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Certificate Of Completion
Envelope Id: EBF62A5B761D4735AC89147F8E12BBA1 Status: Sent Subject: Complete with DocuSign: Resolution for HE adoption with exhibits.pdf Source Envelope:
Document Pages: 270 Signatures: 2 Envelope Originator:
Certificate Pages: 2 Initials: 0 Evelin Welch
AutoNav: Enabled
EnvelopeId Stamping: Enabled
Time Zone: (UTC-08:00) Pacific Time (US & Canada)
455 N. Rexford Drive
Beverly Hills, CA 90210
[email protected]
IP Address: 198.245.189.166
Record Tracking
Status: Original
2/15/2023 10:30:34 AM
Holder: Evelin Welch
[email protected]
Location: DocuSign
Signer Events Signature Timestamp
Timothea Tway
[email protected]
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 198.245.189.166
Sent: 2/15/2023 10:43:04 AM
Viewed: 2/15/2023 10:51:53 AM
Signed: 2/15/2023 10:52:04 AM
Electronic Record and Signature Disclosure:
Not Offered via DocuSign
Laurence S. Wiener
[email protected]
Security Level: Email, Account Authentication
(None)
Signature Adoption: Pre-selected Style
Using IP Address: 208.87.239.180
Sent: 2/15/2023 10:52:09 AM
Viewed: 2/15/2023 11:45:51 AM
Signed: 2/15/2023 11:46:37 AM
Electronic Record and Signature Disclosure:
Not Offered via DocuSign
Cindy Owens
[email protected]
Policy & Management Analyst
City of Beverly Hills
Security Level: Email, Account Authentication
(None)
Sent: 2/15/2023 11:46:42 AM
Electronic Record and Signature Disclosure:
Not Offered via DocuSign
Nancy Hunt-Coffey
[email protected]
Security Level: Email, Account Authentication
(None)
Electronic Record and Signature Disclosure:
Not Offered via DocuSign
Lili Bosse
[email protected]
Security Level: Email, Account Authentication
(None)
Electronic Record and Signature Disclosure:
Not Offered via DocuSign
Signer Events Signature Timestamp
Huma Ahmed
[email protected]
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Attachment 2
Revised 2021-2029 Redline Housing
Element
City of Beverly Hills General Plan
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HOUSING
Adopted on _________________
Certified by the State on ________
Table of Contents
Role and Purpose of Housing Element ................................................. 460 Introduction ........................................................................................... 4611 Housing Plan .......................................................................................... 4622 Goals and Policies ............................................................................... 462 Housing Programs ................................................................................ 468 Quantified Objectives ........................................................................ 493 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
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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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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. The City will re-establish the Encourage the reestablishment the Home Repair and Improvement (Handyworker) grants for lower-income households that may be used for accessibility improvements by 2025. If the program is not re-established by this time, staff will provide the City Council with alternative programs for implementation that achieve the same goals related to home repair and improvement in early 2026 and the City will establish an alternative program to achieve these goals.
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), City of Beverly Hills General Plan
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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
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
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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 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 City of Beverly Hills General Plan
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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 20223;
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. The City is committed to keeping this housing resource as affordable housing for seniors and intends to maintain the project as an affordable housing project regardless of the life of the covenant. In the unlikely event that this project were to convert to market rate, the City will comply with City of Beverly Hills General Plan
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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 at 8600 Wilshire Boulevard, and three low income units at 321-327 South Elm Drive. In addition, a multi-family housing project located at 250 N. Crescent Drive is currently under construction, which will contain one very-low-income affordable unit, and there are a total of 21 deed restricted affordable housing units in the pipeline (either in proposed or approved projects), and 8 units contained in conceptual or preliminary phases. 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 deedrestricted 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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Responsible City Section: Community Development Department
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 2021/222023, 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. These changes have resulted in a dramatic increase in the number of ADUs permitted by the City each year. For example, in 2021 the City permitted 19 ADUs and in 2022 the City permitted 25.
The City is currently processing a Municipal Code amendment to revise ADU regulations in conformance with current State law.
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To further encourage the provision of ADUs, the City will:
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
Adopt an ordinance in 2023 that allows by-right approval of ADUs in single family zones that exceed state required
minimums
Explore increasing the by-right ADU size to further incentivize ADU creation
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
Adopt additional incentives for ADU production if City does not consistently approve 20 new ADUs per year by 2026.
Timeline: Amend ADU regulations consistent with State law by 2021.2023, and potentially include further changes to incentivize the construction of ADUs2024, and 2025. Revise the ADU brochure to reflect current development standards. Produce helpful materials for the public and hold workshops throughout the planning period.
