 1982). These studies found that catastrophic failure of a major dam as a result of a scenario earthquake is regarded as unlikely (Davis 1982).

Current design and construction practices and ongoing programs of review, modification, or total reconstruction of existing dams are intended to ensure that all dams are capable of withstanding the maximum credible earthquake (MCE) for the Incentive Area. FEMA requires that all reservoir owners develop Emergency Action Plans (EAP) for warning, evacuation, and post-flood actions. Although there may be coordination with county officials in the development of the EAP, the responsibility for developing potential flood inundation maps and facilitation of emergency response is the responsibility of the reservoir owner.

The City’s Safety Element and hazard mitigation plan address flood hazard mitigation, including dam or reservoir failure inundation hazards.

Furthermore, any project would be required to undergo project-specific environmental review, at which time specific mitigation or design changes would be required to reduce the exposure of people or structures to flooding. Therefore, potential impacts associated with flooding were found to be less-than-significant in the General Plan environmental review and are not considered a constraint to new housing production. 9 Wildland Fire Hazard
Beverly Hills is bounded on the north by hillside and canyon areas. Canyons that empty into the City's boundaries are Benedict, Franklin, Coldwater, and Trousdale Canyons. Benedict, Coldwater, and Trousdale Canyons are densely populated, with Franklin Canyon the least developed of the four.

The dense wild brush of Franklin Canyon extends to the boundaries of the City. Due to the extensive hazards originating in the hills north of Sunset Boulevard, the area has been designated a Very High Fire Hazard Severity Zone (VHFHSZ). Approximately 36 percent of the City is located in the VHFHSZ. The City’s Fire Department has implemented programs10 to help educate the community located in the VHFHSZ area, and encourage them to take steps to reduce the risk of wildfire in the VHFHSZ area. These include the “Ready, Set, Go!” program which emphasizes homeowner preparation for fire events, the Brush Clearance and Fuel Modification Programs, which focus on reducing vegetation that can contribute to fire events, and the Public Tree Program, which seeks to provide greater defensible space from public trees with higher flammability characteristics.

Urban Fire Hazard
In the built-out areas of the community, the primary fire hazard risks are man-made. Beverly Hills is home to three very large hotels having

9Beverly Hills General Plan EIR, 2008
10 http://www.beverlyhills.org/departments/firedepartment/vegetationprograms/ City of Beverly Hills General Plan
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occupancies in excess of 500 persons per day, 36 high-rise buildings, and a densely populated retail and commercial district. Of particular concern are two high-rise buildings that are residential occupancies and did not fall under the 1998 retrofit sprinkler mandate imposed on buildings 55 feet or higher. These are the only two high-rise buildings in the City that are not equipped with sprinkler systems.

New housing development within the City is expected to occur through the infill of existing sites and mixed-use development in commercial areas.

Limited future development is expected to occur in the hillside areas.

Wildland fire risks for new development are mitigated by various City programs described below.

Fire Prevention and Suppression Programs
In 1998, the Beverly Hills Fire Department (BHFD) installed a Remote Automated Weather Station (RAWS) in the hillside area just outside the City in Franklin Canyon. Data from the RAWS assists fire officials in determining the need for augmenting or redeploying fire resources depending on current and anticipated weather conditions.

For the VHFHSZ, the BHFD has also developed “Pre-Attack Plans” that enable the fire department to predetermine required resource deployment, resources to locate combustible roofs, evacuation routes, safe refuge areas, and resident assemblage locations. These planning resources help firefighting forces make critical decisions during emergency situations. Pre-Attack Plans are also made available to outside agencies who are called for Mutual Aid assistance and that may not be familiar with the area.

In addition, in 2004 the BHFD and residents within the VHFHSZ initiated the FireWise Communities/USA Program, which is designed to enable communities to achieve a high level of protection against wildland/urban interface fire loss while maintaining a sustainable ecosystem balance.

Biological Resources
The City of Beverly Hills is fully developed with urban uses and has little undisturbed open space areas. Review of GIS databases and aerial photographs indicate that there is little native terrestrial vegetation within the City. The only relatively undisturbed areas include those located near the foothills of the Santa Monica Mountains and the few open space areas located in the area north of Sunset Boulevard. The remaining open space within the City is located in public parks, which typically do not contain natural or native vegetation.

As discussed in the Beverly Hills General Plan Amendments Environmental Review (2009), there are no riparian or sensitive habitats that are known to occur in the City of Beverly Hills. As no riparian or sensitive habitats are City of Beverly Hills General Plan
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known to exist within the City, biological resources do not present a constraint to future housing development within the community.11 In summary, while environmental constraints will require development to incorporate measures to mitigate potential hazards, these constraints are not expected to preclude housing development consistent withthe City’s development review process already includes standard processes and requirements to address such constraints. For example, the plan check process requires a seismic study for any development that may be affected by a seismic hazard. In addition, the housing units included in the Sites Inventory are not located within the Very High Fire Hazard Severity Zone (VHFHSZ), and the City’s Safety Element was recently updated (in 2022) to address potential climate change issues and assess any safety issues related to an increase in development and population over the next planning period. Furthermore, the City has experienced housing development, including single-family, multi-family, and mixed use residential projects, in recent years, which demonstrates that such constraints have not precluded development in the past. As such, the identified constraints are not expected to preclude housing development on the sites identified to satisfy the RHNA.

2. Infrastructure Constraints
Infrastructure needed to maintain and develop new housing includes water facilities, sewer facilities, streets, storm drains, street lights, and sidewalks. The provision and maintenance of these facilities in a community enhances not only the character of the neighborhoods but also serves as an incentive to homeowners to routinely maintain the condition of their homes. In contrast, when public improvements are left to deteriorate or are overextended in use, the neighborhoods in which they are located become neglected and show early signs of deterioration.

Very little undeveloped residential land remains in the City. Most of the community’s infrastructure is currently in place and adequately serves existing development. Future housing growth will occur within in-fill areas and construction of multi-family or mixed-use development within commercial areas. Therefore, the provision of infrastructure does not constitute a constraint to housing production.12
Water System

11 Beverly Hills General Plan Amendments Environmental Review (2009) 12 Ibid.

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The City of Beverly Hills provides water service to all of the City’s residents and to some residential parts of the City of West Hollywood. The City of Beverly Hills will be importing about 70% of its water from the Metropolitan Water district (MWD) to approximately 9,400 customers. The remaining 30% of water need is met by the four groundwater wells in the City. Three groundwater Hollywood wells are located in the Beverly Gardens Park, one in the Burton Way median, two shallow groundwater wells (Maple yard wells) at the City’s yard, and one is currently being developed in the unadjudicated portion of the Central Basin in the City of Los Angeles. All existing and proposed wells will be pumped to the City’s treatment plant through a transmission main owned and maintained by the City. The proposed Central Basin well is drilled and the transmission main construction completed. The well-equipping construction phase of the project is currently underway. About 80 percent of the water service area use is residential in nature. 13
As described in the Urban Water Management Plan (UWMP), the current and projected water supply and demand indicates that in average precipitation years, the City has sufficient water to meet its customer’s needs through 2030. Beverly Hills’ water supply is anticipated to meet the demand for future population growth up to 2030. As per State Law (Gov Code Sec. 65589.7), the City will give priority for service hook-ups to projects that include affordable housing.

13 Ibid.

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Sewer System
The Beverly Hills Department of Public Works maintains a sewer collection system within the community. The existing sanitary sewer system consists of over 95 miles of sewer main. More than half of the existing sewer system within Beverly Hills is over 50 years old. To address this issue, the City of Beverly Hills has a rehabilitation program in place to repair, reline, and/or replace the existing wastewater infrastructure. The City of Beverly Hills sewer flows come from the City of Los Angeles from its north and northwestern border and then comingles flows within the city limits until it connects to the City of Los Angeles sewer facilities at the southeastern border of the City.

All of the City’s wastewater flow is treated at the City of Los Angeles Hyperion Treatment Plant in El Segundo.14 Wastewater treatment capacity is expected to be adequate to accommodate projected housing development during the planning period. 15As per State Law (Gov Code Sec. 65589.7), the City will give priority for service hook-ups to projects that include affordable housing.

Storm Drainage
There are approximately 47 miles of improved storm drains within and adjacent to the boundaries of the City of Beverly Hills, approximately twothirds of which are owned and maintained by the City. The remaining onethird are under the jurisdiction of the Los Angeles County Department of Public Works. Roughly one-third of the storm drain system was built before 1940 with the earliest construction taking place in the 1920s and the most recent in the 1970s. The 1999 Storm Drain System Master Plan identified 18 percent of the City’s drainage links as insufficient to convey the runoff for the 10-year or 25-year storm. However, approximately 72 percent of the deficient links require a 1-foot diameter or less upgrade to the existing pipe size.

The 2020 Integrated Water Resources Master Plan (IWRMP) included the evaluation of the storm drain system which includes capacity and system integrity. Overall, the City’s storm drain system has sufficient capacity and significant flooding areas are not expected due to the Hollyhills Storm Drain improvement project. The Hollyhills project increased the capacity of the regional system that addressed upstream flooding conditions. The Los Angeles County Department of Public Works and Flood Control System were the project leads of this regional project.

To verify the City’s storm drain pipe conditions, the IWRMP is recommending a 5-year storm drain inspection program that would investigate the integrity

14 City of Beverly Hills General Plan Update Technical Background Report, October 2005. 15 City of Los Angeles, Citywide Housing Element 2021-2029 and Safety Element Updates Draft EIR, p.

4.16-72
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of the system and assess potential capacity issues. Results of the CCTV assessments will provide a list of future projects for replacement or rehabilitation.

Street System
The City is located along the densely developed Wilshire Corridor and is regionally situated in the middle of a variety of regional traffic generators that include Westwood, the University of California, Los Angeles (UCLA), Century City, Los Angeles International Airport (LAX), Culver City to the west, and West Hollywood, the Wilshire Miracle Mile, and downtown Los Angeles to the east. There are only two major facilities that provide regional transportation service for through traffic to bypass the City: the I-405 freeway in the north-south direction and the I-10 freeway in the east-west direction. This results in many of the roadways in the City being used by through traffic to get to and from the various activity centers in the area.

The City promotes walking as a viable means of transportation. Recently, upgrades in urban design and pedestrian amenities have been completed in the Business Triangle, including mid-block signalized crosswalks and widened sidewalks. In addition, several more enhanced pedestrian crossings are in the design phase for use throughout the City. The City's Complete Streets Plan (discussed below) includes a crosswalk policy for non-controlled intersections so that all future crosswalks are of the highest quality possible to improve pedestrian safety and visibility. The Business Triangle also features some diagonal pedestrian intersection crossings (with an exclusive pedestrian crossing phase) and an ordinance limiting ground floor street frontage of businesses not considered to be pedestrianfriendly. The City’s pedestrian facilities include sidewalks, crosswalks, stairs, pedestrian promenades, and paths in the City’s parks.

Four separate transit agencies provide bus service in the City. The Los Angeles County Metropolitan Transportation Authority (Metro or MTA) operates the majority of the fixed-route bus transit service. The City of Santa Monica Big Blue Bus (SM), the Antelope Valley Transit Authority (AV), and the Los Angeles Department of Transportation (LADOT) also provide limited transit routes within and through the City. Metro has also planned two underground rail stations in the City that will extend the Purple Line subway route through Beverly Hills. The stations are currently under construction in two sections: The first section of the Purple Line Extension will extend the subway from the Wilshire/ Western station in Los Angeles to Wilshire/La Cienega in Beverly Hills. Section 2 extends from the Wilshire/ La Cienega station to the Wilshire/ Rodeo station in Beverly Hills and then on to the Century City / Constellation station.

In 2021, the City Council adopted a Complete Streets Plan, which aims to consider access to the public right-of-way for all road users of all ages and abilities. The plan works to accommodate those who are walking or biking, as well as those using public transit and vehicles. As part of the plan’s City of Beverly Hills General Plan
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development, the City comprehensively evaluated and updated existing policies and programs to relieve traffic congestion, including policies to encourage non-driving modes.

As outlined in the Complete Streets Plan, the City has started to implement its holistic bikeway network. Currently there are bike lanes on Burton Way east of Rexford Drive, on Santa Monica Boulevard from west to east City limits, and on Crescent Drive north of Santa Monica Boulevard. There are also bike routes with shared lane markings on South Santa Monica Boulevard between Moreno Drive and Roxbury Drive, and Crescent Drive between Santa Monica Boulevard and Wilshire Boulevard. The City continues to expand end-of-trip facilities through short-term and long-term bike parking at key destinations.
…
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Appendix C: Housing Resources
A. Sites Inventory ....................................................................................... C-2 B. Financial Resources ............................................................................ C-6

1. Community Development Block Grant (CDBG) ......................... C-6

2. Community Assistance Grant Funding (CAGF) ........................... C-6

3. Housing Trust Fund ............................................................................ C-7

4. COVID-19 Rent Subsidy .................................................................... C-8 C. Administrative Resources ................................................................ C-12

1. Menorah Housing Foundation: ..................................................... C-12

2. Alternative Living for the Aging: ................................................... C-12

3. West Hollywood Community Housing Corporation: ................. C-12 D. Opportunities for Energy Conservation ......................................... C-13

1. Energy Efficiency Standards ......................................................... C-14

2. Green Building Program ........................................................ C-152619

3. Sustainable City Plan ...................................................................... 2619

4. Energy Conservation Programs Offered through Local Utilities .. C18 An important component of the Housing Element is the identification of sites for future housing development, and evaluation of the adequacy of these sites in accommodating the City’s share of the Regional Housing Needs Allocation (RHNA). This “Housing Resources” section describes the resources available for development, rehabilitation, and preservation of housing in Beverly Hills including land available for new housing construction, and financial and administrative resources that the City can use to facilitate housing production and housing-related services. The final part of this section is an overview of energy conservation and green building resources available to the City and its residents.

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A. Sites Inventory
The assumptions and methodology for the residential sites inventory are provided below.

Methodology for the Sites Inventory Analysis
The City’s residential sites inventory is comprised of three components:
1) approved projects; 2) underutilized (non-vacant) sites with potential for additional residential development or redevelopment; and 3) potential accessory dwelling units (ADUs).

Potential sites for residential development during the 2021-2029 planning period are summarized in Table C-1. As shown in this table, adequate capacity is available to accommodate the City’s RHNA allocation in all income categories. Additional analysis to support this finding is provided in the discussion below.

Table C-1
Residential Sites Summary
Site Category
Income Category
VL Low Mod
Above
Mod Total
Approved projects (Table C-2) 1 - 2 487 490
Underutilized sites (Table C-3)
1,0080
13 1,4186
85 4,6902,
000
8141,4
95 7,9305,
193
Potential ADUs 25 63 8 54 150
Total sites inventory
1,0340 1,4817 4,7002, 1,3552, 8,5705,
RHNA 2021-2029 1,008 680 602 814 3,104
Adequate Sites? Yes Yes Yes Yes Yes
Source: City of Beverly Hills, 2021
Approved Projects
Table C-2 summarizes residential developments that have received some form of approval and will become available for occupancy during the planning period. The income levels for these projects are based upon the expected sales prices or rents.

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Table C-2
Approved Projects
Project / Location
Income Category
VL Low Mod
Above
Mod Total
250 North Crescent Drive 1 7 8
154-158 North La Peer Drive 16 16
457 North Oakhurst Drive 6 6
425 North Palm Drive 20 20
340 South Rexford Drive 3 3
462 South Rexford Drive 7 7
9900-9908 South Santa Monica Boulevard 25 25
8600 Wilshire Boulevard 2 16 18
9200 Wilshire Boulevard 54 54
9876 Wilshire Boulevard 140 140
9900 Wilshire Boulevard 193 193
Total Units 1 0 2 487 490
Source: City of Beverly Hills, 2021
Underutilized Sites
Underutilized sites with potential for additional residential development or redevelopment are listed in Table C-3. The most significant opportunities for additional housing development are within the Mixed Use (MU) Overlay Zone.

In 2020, the City adopted the MU Overlay Zone that encompasses over 109 acres (Figure C-1). The overlay zone adds mixed use development as a permitted use within the designated areas.

Maximum residential density within the overlay zone is 79.2 units per acre and height limits range from three to five stories depending on location. A summary of the mixed use regulations is posted on the City’s website to assist property owners, developers and other interested parties in understanding the new mixed use regulations.1 The regulations for the MU Overlay Zone have been written to encourage and ease development of mixed-use projects as much as possible. The stated purpose of the MU Overlay Zone is to “encourage vibrant, walkable neighborhoods and increase the availability of housing in the City, while preserving the vitality of existing commercial corridors and minimizing displacement of existing residents”. This includes a provision allowing the conversion of existing commercial buildings to mixed use buildings, without requiring compliance with

1 Mixed Use Overlay Guideline Document:
http://www.beverlyhills.org/cbhfiles/storage/files/1108659042674523311/BeverlyHillsMixed UseGuideFeb2021.pdf
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standards related to parking, loading facilities, outdoor living space, setbacks, and height limits, if such buildings do not currently comply with these standards or if the building would become structurally defective by complying with these standards. This means that the MU Overlay Zone regulations provides opportunity for both the redevelopment of vacant or underutilized sites, and developed sites.

Moreover, there are some larger commercial sites that have been flagged as not likely to be redeveloped by a public comment letter provided. However, these commercial buildings would not necessarily need to be demolished and redeveloped, given the regulations allowing the conversion of existing commercial buildings to mixed use projects. The commercial office vacancy rate in the city was 16.8% for April, May, and June of 20212, and 17.8% as of September 20213, which also points to a potential incentive to convert an existing commercial building or portion of a commercial building to a mixed-use project.

Similarly, the vacancy rate for the commercial retail sector has increased recently to 7.1% as of September 20214, which may indicate further incentives for commercial property owners to explore redevelopment or conversion of existing properties to mixed use projects. It should be noted that the recent vacancy rates may be slightly higher than normal conditions, due to the COVID-19 pandemic.

The sites inventory was developed by evaluating all of the parcels included in the MU Overlay Zone against criteria that was developed to determine the potential for each site to be redeveloped or converted to residential housing. Notes regarding why a parcel was removed or remained based on field observations and evaluation of the site are included in the column called “Field Notes/Existing Conditions & Analysis for Keeping/Removing”. These notes were the result of a windshield survey of the sites, as well as a close review of the existing uses and conditions on each site, and a review of any available data online regarding the site.

Parcels that were considered to not be likely to be redeveloped or converted met one or more of the following evaluation criteria:
 Parcels with existing commercial buildings that were more than 3 stories tall (not including parking levels that are above-ground);  Parcels with existing commercial buildings that were recently renovated or looked more modern (indicating they were
constructed more recently);

2 Source: https://beverlyhillscourier.com/2021/08/28/commercial‐vacancy‐rate‐remains‐high‐ in‐beverly‐hills/ 3 Source: CoStar Report 4 Source: CoStar Report.

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 Parcels with existing commercial buildings that contained medical uses, especially larger buildings and those containing surgery centers or are occupied by prominent medical groups (i.e.

Cedars-Sinai, UCLA Health, etc);
 Parcels with existing commercial buildings that contained uses unlikely to be discontinued due to their rarity or the restrictions related to establishing this type of use, such as certain types of car dealerships and vehicle service centers, schools or educational institutions, gas stations, religious uses, etc.; and
 Parcels for which entitlements were recently approved or are under review.

Similarly, parcels that were considered likely to be redeveloped or converted met one or more of the following evaluation criteria:
 Evidence of a lack of investment in the property, such as lack of maintenance, or lack of recent upgrades and improvements on the property;
 For lease or for sale signs or advertisements online that indicate a higher rate of vacancies and/or turnover of spaces;
 Parcels with underutilized improvements, such as those with 1- or 2-story buildings (not including any above-ground parking levels) that do not cover the entire lot, and may include surface parking lots;
 Large parcels that would not require lot assemblage in order for a developer to convert or redevelop the site, even if these parcels contain buildings that are greater than 3 stories because the adaptive reuse regulations in the mixed use overlay zone that allows existing commercial buildings to be converted to residential uses without complying with otherwise applicable multi-family zoning standards;
 Parcels with existing commercial buildings that are higher than 3 stories, but have the potential to be converted to residential uses as a result of their regular floor plan development, and regular window patterns; and
 Parcels that are narrow but located adjacent to other underutilized parcels that could be reasonably combined for one unified development.

To illustrate the demand for mixed-use development in the City, Table C-4 shows recently entitled or constructed mixed-use buildings in Beverly Hills. These buildings were all entitled prior to the establishment of clear zoning regulations or an entitlement process for mixed-use projects, which illustrates that there has been notable demand from City of Beverly Hills General Plan
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developers to construct mixed-use buildings along commercial corridors, even before regulations for the MU Overlay were established. All of the mixed-use buildings previously constructed or entitled contain one floor of commercial uses with the remaining floors developed for housing, illustrating that it is profitable for developers to devote the majority of the floor area in mixed-use buildings as housing.

Previously approved mixed-use buildings range in density from 30 units per acre to 59 units per acre. The MU Overlay allows for up to 79.2 units per acre, which exceeds the density that has previously proven to be profitable and desirable for developers to construct.

Furthermore, the sites contained in Table C-3 include a significant number of vacant sites or sites used only as surface parking lots, totaling approximately 349,642 square feet and yielding a potential of 526 units. Several commercial parcels contained in the MU Overlay Zone are also developed with low- or mid-rise buildings with surrounding surface parking lots. In addition, the sites inventory has been modified to remove sites noted in public comments as not likely be redeveloped, such as historic theaters and hotels. The sites inventory has also been further revised to remove extraneous properties or errors. as well as parcels that are partially occupied by surface parking lots. In the previous Housing Element planning period (2014-2021), there were a total of 190 multi-family units approved.