Provide pre-checked 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, City of Beverly Hills General Plan
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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 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 City of Beverly Hills General Plan
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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. , 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.
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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.
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 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.
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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.
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
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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. 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.
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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.
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.
4. Protecting Existing Residents from Displacement comprises strategies that protects residents in areas of lower or moderate City of Beverly Hills General Plan
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opportunity and concentrated poverty and preserves housing choices and affordability.
Maintain and continue to implement the Rent
Stabilization Ordinance adopted in 2018.
Study through 2023 how the Rent Stabilization Ordinance can be strengthened to protect housing affordability.
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:
City of Beverly Hills General Plan
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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 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 City of Beverly Hills General Plan
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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 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, City of Beverly Hills General Plan
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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 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.
Further, The City is committed to continually assessing existing regulations in order to proactively remove housing constraints for persons with disabilities. The City commits to:
Periodically review the definition of “family” in the zoning code and consider adopting an ordinance that updates the zoning code standards for group homes as may be necessary to
maintain compliance with state law. The first review shall be completed by 2024.
Continue to implement the reasonable accommodation
process and proactively inform applicants about the
reasonable accommodation process when appropriate.
Provision ofEncourage rRe-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 City of Beverly Hills General Plan
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housing and services in future affordable housing projects. Process a Municipal Code amendment in 2021-222024 to update definitions of transitional and supportive housing and family 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 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 City of Beverly Hills General Plan
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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 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
City of Beverly Hills General Plan
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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
o Consider anAdopt 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 20264.
o Review the mixed use overlay zone regulations by 20264 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. If there are not five or more pending/approved mixed use projects by early 2024 the City will adopt changes to the mixed use regulations to address barriers to the utilization of the mixed use standards.
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. The City will amend zoning code standards for mixed use development in 2024, if targets are not met.
Funding Source: Departmental Budget
Responsible City Section: Community Development Department City of Beverly Hills General Plan
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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
The City is committed to ensuring efficient development plan review and proactively providing information to the public about housing development opportunities in the City. 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
The City has completed an analysis of recently approved housing projects in the City to determine if projects are being constructed at maximum densities. For the most part, because of density bonus law, projects are meeting or exceeding the maximum allowable density of a site, as illustrated by the following projects:
425-429 N. Palm Drive – 25 units allowed, 20 units proposed 340 S. Rexford Drive – 3 units allowed, 3 units proposed City of Beverly Hills General Plan
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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
Maple Drive – 19 units allowed, 29 proposed and approved In order to further encourage the provision of housing the City commits to:
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 2023; 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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S ORLANDO AVE
BRIGHTON WAY
MGM DR
HOLT AVE
MOUNTAIN DR
N ELM DR
N ALMONT DR
HILL CREST
DR
NORWICH
N HAMILTON DR
W
O
O
DLAND
DR
CO VE WAY
BEVERLY
PK
CHALETTE DR
RI DGE M ONT DR
N LA CIENEGA BLVD
GREGORY WAY
GREGORY WAY
OLYMPIC BLVD OLYMPIC BLVD OLYMPIC BLVD
S RODEO DR
S LA PEER DR
WHITWORTH DR
S SHENANDOAH ST
S BEDFORD ST
S SHERBOURNE DR
S HOLT AVE
S LA CIENEGA BLVD
OLYMPIC BLVD
CHALMERS DR
OAKHURST DR
CANFIELD AVE
S CREST DR
LIVONIA AVE
S LA JOLLA AVE
ALVIRA
ST
GALAXY WAY
S BEVERLY DR
AVENUE OF THE STARS
CONSTELLATION BLVD
CENTURY PK W
THAYER
AVE HOLMBY AVE
S BEVERLY GLEN B L VD
S
BEVE RLY
GLEN BLV
D
CO
MSTO
C K AVE
VIRGINIA
SMITHWOOD
DANIELS AVE
CASTELLO
MOORE
WILLAMAN DR
MARYLAND
W 5TH ST
DREXEL AVE
COLGATE AVE
N ROBERTSON BLVD
N ARNAZ DR
W 3RD ST
ALDEN DR
W 3RD ST
ALDEN DR
BURTON WAY
S SAN
VICENTE
BLVD
OAKWOOD AVE
BEVERLY BLVD
ASHCROFT AVE
ROSEWOOD AVE
N PALM DR
ROSEWOOD AVE
WESTBOUR NE
WESTMOUN T
WEST KNOLL
N DOHENY DR
N CAMDEN DR
N
BEVERLY DR
CARMELITA AVE
ELEVADO AVE
SUNSET BLVD
SUNSET BLVD
N SANTA MONICA BLVD
S SANTA MONICA BLVD
PANDORA
AVE
N ROXBURY DR
N CRESCENT
DR
N BEVERLY DR
N
REXFO
RD
D R
S CH U YLER
RD
WALLACE RI D GE HILLC
REST R
C
D
ARLA RIDGE
LOMA VIS TA DRARKELL DR
C ARLA RIDGE
CASTLE PL
TRO USDA L E PL
MAR TI N LN
HAYNES
CALLE V
SI TA DR
LAGO V I STA
DR
SUM
MI T DR
SA N YSIDRO DR
TO WER RD
T
OW ER GROV E
DR
SU
MMIT RIDG
E DR
LAUREL WAY
FRANKLIN CAN YO N
D
R
W ONDERLAND AVE
L O OKOUT MOUNTAIN AVE
BL U
E JAY WAY
RISING GLEN R
D
WALNUT DR
RIDPATH DR
KIRKW O O D DR
G R A ND VIE W
APPIAN WAY
NIGHTIN G ALE DR
KINGS
Q UEENS RD
SUNSE T PLAZA DR
T HRA S HER
SIERRA
A LTA
WAY
N DOHENY D R
HILLDALE
HAMMOND ST
HANCOCK AVE
N
DOHENY
DR
SUNS E T PL A Z A
LON D ONDERRY
N WETHE R L Y D R
R U G BY PL
A PPIAN WAY
S UNSET CREST
HILLGREEN DR LASKY DR
HACIENDA
A
FOUNTAIN AVE
LTA LOMA
WEST KNOLL
CLINTON AVE
CHARLEVILLE BLVD
W PICO BLVD
CHARLEVILLE BLVD
LOMITAS AVE
N BEVERLY
DR
S
BEVERLY DR
HUNTLEY
N LA CIENEGA BLVD
BURTON WAY
CLIFTON WAY
SHA D
OW HIL L WAY
LO MA
LIND
A DR
SP
SP
SP
SP
General Plan Land Use Designations - City of Beverly Hills Legend
Single family residential
Low density
Medium density
High density
Multi-family residential
Very low density
Low density
Low medium density
Medium density
High density
Commercial
Low density general
Low density general or medium
density retail
Low density general or medium
density retail
Medium density commercial
Low density general and
municipal
Mixed use
Mixed use #2
Mixed use #3
M-PD-5 overlay zone
Specific plan - hotel uses
Specific plan - Beverly Hills
Gardens
Specific plan - 9900 Wilshire
Specific plan - Beverly Hilton
Overlay specific plan - One
Beverly Hills
Mixed use overlay
Parks and quasi-public uses
Parks
Public buildings
Public schools
Railroad
Maximum
density
(DU/Acre)
Maximum
height
(feet)
1 4
6 22
40 40
45 50
33 - 45
30 40
60 60
2.0 (FAR)
5.0 (FAR)
5.0 (FAR)
3.6 (FAR)
1.5 - 2.0
(FAR)
4.0 (FAR)
2.0 (FAR)
45 85
100
92 45
60 61
This map is for informational purposes. The City of
Beverly Hills makes no representations or warranties
of any kind with respect to the accuracy of the
information or data furnished herein.