Already since the beginning of this current Housing Element planning period (2021-2029), there are a total of 444 multi-family units either currently under review in the entitlement process, or in concept review (260 units currently under review and 184 units in concept review). This demonstrates that there is significant interest in the current market in multi-family housing development, and that the City’s regulations are not precluding this type of development, but are encouraging such projects. In addition, there are already more multifamily residential projects under review now than during the past planning period.

The City also has a number of projects under review at this time that are either multi-family or mixed-use projects:

Projects with Multi-Family Housing Under Review
208 N Crescent Drive 4-story, 10-unit apartment (1 very low income unit)
332 S. Doheny Drive Development Plan Review, Density
Bonus 5-story, 9 units (1 very low income
unit)
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55 N La Cienega Blvd 5-story, mixed use building with 105 units (11 very low income units)
149-159 S Maple Drive Development Plan Review/Density
Bonus/R-4 Permit 6-story, 29 units (4 very
low income units)
444-446 N Oakhurst
Drive
Preliminary Housing Application - 5-story,
27-unit multi-family building (3 very low
income units)
227 Tower Drive New 5-story, 10-unit building (1 very low income unit)
9600 Wilshire Blvd Specific Plan request to allow a new 6- story office building, two new 6-story
multi-family residential buildings with a
total of 70 units, and the rehabilitation of
the historic Saks Fifth Avenue building for
various commercial uses
Concept Review Applications Submitted
8800 Burton Way 5-story mixed use building with 20 units 244-256 N Clark Drive 6-story, 54-unit senior living facility 412 N Oakhurst Drive 50-unit multi-family building in BH and LA (along the border) (1 very low income
unit)
137 S Rexford Drive 17-unit senior housing
132-144 Spalding
Drive
renovation of 132 Spalding and partial
demolition/new construction of 3-story,
5-unit multi-family building on 144
Spalding
8801 Wilshire
Boulevard
6-story, 38-unit mixed use building (4 very
low income units)
The following is a list of recently approved (from 2019 to 2022) entitlements for projects that include housing units, and the number of units included:

Approved Projects With Housing Units (2019-2022)
9850, 9876, 9900, 9988
Wilshire Blvd
340 units
9908 S Santa Monica Blvd 17 units
457 Oakhurst Drive 6 units
9384 Olympic Blvd 1 unit
340 S. Rexford Drive 3 units
152 S. Camden Drive 4 units (conversion to
condominium)
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In addition, the following is a list of projects that include housing units for which building permits have been recently issued (from 2019 to 2020), and the net new number of units included:

Multi-Family Residential Building Permits Issued (2019-2020) 340 S Rexford Drive 3 units
9384 Olympic Blvd 1 unit
425 N Palm Drive 20 units
250 N. Crescent Drive 8 units (1 very low
income)
9200 Wilshire Blvd 54 units
These projects demonstrate a significant interest in the market for the construction of new multi-family and/or mixed-use residential projects, and provides support that the sites in the land inventory are likely to be redeveloped in the future.

Regulatory Incentives
Certain policies and programs in the Housing Plan include incentives that may help encourage the redevelopment or conversion of parcels in the sites inventory to mixed use or multi-family residential housing projects. These include the following:

Imp. 10.4 states:
 The City shall update the ADU regulations to ensure they are consistent with State law by 2023, and consider including changes to these regulations that will incentivize the construction of ADUs.  The City will provide pre-checked ADU plans for use by the public by 2025, and will revisit the ADU regulations in 2025 if production falls below the target set in the sites inventory analysis (in Appendix C).

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Imp 11.1 states:
• Perform outreach to property owners of parcels located in the mixed use overlay zone to notify them of the ability to redevelop properties with or convert existing buildings to mixed use developments. This outreach will include a mailed notice and advertising on the City’s social media accounts and website, and will be performed by 2023.

Imp 12.1 states:
 Simplify modulation requirements
 Create an adaptive reuse program by 2028 to more easily allow the conversion of existing commercial structures to residential uses, especially existing legally nonconforming hotels in residential areas.
 Adopt objective design standards for multi-family housing projects and create materials for multi-family applicants that clearly state design standards by 2026
 Consider an ordinance to streamline the approval process to allow Director-level approvals for Architectural Review of multifamily housing projects with affordable housing; bring this topic forward for discussion by the Planning Commission by 2026.

Imp. 12.2 states:
 By 2026, the City shall conduct a Citywide fee study, and consider the adoption of modified development fees for projects that include a certain percentage of affordable housing (to be determined by the study).

These policies and programs will further facilitate the redevelopment and conversion of parcels in the sites inventory to mixed use or multifamily projects.

Table C-4
Approved Mixed Use Projects
Address Number
of Units
Residential & Commercial Floor
Area Total
Units per
Acre
9908 S. Santa Monica Blvd. 25 90,005 SF 30
8600 Wilshire Blvd. 23 47,781 SF 39
9200 Wilshire Blvd. 54 157,630 SF 57
Source: City of Beverly Hills, 2021
Parcel listing by income category. Parcel-level data for the MU Overlay area (Table C-3, included as Exhibit A of this Appendix) lists parcels within the MU Overlay Zone that could potentially accommodate more than 85,000 new housing units based on development standards. This total does not include density bonus City of Beverly Hills General Plan
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units that would be allowed when affordable units are provided consistent with the City’s Inclusionary Housing Ordinance. For each parcel, the income category is shown consistent with criteria established in State law. Because the allowable density in the overlay is higher than the “default density” of 30 units/acre, sites are considered suitable for lower-income housing unless other factors apply, such as a restriction on small sites, discussed below.

Small sites. In determining site capacity, State law provides that sites smaller than ½ acre are not deemed adequate to accommodate lower-income housing need unless the locality can demonstrate that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower-income housing units as projected for the site or unless the locality provides other evidence that the site is adequate to accommodate lower income housing. Although no small sites (i.e., less than 1/2 acre) are listed in the inventory as satisfying lower-income need, it should be noted that most of the sites within the MU Overlay could be consolidated with one or more adjacent parcels to create building sites of at least ½ acre.

Sites used in a prior planning period. None of the sites in the MU Overlay were relied upon to satisfy the RHNA allocation in a prior planning period.

Potential for displacement of existing residents. There are currently no residential uses in the MU Overlay area; therefore, no existing residents would be displaced as a result of mixed-use development in this area.

Realistic capacity of non-vacant sites. State law5 requires that for nonvacant sites, the inventory must include a description of the existing use of each property, and if a site is owned by the city or county, the description shall also include whether there are any plans to dispose of the property during the planning period. Information regarding existing uses on each parcel is provided in Table C-3.

The inventory must specify for each site the number of units that can realistically be accommodated on that site considering factors including the extent to which existing uses may constitute an impediment to additional residential development, the City’s past experience with converting existing uses to higher density residential development, the current market demand for the existing use, an analysis of any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, development trends, market

5 Government Code Sec. 65583.2(b)(3)
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conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites.6 In addition, when a city is relying on non-vacant sites to accommodate 50 percent or more of its housing need for lowerincome households, the methodology used to determine additional development potential shall demonstrate that the existing use does not constitute an impediment to additional residential development during the period. An existing use shall be presumed to impede additional residential development, absent findings based on substantial evidence that the use is likely to be discontinued during the planning period.7
Because development decisions are affected by a wide variety of factors over which cities have no control, including property owner objectives and general market conditions, it is unlikely that a high percentage of the parcels within the MU Overlay Zone would be developed with mixed-use projects during the planning period.

However, since the development potential of the overlay area is nearly three times the City’s RHNA allocation for the 2021-2029 planning period, the RHNA allocation can be satisfied through development of a portion of these sites.

Factors that constitute substantial evidence that existing uses do not constitute an impediment to additional residential development during the period include the following:
 The underlying zoning designation for the MU Overlay is Commercial, which does not allow residential use. Therefore, the MU Overlay creates significant new opportunities for residential development.
 Approximately two-thirds of the overall capacity in the MU Overlay is on sites with an assessed improvements-to-land (I/L) value ratio of less than 1.0. Previous research by the University of California, Berkeley8 to identify potential infill development opportunities in California utilized an I/L ratio of less than 1.0 for commercial and multi-family residential properties. The authors of that study noted that this methodology “…has a strong theoretical and empirical basis: urban parcels for which improvement values are less than land values are widely considered to be economically
underutilized. Indeed, many, if not most, market-rate infill housing projects are currently built on refill sites.”

6 Government Code Sec. 65583.2(g)(1)
7 Government Code Sec. 65583.2(g)(2)
8 University of California, Berkeley Institute of Urban and Regional Development, The Future of Infill Housing in California: Opportunities, Potential, Feasibility and Demand, 2005 City of Beverly Hills General Plan
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 Development of residential units within the MU Overlay Zone does not require demolition and reconstruction because existing nonresidential space can be converted to residential use at much lower cost than new construction.
 Existing commercial vacancies within the MU Overlay Zone generate financial incentives for residential development or conversion of existing non-residential space to new housing.  Exceptionally high residential property values in Beverly Hills create significant financial incentives for residential development or conversion of existing non-residential space to new housing.  As previously discussed in the ‘Underutilized Sites’ section above, the existing land uses and site conditions have been closely examined, and sites that met the following criteria were not included in the inventory, as they were determined to be less likely to be developed:
o Parcels with existing commercial buildings that were
more than 3 stories tall (not including parking levels that are above-ground);
o Parcels with existing commercial buildings that were
recently renovated or looked more modern (indicating
they were constructed more recently);
o Parcels with existing commercial buildings that
contained medical uses, especially larger buildings and those containing surgery centers or are occupied by
prominent medical groups (i.e. Cedars-Sinai, UCLA
Health, etc);
o Parcels with existing commercial buildings that
contained uses unlikely to be discontinued due to their rarity or the restrictions related to establishing this type of use, such as certain types of car dealerships and vehicle service centers, schools or educational institutions, gas stations, religious uses, etc.; and
o Parcels for which entitlements were recently approved or are under review.
 Furthermore, the parcels that have been included in the sites inventory have been determined to be likely to be
redeveloped or converted, as a result of identifying one or more of the following characteristics:
o Evidence of a lack of investment in the property, such as lack of maintenance, or lack of recent upgrades and
improvements on the property;
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o For lease or for sale signs or advertisements online that indicate a higher rate of vacancies and/or turnover of
spaces;
o Parcels with underutilized improvements, such as those with 1- or 2-story buildings (not including any aboveground parking levels) that do not cover the entire lot, and may include surface parking lots;
o Large parcels that would not require lot assemblage in order for a developer to convert or redevelop the site, even if these parcels contain buildings that are greater than 3 stories because the adaptive reuse regulations
in the mixed use overlay zone that allows existing
commercial buildings to be converted to residential
uses without complying with otherwise applicable
multi-family zoning standards;
o Parcels with existing commercial buildings that are
higher than 3 stories, but have the potential to be
converted to residential uses as a result of their regular floor plan development, and regular window patterns;
and
o Parcels that are narrow but located adjacent to other underutilized parcels that could be reasonably
combined for one unified development.

Accessory Dwelling Units
Accessory dwelling units (“ADUs”) provide the third component of the sites inventory. Current State law allows two ADUs – one “standard” ADU plus one “junior ADU” on most single-family lots, and there are approximately 5,700 single-family detached housing units in Beverly Hills according to the California Department of Finance. Therefore, more than 10,000 ADUs could be built under current law. However, a conservative estimate of 150 potential ADUs during the 8-year planning period is based upon permit trends over the past five years, as shown below. Moreover, as of September 2021July 2022, a total of 14 permits for19 ADUs have been applied forpermitted in calendar year 2021,2021 (as reported in the City’s General Plan Annual Report submitted to HCD), demonstrating a further upward trend in ADU construction (an increase of more than 50% from last year). The City has seen an uptick in inquiries regarding ADUs, especially since recently enacted state law has changed ADU regulations in the City to be more permissive than in the past. The City staff has noticed a greater number of inquiries and higher interest in ADU construction since such regulations have gone into effect, and Imp. Program 10.4 of the Housing Plan seeks to further encourage the production of ADUs, for example by considering more changes to zoning regulations City of Beverly Hills General Plan
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to remove barriers to construction of ADUs, and conducting more outreach regarding ADU regulations. The City currently provides a guide regarding the ADU regulations to the public. The City has already conducted a survey in September 2021 to gauge community interest in constructing ADUs and to help identify potential barriers to construction. In 2022, ADU webpage was created to provide information regarding ADU regulations, including a guide summarizing regulations. On March 10, 2022 the Planning Commission held a study session to discuss potential changes to the City’s ADU regulations. In addition, a community meeting was held on August 10, 2022 to discuss the potential changes to ADU regulations. The City plans to bring a draft ordinance to amend ADU regulations later in 2022, with new regulations becoming effective by 2023.

Year 2016 2017 2018 2019 2020 2021
No. of ADU Permits 0 0 7 6 9 19
Source: City of Beverly Hills, 20212022
Based on research compiled by the Southern California Association of Governments (SCAG), it is estimated that the majority of future ADUs will be affordable to low- and moderate-income households.

Affirmatively Furthering Fair Housing
AB 686 requires a jurisdiction’s site inventory “…shall be used to identify sites throughout the community, consistent with…” its duty to affirmatively further fair housing.9 According to HCD’s AFFH guidance10, the sites inventory should assess whether future development anticipated on the sites listed “…will either further entrench or help to ameliorate existing patterns of segregation and/or exclusion of members of protected categories.”
Most of the new housing during the 2021-2029 planning period is expected to be built in the MU Overlay Zone in the central portion of the city (Figure C-1). The fair housing assessment contained in Appendix A shows that the entire city is designated “Highest Resource” in the TCAC/HCD opportunity map. In addition, the areas with the highest concentrations of racial minorities, households below the poverty line, and persons with disabilities are generally in or adjacent to the MU Overlay Zone. Therefore, the sites inventory addresses AFFH requirements by expanding housing opportunities at all income levels in high opportunity areas and in close proximity to

9 Gov. Code, §§ 65583.2, 65583, subd. (c)(10)(A), 8899.50 10 California Department of Housing and Community Development, Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements, April 2021 City of Beverly Hills General Plan
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locations where the highest numbers of protected categories of residents currently reside.

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Figure C-1
Mixed-Use Overlay Zone
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B. Financial Resources
The ability of the City to achieve its housing goals and objectives will, to a large extent, depend on the availability of financial resources for implementation. The two primary sources of funds – Community Development Block Grant (CDBG) and Community Assistance Grant (CAGF) – are currently used to support housing activities in Beverly Hills, with a third new source – Housing Trust Fund – which became available during the current Housing Element planning period in Fiscal Year 2016-17. Each of these sources is described in the following section.

1. Community Development Block Grant (CDBG)
Through the CDBG program, the federal Department of Housing and Urban Development (HUD) provides funds to local governments to fund a wide range of housing and community development activities for low-income persons. The CDBG program provides formula funding to larger cities and counties, while smaller cities (less than 50,000 in population) generally compete for funding that is administered by the County. Each year, Beverly Hills receives approximately $169,000 in CDBG funds through the Los Angeles County Development Authority.

These funds are used to support the City’s Handyworker Program (also known as the Residential Rehabilitation Program) for lower income tenants and homeowners, as well as the Senior Case Management programs.

2. Community Assistance Grant Funding (CAGF)
Through its annual Community Assistance Grant Funding application, the City allocates General Fund and Transit Occupancy Tax monies to a variety of service organizations that support the City’s commitment to the provision of a social service safety net for the most vulnerable members of the community. In FY 2020/21, City Council allocated approximately $1,417,500 in CAGF funds, with similar amounts allocated in prior years. The City utilizes its annual CAGF allocations to fund a variety of agencies and services, including:
 Step Up On Second - CLASP (Changing Lives and Sharing Places) Homeless Outreach Team
 Emergency shelter beds offered through PATH (People Assisting the Homeless)
 All Saints’ Homeless Assistance Program
 Jewish Family Services Senior Care Management Program  The Westside Food Bank
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 Saban Community Clinic
 The Maple Counseling Center
 Bet Legal Services
 Tower Cancer Research
 Chiron Center
 ETTA
 The Miracle Project
 Beverly Hills CPR
 Beverly Hills Active Adult Club
 Beverly Hills Education Foundation
 The Wallis
 Theatre 40
 Affordable Living for the Aging
 Jewish Free Loan Association
In FY 2011/12, the City used Community Development Block Grants (CDBG) funds to secure an apartment unit in an affordable supportive housing project for homeless individuals in Los Angeles provided through Step Up On Second.

3. Housing Trust Fund
Until recently, Beverly Hills has not had a Redevelopment Agency, inclusionary housing in-lieu or commercial impact fees, and has therefore faced financial constraints in its ability to support the construction of affordable housing. To create a more viable funding source, the City created an Affordable Housing Trust Fund in FY 2016- 17 to be used to construct or help leverage construction of affordable housing. Through development agreements on three large scale residential and mixed use projects, the City has negotiated approximately $4.5 million in funding to be contributed to this Trust Fund. Currently only one of these developer contributions has been completed, for $1.5 million. These funds are restricted for the purpose of promoting the provision of affordable housing the City of Beverly Hills, or as otherwise may be permitted by State law. The Policy and Management Department, in coordination with the Community Development Department, continues to explore options for using City property for the development of affordable housing. In addition, in December 2019, the City enacted an interim urgency ordinance that created inclusionary housing requirements for certain types of multi- City of Beverly Hills General Plan
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family residential developments. For projects with 5-9 multi-family units, an in lieu fee is available to be paid instead of constructing the required affordable unit(s). The in lieu fees collected through this requirement are deposited into the Affordable Housing Trust Fund, and are used to provide affordable housing in the City through a variety of methods (i.e. development of affordable units, subsidies for construction of affordable units, partnerships with affordable housing developers, etc.).

The City will continue to explore new funding sources and programs, and opportunities to partner with the private sector and local nonprofit organizations. Examples of new funding opportunities include:
 The $93 million Golden State Acquisition Fund (GSAF) was launched in early 2013 by State HCD in partnership with seven Community Development Financial Institutions (CDFIs), providing developers and public agencies with access to favorably priced funds for developing and preserving affordable rental and ownership housing.
 SB 391, The California Home and Jobs Act, is making its way through the State legislature, and would generate approximately $525 million annually for affordable housing by imposing a $75 recording fee on real estate documents.

4. COVID-19 Rent Subsidy
The City Council approved a Rent Subsidy program on September 15, 2020 in an effort to prevent tenants from being evicted during the COVID-19 Pandemic. The Rent Subsidy program was open to tenants who reside in multi-family rent-stabilized units, are at or below 80% AMI at the time of filing the application and can demonstrate that they were financially impacted by COVID-19. Priority was given to those households 65 or older and households with children registered in the Beverly Hills Unified School District. The City allocated $1 million from the City’s General Fund.

Qualified tenants will receive up to $1,000 a month for three months, for a maximum rent subsidy of $3,000. Rent Subsidy payments can be made for both back rent and prospective rent. Payment is made directly to the landlord once the landlord has agreed to continue to offer rental services to the tenant and not to evict the tenant for back rent. The City estimates it will be able to assist over 300 households.

Table C-6 below identifies a variety of Federal, state, local, and private resources that may be available to carry out housing activities in Beverly Hills.

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Table C-6: Financial Resources Available for Housing Activities Program Name Description Eligible Activities

1. Federal Programs
Community
Development Block
Grant (CDBG)
Grants awarded to City on a
formula basis for housing and
community development activities
primarily benefiting lower income
households. Beverly Hills receives
approximately $169,000 annually in
CDBG funds from Los Angeles
County.
 Housing Rehabilitation
 Public Facilities – ADA
Improvements
 Public Services
Section 8 Rental
Assistance
Rental assistance payments to
owners of private market rate units
on behalf of low-income (50% MFI)
tenants. Administered by the Los
Angeles County Housing Authority.
 Rental Assistance
HOME
https://www.hcd.ca.gov
/grants-funding/activefunding/home.shtml
Flexible grant program potentially
available to the City through the
County for housing activities
benefitting lower income
households.
 New Construction
 Acquisition
 Rehabilitation
 Relocation Costs
 Tenant-based Rental Assistance
Section 202
https://www.hud.gov/pr
ogram_offices/housing/
mfh/progdesc/eld202
Grants to non-profit developers of
supportive housing for the elderly.
 Acquisition
 Rehabilitation
 New Construction
Section 811
https://www.hud.gov/pr
ogram_offices/housing/
mfh/progdesc/disab811
Grants to non-profit developers of
supportive housing for persons with
disabilities, including group homes,
independent living facilities and
intermediate care facilities.
 Acquisition
 Rehabilitation
 New Construction
 Rental Assistance

2. State Programs
Low-income Housing
Tax Credit (LIHTC)
https://www.treasurer.ca
.gov/ctcac/tax.asp
State and Federal tax credits to
enable sponsors/ developers of low
income rental housing to raise
project equity through the sale of
tax benefits to investors. 4% and 9%
credits available, with 4% credits
often coupled with tax-exempt
bonds.
 New Construction
 Acquisition
 Rehabilitation
Multi-Family Housing
Program (MHP)
https://www.hcd.ca.gov
/grants-funding/activefunding/mhp.shtml
Deferred payment loans to local
governments, non-profit and for
profit developers for new
construction, rehabilitation and
preservation of permanent and
transitional rental housing for lower
income households. Includes
 New Construction
 Rehabilitation
 Preservation
 Conversion of nonresidential to
rental
 Social services within project
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separate Supportive Housing and
Homeless Youth MHP components.