Map produced by: City of Beverly Hills - IT - GIS
455 N. Rexford Dr. Beverly Hills, CA 90210
January 25, 2022
SP
SP
SP
SP
550 *refer to mixeduse overlay
zone map
E
0 960 1,920
Feet
1:19,500
2.5 (FAR) 47
BEVERLY BLVD
CINTHIA ST
N ORLANDO AVE N ORLANDO AVE
SAN
YSIDRO DR
SAN YSIDRO DR
S ROBERTSON BLVD
D E VO N AVE
LO
M A V SI TA DR
LARRABEE
N DOHENY
DR
W SUNSET BLV D
C OL DWATER
CANYON DR
COLDWATER CANYON DR
S BEVERLY DR
W PICO BLVD
WILSHIRE BLVD WILSHIRE BLVD WILSHIRE BLVD
WILSHIRE BLVD
SANTA MONICA BLVD
SANTA MONICA BLVD
CRESCENT DR
WARNALL AVE
W 3RD ST
SAN VICENTE BLVD
S CAMDEN DR
SUNSET BLVD
SUNSET BLVD
MORENO DR
N OAKHURST DR
N PALM DR
N MAPLE DR N MAPLE DR
S BEDFORD DR
BENEDICT C ANYON DR
FOX HILLS DR
CENTURY
PARK
N LE DOUX RD
LAKE DR
N HAMEL DR
BENECIA
AVE
SCHUMACHER
DR
HOLLOWAY
ALFRED
DOHENY RD
N ROXBURY DR
N BEDFORD DR
N RODEO DR
BEVERWIL
S WOOSTER ST
REEVES ST
GLENVILLE DR
CARD FI F AVE
CLUB
VIEW
DR
LAUREL WAY
N CROFT AVE
S DOHENY DR
S P ALDING DR
SPALDING DR
BRIER DR
EASTBORNE AVE
ANGELO DR
W OLYMPIC
BLVD
HARTFORD WAY
KEITH AVE
N SIERRA DR
N
CANON
DR
PECK DR
TOW ER
RD
N CRESCENT
DR
N
CRESCENT
DR
MELROSE
VIDOR DR
DAYTON WAY
SHERWOOD
S ALFRED ST
W 4TH ST
DURANT DR
ALPINE DR
ALPINE
DR
HILLC REST
RD
HILLCREST
RD
MELROSE AVE
LL O YD PL
WHITTIER
DR
WHITTIER
DR
SUM MIT DR
CARMELITA
AVE
CHEROKEE LN
FOOTHILL
RD
PARK WAY
N REXFORD
DR
N REXFORD DR
N DOHENY DR
N WETHERLY DR
CIVIC CENTER DR
N LA PEER DR
N SWALL DR
N CLARK DR
LOMITAS
AVE
DICKS ST
BLACKBURN AVE
S HAMEL DR
TRENTON DR
ALTA DR
KINGS
N CROFT AVE
OLIVE
RANGELY AVE
DORRINGTON AVE
K NI GS
N ELM
DR
S CANON DR
S OAKHURST DR
S WETHERLY DR
S ELM DR
ALF RED
S SWALL DR
WALDEN DR
S ALMONT DR
S CLARK DR
S PALM DR
REEVES DR
ELCAMINO DR
S MAPLE DR
S CRESCENT DR
MCCARTY DR
S LINDEN DR
S REXFORD DR
S ROXBURY DR
BONNER
LAKE FRANKLIN DR
S CORN NI G ST
N BEVE R LY
DR
N LINDEN DR
S GALE DR
ARDEN DR
ROBERT LN
KINGS
N
PALM
DR
N CARSON RD
FE R R ARIDR
N
MAPLE
DR
HEATH AVE
N STANLEY DR
EDRIS DR
STANLEY
HILLS
DR
CLARK ST
FOOTHILL RD
EVELYN PL
REXFORD DR
ENSLEY
AVE
PALM AVE
MARILY
N DR
N OAKHURST DR
S ORLANDO AVE
BRIGHTON WAY
MGM DR
HOLT AVE
MOUNTAIN DR
N ELM DR
N ALMONT DR
HILL CREST
DR
NORWICH
N HAMILTON DR
W
O
O
DLAND
DR
COV E WAY
BEVERLY
PK
CHALETTE DR
RI DGE M ONT DR
N LA CIENEGA BLVD
GREGORY WAY
GREGORY WAY
OLYMPIC BLVD OLYMPIC BLVD OLYMPIC BLVD
S RODEO DR
S LA PEER DR
WHITWORTH DR
S SHENANDOAH ST
S BEDFORD ST
S SHERBOURNE DR
S HOLT AVE
S LA CIENEGA BLVD
OLYMPIC BLVD
CHALMERS DR
OAKHURST DR
CANFIELD AVE
S CREST DR
L VI ON AI AVE
S LA JOLLA AVE
ALVIRA
ST
GALAXY W AY
S BEVERLY DR
AVENUE OF THE STARS
CONSTELLATION BLVD
CENTURY PK W
THAYER
AVE HOLMBY AVE
S BEVERLY GLEN B L VD
S
BEVE RLY
GLEN BLV
D
CO
MSTO
C K AVE
VIRGINIA
SMITHWOOD
DANIELS AVE
CASTELLO
MOORE
WILLAMAN DR
MARYLAND
W 5TH ST
DREXEL AVE
COLGATE AVE
N ROBERTSON BLVD
N ARNAZ DR
W 3RD ST
ALDEN DR
W 3RD ST
ALDEN DR
BURTON WAY
S SAN
VICENTE
BLVD
OAKWOOD AVE
BEVERLY BLVD
ASHCROFT AVE
ROSEWOOD AVE
N PALM DR
ROSEWOOD AVE
WESTBOUR NE
WESTMOUN T
WEST KNOLL
N DOHENY DR
N CAMDEN DR
N
BEVERLY DR
CARMELITA AVE
ELEVADO AVE
SUNSET BLVD
SU NSET BLVD
N SANTA MONICA BLVD
S SANTA MONICA BLVD
PANDORA
AVE
N ROXBURY DR
N CRESCENT
DR
N BEVERLY DR
N
REXFO
R
D
D R
S CH U YLER
RD
WALLACE RI D GE HILLC
REST R
C
D
ARLA RIDGE
LOMA VIS TA D RARKELL DR
C ARLA RIDGE
CASTLE PL
TRO USDA L E PL
MAR T I N LN
HAYNES
CALLE
V
SI TA
DR
LAGO V I STA
DR
SUM
MI T
DR
SA N
YSIDRO DR
TO WER RD
T
O
W ER G
ROV E
DR
SU
MMIT RI DG
E DR
LAUREL WAY
FRANKL NI CAN YO N
D
R
W ONDERLAND AVE
L O OKOUT MOUNTAIN AVE
BL U
E JAY WAY
RISING GLEN R
D
WALNUT DR
RIDPATH DR
KIRKW O O D DR
G R A ND VIE W
APPIAN WAY
NIGHTIN G ALE DR
KINGS
Q UEENS RD
SUNSE T PLAZA DR
T HRA S HER
SIERRA
A LTA
WAY
N DOHEN Y
D R
HILLDALE
HAMMOND ST
HANCOCK AVE
N
DOHENY
DR
SUNS E T PL A Z A
LON D ONDERRY
N WETHE R L Y
DR
R U G BY PL
A PPIAN WAY
S UNSET CREST
HILLGREEN
DR LASKY DR
HACIENDA
A
FOUNTAIN AVE
LTA LOMA
WEST KNOLL
CLINTON AVE
CHARLEVILLE BLVD
W PICO BLVD
CHARLEVILLE BLVD
LOMITAS AVE
N BEV ERLY
DR
S
BEVERLY DR
HUNTLEY
N LA CIENEGA BLVD
BURTON WAY
CLIFTON WAY
SHA D
OW HI L L WAY
LO MA
LIND
A DR
Zoning Map - City of Beverly Hills
ZONES
SINGLE FAMILY RESIDENTIAL
R-1 One-Family Residential Zone
R-1.X One-Family Residential Zone
R-1.5X One-Family Residential Zone
R-1.5X2 One-Family Residential Zone
R-1.6X One-Family Residential Zone
R-1.7X One-Family Residential Zone
R-1.8X One-Family Residential Zone
MULTI-FAMILY RESIDENTIAL
R-3 Multiple Residential Zone
R-4 Multiple Residential Zone
R-4X1 Residential Income and Multiple Dwelling Zone
R-4X2 Multiple Residential Zone
R-4-P Residential Parking Zone
RMCP Multiple-Family Residential-Commercial Parking
Zone
COMMERCIAL
C-3 Commercial Zone
C-3A Commercial Zone
C-3B Commercial Zone
C-3T-1 Commercial-Transition Zone
C-3T-2 Commercial-Transition Zone
C-3T-3 Commercial-Transition Zone
C-5 Commercial Zone
INSTITUTIONAL/GOVERNMENT
Church Zone
P-S Public Service Zone
S School
T-1 Transportation Zone
Parks, Reservoirs, Government (Unzoned)
SPECIFIC PLAN AREAS & OVERLAY
9900 Wilshire Specific Plan
Beverly Hilton Specific Plan
Beverly Hills Garden Specific Plan
Beverly Hills Hotel Specific Plan
One Beverly Hills Overlay Specific Plan
C-3 (AR) Adaptive Reuse Planned Development Overlay
Zone
C-H(O) Commercial Hotel Overlay Zone
C-R Commercial-Retail Overlay Zone
C-R-PD Commercial Retail Planned Development Overlay
Zone
E-O-PD Entertainment Office Planned Development
Overlay Zone
M-PD-2 Mixed Use Planned Development Overlay Zone
M-PD-3 Mixed Use Planned Development Overlay Zone
M-PD-4 Mixed Use Planned Development Overlay Zone
M-PD-5 Mixed Use Planned Development Overlay Zone
Medical Use Overlay Zone
T-O Transportation Overlay Zone
Mixed Use Overlay Zone
Hillside Area and Central Area Boundary
City Boundary
This map is for informational purposes. The City of
Beverly Hills makes no representations or warranties
of any kind with respect to the accuracy of the
information or data furnished herein.