CalHome
https://www.hcd.ca.gov
/grants-funding/activenofunding/calhome.shtml
Grants to cities and non-profit
developers to offer homebuyer
assistance, including down payment
assistance, rehabilitation,
acquisition/rehabilitation, and
homebuyer counseling. Loans to
developers for property acquisition,
site development, predevelopment
and construction period expenses
for homeownership projects.
 Predevelopment
 Development
 Rehabilitation
 Acquisition
 Down payment assistance
 Mortgage financing
 Homebuyer counseling
Transit-Oriented
Development
Program
https://www.hcd.ca.gov
/grants-funding/activefunding/tod.shtml
Funding for housing and related
infrastructure within one-quarter mile
of transit stations.
 Capital improvements for qualified
housing developments, including
enhancing pedestrian or bike
access between project and transit
 Land acquisition
Affordable Housing
Innovation Fund
https://www.hcd.ca.gov
/grants-funding/activefunding/iigp.shtml
Funding for pilot programs to
demonstrate innovative, cost saving
ways to create or preserve
affordable housing. Under AB 1951
(2012), funding has been
appropriated to the following
activities:
 Local Housing Trust Fund Grant
 Golden State Acquisition Fund
 Innovative Homeownership
Program
 Varies depending on activity
Infill Infrastructure
Grant Program
https://www.hcd.ca.gov
/grants-funding/activefunding/iigp.shtml
Funding of public infrastructure
(water, sewer, traffic, parks, site
clean-up, etc) that supports higherdensity affordable and mixedincome housing in locations designated as infill.
 Development of parks and open
space
 Water, sewer or other utility
improvements
 Streets, roads, parking structures,
transit linkages, transit shelters
 Traffic mitigation
 Sidewalk and streetscape
improvements
CalHFA Residential
Development Loan
Program
www.calhfa.ca.gov/mul
tifamily/special/rdlp.pdf
Low interest, short term loans to local
governments for affordable infill,
owner-occupied housing
developments. Links with CalHFA’s
Downpayment Assistance Program
to provide subordinate loans to firsttime buyers. Two funding rounds per year.
 Site acquisition
 Pre-development costs

3. Local Programs
Community
Assistance Grant
Funds (CAGF)
Local funding to agencies who
provide support services to
community’s at-risk population
including the homeless, active and
frail elderly, disabled and lower
 Public services and housing for atrisk populations
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income residents. Annual funding
process through City Human
Relations Commissions and
Charitable Solicitations Commissions
- approximately $1,400,000
allocated in FY 20/21.

Affordable Housing
Trust Fund
Local fund in support of affordable
housing. Approximately $4.5 million
to be contributed through
development agreements to date.
 Parameters for use of monies are
established in the City’s Municipal
Code Title 10, Chapter 3, Section
4807
COVID-19 Rent
Subsidy Program
City Council approved Rent Subsidy
program in an effort to avoid
tenants from being evicted during
the COVID-19 Pandemic. The City
allocated $1 million dollars from the
City’s general funds.
 Program open to tenants in multifamily RSO units, at or below 80% AMI at the time of filing the
application and they were
financially impacted by COVID-19.

Priority was given to those
households 65 or older and
households with children registered
in the Beverly Hills Unified School
District.

4. Private Resources/Financing Programs
Federal Home Loan
Bank Affordable
Housing Program

Direct subsidies to non-profit and for
profit developers and public
agencies for affordable low income
ownership and rental projects.
 New Construction
Savings Association
Mortgage Company
Inc.

Pooling process to fund loans for
affordable ownership and rental
housing projects. Non-profit and for
profit developers contact member
institutions.
 New construction of rentals,
cooperatives, self-help housing,
homeless shelters, and group
homes
Freddie Mac HomeWorks-1st and 2nd mortgages
that include rehabilitation loan; City
provides gap financing for
rehabilitation component.

Households earning up to 80% MFI
qualify.
 Home Buyer Assistance combined
with Rehabilitation
City of Beverly Hills General Plan
2021-2029 Housing Element
C-23| Page
C. Administrative Resources
Described below are several non-profit housing providers active in Los Angeles and the Westside in particular. These agencies can serve as resources in helping to address Beverly Hills’ housing needs.

1. Menorah Housing Foundation:

Established in 1969 as a non-sectarian
non-profit corporation, Menorah Housing
Foundation (MHF) develops and
manages affordable rental housing for
very low income senior citizens. MHF
manages over 1,200 senior apartment
units in eighteen buildings on the Westside
and greater Los Angeles County. A
comprehensive MHF Service
Coordination program assists tenants to
remain independent in their own homes as long as feasible and creates a supportive environment for the many MHF tenants who live alone. MHF developed Beverly Hills Senior Housing in 1988 located on North Crescent Drive above Whole Foods Market, providing 150 rental units for very low income seniors. The building is currently owned by the City, but operated via a contract between the City and MHF.

2. Alternative Living for the Aging (ALA):

ALA is a non-profit organization that assists older people in housing alternatives. ALA operates several types of affordable senior housing including private apartments, communal living, and permanent supportive housing. ALA also administers a senior home sharing program, and conducts periodic informational workshops on the program for potential home providers and tenants.

3. West Hollywood Community Housing Corporation (WHCHC):

WHCHC was founded in 1986 to buy, build, rehabilitate and manage affordable housing for lower-income people in West Hollywood and the greater Los Angeles area. WHCHC’s 18 apartment communities serve seniors living on fixed-incomes, people living with disabilities including HIV/AIDS, and low-income working households. Additional housing is targeting units to individuals and households which are either formerly homeless or at risk for homelessness. WHCHC maintains 2-3 projects in predevelopment and construction.

City of Beverly Hills General Plan
2021-2029 Housing Element
C-24 | Page
D. Opportunities for Energy Conservation
As energy costs rise, increasing utility costs reduce the affordability of housing. Further, the potential environmental, economic, and public health benefits of achieving greater energy efficiency and the increased use of cleaner energy sources present significant opportunities for the City to promote sustainability and to reduce housing construction and operation costs. Greenhouse gases (GHGs) are components of the atmosphere that contribute to the greenhouse effect. The natural greenhouse effect allows the earth to remain warm and sustain life. Greenhouse gases trap the sun’s heat in the atmosphere, like a blanket, and influence the climate.

Examples of greenhouse gases include carbon dioxide, methane, nitrous oxide, and fluorinated gasses. The increased consumption of fossil fuels (wood, coal, gasoline, etc.) has substantially increased atmospheric levels of greenhouse gases. New housing development may contribute to greenhouse gas emissions, but careful site planning and design, and the selection of environmentally friendly building materials and equipment can significantly reduce these emission levels.

In recent years, California has experienced historic drought, heat waves, wildfires and significant rainfall. These significant weather patterns are attributed to climate change. California and many municipalities within the State are known to be leaders in protecting the environment such that many cities are members of the Climate Mayors National coalition where the goal is to demonstrate leadership on climate change through meaningful actions in their communities that accelerates climate progress. The City of Beverly Hills joined the Climate Mayors coalition in 2017.

California’s climate policy centers on the statewide emission reduction goals established in AB 32, SB 32, and Executive Order B55- 1-18. Since 2000, these laws have required state agencies to develop strategies to track and reduce the state’s greenhouse gas emissions across all sectors. To support the state’s greenhouse gas emission reduction mandate, the state publishes updated energy and green building standards that are enforceable by the City.

On September 27, 2006, AB 32 was adopted requiring the California Air Resources Board (CARB) to monitor and reduce greenhouse gas emissions. Subsequently, the state issued SB 32 which sets the GHG reduction goal by 40% by 2030 and EO B-55-18 that sets the state goal to be carbon neutral by 2045.

In addition, the City of Beverly Hills adopted a sustainability plan in 2009 that includes programs to encourage the use of clean energy City of Beverly Hills General Plan
2021-2029 Housing Element
C-25| Page
and reduction of air emissions. The City’s Sustainable Living Program was developed to promote and achieve sustainability by helping residents and businesses integrate environmental responsibility into their daily lives. The program offers three levels of recognition (Silver, Gold, and Platinum) to residents and businesses that have implemented practices in the three areas of energy, solid waste & sustainable purchasing and water. In 2020, the City began holding sustainability workshops to further educate the community on the relationship between sustainability and economics. As a result of the Sustainable City Plan, the sustainability programs led a Citywide effort to join the Clean Power Alliance (CPA) which is a community choice aggregator that provides renewable electricity to residents and businesses. Currently, the majority of the City is using fifty percent (50%) renewable electricity and allows residents and business to elect to utilize up to 100% renewable electricity at a comparable cost to Southern California Edison (SCE) renewable electricity product. In addition to providing renewable electricity, residents and businesses are eligible for energy efficiency programs and incentives through the CPA, which supplements existing SCE incentives. The City is also a member of the Energy Upgrade California (EUA) campaign. The EUA provides day to day energy efficiency tips for residents to follow especially on high demand days.

Over the years, the City has completed numerous sustainability projects that help reduce energy consumption, increase use of alternative fuel and improve the quality of life in the City. The City is currently working with the community to develop a new Climate Action and Adaptability Plan to identify and implement additional opportunities for carbon neutrality through development of best practices for municipal operations, building standards, renewable energy sources, and resource management.

These efforts will continue as the City is committed to protecting the environment and becoming more resilient to the effects of climate change and include the following:

1. Energy Efficiency Standards (Title 24, Part 6 and 11) California has a stringent energy efficiency code for new buildings and modernization projects, known as Title 24. California’s energy code began in 1976 and is designed to reduce wasteful and unnecessary energy consumption in newly constructed and existing buildings. The California Energy Commission updates the Building Energy Efficiency Standards (Title 24, Parts 6 and 11) every three years by working with stakeholders in a public and transparent process to ensure requirements are efficient, practical, and cost effective.

City of Beverly Hills General Plan
2021-2029 Housing Element
C-26 | Page
The most recent edition of the 2019 California Energy Standards includes additional requirements for the installation of solar photovoltaics, and improvements for attics, walls, water heating, and lighting. Single-family homes built with the 2019 standards will use about 7 percent less energy due to energy efficiency measures versus those built under the 2016 standards. Once rooftop solar electricity generation is factored in, homes built under the 2019 standards will use about 53 percent less energy than those under the 2016 standards. This will reduce greenhouse gas emissions by 700,000 metric tons over three years, equivalent to taking 115,000 fossil fuel cars off the road.

The City continues to enforce the Energy Efficiency Standards for all residential and non-residential construction through its plan review and inspection programs.

2. Green Building Program
CALGreen is the first-in-the-nation mandatory green building standards code. In 2007, the state developed green building standards in an effort to meet the goals of AB 32, which established a comprehensive program of reductions of greenhouse gases.

The California Building Standards Commission updates CALGreen, the Building Energy Efficiency Standards (Title 24, Part 11), every three years by working with stakeholders in a public and transparent process to ensure requirements are efficient, practical, and cost effective.

In order to further promote the use of renewable energy and conservation of water, the City has amended the most recent edition of the 2019 CALGreen to include enhanced requirements for electric vehicle charging and water conservation.

The City continues to enforce CALGreen for all residential and nonresidential construction through its plan review and inspection programs. To encourage compliance, the City offers streamlined permitting for solar photovoltaic and electric vehicle charging installations.

City of Beverly Hills General Plan
2021-2029 Housing Element
C-27| Page

3. Sustainable City Plan
Beverly Hills has adopted a number of innovative measures to address environmental sustainability including energy efficiency, environmental protection programs, water conservation programs, environmentally friendly procurement policies, and a waste recycling program that accepts food and green waste. In February 2009, the City adopted a Sustainable City Plan which builds upon this foundation and enhances the livability of Beverly Hills by providing a reliable infrastructure system, safe and clean environment and providing excellent service to its residents and businesses. The Plan establishes guiding principles, goals, objectives and policies which address the following topic areas:
 Community Participation & Civic Duty
 Climate Protection & Air Quality
 Energy
 Water
 Land-use, Transportation & Open Space
 Materials & Waste
 Environmental & Public Health
 Sustainable local Economy
 Social Equity
The Sustainable City Plan provides an implementation framework along with a means of prioritizing the order in which policies and programs should be advanced in order to meet the goals. The Plan identifies the following next steps upon its adoption:
 Development of an implementation and monitoring program  Compilation of baseline information on City operations  Standardization of reporting
 Identification of measures
 Modification of city activities, operations and programs  Initiation of new activities, operations and programs  Monitoring, periodically reporting and modifying City activities, operations and programs
City of Beverly Hills General Plan
2021-2029 Housing Element
C-28 | Page
As a landowner, employer, building manager, fleet operator, consumer, and service provider, the City has both the opportunity and the capacity to bring about significant improvements in environmental quality. By integrating environmentally sustainable practices into City policies, procedures, operations, and fostering collaboration across City government, the Sustainable City Plan will work to protect and enhance the quality of life for present and future generations in the City. Leading by example, the Plan is designed to promote responsible management and effective stewardship of the City’s built and natural environments; transforming the City into a model government agency that is clean, healthy, resource-efficient, and environmentally conscientious.

Additionally, by calling for future improvements to City infrastructure, and new development projects to be designed for pedestrian and non-motorized mobility, implementation of the Sustainable City Plan will result in a street-level aesthetic that is walkable, with goods and services necessary to daily living available a short distance from new housing. Ultimately, these infrastructure and site design changes will result in less reliance on automobiles and greater cost savings to the future occupants. Therefore, the Sustainable City Plan is not considered a constraint.

For example, the City is enjoying energy savings from the replacement of street and intersection lights with LED fixtures. The City is also working on a number of ongoing and new projects. This includes implementation of a Complete Streets Plan to address pedestrian, bicycle, transit, and automobile activity in the City, as well as developing the Burton Way Median into the City’s first Green Street complete with a water efficient garden that will preserve existing trees and public art pieces and will support the City’s overarching water conservation goals.

The City’s Sustainable Living Program was developed to promote and achieve a sustainable Beverly Hills by helping residents and businesses integrate environmental responsibility into their daily lives. Sustainable practices promote healthy communities, which in turn is beneficial to all. The program recognizes residents and business that have implemented practices in three areas: Energy, Solid Waste & Sustainable Purchasing and Water. The program offers three levels of recognition (Silver, Gold and Platinum) to help residents take the next step on their sustainability journey no matter where they start. In 2020, as part of the Sustainability Program, the City launched the inaugural Sustainability Workshop Series. The three workshops focused on circular economics (sustainability and economics), food waste reduction and water resources. The City invites residents and City of Beverly Hills General Plan
2021-2029 Housing Element
C-29| Page
businesses to attend these informative sessions and make Beverly Hills a model of sustainability and resiliency.

In addition, the City is developing a Climate Action Adaptability Plan (CAAP) to support the state goals and the Paris Climate Agreement of 2050. The CAAP will provide a Citywide GHG inventory, of which, program target goals (metric ton reduction of carbon emissions) can be formulated through implementation strategies, timelines and community input. The CAAP process will also provide GHG reductions analyses from completed capital projects (i.e. energy efficiency projects), the use of renewable natural gas and electricity for City operations, and expected reductions from adopted plans such as the Complete Streets, sustainability programs and adoption of the CALGreen and Energy Codes.

4. Energy Conservation Programs Offered through Local Utilities The City also participates in, and disseminates information on State and local energy provider rebates and other energy conservation programs for high-demand response, weatherizing and improving energy efficiency in existing homes.

The Clean Power Alliance (CPA) provides a variety of rate reduction programs by incentivizing energy conservation and using renewable electricity. The CPA’s Power Response Program allows residents and businesses to receive bill credits for enrollment and for participation during high demand days. High demand days are typically during the summer season and typically within the hours of 4:00 PM to 9:00 PM.

The CPA also offers a Solar-Battery and Net Energy Metering program.

Clean Power Alliance has partnered with EnergySage to help customers who are property owners make well-informed solar and battery storage decisions. Through the CPA’s online Solar Marketplace, customers can receive free custom solar and battery storage quotes from local, pre-screened installation companies. The CPA also has a Net Energy Metering (NEM) Program. The NEM program allows customers with rooftop solar or other eligible generating systems to receive bill credits and even cash back when their systems produce more energy than they use over a 12-month period. The CPA has a separate NEM rate and overall provides a higher incentive rate than investor-owned utilities. Customers may also choose what percent of their power usage will come from renewable energy sources.

Southern California Edison (SCE) provides a variety of energy conservation services under its Energy Savings Assistance Programs (ESA). These services are designed to help low-income households, senior citizens, permanently disabled, and non-English speaking City of Beverly Hills General Plan
2021-2029 Housing Element
C-30 | Page
customers control their energy use. SCE also provides discounted rate programs known as California Alternate Rates for Energy (CARE) or Family Electric Rates Assistance (FERA) programs. California Alternate Rates for Energy (CARE) reduces energy bills for eligible customers by about 30% and Family Electric Rate Assistance (FERA) reduces electric bills for qualified households by 18%.

The SCE Energy Saving Assistance Program can help income-qualified homeowners and tenants that are SCE customers, to replace older, working appliances and services with new, energy-efficient models at no cost. In addition to ESA services, SCE can also provide additional measures such as lighting, HVAC, and pool pumps for tenant common areas such as hallways, corridors, and pool areas for multifamily residential buildings that participate in energy benchmarking, are deed restricted, and have at least 65% of the tenants meeting the ESA Program income eligibility.

The Southern California Gas Company (So Cal Gas) offers energy conservation services known as the Energy Savings Assistance (ESA) and Residential Direct Install Programs. This service provides energy improvements such as weatherization and energy efficient appliances for the homes or apartments of low-income families, provided they meet the federally-established income guidelines.

These services are provided to the low-income families free of charge while later being reimbursed by So Cal Gas.

Income-qualified SCE and So Cal Gas customers may be eligible for a bill discount through the California Alternate Rates for Energy (CARE) and Family Electric Rate Assistance (FERA) programs.

Discounts under CARE range from 20-30% and 18% under FERA.

The City’s water utility company also offers residents free water audits and has implemented a Water Savings Incentive Program that is available to residential large landscape customers. It provides financial incentives for customized water efficiency landscape projects. Rebates are provided for updating older toilets or urinals to water efficient devices. The City also offers free aerators for bathroom and kitchen sinks, as well as low flow shower heads.

City of Beverly Hills General Plan
2021-2029 Housing Element
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EXHIBIT A
Table C-3
Sites Inventory
APN
Address (from
Assessor
Records)
Field Address
and/or Address
Range
Dir. Address
Parcel
Size
(sq.ft.)
General Plan Zoning Existing Use Height Limit
(stories) Lower Mod Total
Units Field Notes/Existing Conditions & Analysis for Keeping/Removing 4333017019 115 S ARNAZ DR 56,132 Com Low Gen C-3 OFFICE BUILDING 3 102 0 102 3 story commercial, nicely renovated with medical uses 4328021022 128 S BEDFORD DR 14,011 Multi Fam High R-4 VACANT (PARKING LOT) 5 0 12 12 Vacant parking lot (saks) 4328021021 128 S BEDFORD DR 4,208 Multi Fam High R-4 VACANT (PARKING LOT) 3 0 3 3 Vacant parking lot (saks) 4331001043 112 118-124 S BEVERLY DR 12,134 Com Low Gen C-3 STORES & OFFICES 4 0 22 22 1-2 story restaurant 4328033002 121 S BEVERLY DR 6,058 Com Low Gen C-3 OFFICE BUILDING 4 0 11 11 1-2 story small office - historic 4331001042 124 S BEVERLY DR 6,070 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 11 11 Parking lot for restaurant (112 beverly) 4331001046 132 136 S BEVERLY DR 6,070 Com Low Gen C-3 STORES & OFFICES 4 0 11 11 2 story commercial with retail and office 4331001041 132 S BEVERLY DR 6,070 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 11 11 1 story retail restaurant 4328033003 139 S BEVERLY DR 6,056 Com Low Gen C-3 VACANT 4 0 11 11 vacant parking lot 4328033004 139 S BEVERLY DR 12,103 Com Low Gen C-3 STORES & OFFICES 4 0 22 22 2 story commercial restaurant retail and office 4331001038 144 S BEVERLY DR 6,069 Com Low Gen C-3 OFFICE BUILDING 4 0 11 11 6 story office 4331001037 148 S BEVERLY DR 6,070 Com Low Gen C-3 STORES & OFFICES 4 0 11 11 2 story commercial restaurant and office 4328033005 155 157-159 S BEVERLY DR 6,050 Com Low Gen C-3 STORES & OFFICES 4 0 11 11 2 story commercial restaurant and office 4328033006 161 163 S BEVERLY DR 6,050 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 10 10 vacant parking lot 4331001036 168 S BEVERLY DR 12,141 Com Low Gen C-3 STORES & OFFICES 4 0 22 22 4 corner properties - 2 story retail and office 4328033011 169 S BEVERLY DR 6,600 Com Low Gen C-3 FINANCIAL BUILDING 4 0 12 12 1 story commercial - bank 4328033012 177 177-181 S BEVERLY DR 3,630 Com Low Gen C-3 STORES & OFFICES 4 0 6 6 2 story retail and office 4328033013 195 S BEVERLY DR 11,050 Com Low Gen C-3 STORES & OFFICES 4 0 20 20 4 corner properties - 2 story retail and office 4334015047 8800 BURTON WAY 10,948 Com Low Gen C-3 AUTO REPAIR 5 0 19 19 2 story commercial - car rental and parking lot 4328026006 125 S CAMDEN DR 7,650 Multi Fam High R-4-P VACANT (PARKING LOT) 3 0 6 6 parking lot behind Barneys 4328026007 125 S CAMDEN DR 7,650 Multi Fam High R-4-P VACANT (PARKING LOT) 3 0 6 6 parking lot behind Barneys 4328026008 133 S CAMDEN DR 7,650 Multi Fam High R-4-P VACANT (PARKING LOT) 3 0 6 6 parking lot behind Barneys 4333009001 8800 CHARLEVILLE BLVD 5,310 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 story restaurant 4331023022 120 S DOHENY DR 4,374 Com Low Gen C-3 DEPARTMENT STORE 3 0 7 7 consulate building for Afghanistan 4331023021 124 S DOHENY DR 6,567 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 11 11 vacant parking lot 4331023020 140 S DOHENY DR 21,952 Com Low Gen C-3 PARKING GARAGE (2720) 3 39 0 39 parking structure for 9101-9111 4331023019 144 144-148 S DOHENY DR 5,503 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story retail 4331023018 148 150 S DOHENY DR 5,508 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1-2 story office building; older 4331023002 153 S DOHENY DR 3,629 Com Low Gen C-3 MEDICAL BUILDING 3 0 6 6 1 story medical 4331023001 157 S DOHENY DR 7,258 Com Low Gen C-3 OFFICE BUILDING 3 0 13 13 2 story office - for sale lease in 2021 4331021016 367 371 S DOHENY DR 5,445 Com Low Gen C-3T-2 STORES & OFFICES 3 0 9 9 2 story office and restaurant - for lease 4332004033 401 S DOHENY DR 11,221 Com Low Gen C-3T-2 PRIVATE SCHOOL 4 0 20 20 HARKAM HILLEL School 4328033009 130 EL CAMINO DR 7,500 Com Low Gen C-3 OFFICE BUILDING 4 0 13 13 consulate building for kuwait 4328033008 136 EL CAMINO DR 17,499 Com Low Gen C-3 OFFICE BUILDING 4 0 31 31 new 4-story office building 4328032002 141 EL CAMINO DR 11,750 Com Low Gen C-3 OFFICE BUILDING 4 0 21 21 2 story office 4328032007 145 151 EL CAMINO DR 7,050 Com Low Gen C-3 OFFICE BUILDING 4 0 12 12 Kennedy Wilson offices - new 3 story office 4328033017 150 EL CAMINO DR 26,689 Com Low Gen C-3 OFFICE BUILDING 3 48 0 48 3 story new office 4328032008 151 145-151 EL CAMINO DR 15,686 Com Low Gen C-3 OFFICE BUILDING 3 0 28 28 same as 145 above - Kennedy Wilson 4328033010 120 EL CAMINO DR 13,759 Com Low Gen C-3 OFFICE BUILDING 4 0 25 25 renovated 2-3 story office 4334022079 116 N GALE DR 9,102 Com Low Gen C-3 APARTMENT 5 0 16 16 2 story multifam - old 4334022078 118 N GALE DR 7,908 Com Low Gen C-3 APARTMENT 5 0 14 14 2 story multifam - old 4333009015 8801 GREGORY WAY 11,303 Com Low Gen C-3 STORE BUILDING 3 0 20 20 1 story commercial restaurant 4334021901 14 N LA CIENEGA BLVD 5,501 Com Low Gen C-3 RESTAURANT BUILDING 5 0 10 10 vacant (building demolished) 4334021056 20 N LA CIENEGA BLVD 5,502 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 10 10 Parking lot 4334021057 20 N LA CIENEGA BLVD 5,500 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 10 10 Parking lot 4334021055 38 N LA CIENEGA BLVD 10,994 Com Low Gen C-3 RESTAURANT BUILDING 5 0 19 19 vacant (building demolished) 4334021087 50 N LA CIENEGA BLVD 44,000 Com Low Gen C-3 OFFICE BUILDING 5 80 0 80 3 story mixed commercial - conversion 4334018058 55 N LA CIENEGA BLVD 38,502 Com Low Gen C-3 RESTAURANT BUILDING 3 70 0 70 applied for dpr for 6 story mixed use project 4334018073 75 99 N LA CIENEGA BLVD 38,496 Com Low Gen C-3 OFFICE BUILDING 3 69 0 69 3 story mixed commercial - conversion 4334018064 109 103-111 N LA CIENEGA BLVD 5,502 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 2 story mixed all commercial 4334018065 115 N LA CIENEGA BLVD 5,501 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 Vacant parking lot 4334021088 116 100-116 N LA CIENEGA BLVD 32,997 Com Low Gen C-3 RESTAURANT BUILDING 5 59 0 59 1-2 story restaurant - Lawrys steakhouse 4334018066 121 N LA CIENEGA BLVD 5,504 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 Parking lot for restaurant 4334018067 127 127-129 N LA CIENEGA BLVD 5,496 Com Low Gen C-3 RESTAURANT BUILDING 3 0 9 9 1 story restaurant and parking 4334018068 133 N LA CIENEGA BLVD 10,998 Com Low Gen C-3 RESTAURANT BUILDING 3 0 19 19 1-2 story restaurant - Fogo de Chao 4334018071 133 133 N LA CIENEGA BLVD 5,501 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 1-2 story restaurant - Fogo de Chao 4334021042 138 N LA CIENEGA BLVD 5,499 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 9 9 parking lot for restaurant 4334021043 138 N LA CIENEGA BLVD 5,501 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 10 10 parking lot for restaurant 4334018069 151 N LA CIENEGA BLVD 5,502 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 Surface parking 4334021044 156 138-156 N LA CIENEGA BLVD 16,496 Com Low Gen C-3 RESTAURANT BUILDING 5 0 29 29 1-2 story restaurant (Shan Social House) 4334018070 161 157-161 N LA CIENEGA BLVD 10,911 Com Low Gen C-3 STORE BUILDING 3 0 19 19 2 story - Wig fairy 4334021041 170 N LA CIENEGA BLVD 11,088 Com Low Gen C-3 RESTAURANT BUILDING 5 0 20 20 2 story - restaurant 4334019061 460 200 N S LA CIENEGA BLVD 9,298 Com Low Gen C-3 AUTO BODY SHOP 5 0 16 16 auto body shop and surface parking 4334019059 460 200 N S LA CIENEGA BLVD 6,569 Com Low Gen C-3 AUTO BODY SHOP 5 0 11 11 auto body shop and surface parking - address is wrong 4333027009 215 S LA CIENEGA BLVD 10,998 Com Low Gen C-3 OFFICE BUILDING 3 0 19 19 ~3 stories and commercial medical uses 4333027008 225 225-229 S LA CIENEGA BLVD 5,500 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story building and surface parking lot 4333027007 225 233 S LA CIENEGA BLVD 5,497 Com Low Gen C-3 RESTAURANT BUILDING 3 0 9 9 1 story restaurant and parking lot 4333027006 239 S LA CIENEGA BLVD 11,004 Com Low Gen C-3 MEDICAL BUILDING 3 0 20 20 2 story medical 4333027005 239 S LA CIENEGA BLVD 5,503 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 Surface parking (for 239 S La Cienega) 4333028016 240 S LA CIENEGA BLVD 16,499 Com Low Gen C-3 MEDICAL BUILDING 4 0 29 29 3 story+ medical 4333027003 245 263 S LA CIENEGA BLVD 5,498 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1-story building and surface parking lot 4333028017 250 S LA CIENEGA BLVD 5,502 Com Low Gen C-3 OFFICE BUILDING 4 0 10 10 2 story - currently for sale - potential redev 4333028018 256 S LA CIENEGA BLVD 5,496 Com Low Gen C-3 OFFICE BUILDING 4 0 9 9 1 story - currently for sale - potential redev 4333027004 257 S LA CIENEGA BLVD 5,499 Com Low Gen C-3 FAST FOOD FRANCHISE 3 0 9 9 1 story with parking lot - Starbucks drive thru 4333028019 270 264-272 S LA CIENEGA BLVD 16,504 Com Low Gen C-3 STORE BUILDING 4 0 30 30 1 story strip with parking - multi-tenant 4333027002 275 S LA CIENEGA BLVD 11,008 Com Low Gen C-3 STORE BUILDING 3 0 20 20 1-2 story commercial one tenant and parking 4333027001 291 S LA CIENEGA BLVD 9,538 Com Low Gen C-3 OFFICE BUILDING 3 0 17 17 4 stories commercial - but for lease space 4333028020 292 S LA CIENEGA BLVD 16,577 Com Low Gen C-3 OFFICE BUILDING 3 0 30 30 3 story commercial and subterranean parking - for lease sign 4328014013 124 S LINDEN DR 20,400 Multi Fam High R-4 VACANT (PARKING LOT) 5 0 22 22 vacant parking lot 4328009021 125 S LINDEN DR 14,025 Multi Fam High R-4 VACANT (PARKING LOT) 5 0 13 13 vacant parking lot 4328009007 129 S LINDEN DR 7,650 Multi Fam High R-4 VACANT (PARKING LOT) 3 0 6 6 vacant 4333010021 8817 W OLYMPIC BLVD 7,201 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 13 13 2 story - Law office and med - conversion potential 4332013031 8818 W OLYMPIC BLVD 7,194 Com Low Gen C-3T-2 STORE BUILDING 3 0 13 13 1 story single tenant 4333010020 8825 8827 W OLYMPIC BLVD 7,800 Com Low Gen C-3T-2 MEDICAL BUILDING 3 0 14 14 1 story single tenant 4332013030 8826 8822 W OLYMPIC BLVD 7,800 Com Low Gen C-3T-2 STORE BUILDING 3 0 14 14 1 story law offices and parking 4333006017 8839 8833 W OLYMPIC BLVD 12,281 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 22 22 1 story car dealership 4332012002 8840 W OLYMPIC BLVD 12,279 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 22 22 1 story retail single tenant - for sale 4332012001 8844 W OLYMPIC BLVD 5,998 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story office 4332012034 8844 W OLYMPIC BLVD 5,999 Com Low Gen C-3T-2 COMMERCIAL (NEC) 3 0 10 10 parking lot for office 4333006018 8845 W OLYMPIC BLVD 5,998 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story car dealership 4333006020 8853 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story medical 4332012033 8856 8888 W OLYMPIC BLVD 6,288 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 2 story office- potential conversion 4333006019 8857 8889 W OLYMPIC BLVD 6,287 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 Office +3 story but some for lease 4332010003 8900 W OLYMPIC BLVD 6,289 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 1 story office - conversion potential 4333005017 8901 W OLYMPIC BLVD 6,289 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 2 story for sale office building 4332010002 8906 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story office 4333005018 8909 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story office 4332010001 8912 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 1 story - salon and surface parking 4333005019 8913 W OLYMPIC BLVD 6,001 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story office 4332010035 8920 W OLYMPIC BLVD 6,001 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 1 story and surface parking - Retail 4332010034 8924 W OLYMPIC BLVD 6,286 Com Low Gen C-3T-2 STORE BUILDING 3 0 11 11 1 story and surface parking - Retail 4333005020 8925 W OLYMPIC BLVD 12,281 Com Low Gen C-3T-2 RESTAURANT BUILDING 3 0 22 22 1 story- Restaurant and parking 4333004017 8931 8931 W OLYMPIC BLVD 6,288 Com Low Gen C-3T-2 VACANT (PARKING LOT) 3 0 11 11 parking lot for 8955 Olympic 4333004018 8937 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 VACANT (PARKING LOT) 3 0 10 10 parking lot for 8955 Olympic 4332009038 8950 W OLYMPIC BLVD 30,566 Com Low Gen C-3T-2 SHOPPING CENTER 3 55 0 55 2 story multi tenant Shopping center/plaza 4333004019 8955 8931-8955 W OLYMPIC BLVD 18,281 Com Low Gen C-3T-2 AUTO REPAIR 3 0 33 33 1-2 story auto use 4332007002 9000 W OLYMPIC BLVD 12,289 Com Low Gen C-3T-2 AUTO REPAIR 3 0 22 22 1 story auto shop.garage lots of surface parking 4331026036 9001 W OLYMPIC BLVD 30,561 Com Low Gen C-3T-2 AUTO REPAIR 3 55 0 55 Lexus service center 4332007001 9012 9012-9016 W OLYMPIC BLVD 6,001 Com Low Gen C-3T-2 STORES & RESIDENTIAL 3 0 10 10 1 story medical 4332007034 9018 9018-9020 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 STORE BUILDING 3 0 10 10 1 story office 4332007033 9024 W OLYMPIC BLVD 6,283 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 2 story office - conversion potential 4332006001 9030 W OLYMPIC BLVD 15,288 Com Low Gen C-3T-2 RELIGIOUS BUILDING 3 0 27 27 Beth Jacob Synagogue 4331025017 9031 W OLYMPIC BLVD 15,276 Com Low Gen C-3T-2 AUTO REPAIR 3 0 27 27 1 story Lexus service center 4331025018 9045 9045-9049 W OLYMPIC BLVD 11,245 Com Low Gen C-3T-2 STORES & OFFICES 3 0 20 20 2 story commercial and parking lot - multi tenant 4332006030 9048 W OLYMPIC BLVD 11,352 Com Low Gen C-3T-2 VACANT (PARKING LOT) 3 0 20 20 part of beth jacob use 4331021017 9101 W OLYMPIC BLVD 5,419 Com Low Gen C-3T-2 STORE BUILDING 3 0 9 9 2 story multi-tenant commercial 4332004039 9120 W OLYMPIC BLVD 14,520 Com Low Gen C-3T-2 PRIVATE SCHOOL 4 0 26 26 Hebrew Academy - part of Harkham Hillel 4331021018 9121 W OLYMPIC BLVD 13,038 Com Low Gen C-3T-2 SHOPPING CENTER 3 0 23 23 1-2 story shopping center - with parking lot 4332003001 9134 W OLYMPIC BLVD 6,499 Com Low Gen C-3T-2 MEDICAL BUILDING 4 0 11 11 1 story medical 4331020036 9135 W OLYMPIC BLVD 10,091 Com Low Gen C-3T-2 MEDICAL BUILDING 3 0 18 18 1 story for lease sign 4332003029 9158 9150-9198 W OLYMPIC BLVD 24,437 Com Low Gen C-3T-2 STORE BUILDING 4 44 0 44 1-2 story multi tenant retail - surface parking 4331020038 9153 W OLYMPIC BLVD 20,851 Com Low Gen C-3T-2 STORE BUILDING 3 0 37 37 1 story retail - surface parking 4332001003 9200 W OLYMPIC BLVD 6,491 Com Low Gen C-3T-2 OFFICE BUILDING 4 0 11 11 2 story office- for sale 4331016017 9201 W OLYMPIC BLVD 12,457 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 22 22 2 story office - newer but looks good for conversion 4332001002 9206 9206-9212 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 VACANT 4 0 10 10 new commercial building approved 4332001001 9212 W OLYMPIC BLVD 6,002 Com Low Gen C-3T-2 VACANT (PARKING LOT) 4 0 10 10 new commercial building approved 4331016018 9215 W OLYMPIC BLVD 5,995 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 1 - 2 story retail 4332001029 9220 9224 W OLYMPIC BLVD 12,479 Com Low Gen C-3T-2 AUTO REPAIR 4 0 22 22 car rental business 4331016020 9221 W OLYMPIC BLVD 5,995 Com Low Gen C-3T-2 STORE BUILDING 3 0 10 10 1 story multi tenant retail 4331016019 9225 W OLYMPIC BLVD 6,463 Com Low Gen C-3T-2 STORE BUILDING 3 0 11 11 1 story multi tenant retail 4330034036 9230 W OLYMPIC BLVD 12,232 Com Low Gen C-3T-2 OFFICE BUILDING 4 0 22 22 2 story multi-commercial - for lease sign 4331015017 9231 W OLYMPIC BLVD 30,918 Com Low Gen C-3T-2 AUTO REPAIR 3 56 0 56 2 story medical 4330034001 9242 W OLYMPIC BLVD 5,998 Com Low Gen C-3T-2 MEDICAL BUILDING 4 0 10 10 1-2 story medical 4330034028 9248 W OLYMPIC BLVD 5,999 Com Low Gen C-3T-2 SCHOOL-PRIVATE (7200) 4 0 10 10 2-story - Kabbalah Childrens Academy 4330034027 9260 W OLYMPIC BLVD 6,444 Com Low Gen C-3T-2 STORE BUILDING 4 0 11 11 2 story drive thru cleaners w surface parking 4328021023 125 S PECK DR 14,025 Multi Fam High R-4 VACANT (PARKING LOT) 5 0 13 13 vacant parking lot 4328021020 125 S PECK DR 4,208 Multi Fam High R-4 VACANT (PARKING LOT) 3 0 3 3 vacant parking lot 4334004031 on; 8801 Wilshire 105 N ROBERTSON BLVD 14,990 Com Low Gen C-3 STORES & OFFICES 4 0 27 27 1 story restaurant for lease; 2 story retail (Wilshire frontage) 4334004030 121 121-125 N ROBERTSON BLVD 4,987 Com Low Gen C-3 OFFICE BUILDING 4 0 9 9 1 or 2 story pharmacy 4333008003 121 125 S ROBERTSON BLVD 10,129 Com Low Gen C-3 STORE BUILDING 3 0 18 18 1 story car dealership 4334008018 128 N ROBERTSON BLVD 6,755 Com Low Gen C-3 STORE BUILDING 3 0 12 12 1 story multi-tenant 4334004029 131 127-131 N ROBERTSON BLVD 5,011 Com Low Gen C-3 OFFICE BUILDING 4 0 9 9 1 or 2 story - (developed with 121-125 n robertson) 4334008019 134 N ROBERTSON BLVD 6,768 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 part of large medical building 4334004028 137 N ROBERTSON BLVD 5,000 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 9 9 parking lot for retail at 121-131 N Robertson 4333008004 137 137-147 S ROBERTSON BLVD 10,227 Com Low Gen C-3 STORES & OFFICES 3 0 18 18 1 story multi-tenant 4334008016 140 150 N ROBERTSON BLVD 6,713 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 3 story medical 4334004027 143 145 N ROBERTSON BLVD 5,000 Com Low Gen C-3 STORE BUILDING 4 0 9 9 1 story medical 4334008015 150 N ROBERTSON BLVD 6,701 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 3 story medical 4334008014 152 150 N ROBERTSON BLVD 6,685 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 3 story medical 4333008005 153 153-155 S ROBERTSON BLVD 5,145 Com Low Gen C-3 STORES & RESIDENTIAL 3 0 9 9 1 story restaraunt/commercial 4334008017 154 134-138 N ROBERTSON BLVD 6,737 Com Low Gen C-3 STORE BUILDING 3 0 12 12 1 story restaraunt/commercial - multi tenant 4334004026 155 153-157 N ROBERTSON BLVD 10,010 Com Low Gen C-3 STORES & OFFICES 4 0 18 18 1 story restaraunt/commercial - multi tenant 4334008013 158 150 N ROBERTSON BLVD 6,667 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 3 story medical 4334004025 165 N ROBERTSON BLVD 5,005 Com Low Gen C-3 STORE BUILDING 4 0 9 9 1 story single tenant 4333008006 165 171 S ROBERTSON BLVD 5,168 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 story single tenant - for lease 4334008012 170 150 N ROBERTSON BLVD 13,273 Com Low Gen C-3 MEDICAL BUILDING 3 0 24 24 3 story medical 4333008008 177 S ROBERTSON BLVD 5,214 Com Low Gen C-3 PRIVATE SCHOOL 3 0 9 9 1 story preschool 4334008011 178 180 N ROBERTSON BLVD 6,615 Com Low Gen C-3 RESTAURANT BUILDING 3 0 12 12 1 story commercial - for lease 4334004024 181 N ROBERTSON BLVD 5,008 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 9 9 vacant parking lot 4334004023 181 N ROBERTSON BLVD 5,005 Com Low Gen C-3 AUTO SALES 4 0 9 9 1 story commercial - for lease 4334004022 185 N ROBERTSON BLVD 5,005 Com Low Gen C-3 STORE BUILDING 4 0 9 9 1 story commercial - for lease 4334008010 186 N ROBERTSON BLVD 13,246 Com Low Gen C-3 AUTO SALES 3 0 24 24 1 story - Cadillac Service Center 4334004021 193 189 N ROBERTSON BLVD 5,507 Com Low Gen C-3 STORES & OFFICES 4 0 10 10 2 story commercial/office 4333008009 195 S ROBERTSON BLVD 10,497 Com Low Gen C-3 OFFICE BUILDING 3 0 19 19 2 story car rental business 4334003054 200 N ROBERTSON BLVD 16,888 Com Low Gen C-3 OFFICE BUILDING 3 0 30 30 3 story older medical 4333016043 200 S ROBERTSON BLVD 6,739 Com Low Gen C-3 STORE BUILDING 3 0 12 12 1 story retail 4333016044 206 S ROBERTSON BLVD 6,645 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 1 story medical use 4333009002 207 207-209 S ROBERTSON BLVD 5,331 Com Low Gen C-3 KENNEL 3 0 9 9 1 story car dealership 4333009003 211 211-215 S ROBERTSON BLVD 5,354 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 story retail - pet grooming and salon 4333016045 212 210 S ROBERTSON BLVD 6,633 Com Low Gen C-3 STORES & OFFICES 3 0 12 12 1 story medical 4333016046 216 216-218 S ROBERTSON BLVD 6,613 Com Low Gen C-3 STORE BUILDING 3 0 12 12 1 story medical use - for lease 4333009004 217 S ROBERTSON BLVD 5,377 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 or 2 story retail 4333016047 220 S ROBERTSON BLVD 6,608 Com Low Gen C-3 OFFICE BUILDING 3 0 12 12 1 story retail 4334003017 221 N ROBERTSON BLVD 21,197 Com Low Gen C-3 OFFICE BUILDING 5 0 38 38 1 story retail and surface parking lot 4333009005 223 S ROBERTSON BLVD 5,402 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 story commercial/ restaurant - vacant 4333016048 226 S ROBERTSON BLVD 6,591 Com Low Gen C-3 OFFICE BUILDING 3 0 11 11 1 story retail 4333009035 227 S ROBERTSON BLVD 16,324 Com Low Gen C-3 OFFICE BUILDING 3 0 29 29 1 story retail with surface parking and multi-tenant building 4333016049 230 S ROBERTSON BLVD 6,587 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 2 story retail and office 4333016050 236 236-238 S ROBERTSON BLVD 6,576 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 1 story retail 4334003022 239 221 N ROBERTSON BLVD 5,005 Com Low Gen C-3 STORE BUILDING 5 0 9 9 1 story retail 4333016051 240 242 S ROBERTSON BLVD 6,556 Com Low Gen C-3 OFFICE BUILDING 3 0 11 11 1 story urgent care with surface parking 4333009008 241 S ROBERTSON BLVD 5,492 Com Low Gen C-3 OFFICE BUILDING 3 0 9 9 1 story retail 4333009009 245 245-247 S ROBERTSON BLVD 5,517 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story retail 4333016052 246 S ROBERTSON BLVD 6,551 Com Low Gen C-3 OFFICE BUILDING 3 0 11 11 1 story retail with surface parking 4333016053 250 S ROBERTSON BLVD 6,539 Com Low Gen C-3 STORE BUILDING 3 0 11 11 1 or 2 story commercial and surface parking 4333009010 251 S ROBERTSON BLVD 5,536 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1 story retail - multi-tenant building 4333016054 254 254-260 S ROBERTSON BLVD 6,520 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 2 story office and retail - acting playhouse 4333009011 255 255-257 S ROBERTSON BLVD 5,557 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story retail - multi-tenant building 4334003021 257 265-261 N ROBERTSON BLVD 10,000 Com Low Gen C-3 OFFICE BUILDING 5 0 18 18 1 story retail 4333009012 261 S ROBERTSON BLVD 5,583 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 2 story w drive thru to surface parking 4333016055 262 S ROBERTSON BLVD 10,443 Com Low Gen C-3 STORE BUILDING 3 0 18 18 1 story commercial w drive thru to back surface parking 4333009013 265 270 S ROBERTSON BLVD 5,606 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 1-2 story commercial 4334003019 269 0 N ROBERTSON BLVD 5,000 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 9 9 vacant parking lot 4334003020 269 0 N ROBERTSON BLVD 5,006 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 9 9 vacant parking lot 4333009036 275 S ROBERTSON BLVD 11,258 Com Low Gen C-3 MULTI-TENANT SHOPPING CENT 3 0 20 20 2 story Muti shopping center surface parking 4333009014 281 281-285 S ROBERTSON BLVD 5,640 Com Low Gen C-3 SUPERMARKET 3 0 10 10 1 story retail - multi-tenant shopping strip 4334003018 289 N ROBERTSON BLVD 4,998 Com Low Gen C-3 STORE BUILDING 5 0 9 9 2-story office 4334015054 301 301-305 N ROBERTSON BLVD 12,500 Com Low