Map produced by: City of Beverly Hills - IT - GIS
455 N. Rexford Dr. Beverly Hills, CA 90210
October 05, 2021
TROUSDALE
ESTATES
HILLSIDE
AREA
CENTRAL
AREA
E
0 970 1,940
Feet
1:19,500
N ROBERTSON BLVD S ROBERTSON BLVD
0 0.1 0.2 0.3 0.4 0.05
Miles [
MULTI-FAMILY CONGREGATE HOUSING
FOR ELDERLY AND DISABLED PERSONS
City of Beverly Hills
(Ordinance 87-O-1995, Adopted 8-6-1987)
Parcels = 172
Acres = 37.8
Gross Area
Parcels = 136
Acres = 23.1
Net Area ZONE
C-3
C-3A
C-3T-1
C-3T-2
C-3T-3
C-5
OPENSPACE
P-S
R-1
R-1.5X
R-1.5X2
R-1.6X
R-1.7X
R-1.8X
R-1.X
R-4-P
R-4X1
R-4X2
RMCP
S
T-1
UNZONED
R-4
R-3
Legend
Multi-Family Congregate
Housing for Elderly
and Disabled Persons
Nursing Homes = 2
Total Residential Units = 269
Existing Facilities
City of Beverly Hills General Plan
2021-2029 Housing Element
A-1 | Page
Appendix A: Community Profile
A. Demographic Profile ................................................................. A-5A-4
1. Population Growth Trends .................................................. A-5A-4
2. Age Characteristics ............................................................ A-5A-4
3. Household Size and Overcrowding .................................. A-6A-5
4. Employment ......................................................................... A-7A-6 B. Special Needs Populations ...................................................... A-8A-7
1. Senior Households ............................................................... A-8A-7
2. Persons with Disabilities ..................................................... A-10A-9
3. Female-headed Households ......................................... A-13A-12
4. Large Households ............................................................ A-13A-12
5. Homeless Persons ............................................................. A-13A-12
6. Farm Workers .................................................................... A-14A-13
7. Extremely-Low-Income Households .............................. A-15A-14 C. Housing Stock Characteristics ............................................. A-16A-15
1. Housing Growth ............................................................... A-16A-15
2. Housing Type, Tenure, and Vacancy ........................... A-17A-16
3. Housing Age and Condition .......................................... A-18A-17
4. Housing Costs and Affordability .................................... A-20A-19
5. Assisted Housing at Risk of Conversion ......................... A-24A-23 D. Regional Housing Needs Assessment ................................. A-25A-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.
City of Beverly Hills General Plan
2021-2029 Housing Element
A-2 |Page
Tables
Table A-1 Income Categories and Affordable Housing Costs – Los Angeles County ................................................. A-21A-20 Table A-2 Assisted Housing Inventory, Beverly Hills ................ A-25A-24 Table A-3 Regional Housing Needs Assessment 2021-2029,
Beverly Hills ................................................................. A-26A-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-5A-4 Figure A-2. Population by Age and Gender – Beverly Hills ........ A-5A-4 Figure A-3. Household Size by Tenure – Beverly Hills .................... A-6A-5 Figure A-4. Overcrowding by Tenure – Beverly Hills and SCAG Region ............................................................................ A-7A-6 Figure A-5. Employment by Industry – Beverly Hills ...................... A-7A-6 Figure A-6. Employment by Occupation – Beverly Hills .............. A-8A-7 Figure A-7. Elderly Households by Income and Tenure –
Beverly Hills ..................................................................... A-9A-8 Figure A-8. Disabilities by Type – Beverly Hills .............................. A-10A-9 Figure A-9. Disabilities by Type among Seniors – Beverly Hills ... A-10A-9 Figure A-10.Disabilities by Employment Status – Beverly Hills .. A-11A-10 Figure A-11.Developmental Disabilities – Beverly Hills .............. A-12A-11 Figure A-12.Female Headed Households – Beverly Hills .......... A-13A-12 Figure A-13.Agricultural Employment – Beverly Hills ................. A-15A-14 Figure A-14.Extremely-Low-Income Households – Beverly Hills A-15A-14 Figure A-15.Housing Permits by Type 2000-2018 – Beverly Hills A-16A-15 Figure A-16.Housing by Type – Beverly Hills ................................ A-17A-16 Figure A-17.Housing by Tenure – Beverly Hills and SCAG Region ....... A17A-16 Figure A-18.Housing Tenure by Householder Age – Beverly Hills A-18A17 Figure A-19.Vacant Units by Type – Beverly Hills and SCAG Region ........................................................................ A-18A-17 Figure A-20.Housing Units by Year Built – Beverly Hills and SCAG Region ........................................................................ A-19A-18 Figure A-21.Substandard Housing Units – Beverly Hills and SCAG Region ........................................................................ A-20A-19 Figure A-22.Percentage of Income Spent on Rent – Beverly Hills ...... A22A-21 Figure A-23.Percentage of Income Spent on Rent by Income Category – Beverly Hills ............................................ A-22A-21 Figure A-24.Median Price for Existing Homes – Beverly Hills ..... A-23A-22 Figure A-25.Monthly Owner Costs – Beverly Hills ....................... A-23A-22 City of Beverly Hills General Plan
2021-2029 Housing Element
A-3 | Page
Figure A-26.Mortgage Cost by Income Category – Beverly Hills A-23A22 Figure A-27.Cost Burden by Income Category – Beverly Hills .A-24A-23 Figure A-28. Racial Demographics - Beverly Hills……………………..A2949 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
City of Beverly Hills General Plan
2021-2029 Housing Element
A-4 |Page
City of Beverly Hills General Plan
2021-2029 Housing Element
A-5 | Page
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
2021-2029 Housing Element
A-6 |Page
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.