Gen C-3 STORES & OFFICES 5 0 22 22 1 story retail/gallery - vacant 4333010001 301 301-303 S ROBERTSON BLVD 5,799 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1 story office 4333010002 305 307 S ROBERTSON BLVD 5,688 Com Low Gen C-3 MEDICAL BUILDING 3 0 10 10 1 story retail 4333010003 309 311-313 S ROBERTSON BLVD 5,695 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story retail - multi-tenant, vacant for lease 4333010004 319 S ROBERTSON BLVD 5,706 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 2 story retail - for lease signs 4334015053 321 331 N ROBERTSON BLVD 9,010 Com Low Gen C-3 STORE BUILDING 5 0 16 16 1 story retail 4333010005 321 S ROBERTSON BLVD 5,703 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 2 story retail 4333010006 335 329-333 S ROBERTSON BLVD 13,744 Com Low Gen C-3 STORE BUILDING 3 0 24 24 1 story retail - multi-tenant and surface parking 4333010007 337 S ROBERTSON BLVD 4,653 Com Low Gen C-3 STORES & OFFICES 3 0 8 8 2-story office - for lease sign 4334015052 341 N ROBERTSON BLVD 4,994 Com Low Gen C-3 STORE BUILDING 5 0 9 9 1-story retail 4333010008 341 341-345 S ROBERTSON BLVD 4,610 Com Low Gen C-3 STORE BUILDING 3 0 8 8 1-story retail - multi-tenant 4333010009 347 347-349 S ROBERTSON BLVD 4,626 Com Low Gen C-3 STORE BUILDING 3 0 8 8 1-story retail - multi-tenant and surface parking 4333010010 351 S ROBERTSON BLVD 6,304 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 1 story retail - vacant for lease 4333010011 355 355-359 S ROBERTSON BLVD 6,361 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 2 story retail and office 4333010012 361 S ROBERTSON BLVD 5,714 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1 story office 4333010013 369 S ROBERTSON BLVD 5,788 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 1 story commercial 4333010014 373 S ROBERTSON BLVD 5,798 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1 story commercial 4333010042 377 383 S ROBERTSON BLVD 11,621 Com Low Gen C-3 OFFICE BUILDING 3 0 21 21 3 story commercial 4333010039 391 S ROBERTSON BLVD 11,644 Com Low Gen C-3 SERVICE STATION 3 0 21 21 Gas station 4332013032 401 S ROBERTSON BLVD 15,836 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 28 28 Vacant w small structure and large surface parking lot 4332013003 419 S ROBERTSON BLVD 18,845 Com Low Gen C-3 PRIVATE SCHOOL (PAGE) 3 0 34 34 School 4332013004 437 S ROBERTSON BLVD 4,726 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 1 story medical (hearing aid store) 4332013005 443 443-445 S ROBERTSON BLVD 4,732 Com Low Gen C-3 STORE BUILDING 3 0 8 8 1-2 story commercial - multi-tenant older 4332013006 447 S ROBERTSON BLVD 4,732 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story office/commercial 4332013007 455 S ROBERTSON BLVD 4,737 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story office/commercial 4332013008 457 S ROBERTSON BLVD 4,746 Com Low Gen C-3 STORE BUILDING 3 0 8 8 1-story retail 4332013009 463 S ROBERTSON BLVD 4,752 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 1 story office and retail - connected to 457 4332013010 469 S ROBERTSON BLVD 4,759 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story office 4332013011 475 S ROBERTSON BLVD 4,763 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 1 story commercial 4332013012 485 S ROBERTSON BLVD 4,770 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story offices - residential conversion potential 4332013013 489 S ROBERTSON BLVD 4,775 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story office/commercial - for lease sign 4332013014 493 S ROBERTSON BLVD 5,972 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 2 story office/commercial 4328027021 121 131 S RODEO DR 40,013 Com Low Gen C-3 OFFICE BUILDING 4 72 0 72 Office complex - conversion 4328032005 132 S RODEO DR 7,050 Com Low Gen C-3 OFFICE BUILDING 4 0 12 12 6 story office building - conversion potential 4328027010 145 S RODEO DR 7,656 Com Low Gen C-3 OFFICE BUILDING 3 0 13 13 2 story retail office for lease 4328032016 150 S RODEO DR 33,740 Com Low Gen C-3 OFFICE BUILDING 3 61 0 61 3-story large office - conversion 4334022080 113 N SAN VICENTE BLVD 10,285 Com Low Gen C-3 OFFICE BUILDING 5 0 18 18 3 story office (first floor parking)- conversion 4334022077 119 119-121 N SAN VICENTE BLVD 6,723 Com Low Gen C-3 OFFICE BUILDING 5 0 12 12 2-3 story building - offices and parking structure- conversion potential 4334022076 121 119-121 N SAN VICENTE BLVD 15,112 Com Low Gen C-3 OFFICE BUILDING 5 0 27 27 2-3 story building - offices and parking structure- conversion potential 4334022042 147 N SAN VICENTE BLVD 5,987 Com Low Gen C-3 OFFICE BUILDING 5 0 10 10 1 story office- could convert or redev 4334022041 151 155 N SAN VICENTE BLVD 11,537 Com Low Gen C-3 OFFICE BUILDING 5 0 20 20 2 story - older office building, some medical and surface parking lot 4334021082 161 0 N SAN VICENTE BLVD 3,801 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 6 6 vacant parking lot (portion) 4334021103 165 N SAN VICENTE BLVD 4,618 Com Low Gen C-3 MEDICAL BUILDING 5 0 8 8 1 story - gym and surface parking 4328001002 9849 9843-9859 S SANTA MONICA BLVD 3,008 Com Low Gen C-3 STORE BUILDING 4 0 5 5 1 story commercial multi-tenant and surface parking 4328001003 9855 9855-9857 S SANTA MONICA BLVD 3,005 Com Low Gen C-3 STORE BUILDING 4 0 5 5 1 story commercial multi-tenant 4328001004 9859 9861-9865 S SANTA MONICA BLVD 3,007 Com Low Gen C-3 STORE BUILDING 4 0 5 5 1 story commercial multi-tenant 4328001005 9869 9869-9877 S SANTA MONICA BLVD 3,000 Com Low Gen C-3 STORES & OFFICES 4 0 5 5 2 story commercial multi-tenant with office above (conversion potential) 4328001006 9879 S SANTA MONICA BLVD 1,600 Com Low Gen C-3 STORES & OFFICES 4 0 2 2 2-story office - conversion potential 4328003001 9884 S SANTA MONICA BLVD 5,996 Com Low Gen C-3 OFFICE BUILDING 4 0 10 10 2-story building with medical uses and retail - potential conversion 4328001007 9885 9885-9887 S SANTA MONICA BLVD 1,401 Com Low Gen C-3 STORES & OFFICES 4 0 2 2 2 story café and salon with office above - conversion potential 4328001008 9889 9889-9899 S SANTA MONICA BLVD 3,003 Com Low Gen C-3 STORES & OFFICES 4 0 5 5 2-story retail and office above - conversion potential 4328001009 9901 9901-9905 S SANTA MONICA BLVD 3,401 Com Low Gen C-3 STORE BUILDING 4 0 6 6 1 story retail - multi-tenant older 4328001010 9907 S SANTA MONICA BLVD 3,398 Com Low Gen C-3 STORE BUILDING 4 0 6 6 1-story restaurants - multi-tenant 4328001021 9915 S SANTA MONICA BLVD 3,000 Com Low Gen C-3 MEDICAL BUILDING 4 0 5 5 1 story medical cosmetic spa 4328001013 9919 9919-9923 S SANTA MONICA BLVD 2,997 Com Low Gen C-3 STORE BUILDING 4 0 5 5 1-2 story retail and restaurants 4328002009 9930 S SANTA MONICA BLVD 24,003 Com Low Gen C-3A PRIVATE COMMUNITY CENTER 4 43 0 43 2-story - Jem Community Center - older 4328001014 9935 S SANTA MONICA BLVD 2,997 Com Low Gen C-3 OFFICE BUILDING 4 0 5 5 2 story offices- vacant for lease sign conversion potential 4328001015 9939 0 S SANTA MONICA BLVD 2,998 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 5 5 vacant surface parking lot 4328002036 9940 9944 S SANTA MONICA BLVD 12,002 Com Low Gen C-3A OFFICE BUILDING 4 0 21 21 2-story newly renovated 4328001018 9949 S SANTA MONICA BLVD 2,996 Com Low Gen C-3 OFFICE BUILDING 4 0 5 5 1 story offices 4328001017 9949 0 S SANTA MONICA BLVD 2,995 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 5 5 surface parking 4328001016 9949 0 S SANTA MONICA BLVD 2,995 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 5 5 surface parking 4328002006 9950 S SANTA MONICA BLVD 5,999 Com Low Gen C-3A OFFICE BUILDING 4 0 10 10 1 story office 4328002005 9952 S SANTA MONICA BLVD 5,994 Com Low Gen C-3A OFFICE BUILDING 4 0 10 10 2 story commercial office - conversion potential 4328001019 9953 S SANTA MONICA BLVD 2,999 Com Low Gen C-3 AUTO REPAIR 4 0 5 5 1 story art gallery 4328002004 9956 9960 S SANTA MONICA BLVD 5,998 Com Low Gen C-3A STORES & OFFICES 4 0 10 10 2 story restaurant and office with surface parking lot 4328002003 9970 0 S SANTA MONICA BLVD 5,996 Com Low Gen C-3A VACANT (PARKING LOT) 4 0 10 10 surface parking lot 4328002002 9970 S SANTA MONICA BLVD 5,997 Com Low Gen C-3A OFFICE BUILDING 4 0 10 10 1 story retail 4328001020 9975 S SANTA MONICA BLVD 4,995 Com Low Gen C-3 OFFICE BUILDING 4 0 9 9 3 story large medical 4328002001 9990 S SANTA MONICA BLVD 9,167 Com Low Gen C-3A OFFICE BUILDING 4 0 16 16 2 story office 4333030001 8300 WILSHIRE BLVD 38,118 Com Low Gen C-3 STORE BUILDING 4 69 0 69 1 story strip mall with various tenants and parking 4333030130 8346 WILSHIRE BLVD 19,317 Com Low Gen C-3 OFFICE BUILDING 5 0 35 35 8350 address; 4 story medical 4333030074 8364 WILSHIRE BLVD 18,275 Com Low Gen C-3 OFFICE BUILDING 5 0 33 33 8370 address; 3 story 4334022081 8383 WILSHIRE BLVD 102,024 Com Low Gen C-3 OFFICE BUILDING 5 185 0 185 10 story building - conversion 4333029015 8400 WILSHIRE BLVD 5,340 Com Low Gen C-3 RESTAURANT BUILDING 5 0 9 9 1 story restaurant 4334022061 8401 WILSHIRE BLVD 6,151 Com Low Gen C-3 STORE BUILDING 5 0 11 11 Gale yard site - City-owned redevelopment site 4333029016 8412 WILSHIRE BLVD 9,024 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 16 16 vacant parking lot 4333029017 8420 WILSHIRE BLVD 8,707 Com Low Gen C-3 FINANCIAL BUILDING 5 0 15 15 1 story dialysis center 4334022900 8421 WILSHIRE BLVD 18,623 Com Low Gen C-3 FUTURE METRO STATION 5 0 33 33 Gale yard site - City-owned redevelopment site 4334022060 8423 WILSHIRE BLVD 19,323 Com Low Gen C-3 AUTO SALES 50 35 35 City owned site - clock market tower
4334021060 8447 WILSHIRE BLVD 18,247 Com Low Gen C-3 OFFICE BUILDING50 33 33 6-8 story building, older 4334021900 8471 WILSHIRE BLVD 16,702 Com Low Gen C-3 FUTURE METRO STATION50 30 30 Metro staging yard - City owned redevelopment site 4333028015 8484 WILSHIRE BLVD 69,080 Com Low Gen C-3 OFFICE BUILDING 5 1250 125 11 stories - Larry Flynt building
4333027028 8500 WILSHIRE BLVD 27,272 Com Low Gen C-3 OFFICE BUILDING3 490 49 8 story building - conversion 4334018072 8501 WILSHIRE BLVD 39,966 Com Low Gen C-3 OFFICE BUILDING3 720 72 3 story - conversion 4333027014 8530 WILSHIRE BLVD 13,202 Com Low Gen C-3 OFFICE BUILDING 30 24 24 6 story medical uses
4334017046 8537 WILSHIRE BLVD 7,619 Com Low Gen C-3 AUTO REPAIR30 13 13 1 story auto shop 4334017045 8545 8549 WILSHIRE BLVD 10,633 Com Low Gen C-3 OFFICE BUILDING30 19 19 1 story mailbox store and parking - could redev 4334017044 8555 8567 WILSHIRE BLVD 19,279 Com Low Gen C-3 SERVICE STATION30 35 35 gas station - interest in redevelopment 4333018031 8560 WILSHIRE BLVD 10,317 Com Low Gen C-3T-3 STORE BUILDING30 18 18 2 story retail and educational, parking 4334014043 8619 8621 WILSHIRE BLVD 6,534 Com Low Gen C-3 AUTO REPAIR30 11 11 1 story retail 4333018035 8620 WILSHIRE BLVD 5,056 Com Low Gen C-3 OFFICE BUILDING3099 1 story restaurant 4333018036 8624 WILSHIRE BLVD 5,593 Com Low Gen C-3 OFFICE BUILDING30 10 10 1 story - medical - egg donor 4333018037 8630 WILSHIRE BLVD 7,621 Com Low Gen C-3 STORES & RESIDENTIAL30 13 13 1-2 story retail and gallery 4334014042 8635 WILSHIRE BLVD 12,757 Com Low Gen C-3 RESTAURANT BUILDING30 23 23 1 story large restaurant and parking lot 4333018004 8636 WILSHIRE BLVD 6,759 Com Low Gen C-3 STORE BUILDING30 12 12 1-2 story retail and parking lot 4334013020 8641 WILSHIRE BLVD 24,772 Com Low Gen C-3 OFFICE BUILDING3 450 45 3 story - conversion 4333018005 8642 WILSHIRE BLVD 6,014 Com Low Gen C-3 OFFICE BUILDING30 10 10 2 story offices and parking lot 4333018006 8648 WILSHIRE BLVD 6,543 Com Low Gen C-3 STORES & OFFICES30 11 11 2 story offices and parking lot 4333018007 8654 WILSHIRE BLVD 5,061 Com Low Gen C-3 OFFICE BUILDING3099 2 story plastic surgery 4333018008 8660 WILSHIRE BLVD 5,586 Com Low Gen C-3 STORE BUILDING30 10 10 1 story medical uses 4334013019 8665 WILSHIRE BLVD 12,766 Com Low Gen C-3 OFFICE BUILDING 30 23 23 3 story newer building
4333018009 8668 WILSHIRE BLVD 7,627 Com Low Gen C-3 STORES & OFFICES30 13 13 2 story offices and parking lot 4333018040 8670 WILSHIRE BLVD 24,380 Com Low Gen C-3 OFFICE BUILDING3 440 44 3 story medical uses - surgery 4334012055 8671 WILSHIRE BLVD 7,620 Com Low Gen C-3 OFFICE BUILDING30 13 13 6 story office - potential conversion 4334012054 8677 WILSHIRE BLVD 5,580 Com Low Gen C-3 OFFICE BUILDING30 10 10 2 story medical uses 4334012053 8681 8683 WILSHIRE BLVD 5,055 Com Low Gen C-3 OFFICE BUILDING3099 1 story retail 4334012052 8685 WILSHIRE BLVD 6,534 Com Low Gen C-3 STORE BUILDING30 11 11 1 story multi tenant building 4334012051 8689 WILSHIRE BLVD 6,006 Com Low Gen C-3 RESTAURANT BUILDING30 10 10 1 story restaurant 4333018021 8690 WILSHIRE BLVD 5,585 Com Low Gen C-3 STORE BUILDING30 10 10 1 story restaurant 4333018022 8692 WILSHIRE BLVD 7,617 Com Low Gen C-3 OFFICE BUILDING30 13 13 1-2 story retail 4334012050 8693 WILSHIRE BLVD 6,750 Com Low Gen C-3 OFFICE BUILDING30 12 12 2 story medical 4333017001 8700 WILSHIRE BLVD 6,760 Com Low Gen C-3 STORE BUILDING30 12 12 1 story office and parking lot 4334010058 8701 WILSHIRE BLVD 7,611 Com Low Gen C-3 OFFICE BUILDING 30 13 13 4 story office and parking garage
4334010057 8707 WILSHIRE BLVD 5,586 Com Low Gen C-3 VACANT (PARKING LOT)30 10 10 parking lot for 8701 building 4333017002 8710 WILSHIRE BLVD 6,008 Com Low Gen C-3 MEDICAL BUILDING30 10 10 1 story medical sales and parking lot 4333017003 8712 WILSHIRE BLVD 6,551 Com Low Gen C-3 STORES & OFFICES30 11 11 2 story retail multi tenant 4334010041 8713 WILSHIRE BLVD 11,582 Com Low Gen C-3 STORE BUILDING30 21 21 1 story mult tenant retail 4333017004 8718 WILSHIRE BLVD 6,404 Com Low Gen C-3 VACANT (PARKING LOT)30 11 11 parking lot for 8712 4334010056 8725 WILSHIRE BLVD 12,752 Com Low Gen C-3 STORE BUILDING30 23 23 1 story rug store 4333017006 8730 WILSHIRE BLVD 11,863 Com Low Gen C-3 OFFICE BUILDING30 21 21 4 story office and parking garage - conversion 4334008022 8733 WILSHIRE BLVD 10,633 Com Low Gen C-3 MEDICAL BUILDING30 19 19 part of 8767 building 4334008023 8737 WILSHIRE BLVD 7,610 Com Low Gen C-3 OFFICE BUILDING30 13 13 2 story office and parking garage 4334008021 8755 WILSHIRE BLVD 6,535 Com Low Gen C-3 MEDICAL BUILDING3 0 11 11 part of 8767 building
4334008020 8767 WILSHIRE BLVD 13,521 Com Low Gen C-3 MEDICAL BUILDING30 24 24 Medical building - Cedars tenants 4333008002 8800 WILSHIRE BLVD 17,490 Com Low Gen C-3 FINANCIAL BUILDING30 31 31 2 story office and retail 4334004032 8813 8815 WILSHIRE BLVD 6,648 Com Low Gen C-3 STORES & RESIDENTIAL40 12 12 2 story; part of car dealership 4333008001 8820 WILSHIRE BLVD 18,848 Com Low Gen C-3 MEDICAL BUILDING30 34 34 3-4 story building with medical uses 4334004033 8821 8825 WILSHIRE BLVD 14,988 Com Low Gen C-3 AUTO REPAIR40 27 27 2 story; part of car dealership 4335029054 8833 WILSHIRE BLVD 14,998 Com Low Gen C-3 AUTO SALES40 27 27 1 story car dealership - conversion potential maybe 4333008045 8840 WILSHIRE BLVD 15,612 Com Low Gen C-3 OFFICE BUILDING30 28 28 3 story office - older 4333008021 8844 WILSHIRE BLVD 7,548 Com Low Gen C-3 STORE BUILDING 30 13 13 audi dealership - newly renovated
4335029055 8845 WILSHIRE BLVD 21,898 Com Low Gen C-3 AUTO REPAIR4 390 39 parking lot and building for car dealership at 8833 wilshire 4333008020 8850 WILSHIRE BLVD 15,800 Com Low Gen C-3 AUTO SALES 30 28 28 audi dealership - newly renovated
4333001051 8900 WILSHIRE BLVD 15,602 Com Low Gen C-3 OFFICE BUILDING30 28 28 3 story with medical uses 4335029164 8901 8907 WILSHIRE BLVD 36,982 Com Low Gen C-3 OFFICE BUILDING 4 670 67 3 story newer medical
4333001048 8920 WILSHIRE BLVD 23,324 Com Low Gen C-3 MEDICAL BUILDING3 420 42 6 story medical and surgery 4333001052 8930 8942 WILSHIRE BLVD 15,545 Com Low Gen C-3 OFFICE BUILDING30 28 28 3 story newer office (half) 4333001053 8930 8942 WILSHIRE BLVD 23,022 Com Low Gen C-3 OFFICE BUILDING 3 410 41 3 story newer office (other half)
4335029012 8931 WILSHIRE BLVD 15,000 Com Low Gen C-3 VACANT (PARKING LOT)40 27 27 car rental business 4335029026 8949 WILSHIRE BLVD 21,900 Com Low Gen C-3 OFFICE BUILDING4 390 39 3 story - conversion 4331028004 9000 WILSHIRE BLVD 7,950 Com Low Gen C-3 STORE BUILDING 30 14 14 new commercial building approved
4335028085 9001 WILSHIRE BLVD 21,524 Com Low Gen C-3 OFFICE BUILDING 3 0 39 39 3 story medical
4331028003 9006 WILSHIRE BLVD 7,895 Com Low Gen C-3 STORE BUILDING30 14 14 6+ story conversion potential 4331028002 9014 WILSHIRE BLVD 7,542 Com Low Gen C-3 PUBLIC STORAGE30 13 13 1 story 4331028001 9018 WILSHIRE BLVD 15,800 Com Low Gen C-3 AUTO REPAIR30 28 28 1 story - lucid 4335028014 9025 WILSHIRE BLVD 14,999 Com Low Gen C-3 OFFICE BUILDING30 27 27 3 story conversion potential 4331023006 9030 WILSHIRE BLVD 15,857 Com Low Gen C-3 STORE BUILDING30 28 28 3 story medical - Cedars 4335028045 9033 WILSHIRE BLVD 15,003 Com Low Gen C-3 OFFICE BUILDING30 27 27 4+ story medical 4335028082 9045 WILSHIRE BLVD 14,750 Com Low Gen C-3 STORE BUILDING30 26 26 3 story - CVS 4335028046 9045 WILSHIRE BLVD 6,893 Com Low Gen C-3 STORE BUILDING30 12 12 3 story - CVS 4331023057 9090 WILSHIRE BLVD 15,557 Com Low Gen C-3 OFFICE BUILDING 30 28 28 3 story medical
4331023059 9100 WILSHIRE BLVD 40,607 Com Low Gen C-3 OFFICE BUILDING5 730 73 10+ story conversion potential 4335028081 9111 WILSHIRE BLVD 43,709 Com Low Gen C-3 OFFICE BUILDING3 790 79 Gibraltar - conversion potential 4331018004 9134 WILSHIRE BLVD 16,419 Com Low Gen C-3 OFFICE AND MEDICAL BUILDING50 29 29 10+ story conversion potential 4342032030 9145 WILSHIRE BLVD 13,990 Com Low Gen C-3 FINANCIAL BUILDING30 25 25 Gibraltar - conversion potential 4331018003 9150 WILSHIRE BLVD 7,900 Com Low Gen C-3 OFFICE AND MEDICAL BUILDING50 14 14 3 story medical 4331018001 9150 WILSHIRE BLVD 8,517 Com Low Gen C-3 OFFICE BUILDING 50 15 15 3 story medical
4331018002 9152 WILSHIRE BLVD 7,900 Com Low Gen C-3 OFFICE AND MEDICAL BUILDING5 0 14 14 3 story medical
4342032029 9171 WILSHIRE BLVD 30,650 Com Low Gen C-3 OFFICE BUILDING3 550 55 5+ office - only conversion potential 4342031027 9201 WILSHIRE BLVD 13,853 Com Low Gen C-3 OFFICE BUILDING30 25 25 3 story but potential conversion 4342031026 9215 WILSHIRE BLVD 9,679 Com Low Gen C-3 OFFICE BUILDING30 17 17 2 story 4342031031 9229 WILSHIRE BLVD 20,679 Com Low Gen C-3 OFFICE BUILDING30 37 37 2 story medical 4331013003 9230 WILSHIRE BLVD 16,417 Com Low Gen C-3 AUTO REPAIR 50 29 29 New lexus dealership
4331013002 9242 WILSHIRE BLVD 7,901 Com Low Gen C-3 STORES & OFFICES 5 0 14 14 New lexus dealership
4342030001 9245 WILSHIRE BLVD 19,986 Com Low Gen C-3 FINANCIAL BUILDING30 36 36 approved for synagogue 4331013001 9250 WILSHIRE BLVD 16,414 Com Low Gen C-3 OFFICE BUILDING 50 29 29 3+ story office with reno
4331013044 9300 WILSHIRE BLVD 16,416 Com Low Gen C-3 OFFICE BUILDING 50 29 29 6+ story significant renovations
4331013059 9318 WILSHIRE BLVD 23,939 Com Low Gen C-3 OFFICE BUILDING 5 43
0 43 3+ story office high end
4331008002 9334 WILSHIRE BLVD 16,430 Com Low Gen C-3 FINANCIAL BUILDING50 29 29 2 story fedex 4331008001 9350 WILSHIRE BLVD 24,347 Com Low Gen C-3 OFFICE BUILDING 5 44
0 44 3+ story office with reno
4331008025 9360 WILSHIRE BLVD 16,438 Com Low Gen C-3 HOTEL50 29 29 Sixty hotel - conversion potential 4331008024 9372 WILSHIRE BLVD 7,910 Com Low Gen C-3 COMMERCIAL (NEC)50 14 14 narrow lot connected to corner building 4331008023 9378 WILSHIRE BLVD 16,445 Com Low Gen C-3 SERVICE STATION50 29 29 3 story office 4331001002 9400 WILSHIRE BLVD 16,457 Com Low Gen C-3 VACANT (PARKING LOT)50 29 29 parking next to office 4331001001 9424 WILSHIRE BLVD 24,378 Com Low Gen C-3 OFFICE BUILDING5 440 44 5+ story office - conversion 4331001900 9430 WILSHIRE BLVD 16,458 Com Low Gen C-3 FUTURE METRO STATION50 29 29 Metro station 4331001049 9450 WILSHIRE BLVD 48,671 Com Low Gen C-3 OFFICE BUILDING5 880 88 10+ story office - conversion 4331001049 9450 WILSHIRE BLVD 48,671 Com Low Gen C-3 OFFICE BUILDING5 880 88 10+ story office - conversion 4328033001 9460 WILSHIRE BLVD 33,752 Com Low Gen C-3 OFFICE BUILDING5 610 61 6+ story portion, conversion potential 4328027016 9536 WILSHIRE BLVD 14,850 Com Low Gen C-3 STORES & OFFICES50 26 26 4 story, conversion potential 4328027001 9550 WILSHIRE BLVD 21,601 Com Low Gen C-3 OFFICE BUILDING50 39 39 4 story, conversion potential 4328026039 9570 WILSHIRE BLVD 31,032 Com/Retail 85 C-3 COMMERCIAL BUILDING 5 560 56 Barneys NY
4328026003 9588 WILSHIRE BLVD 6,750 Com/Retail 85 C-3 VACANT (PARKING LOT)50 12 12 parking next to barneys 4328026004 9596 WILSHIRE BLVD 8,100 Com/Retail 85 C-3 VACANT (PARKING LOT)50 14 14 parking next to barneys 4328021001 9600 WILSHIRE BLVD 16,500 Com/Retail 85 C-3 DEPARTMENT STORE50 30 30 Saks 5th Ave 4328021002 9610 WILSHIRE BLVD 7,314 Com/Retail 85 C-3 DEPARTMENT STORE50 13 13 Saks 5th Ave 4328021019 9620 WILSHIRE BLVD 15,677 Com/Retail 85 C-3 DEPARTMENT STORE 50 28 28 Saks 5th Ave
4328020001 9634 WILSHIRE BLVD 16,207 Com/Retail 100 C-3 DEPARTMENT STORE50 29 29 Saks 5th Ave 4328020023 9680 WILSHIRE BLVD 20,250 Com/Retail 100 C-3 STORES & OFFICES 50 36 36 3 story, significant reno
4328015034 9700 WILSHIRE BLVD 15,678 Com/Retail 100 C-3 DEPARTMENT STORE50 28 28 Neiman Marcus 4328015036 9700 WILSHIRE BLVD 22,803 Com/Retail 100 C-3 DEPARTMENT STORE 5 410 41 Neiman Marcus
4328014035 9720 WILSHIRE BLVD 14,849 Com Low Gen C-3 FINANCIAL BUILDING50 26 26 6+ story, conversion potential 4328014005 9730 WILSHIRE BLVD 21,609 Com Low Gen C-3 MEDICAL BUILDING50 39 39 2 story medical 4328009003 9740 WILSHIRE BLVD 13,508 Com Low Gen C-3 OFFICE BUILDING50 24 24 5 story - interest in development 4328009023 9754 WILSHIRE BLVD 22,268 Com Low Gen C-3 OFFICE BUILDING5 400 40 2 story commercial - older 4328008001 9800 WILSHIRE BLVD 14,175 Com Low Gen C-3 OFFICE BUILDING 50 25 25 Spring Place - improvements and long term lease 4328008027 9830 WILSHIRE BLVD 24,212 Com Low Gen C-3 OFFICE BUILDING 5 440 44 Class A offices - We Work
4328001001 9844 WILSHIRE BLVD 6,180 Com Low Gen C-3 STORE BUILDING40 11 11 1 story - starbucks and baracci 43340140440 5,048 Com Low Gen C-3 VACANT (PARKING LOT)3099 vacant parking 43330080070 5,193 Com Low Gen C-3 VACANT (PLAYGROUND FOR SC3099 vacant parking City of Beverly Hills General Plan
2021-2029 Draft Element
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Appendix D - Review of Past Accomplishments
(2014-2021)
A. Housing Production and RHNA Allocation ..................................... D-2 B. Housing Program Accomplishments 2014-2021 ............................. D-2 The City of Beverly Hills is committed to continually improving programs in the Housing Element to ensure that the housing needs of the community are met. Reviewing past accomplishments is an important step in developing housing strategies that are effective and address identified community needs. State law requires the City to report on progress made in meeting the goals, policies, and objectives set forth in the prior Housing Element. This includes reviewing progress made in implementing programs from the adopted element and evaluating their effectiveness and continued appropriateness for the City. The State also requires the City to report on the housing production during the prior Regional Housing Needs Assessment (RHNA) period.