City of Beverly Hills General Plan
2021-2029 Housing Element
A-7 | Page
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
City of Beverly Hills General Plan
2021-2029 Housing Element
A-8 |Page
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
2021-2029 Housing Element
A-9 | Page
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-6A-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
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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-21
3. Development Review Process ...................................................... B-23
4. Environmental Review Process ..................................................... B-30
5. Building Codes and Enforcement ................................................ B-30
6. Fees .................................................................................................. B-32
7. Provisions for a Variety of Housing ............................................... B-40 C. Environment and Infrastructure ...................................................... B-54
1. Environmental Constraints ............................................................ B-54
2. Infrastructure Constraints ............................................................... B-58 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 for Housing Innovation at UC Berkeley, 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 City of Beverly Hills General Plan
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be found in infill locations, such as San 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, and for the mixed use zone.
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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
Mixed use overlay zone Approx. 79
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)
61 City of Beverly Hills General Plan
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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.
Affordable Housing Requirements
The City currently has an inclusionary housing requirement for a minimum of 10% of the units in a development meeting certain criteria to be rented to very-low, low- or moderate-income households, with some provisions for the payment of an in-lieu fee for projects that contain 5 or more, but less than 10 residential units. In addition, recent state law changes contained in SB 330 require the replacement of “protected units” on a project site and require that a portion of those protected units be replaced as deed restricted affordable units. The City fully complies with this state law, which has resulted in housing applications with a number of deed restricted units being proposed (often in excess of the number of units resulting from the local requirement of 10%). The local and state requirements to provide affordable housing do not appear to be a constraint on housing production at this time, as evidenced by the substantial increase in the number of housing project applications that City is currently processing (see Table B-12).
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
5 http://www.beverlyhills.org/cbhfiles/storage/files/1108659042674523311/BeverlyHillsMixed UseGuideFeb2021.pdf
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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. in order to meet and exceed the requirements of State Law for the purpose of further encouraging ADUs as a source of housing in the City. In addition, the Housing Plan includes additional commitments from the City related to ADUs including the development of “off-the-shelf” plans and proactive outreach to property owners to educate the community about ADUs.
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 Parking Requirements) presents the required parking spaces necessary for residential development. It should be noted that the majority of projects now utilize state density bonus, which provides alternative parking requirements (reduced) for multifamily projects.
Further, frequent changes in state law (such as AB 2097) now allow projects with no parking.
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-Family and Mixed Use a,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
Multifamily
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 Or Applied For 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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Year Address # of
lots
Max units per
General Plan
Proposed &
Approved
Units
Units
Built/Proposed
as % of Allowed
Approved
2022
425-429 N. Palm
Dr.
3 25 20 80%
Approved
2019
340 S. Rexford Dr. 1 3 3 100%
Approved
2016
250 N. Crescent
Dr.
1 7 8 114%
Approved
2022
149-159 S. Maple
Dr.
3 19 29 153%
Approved
2020
457 N. Oakhurst
Dr.
1 10 6 60%
In process 208 N. Crescent
Dr.
1 7 10 142%
In process 227-231 N. Swall
Dr.
2 12 18 150%
in process 227 Tower Dr. 1 8 10 125%
In process 232 S. Doheny Dr 1 6 9 150%
In process 332 S. Doheny Dr. 1 6 9 150%
In process 244-256 N. Clark
Dr.
3 19 for
standards
units, 70 for
senior units
55 senior
units
290% over
standard zoning
78% for senior
housing zoning
In process 444-446 Oakhurst
Dr.
3 17 27 158%
Table B-11 illustrates that multi-family buildings that are recently constructed, approved, and proposed typically are proposed and/or approved at 100 percent or more of the maximum zoning code and/or General Plan density, indicating that the density provided in the code is not necessarily an impediment to development. Further, recent state and local law changes are ensuring that existing units on a site are replaced when multi-family buildings are demolished for the purpose of a new project and that all new projects include affordable units. 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
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In order to further analyze whether current regulations are a constraint on housing production, the City also reviewed the number of development projects and units that were proposed and approved over time. The results of the analysis (see Table B-12 below) indicate that the current standards are not inhibiting development of housing, and that the amount of housing units that are currently in the pipeline for approval far outpaces any development of multi-family housing in the City in the last decade (including provision of affordable units).
Table B-12 Housing Projects Submitted for Entitlement
Year Proposed multi-family project submitted
for entitlement
Total Number of
Units
2018 340 S. Rexford Dr. – 3 units 3 units
2019 149 S. Reeves Dr. – 1 unit 1 unit
2020 9384 Olympic Blvd. – 1 unit
457 N. Oakhurst Dr. – 6 units
9908 S. Santa Monica Blvd. – 25 units
32 units
2021 149-159 S. Maple Dr. – 29 units 29 units
2022 9900 Wilshire Blvd. (One Beverly Hills
Project) – 340 units
332 S. Doheny Dr. – 9 units
55 La Cienega Blvd. – 105 units
412 N. Oakhurst Dr. – 42 units
457 N. Oakhurst Dr. – 6 units
227 Tower Dr. – 10 units
9600 Wilshire Blvd. – 70 units
582 units
Grand Total 647 units
The R-4 projects presented in table B-11 also illustrate the feasibility of developing on small parcels (<0.5 acre). However, given the fact that only one multi-family projects that havehas been entitled or builtproposed in recent years did not utilize theutilizes either Beverly Hills zoning code sectionssection 12.5 or 12.8 (specific standards for multi-family 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.
Further, it has been identified that the complexity of existing multifamily residential regulations is not ideal for developers. Due to this, the City is committing to several actions with a goal of simplifying multi-family residential development standards to provide greater transparency for those who may be interested in providing new housing in the City. Given the steps that will be taken through the City of Beverly Hills General Plan
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programs in the Housing Plan, the City will further encourage the development of housing for a wider range of populations.
Mixed Use Development Projects
As stated above, in 2020, the City adopted mixed use zoning that applies to approximately 388 parcels in the City totaling more than 100 acres along major commercial corridors, where housing was previously not an allowed use. This zoning changed has spurred interest in the development of mixed use projects along these transit and amenity-rich corridors. In addition, it should be noted that the mixed use provisions in the code allow the conversion of existing buildings (even if they are legally nonconforming) into housing units.
Under this provision, the Planning Commission can waive otherwise required zoning requirements in order to accommodate housing units in existing buildings without major changes to the building.
Currently, the City has approximately 105 net new housing units that are being proposed in the mixed use overlay zone, and an additional 58 net new units that have been submitted to the City as part of mixed use projects that are in “concept review” (meaning that they are receiving preliminary comments from the City prior to formal submittal). Due to the fact that this is a newer code provision, staff has identified the need to proactively provide information to property owners regarding the new mixed use zoning. Programs related to proactive outreach and consultation with property owners regarding mixed use provisions have been included in the housing plan in order to address the identified barrier of lack of information/knowledge regarding the mixed use regulations.
Accessory Dwelling Unit (ADU) Production
In terms of ADU production, the City’s current requirements do not appear to be inhibiting the production of ADUs. The production of ADUs has substantially increased over the past several years, from 9 in 2020, to 19 units in 2021, and to 25 units in 2022. However, the City is committed to further encouraging the provision of ADUs as a viable housing option in the City. Implementation Program 10.4 includes a number of actions that the City will undertake to address identified barriers to the further production of ADUs in the City.
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 City of Beverly Hills General Plan
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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
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 City of Beverly Hills General Plan
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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” (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 City of Beverly Hills General Plan
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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
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.
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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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.
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.
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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 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 City of Beverly Hills General Plan
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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 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 City of Beverly Hills General Plan
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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 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.
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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 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.
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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 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 City of Beverly Hills General Plan
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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:
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
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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
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.