The last Housing Element was adopted in 2013 and covered the 2013- 2021 planning period. The following section provides information on housing production since 2013 and an update on the implementation of programs set forth in the prior Housing Element.

City of Beverly Hills General Plan
2021-2029 Housing Element
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A. Housing Production and RHNA Allocation
The City’s RHNA allocation for the 2014-2021 planning period was 3 units. During calendar years 2014 through 2020, 208 total housing units were constructed in the City of Beverly Hills.

In the 2013 Housing Element, the City set forth the following quantified objectives for housing production, rehabilitation and conservation (Table B-1).

Table D-1 2014-2021 Summary of Quantified Objectives
Income
Group
New Construction
Objective
(Actual)
Rehabilitation
Objective
(Actual)
Conservation
Objective
(Actual)
Extremely
Low
0 (0)
0 (0)
75 (75)
Very Low 15
(16)
100
(56*)
75 (75)
Low 3
(3)
100
(56*)
0 (0)
Moderate 2
(2)
0 (0)
0 (0)
Above
Moderate
90 (187)
0 (0)
0 (0)
Total
110
(208)
200
(56)
150
(150)
*56 total (very low + low)
Rehabilitation of the existing housing stock helps preserve the quality of neighborhoods and housing. The City continues to fund theCity’s Handyworker Program (Residential Rehabilitation Program), which provides rehabilitation assistance to low-income tenants and homeowners in the City., was discountinued during the COVID-19 pandemic. Approximately 56 households were served by this program in the last planning period. Implementation measure 9.3 has been revised to urge that the Handyworker program should be reestablished by 2025.

The 150-unit Beverly Hills Senior Housing project provides affordable housing to very low-income senior/handicapped residents. The City works with the nonprofit Menorah Housing to ensure the conservation of these units.

B. Housing Program Accomplishments 2014-2021
Table D-2 summarizes additional accomplishments the City has made in achieving housing programs and goals.

A number of the programs in the 2014-2021 Housing Element specifically address housing issues that impact populations with special needs such as elderly populations, female headed households, and those that are or may be experiencing
City of Beverly Hills General Plan
2014-2021 Housing Element
D-3 | P a g e
homelessness. These programs specifically include: the home repair and improvement program, the property maintenance program, the rent stabilization program, the home sharing program, the monitoring affordable housing program, the fair housing program, senior housing development program, and senior case management program.

In the City of Beverly Hills, the senior population is one of the largest special needs populations, and together, these programs aim to provide a holistic approach to maintaining and providing quality housing for this group, and other special needs groups in the City. The Handyworker program helps this cohort of community members remain in their homes and rehabilitate units if needed. The property maintenance program and rent stabilization program helps ensure that living quarters for those living in rent stabilized units (which is a majority of the multi-family units in the City and inhabited by special needs populations including seniors, persons with disabilities, female headed households and large families) are well maintained through landlord and tenant education and enforcement of habitability standards. The rent stabilization program provides legal support for tenants and landlords as well as educational information and consultations to resolve disputes related to tenant/landlord issues and fair housing issues. This program also works with tenants to develop “means and methods” plans to maintain habitability for tenants during construction work to rehabilitate, alter, or repair a structure.

The inclusionary housing program, density bonus program, housing trust fund program, senior housing development program and second unit program are all meant to encourage the production of new housing units in the City, which can help senior community members age in place.

The home sharing program and funding for homeless services programs are specifically meant to address the needs of those that are or may be experiencing homelessness. The City employs Community Services staff who specialize in outreach to community members, including special needs populations, to provide information on these resources as well as other resources in the region that may be helpful.

In addition, Community Development staff have been trained to work with eligible parties to process reasonable accommodation requests in order to ensure that the housing needs of persons with disabilities are met.

In summary, the programs included in the housing plan make up a multi-pronged approach to develop and maintain adequate housing for all members of the community, with specific programs to address the specific needs special needs populations that are in the City.

City of Beverly Hills General Plan
2021-2029 Housing Element
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Table D-2: Housing Program Accomplishments 2014-2021
Name of
Program Objective Timeframe in H.E Status of Program Implementation Upkeep and
Maintenance of
Vacated Buildings
(No. 9.1)
Preserve existing housing
stock Ongoing
There is proactive enforcement of housing properties, whether vacant or not, if violations exist. Enforcement Officers attempt to gain compliance in order to remedy the situation through outreach and education. Enforcement officers first get contact information, contact property owners to educate them about city codes, if the issue is not resolved, then compliance orders are issued.

Property
Maintenance (No.

9.2)
Require housing to be
maintained in an aesthetic,
safe and habitable manner
consistent with City codes
On-going, explore program
restructuring by 2016
The City continues to implement the current program and addresses several hundred complaints related to property maintenance each year.

In 2020 the City dedicated a code enforcement officer to specifically address habitability issues for the rent stabilization program.

Home Repair and
Improvement (No.

9.3)
Provide minor repairs and
mobility assistance to
approximately 25 lowincome households per
year
Ongoing
In 2019, the program provided minor home repairs to four single-family homes and five multi-family homes. In 2020, the program provided minor home repairs to one single-family home and one multi-family home. Once the COVID-19 pandemic hit in early 2020, the program was put on hold for the safety of the City’s vulnerable residents.

The City is currently discussing the future of the program considering the needs of the community.

Historic
Preservation
Program (No. 9.4)
Evaluate preservation
incentives
Ongoing. Evaluate in 2015 and adopt
by 2016
In 2014, the City Council adopted an ordinance creating a Historic Incentive Permit that allows owners of historic landmarks to request deviations from development standards when making modifications to their historic properties, provided that the changes do not adversely impact the character-defining features of the historic resource. The City also has a Mills Act program that allows property owners with landmarked properties to seek property tax relief in return for the long-term maintenance and preservation of a historic property.

Condominium
Conversions (No.

9.5)
Limit the loss of rental
housing by setting an
annual cap on
condominium conversions
and providing tenant
protections
Evaluate ordinance revisions and
address affordability, and, as
appropriate, amend the ordinance in
2016
The City's current ordinance was evaluated in 2011 and the determination was made not to adjust the annual cap at that time.

City of Beverly Hills General Plan
2021-2029 Housing Element
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Name of
Program Objective Timeframe in H.E Status of Program Implementation Rent Stabilization
Ordinance (No.

9.6)
Continue to implement the
rent stabilization program
and investigate tenant
complaints about unlawful
rent increases, service
reductions, evictions and
relocations
Ongoing
In 2018, the City created a new Rent Stabilization Division within the Community Development Department, for the purpose of administering the Rent Stabilization Ordinance, staffing the Rent Stabilization Commission, and providing other housing services to the community. The major services provided by the Rent Stabilization Division include:

1. Establishing the maximum allowable rent increase

2. Processing rent appeals

3. Assisting landlords with mandatory annual registration

4. Offering referrals for no-cost tenant-landlord legal services (through Bet Tzedek) and mediation services (through the Loyola Center for Conflict Resolution)

5. Conducting multiple workshops and trainings annually to explain landlord and tenant rights and responsibilities under the Rent Stabilization Ordinance

6. Providing dedicated code enforcement staff to investigate habitability complaints
Additional housing services conducted by the City include:

1. Operating an aging-in-place group to determined the needs of of vulnerable populations and senior citizens and coordinate service delivery

2. Act as a mediary between tenants and landlords to achieve better housing outcomes and prevent evictions when possible

3. Educating landlords and clients on available funding, such as through the CA COVID-19 rent relief program (i.e. Housing is Key).

On March 15, 2020, the City Manager proclaimed the existence of a local emergency in response to the novel coronavirus (COVID-19) epidemic. On March 16, 2020, the City Council adopted an urgency ordinance instituting an eviction moratorium on all residential rental properties in order avoid unnecessary housing displacement, to protect the City’s affordable housing stock and to prevent individuals from becoming homeless. The urgency ordinance also provided protections to units subject to the Rent Stabilization Ordinance (RSO) by prohibiting rent increases during the declared local emergency.

City of Beverly Hills General Plan
2021-2029 Housing Element
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Name of
Program Objective Timeframe in H.E Status of Program Implementation

In an effort to assist tenants and landlords financially impacted by COVID-19, and to avoid housing displacement and homelessness, the City instituted a Rent Subsidy Program. They City allocated $1 million for rent subsidy to eligible tenants financially impacted by COVID-19. The City anticipates that it will provide assistance for 333 households.

The City completed its third Annual Rent Registration cycle for all multi-family properties subject to the RSO. The Rent Stabilization Division administers approximately 7,700 units of multi-family properties to: promote the stability of renter populations, maintain quality of the City’s multi-family housing stock, and protect occupants from unreasonable rent increases while recognizing a housing provider’s right to receive a fair return form the rental property.

The Rent Registry system was established to:
 Collect data regarding the rental history including amounts paid for rent  Allow owners to register and provide amendments online  Allow tenants to dispute rental amounts online
 Improve the reporting requirements and collection of rental data for the City’s approximate 7,700 RSO rental units

The Rent Registration processes strengthens the mission of the RSO by promoting the stability of renter populations and maintaining the quality of the City’s housing stock. The data from the Rent Registry became a vital instrument to communicate the COVID-19 eviction moratorium and restrictions on rent increases.

The Rent Stabilization Division also undertook the following activities in 2020:

 Communicated and informed landlords/tenants of the eviction moratorium and prohibition on rent increases in order to keep both landlords and tenants informed and engaged;
 investigated 1,090 RSO cases, including 520 Rent Subsidy cases;  responded to 6,062 inquiries for RSO information;
 collaborated with 19 other Rent Stabilization Programs in California to share information and discuss issues related to affordable housing; and  collaborated with the County of Los Angeles in their Rent Relief Program.

City of Beverly Hills General Plan
2021-2029 Housing Element
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Name of
Program Objective Timeframe in H.E Status of Program Implementation Monitor
Affordable
Housing (No. 9.7)
Coordinate with service
providers to monitor
Section 8 renewals, advise
tenants in advance of
potential conversion dates,
and provide opportunities
to continue affordability
covenants
Ongoing
The City continues to implement the current program. The City has one very-low income housing building for seniors, which has an affordability covenant and contains 150 units available to very-low income seniors. The City contracts with the Menorah Housing Foundation to oversee and administer the units. In 2018, the City facilitated the rental of two very-low income units located in a Density Bonus project to qualified renters and will continue to monitor these units for compliance. The City continues to monitor these units and facilitate the rental of others. In 2020, the City provided training to the owners of a building with three low-income units anticipated to become available in 2021. The City is also in the process of filling two moderate income units that are currently available.

Density Bonus (No.

10.1)
Encourage the
development of more
affordable housing units by
offering incentives to
developers
In 2013 amend the density bonus
program to define a list of preferred
incentives and concessions
In September 2021, the Planning Commission held discussions on the local inclusionary housing ordinance and discussed the desire to create a local incentive program for the provision of affordable units in housing projects. The Commission directed staff to convey this desire to the City Council to request that the City Council direct the Planning Commission to work on this item as soon as feasible. This item is scheduled to be discussed at the City Council in October 2021.

Inclusionary
Housing (No. 10.2)

Require a minimum
percentage of units in
development to be pricerestricted as affordable to
lower and moderate
income households.

Finish inclusionary housing nexus and
in-lieu fee study in 2015 and adopt
ordinance in 2016

In 2019, the City Council passed an urgency ordinance to establish interim inclusionary housing requirements.

In 2019, the City Council directed staff to complete an inclusionary housing study, which was completed in early 2020.

In September 2021 the Planning Commission held discussions on this topic and directed staff to forward an ordinance for a permanent inclusionary housing program to the City Council for approval. The City Council review of the ordinance is scheduled to take place in October 2021.

Housing Trust
Fund (No. 10.3)
To be used to construct or
help leverage construction
of affordable housing
Establish Affordable Housing Trust
Fund in Fiscal Year 2014/2015
Through development agreements, the City has negotiated approximately $4.5 million to be used to establish a housing trust fund. The trust fund has been established and currently holds approximately $1.5 million.

Second Units (No.

10.4)

Encourage the provision of
affordable second units

Evaluate revisions to current second
unit standards, and amend the
ordinance by 2015; Conduct second
unit survey in 2018 to inform the
next Housing Element update

A second unit study was conducted in 2010 and the results were discussed in the Housing Element. The City will study changes to the ordinance that could further incentivize the development of second units in upcoming budget cycles. In 2016, the City adopted new second unit regulations (now referred to as accessory dwelling unit regulations) in order to comply with newly passed State legislation that would encourage the provision of such units. The City continues to regularly process permits for accessory dwelling units per State and local regulations. The City of Beverly Hills General Plan
2021-2029 Housing Element
D-8 | P a g e
Name of
Program Objective Timeframe in H.E Status of Program Implementation City is currently working on updating its accessory dwelling unit regulations in compliance with newly adopted State law.

The City received approval for LEAP grant funding to update second unit regulations and is exploring ways to educate the public about the opportunities available. The City anticipates beginning the process of making code updates and outreach on second units in early 2022. The code updates are anticipated to be completed by 2023 and the education on second units will continue throughout the next planning cycle.

Sustainability and
Green Building
(No. 10.5)
Promote resource
efficiency and sustainability
in new developments
Ongoing The City continues to implement the current program in consistency with State law.

Partnerships with
Affordable
Housing
Developers (No.

10.6)
Initiate partnerships with
non-profit developers to
assist in the development
of affordable housing
Participate in conferences,
symposiums and other affordable
housing events to review resources,
incentives, and City goals; Initiate a
Request for Qualifications (RFQ)
process within two years of the
establishment and funding of the
Affordable Housing Trust Fund, select
a developer and pursue development
of an affordable housing project
The City is conducting ongoing conversations with non-profit developers to assist with the potential affordable housing development on a City-owned parcel (s) at 3 rd Street and Foothill Road and/or other City owned properties, including a recently acquired site on Robertson Boulevard. Staff prepared an RFP to identify qualified developers and solicit conceptual proposals, however, the fiscal and operational impacts to the City due to COVID-19 delayed this release. Most recently, in August 2021, a City Council Ad Hoc directed staff to move forward with this project and work to finalize the RFP and further study appropriate City owned sites for housing development.

Fair Housing
Program (No. 11.1)
Promote fair housing
practices and refer fair
housing complaints to
Housing Rights Center
Ongoing
The City provides Fair Housing information on the City's website (www.beverlyhills.org). The recently established Rent Stabilization program has developed a number of resources to assist the public with information regarding fair housing. This program has developed the
Tenant and Landlord Rights and Responsibilities Handbook” that is available on the City website (www.beverlyhills.org/bhrent). In addition the staff of this program maintains a website with up to date information on rent relief related to COVID, and current regulations pertaining to renters and tenants. This program is staffed with customer service representatives that are available to answer inquiries from the public. Staff of this program also hold Rent City of Beverly Hills General Plan
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Senior Housing
Development (No.

11.2)
Provide incentives to
facilitate the development
of senior housing
Continue to build partnerships with
affordable housing developers;
Develop a project concept by 2016
and release an RFQ by 2017. By
2018, commence development of a
senior housing project in the City
affordable to the City’s low and
extremely low income residents
The City is exploring the possibility of a senior affordable housing project on Cityowned land located at 3rd Street and Foothill Road. There have been discussions between the City and multiple housing providers including, West Hollywood Community Housing Corporation and Related Housing and Menorah Housing Foundation. At this time, the City Council has directed staff to move forward with the creation of an RFP and further study of potential City owned sites upon which to develop potential affordable senior housing. It is expected that the RFP will be released sometime in 2022.

Senior Case
Management
Program (No. 11.3)

Assist frail elderly residents
to remain independent and
in their homes

Ongoing

The City continues to implement the Senior Care Management Program and provides additional assistance to seniors through: the Beverly Hills Active Adult Club, exercise classes and activities at La Cienega and Roxbury Parks, and Jewish Family Services which provides a broad range of support services to seniors living independently.

The City contributes to a housing/roommate matching program through Affordable Living for the Aging (ALA) to promote independent living for older adults and aging in place. ALA matches seniors in need of housing with local seniors who have an extra room in their residence looking to earn additional income.

In FY 2020-2021, the City contributed $220,000 to a housing and senior legal services program through Bet Tzedek to provide pro bono senior legal services including public benefits, family caregiver services (conservatorships, guardianships, long-term planning and wills, etc.), elder abuse services, foreclosure prevention, and Holocaust survivor services. This program also provides housing legal services to seniors and other low-income individuals in the City providing tenant-landlord legal services (tenancy terminations, lease violations, rent increases etc.), rights and responsibilities under the City’s Rent Stabilization Ordinance, and housing conditions and habitability.

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Program Objective Timeframe in H.E Status of Program Implementation Senior Home
Sharing Program
(No. 11.4)

Provide a free shared
housing program which
matches older people with
others interested in sharing
their homes

Evaluate Community Assistance
Funds and determine grant amount
annually

Due to the Los Angeles County stay-at-home orders restricting the mixing of households, this program was on hold in early 2020. From January until the March closures, the program did complete two Home Share enrollments on the Westside of LA. In that same period, they made nine roommate referrals on the westside, four of which were in Beverly Hills.

As of September 2021 the program is no longer on hold and the City continues to refer interested Beverly Hills residents for enrollment in the home sharing program.

Housing
Opportunities for
Persons with
Disabilities (No.

11.5)
Develop and adopt written
procedures for reasonable
accommodation requests
and educate the public on
the process of requesting
an accommodation
In 2014, implement an outreach
program in cooperation with the
Westside Regional Center to
publicize information on available
regional resources for housing and
services; Pursue State and Federal
funds available for supportive
housing and services in future
affordable housing projects
The City adopted a reasonable accommodation procedure into the zoning code in 2012. When meeting with applicants and/or discussing projects with applicants, City staff is trained to provide information on reasonable accommodation procedures and processes when the request appears to be eligible for such a request. Further, code enforcement staff refer reasonable accommodation enforcement issues to planning staff, who then walk residents through the procedure for gaining approval for already completed work in order to provide a path for accommodations to be continued legally.

Funding for
Homeless Services
(No. 11.6)

Fund a variety of service
organizations that serve
the homeless and persons
at-risk of homelessness

Annual funding allocations

In FY 2020-21, the City contributed $106,449 to the CLASP (Changing Lives And Sharing Places) homeless outreach program. CLASP outreaches and engages homeless persons in the City daily with the intention of providing those persons with assistance and support including linking them to shelter.

In FY 2020-21, the City contributed $100,000 for shelter beds at PATH (People Assisting The Homeless). In addition, funds provided to PATH offers access to tenant-based Section 8 vouchers to provide affordable and permanent supportive housing in Los Angeles County.

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Adjust
Development
standards (No.

12.1)

Evaluate and modify
development standards to
encourage more affordable
housing units

Amend the Zoning Code in 2013 to
include reduced minimum unit sizes
as an incentive for the density bonus
program; Explore revisions to other
development standards, including
minimum unit sizes for all multifamily units, as supported by analysis by 2015

Other services funded in FY 2020-21 include: the Westside Food Bank ($150,000), and Step Up on Second ($75,000) to assist formerly homeless individuals to remain permanently housed.

In 2018, the City began to study the development of a mixed-use ordinance to establish standards for mixed-use residential and commercial development projects. It is anticipated that this study, which continues into 2019 will address needed changes to development standards to further facilitate mixed-use developments where appropriate including minimum unit sizes and parking requirements.

In 2020, the City Council passed an ordinance establishing a mixed use overlay zone along many commercial corridors. This will act as a catalyst to revitalize commercial corridors and will allow the conversion of existing commercial buildings to mixed use in areas that previously did not allow residential. Height allowed for these projects ranges from three to five stories depending on where a parcel is located.

Reduced Fees for
Affordable
Housing (No. 12.2)
Provide waivers or
reductions of certain taxes
and fees for developments
with low, very low, and
moderate income housing
units
Complete the fee study in Fiscal Year
2014, and adopt modified
development fees for affordable
housing
To be considered in future budget cycles.

Monitor the
Development
Review Process
(No. 12.3)
Identify inefficiencies and
uncertainties in the City's
review and promote
alternative techniques
intended to streamline the
process
Adopt updated processing
procedures in the Zoning Code in
2013
The City hired an Urban Designer to help streamline review of new housing projects and other developments proposed in the City. Additionally, in an effort to streamline permitting, the Community Development Department was restructured to form a dedicated group of zoning and building code experts tasked with processing development permits.

More recently, the City has established virtual counter appointments for the public to have easier access to planning and building and safety staff, a dedicated zoning questions email address, which is fully staffed during work hours to provide answers to housing related zoning questions as quickly as possible. In addition, during the 2014-2021 Planning Period the Community Development Department created a department-wide phone number for inquiries which is City of Beverly Hills General Plan
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The 2021-2029 Housing Element includes a number of zoning code updates that are also meant to address uncertainties in development process.

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Appendix E: Public Participation
A. Surveys .................................................................................................. E-32 Housing Survey ..................................................................................... E-32 ADU Survey ............................................................................................ E-53 B. Public Meetings ................................................................................... E-75

1. Planning Commission Study Sessions ............................................ E-75

2. Community Meetings ...................................................................... E-86

3. Outreach to All City Commissions............................................... E-108 C. Information Publication and ContactOutreach to Community Based Organizations ............................................................................. E-119

1. Fair Housing Outreach ................................................................ E-1715 D. Information Publication and Contact ............................................. E-15

1. Housing Element Update Webpage ........................................ E-1715

2. Housing Element Staff Contact ................................................. E-1715 DE. Summary of Comments Received ............................................ E-1818 This Appendix contains information on the public outreach conducted during the Housing Element update. In order to reach the maximum number of interested community members, the City used various outreach strategies throughout the Housing Element update process. This included online surveys, public meetings that were held virtually (due to the COVID Pandemic), public study sessions held with the Planning Commission, and attending meetings with all of the City Commissions to encourage participation. All commission meetings are recorded, most are televised on local TV, and recordings are posted in the City website for future viewing. The City utilized more traditional methods of outreach, such as multiple direct mailers to every property owner and occupant in the City, newspaper noticing, as well as newer notification methods such as regular emails to interested parties, postings on the project webpage, and social media posts about the Housing Element update. The following is a summary of these efforts.

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A. Surveys
Housing Survey
An online survey was created to solicit interest and concerns from the community regarding the various topics related to housing. The survey was posted on the City’s website1, emailed to the interested parties list, community partners and organizations, and posted on the City’s social media outlets. The survey was available for about 3 months. A total of 91 individuals have participated in the survey, and the results have provided insight into the various perspectives of community members regarding how or in what ways the City should accommodate future housing needs in the City. The full results of the survey are attached to this Appendix.

Highlights from the survey include the following:
• 64% of respondents live in the City of Beverly Hills and 15% both live and work in the City
• 61% of respondents have lived in the City for 21 years or longer
• 62% of respondents living the City reside in single-family homes
• 17% of respondents reside in single-family homes that have ADUs, or a guest house
• 70% are very satisfied with their housing situation
• Respondents choose to live in Beverly Hills for the
quality/ambiance of the neighborhood, safety, and proximity to shopping and services

1 A link to the survey was published on this page: www.beverlyhills.org/housingelementupdate City of Beverly Hills General Plan
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• Maintaining a diverse housing market, and maintaining the character of existing neighborhoods were deemed ‘very important’
• Least important concerns were: ensuring that children who grow up in Beverly Hills can afford to live in Beverly Hills, providing shelters and transitional housing and services for the homeless, integrating affordable housing to create mixedincome neighborhoods, and establishing programs to help atrisk homeowners keep their homes • Housing types most needed in the City were:
condominiums and townhouses, followed by apartments and single-family homes
• The majority of responses recommended allowing more
density in mixed-use zones and multi-family residential zones and near future metro stations, and allowing residential in commercial areas
• Affordability and the process of building housing being too burdensome were deemed the most important housing
related issues in the City

Additional comments included:
• Focus on density around the future metro stations
• Maintaining the character and property values of the
neighborhood
• Limiting density
• More affordable apartments
• Improve the school system
• preserving single-family zones
• Increasing racial and economic diversity in housing
• Increase mixed use along major thoroughfares
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ADU Survey
The City also released an ADU specific survey to further understand the desires of the community surrounding ADUs. This survey is meant to help inform future ADU policy and understand what regulatory changes and/or information would facilitate the development of ADUs in the community. This survey received approximately 80 responses.

The responses to the ADU survey are included as an attachment to this Appendix. The responses helped inform the programs and implementation strategies in this Housing Element document. The responses indicated that there is interest in the City to create ADUs on single-family properties and that a majority of those interested in creating ADUs would likely use those structures to house family members at a reduced rental rate.

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B. Public Meetings

1. Planning Commission Study Sessions
In order to commence discussion of the Housing Element Update, staff has periodically conducted study sessions with the Planning Commission on various Housing Element topics. Noticing for these meetings included publication of the meeting agenda on the City’s website, at the City Library, and at City Hall seven days prior to the meeting date as well as email notification to interested parties and those that have indicated interest in other housing related policy matters (approximately 500 email addresses). Due to the COVID-19 pandemic, these meetings were conducted virtually via
teleconference. Members of the public were able to provide written, oral, and video comments during the study session. The meetings were also broadcast live on the City’s website and local cable channel, and live audio of the meeting was available by dialing a phone number.
 August 13, 2020 Planning Commission Study Session
o At this meeting, staff presented a study session for the Planning Commission to discuss an overview of the
Housing Element Update process, the legal
requirements for housing elements, the Regional
Housing Needs Assessment (RHNA), and the contents of
housing elements.
 October 22, 2020 Planning Commission Study Session
o At this meeting, staff presented a study session for the Planning Commission that provided additional context
regarding the current status of housing in the City of
Beverly Hills
 November 12, 2020 Planning Commission Study Session
o At this meeting, staff presented a study session for the Planning Commission that provided an update on the
RHNA process, and to discuss constraints and barriers
that may currently exist for housing production and the various tools available to cities that can be further
discussed as the Housing Element Update progresses.
 March 11, 2021 Planning Commission Study Session
o At this meeting, staff presented a study session for the Planning Commission that provided another update on
the RHNA process, public outreach efforts, the
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expected Housing Element Update timeline, and a
discussion on potential changes to the accessory
dwelling unit (ADU) regulations as a component of the
Housing Element Update efforts.
 May 27, 2021 Planning Commission Study Session
o At this meeting staff presented a study session for the Planning Commission and public to provide an
opportunity to review the draft Housing Element
document prior to submittal to HCD for review.

2. Community Meetings
Staff organized and hosted two community meetings to further educate members of the public and any interested parties about the Housing Element Update process and content. Noticing for these meetings included a mailed flyer to all property owners and occupants in the City (more than 10,000 property owners and 17,000 property owner mailings for each meeting), publication of advertisements in local newspapers of record, email to the interested parties list, and publication on the Housing Element Update webpage, City homepage, and City social media accounts
(example flyers, notices, and social media posts are attached to this document). The meetings were also broadcast live on the City’s City of Beverly Hills General Plan
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website and local cable channel, and live audio of the meeting was available by dialing a phone number. Additionally, as part of the Housing Element implementation, staff hosted a community meeting focused on the topic of Accessory Dwelling Units (ADUs).  February 1, 2021 Community Meeting
o At this meeting, staff provided a high level review of the Housing Element requirements per State law, and
discussed the Regional Housing Needs Assessment
(RHNA) allocation. Staff answered and discussed
questions submitted by members of the public, and
provided information on the Housing Element Update
timeline, and future opportunities for participation.
 April 28, 2021 Community Meeting
o At this meeting, staff provided an overview of existing housing conditions in the City, potential housing
constraints that could be identified if applicable to the City, and potential strategies to alleviate any identified constraints. In addition, staff discussed the anticipated timeline for the Housing Element Update and other
opportunities for the public to get involved in this
process.

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 August 10, 2022 ADU Community Meeting
o At this meeting, staff provided an overview of ADUs as a housing type and the existing regulations that govern
ADUs in the city. The focus of the meeting was to solicit public input on the needs and wants of the community
in order to develop appropriate regulations to
encourage and facilitate the development of ADUs.

3. Outreach to All City Commissions
City staff working on the Housing Element update attended meetings and presented on the Housing Element update and process of all of the City’s 11 Commissions in October and November of 2020. City commission meetings are recorded and televised and generally reach a wide audience. This presentation provided an opportunity for all City commissioners to learn about the Housing Element, and learn how to get involved. Commissioners were encouraged to spread the word regarding the Housing Element update process. At these meetings the Housing Element FAQ document was shared with commissioners and included in their commission packets, and staff fielded a number of questions from commissioners about the Housing Element and the review process.

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C. Outreach to Community Based Organizations

1. Fair Housing Outreach
In addition to the broad public outreach conducted as part of the initial Housing Element update process, in response to comments received from HCD on the adopted Housing Element, the City conducted a series of focused interviews with community stakeholders involved in the fair housing arena. In designing this more intensive level of outreach, the City of Beverly Hills took a representative approach to reach a deeper level of policy analysis, by reaching out to representatives of organizations that deal with tenant advocacy and fair housing issues within the community. In doing so, the City identified the protected classes and groups underrepresented in housing in the community, and located the community-based and other organizations (CBOs) who serve them, as well as housing and community development providers, and fair housing agencies. The City also learned more about the main fair housing issues affecting residents in the City, which has informed policies and programs included under the Affirmatively Furthering Fair Housing section.

Throughout the update process, the Housing Element team regularly consulted internally with other City staff who can be considered local experts in housing and social services through their official City roles:
1) Helen Morales – Deputy Director of Rent Stabilization, City of Beverly Hills
2) Rachel Evans – Human Services Administrator,
City of Beverly Hills
Both Ms. Morales and Ms. Evans provided information about the existing services provided by the City, assisted in the fair housing analysis, and provided connections to external
contacts/organizations to gather deeper local knowledge and data.

Their expertise was relied upon in the creation of the fair housing policies.

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Three external stakeholders agreed to be interviewed regarding overall housing and fair housing issues in Beverly Hills. Interviews were conducted with the following representatives:
1) Cynthia Chagolla - Bet Tzedek
2) Shohreh Zerehi - Jewish Family Services
3) Mark Elliot - Beverly Hills Renters’ Alliance
Interview Questions
For the purpose of fair and impartial data collection, all of the external interviewees were asked the same set of interview questions, which were provided to them in advance of the meeting. The interviewees were offered a variety of meeting times to be selected at their convenience, as well as the option for a virtual meeting for easier access. The list of interview questions, as well as a summary of each of the interviews, can be found below.

1. Please describe your organization’s mission and what populations you serve or represent. How does your mission relate to housing? What is your organization’s role in the city of Beverly Hills?

2. In your opinion, what are the greatest housing needs and challenges facing the Beverly Hills community and the
populations that you serve or represent?

3. What segment(s) of the City’s population do you see as most vulnerable in terms of accessing or retaining affordable housing?

4. How do you think the City can best assist those population segments?

6. In order to provide more housing and housing types for community members, what tools are you aware of that could help encourage diverse housing for all community members within the city?

The greatest housing challenge Ms. Zerehi identified was the very high level of rents and the lack of affordability. She identified seniors as being the most vulnerable population, as many of them are living on low or fixed incomes. In her experiences, Ms. Zerehi has received anecdotal complaints from her clients that all low-income housing have very long waitlists, and there was a perceived questioning of the order in which the waitlist was served. However, Ms. Zerehi was not formally aware of any discrimination in housing, but rather that some confusion may be due to a lack of information. She identified that the challenges were primarily due to a supply issue, as not enough lowincome units are available to meet the demand. She noted that the City of Beverly Hills has a generous budget for care, and its attention to seniors is ample. Regarding the affordable housing development she frequently visits her clients at on North Crescent Drive in Beverly City of Beverly Hills General Plan
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Hills, Ms. Zerehi noted that the units were generally in good condition, clean, and well-maintained. As for the cultural aspects of the Persian and Farsi-speaking populations she works with, Ms. Zerehi observed that within the Persian community, seniors wish to live near their family members, if not with them in the same household. As there may sometimes be a language barrier for these clients to access housing opportunities, she sometimes provides translation services. Lastly, Ms.

As the same issues of housing affordability permeate the entire Los Angeles region, most are forced to relocate to a further locale, and in so doing can lose their connection to social services and social networks near their prior residences. When asked about known fair housing issues, Ms. Chagolla conveyed that in her training and experience as an attorney, she found that most housing discrimination issues occur during the rental application process and that prospective tenants even from protected groups (particularly those with visible markers such persons of color or persons with physical disabilities) are rejected before or during the application process by City of Beverly Hills General Plan
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landlords or rental agents. Chagolla noted that this type of discrimination is the hardest to prove and serves as a barrier for new tenants to relocate into the city. Additionally, Ms. Chagolla shared known instances of tenants with disabilities facing resistance or discrimination from their landlords in terms of making needed reasonable accommodation upgrades.

Elliot cited affordability as the greatest long-term housing challenge facing the community. He attributes the lack of affordability to the statewide housing crisis, and the dearth of new rental housing and/or deed-restricted affordable housing in Beverly Hills. Additional housing issues highlighted by Mr. Elliot include “precariously-housed households” living in sub-standard conditions due to aging housing stock and poor maintenance by owners. He pinpointed households with a high rent burden and seniors and others on fixed incomes as the groups most vulnerable to housing instability. He asserted that once displaced, these households cannot afford replacement housing in Beverly Hills. Mr. Elliot suggested that the City could respond to these issues by “get[ting] in the affordable housing business – and not only for seniors.” Mr. Elliot highlighted “soft discrimination” as a fair housing issue that exists in the city, whereby landlords screen for “problem tenants” or for “character,” despite the existence of anti- City of Beverly Hills General Plan
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discrimination laws that prohibit such conduct. Overall, Mr. Elliot urged efforts to support affordable housing in the city, and for greater attention to the constituency of renter households in the community.

Some of the suggestions generated in this interview have been incorporated into the policies in Implementation Measure 11.1 (Affirmatively Furthering Fair Housing).

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D. Information Publication and Contact

1. Housing Element Update Webpage
Staff created a dedicated webpage on the Housing Element Update, hosted on the City’s main web domain
(www.beverlyhills.org/housingelementupdate). This webpage contains detailed information regarding the Housing Element Update process in a Frequently Asked Questions (FAQ) document, and the page is frequently updated with any relevant information, such as new surveys or meeting notices. Links to the recorded Planning Commission Study Session meetings on the Housing Element and the community meetings are also archived on this page.

2. Housing Element Staff Contact
Staff created a dedicated email address
([email protected]) to field inquiries and to communicate directly with the public about the Housing Element Update. Members of the public were able to request that they were added to the “interested parties list” for this project, and staff has City of Beverly Hills General Plan
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collected 78 email addresses. In addition, staff included the following groups or individuals in email lists:
 The Beverly Hills Unified School District
 The Beverly Hills Rotary
 Local religious institutions
 Residents that expressed interest in the mixed use overlay zone or other housing related policy issues
 Known property owners in the mixed use overlay zone area  Contacts at local newspapers
Any important updates or upcoming events related to the Housing Element Update (such as any scheduled study sessions or community meetings) are sent out to this interested parties email list.

DE. Summary of Comments Received
The Draft Housing Element document was made available to the public in May 2021 for review. The draft was posted on the City webpage, included in the Planning Commission packet for the May 27, 2021 meeting, and discussed at the May 27, 2021 Planning Commission meeting. Public noticing was completed in order to inform the public and interested parties that the draft document was available.

Throughout the Housing Element update process a number of comments from interested parties have been received. These comments informed meetings held on the Housing Element update as well as the contents of the Housing Element document. A majority of the comments came from the two surveys conducted online.

Verbal and written comments were received from community members during and as a result of public meetings and community meetings, and written comments were received from “Abundant Housing LA”/”YIMBY Law” and “How the West Was Saved”. In summary the themes of the comments received include:
 Desire to see more action from the City related to encouraging ADUs and informing and educating the public on the process for building ADUs
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 Concerns that there is a shortage of affordable housing in the community and that many members of the community are
overpaying for housing
 Concerns that development could lead to impacts to
neighborhood character
 Concern that the draft Housing Element document did not accurately assess the capacity for housing in the sites inventory and that adequate reforms are not proposed to address
constraints to development or adequately promote
development near planned transit stations or in the mixed use zone
 Concern that the housing element does not affirmatively further fair housing
 Desire to see old office buildings repurposed for housing  Desire to see housing for seniors
 Desire to see no change in current zoning regulations In order to address these comments several programs were incorporated into the Housing Element document and changes were made to the draft Housing Element document. The City has incorporated programs and implementation strategies to encourage ADU production and enhance outreach to property owners about the potential to build ADUs on their property. The City has included programs and implementation strategies to continue the existing inclusionary housing program and also explore a local density bonus program to provide incentives, which would impact multi-family and mixed use zoned properties, many of which are near high quality transit and future subway station areas. The City has attempted to balance the need for housing with the desire to retain the distinct characteristics of existing residential neighborhoods through many of the policies included in the General Plan, and through the establishment of the mixed-use overlay zone, which would allow for the development of new housing without impacting the character of existing multi-family or single-family zones. Further, additional programs and analysis has been included in the Housing Element to address the concerns that the Element does not adequately address fair housing.

Attachment 3
Matrix of Responses to 1-14-2022 HCD
Letter
September 14, 2022 -1-
Responses to the State Department of Housing and Community Development (HCD) Letter 1-14-2022 City of Beverly Hills 2021-2029 Housing Element
HCD
Comment
(1/14/2022
Letter)
Revised
Draft
Housing
Element
Page No.

HCD Comment Summary Response / Revision:

A. Housing
Needs,
Resources and
Constraints
A.1
Affirmatively
Furthering Fair
Housing
Appendix A
Page A-25 The State requested additional work on this
section due to the change in the law and new
HCD guidance in mid-2021. The requirement
includes the following three components:
1) Include a program that affirmatively
furthers fair housing and promotes
housing opportunities throughout the
community;
2) Conduct an assessment of fair housing
including a summary of fair housing issues
and analysis using available federal,
state, and local knowledge and data;
and
3) Link the Housing Element Land Inventory
and Identification of Sites to the
evaluation resulting from the AFH and
AFFH analysis.

HCD’s response letters dated July 30, 2021, and January 14, 2022, stated that the element did not address the requirement to assess fair housing under the Housing Needs, Resources, and Constraints chapter. As this is a first time requirement in this Housing Element cycle, and because HCD’s guidance on how to satisfy these requirements was being developed and
released over the course of 2021-2022, the City has attempted to further understand the expectations of HCD since receipt of these comments. In response, the City dedicated substantial efforts in the redrafting process to strengthening the Fair Housing Assessment section and Affirmatively Furthering Fair Housing in the Housing Element.

Efforts undertaken to revise the Fair Housing Assessment section included:
• Performing research to understand and identify sources of fair housing issues;
• Conducting targeted outreach to stakeholder groups
representing vulnerable or underrepresented populations (“local knowledge and data”) including tenant advocacy
groups and housing legal aid organizations (Jewish Family Services, Bet Tzedek, Beverly Hills Renters’ Alliance); • Preparing a written assessment of fair housing;
• Carefully crafting a comprehensive set of programs and policies to respond to fair housing issues identified.

As a result, the revised Housing Element includes an
overhauled Affirmatively Furthering Fair Housing (AFFH) section, which covers the following contents:

September 14, 2022 -2-
• A historical overview of the development of the area now incorporated as the City of Beverly Hills;
• Identification of three major factors that may
have contributed to historical patterns of unequal access; • An explanation of the outreach design methodology and interview questions;
• Synopsis of interviews conducted with stakeholder groups; • Summary of fair housing issues and local conditions,
including themes and issues identified;
A. Housing
Needs,
Resources and
Constraints
A.2 Land
Inventory to
Accommodate
the RHNA
Appendix C
Exhibit A (Table
C-3)
The State requested additional information
related to the sites inventory section, which is a
listing of parcels of land that are suitable and
available for residential development. This
inventory should demonstrate the potential for
redevelopment during the planning period, in
order to satisfy the locality’s RHNA (including for
various income levels). This comment also
provided feedback regarding the following
topics:

Parcel listing
The element must include revisions to generic
descriptions of existing uses of sites identified in
the inventory. The description should
demonstrate the potential for additional
development on the listed site.

Realistic capacity
The element must provide analysis that shows
based on land-use controls, environmental
constraints, infrastructure, and site
improvements, that the calculation of
residential unit capacity on parcels in the sites
inventory is realistic. The element should discuss
market conditions that demonstrate there is
interest in the type of development that is
anticipated. For example, this could include
Revisions to the Parcel Listing and Substantial Evidence:

The sites inventory has been revised to remove parcels that are not likely to be redeveloped. In order to identify which parcels were to be removed, staff identified certain criteria that made such parcels less likely to be redeveloped. Staff removed parcels that met all or some of the following criteria:
• Parcels with existing commercial buildings that were more than 3 stories tall (not including parking levels that are above-ground);
• Parcels with existing commercial buildings that were
recently renovated or looked more modern (indicating
they were constructed more recently);
• Parcels with existing commercial buildings that contained medical uses, especially larger buildings and those
containing surgery centers or are occupied by prominent medical groups (i.e. Cedars-Sinai, UCLA Health, etc);
• Parcels with existing commercial buildings that contained uses unlikely to be discontinued due to their rarity or the restrictions related to establishing this type of use, such as certain types of car dealerships and vehicle service
centers, schools or educational institutions, gas stations, religious uses, etc.; and
September 14, 2022 -3-
similar projects that have been submitted or
processed.

Suitability of non-vacant sites
The element must include analysis that shows
the potential for non-vacant sites to be
redeveloped, which could include information
to show that existing uses will discontinue in the
planning period. For example, evidence of this
could be analysis of existing leases or contracts
on sites, or previous projects that have
converted existing uses to higher density
residential development.

In addition, based on staff’s discussions with
HCD staff, it appears that HCD primarily would
like to see a discussion regarding the market
conditions that can facilitate the level and
type of development anticipated, substantial
evidence that existing uses will be discontinued
on the listed sites or that the site is ripe for
redevelopment, and regulatory incentives that
allow for and encourage this type of
development. These keywords and
information responsive to these topics are also
used in the responses.
• Parcels for which entitlements were recently approved or are under review.

The sites inventory includes a tab named “Revisions to
Inventory” that has a “Field Notes/Existing Conditions & Analysis for Keeping/Removing” column with a short
description of the existing improvements and any notable features that would cause such parcel to be included for potential redevelopment or conversion, or to be removed from the sites inventory.

Previously, the sites inventory included an analysis of the improvement to land value ratio, which demonstrated that there was a likelihood that a certain number of sites could be ripe for redevelopment (if the improvement to land value ratio was lower than 1, the site was generally considered
underutilized). However, HCD’s comment indicated that this criteria was too broad, and so staff reviewed each parcel in the sites inventory more closely and developed more specific criteria to determine the potential for each site. In order to help determine which parcels should remain in the sites inventory as those with the potential for redevelopment or conversion, staff conducted a windshield survey of the areas included in the mixed use overlay zone, and reviewed all of the parcels to understand the existing site conditions more closely. This included a review of the street view of the sites on Google Maps, site visits, as well as reviews of any available data regarding advertisements for leasing space or sale of the property online. Staff determined that certain criteria could indicate a likelihood of redevelopment or conversion and kept parcels that meet all or some of the following criteria:
• Evidence of a lack of investment in the property, such as lack of maintenance, or lack of recent upgrades and
improvements on the property;
• For lease or for sale signs or advertisements online that indicate a higher rate of vacancies and/or turnover of
spaces;
September 14, 2022 -4-
• Parcels with underutilized improvements, such as those with 1- or 2-story buildings (not including any above-
ground parking levels) that do not cover the entire lot, and may include surface parking lots;
• Large parcels that would not require lot assemblage in order for a developer to convert or redevelop the site, even if these parcels contain buildings that are greater than 3 stories because the adaptive reuse regulations in the mixed use overlay zone that allows existing
commercial buildings to be converted to residential uses without complying with otherwise applicable multi-family zoning standards;
• Parcels with existing commercial buildings that are higher than 3 stories, but have the potential to be converted to residential uses as a result of their regular floor plan development, and regular window patterns; and
• Parcels that are narrow but located adjacent to other underutilized parcels that could be reasonably combined for one unified development.

As a result of this exercise, the total units noted in the sites inventory has decreased from 7,930 units in total to 5,193 units in total that could be constructed on the parcels listed. This provides a surplus of 2,089 units, which is 67% of the City’s RHNA allocation. Based on the criteria evaluated, staff finds that this number of units is more realistic in its reflection of the redevelopment or conversion potential for the parcels
included for RHNA purposes, while still recognizing that the mixed use overlay provides ample additional housing
development opportunities.

Realistic Capacity and Suitability of Non-Vacant Sites:

In order to provide evidence that there is sufficient interest in the type of development anticipated, staff reviewed the mixed use projects that have been previously applied for and approved (even when no mixed use overlay zone was active), as well as recent entitlement application submittals for S
eptember14, 2022-5-
projects located in the mixed use overlay zone, or the existing multi-family residential areas. In the previous Housing Element planning period (2014-2021), there were a total of 190 multi- family units approved. Already since the beginning of this current Housing Element planning period (2021-2029), there are a total of 444 multi-family units either currently under review in the entitlement process, or in concept review(260 units currently under review and 184 units in concept review).

This demonstrates that there is significant interest in the current market in multi-family housing development, and that the City’s regulations are not precluding this type of development, but are encouraging such projects. In addition, there are already more multi-family residential projects under review now than during the past planning period. There are several projects currently under review in the mixed use overlay zone, and the multi-family residential areas that have been submitted within the past year, indicating an increase of interest in the market for these types of projects.

The following are projects that are currently under review, with a short description of the proposal:

Projects that include multi-family units that are currently under review: • 208
N Crescent Drive-4-story, 10-unit apartment (1
very low income unit)
• 332 S. Doheny Drive - Development Plan Review,
Density Bonus 5-story, 9 units (1 very low income unit) • 55N La Cienega Blvd-5-story, mixed use building
with 105 units (11 very low income units)
• 149-159 S Maple Drive- Development Plan
Review/Density Bonus/R-4 Permit6-story, 29 units (4
very low income units)
• 444-446 N. Oakhurst Drive- Preliminary Housing
Application -5-story, 27-unit multi-family building (3
very low income units)
• 227 Tower Drive–New5-story, 10-unit building (1 very
low income unit)
S
eptember14, 2022-6-
• 9600 Wilshire Blvd – Specific Plan request to allow a new6-story office building, two new6-story multi-
family residential buildings with a total of 70 units, and the rehabilitation of the historic Saks Fifth Avenue
building
for various commercial uses
Concept Review Applications under review: • 8800 Burton Way - 5-story mixed use building with 20 units
• 244-256 N Clark Drive-6-story, 54-unit senior living
facility
• 412 N Oakhurst Drive- 50-unit multi-family building on split jurisdiction property partially in Beverly Hills and partially in Los Angeles (along the border) (1 very low income unit)
• 137S Rexford Drive- 17-unit senior housing
• 132-144 Spalding Drive- renovation of 132 Spalding
and partial demolition/new construction of 3-story, 5-
unit multi-family building on 144 Spalding
• 8801 Wilshire Boulevard–6-story, 38-unit mixed
use building (4 very low income units)
Staff has also included a list of recently approved (from 2019 to 2022) entitlements for projects that include housing units, and the number of units included:
• 9850, 9876, 9900, 9988 Wilshire Blvd– 340 units
• 9908 S Santa Monica Blvd– 17 units
• 457 Oakhurst Drive– 6 units
• 9384 Olympic Blvd– 1 unit
• 340 S. Rexford Drive– 3 units
• 152 S. Camden Drive– 4 units (conversion to
condominium)
In addition, staff has also included a list of projects that include housing units for which building permits have been recently issued (from 2019 to 2020), and the net new number of units included:

September 14, 2022 -7-
• 340 S Rexford Drive– 3 units
• 9384 Olympic Blvd – 1 unit • 425 N Palm Drive – 20 units • 250 N. Crescent Drive – 8 units (1 very low income unit) • 9200 Wilshire Blvd – 54 units Regulatory Incentives:

With regards to incentives that may help encourage
redevelopment or conversion of parcels in the sites inventory to mixed use or multi-family residential housing projects, staff has revised certain policies and programs in the Housing Plan.

These included the following:

Imp. 10.4 has been revised to include specific timeframes for amending the City’s regulations related to ADUs. • The City shall update the ADU regulations to ensure they are consistent with State law by 2023, and consider
including changes to these regulations that will incentivize the construction of ADUs.
• The City will provide pre-checked ADU plans for use by the public by 2025, and will revisit the ADU regulations in 2025 if production falls below the target set in the sites inventory analysis (in Appendix C).

Imp 11.1 has been revised to include the following action: • Perform outreach to property owners of parcels located in the mixed use overlay zone to notify them of the ability to redevelop properties with or convert existing buildings to mixed use developments. The housing created in this
zone will result in new units in high opportunity areas that does not displace existing tenants. This outreach will
include a mailed notice and advertising on the City’s
social media accounts and website, and will be
performed by 2023.

Imp 12.1 has been revised to include stronger commitments with specified timelines and the following additional actions:

September 14, 2022 -8-
• Simplify modulation requirements for multi-family buildings by 2025
• Create an adaptive reuse program by 2028 to more easily allow the conversion of existing commercial structures to residential uses, including existing legally nonconforming hotels in residential areas.
• Adopt objective design standards for multi-family housing projects and create materials for multi-family applicants that clearly state design standards by 2026
• Consider an ordinance to streamline the approval process to allow Director-level approvals for Architectural Review of multi-family housing projects with affordable housing; bring this topic forward for discussion by the Planning Commission by 2026.
• Review the mixed use overlay zone regulations by 2026 to assess how these regulations have been utilized by
projects, and to determine whether further code
changes are necessary to encourage housing and
meeting housing production targets.

Imp. 12.2 has been updated to reflect:
• By 2026, the City shall conduct a Citywide fee study, and consider the adoption of modified development fees for
projects that include a certain percentage of affordable housing (to be determined by the study).

As a result of these revised policies and programs, the City will facilitate the redevelopment and conversion of parcels in the sites inventory to mixed use or multi-family projects.

A. Housing
Needs,
Resources and
Constraints
A.2 Land
Inventory to
Accommodate
the RHNA
Page B-55 in
Appendix B
(Environmental
Constraints
section).

Environmental constraints
The element must describe any known
environmental constraints or conditions that
could impact housing development,
especially on sites that are included in the land
inventory. The previous version of the Housing
Element indicates the presence of constraints
The ‘Environmental Constraints’ section now includes an explanation regarding the City’s standard review procedures and requirements that are already implemented to ensure that certain environmental constraints and hazards do not impede development and mitigates any potential adverse
impacts related to potential constraints. This includes but is not limited to a requirement for a seismic study for any
September 14, 2022 -9-
on sites in the land inventory, but did not
address how these may affect development
on these sites.
development that may be affected by a seismic hazard. In addition, the section includes clarifying information, such as that certain environmental constraints that have been
identified may not impact the areas located within the mixed use overlay zone, which contains the majority of the parcels in the sites inventory. For example, the Very High Fire Hazard Severity Zone (VHFHSZ) is located north of Sunset Boulevard, which does not include any parcels in the mixed use overlay zone. Furthermore, the mixed use overlay zone is a built-out area, and is largely an urbanized flat area that would not be severely affected by many of the environmental constraints identified, including wildfire, or landslides. Therefore, this section concludes that the identified environmental
constraints are not expected to preclude housing
development on the sites that are included in the sites inventory.

A. Housing
Needs,
Resources and
Constraints
A.2 Land
Inventory to
Accommodate
the RHNA

Page 471 ends

Beverly Hills City CouncilSeptember 20, 2022

Beverly Hills City Council
September 20, 2022