The effect that exactions and impact fees have on the cost of housing is proportional to the amenities and services provided by the exactions and impact fees. Exactions and impact fees do increase the cost of housing; however, when implemented well the increased cost results in higher property values and greater public desirability for the housing. The public’s desire results from the quality of the housing product, and from the public services and amenities available to the residents.
For housing sold at market rate, exaction and impact fees are a cost that is factored into the overall cost of the project. A market rate housing developer covers the increase in costs due to exactions and impact fees by building a higher quality product which in turn can be City of Beverly Hills General Plan
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sold at a higher price. A person is more willing to pay the higher price for the housing because it is higher quality, and because of the services and amenities provided by the exactions and impact fees.
Therefore, the cost of maintaining the City’s standards for public amenities and services is shared in part by the future residents.
Table B-17 Exactions & Impact Fees – Fiscal Year 2020-21 Type of Fee Fee
Dwelling Unit Tax
$1,181.05/unit +
$235.15/bedroom
Condo Conversion Fee $8,061.10/unit
School Fee—Residential $4.08/sq ft
Parks and Recreation Construction Tax $7.35/sq ft
SOURCE: City of Beverly Hills, April 2021
Exactions and impact fees can present a challenge in the development of affordable housing, since these costs cannot easily be passed on to the potential future resident as is the case with market rate housing. The City currently exempts dwelling units for very low, low and moderate income households from the dwelling unit tax and parks and recreation construction tax. The City may explore conductingwill conduct a fee study to evaluate the economic benefit of providing additional waivers or reductions of certain fees for projects containing affordable units.
Total Fees and Exactions for a Typical Multi-Family Project The City adopted its most recent schedule of taxes, fees and charges in August 2020. In order to illustrate the total fees and exactions for a typical multi-family project, Table B-18 illustrates the fees that were charged on the most recently permitted multi-family residential project under the applicable fee schedule. The City feels this project is a typical multi-family project based on the number of units and the lot size. The total fees that would be charged by the City would amount to approximately $1,964,531.42 equating to $98,226.57 per unit. The listing price for the condominium units in this building is not known at this time, since the project construction has not yet been completed. However, it would be reasonable to state that the City’s entitlement fees would be a nominal amount compared to the sales price, given that condominiums in the City typically list for $800,000 to $2 million, depending on the location, size, and year built.
In summary, given the modest percentage that fees represent of unit sales prices, combined with the fact that affordable units are exempt from the dwelling unit tax and parks & recreation (QUIMBY) construction tax, it can be concluded that the City’s permit fees do City of Beverly Hills General Plan
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not impose an undue constraint on the production of new housing. In orderHowever, given that the fees for housing development are not an insignificant amount, and the City wishes to incentivize the production of affordable housing units, the Housing Plan includes Imp.
12.2Policy H 4.3, which requires that the City conduct a future fee study to assess the economic benefitspossibility of providing additionalfee waivers for entitlement and permitting costs to help facilitate the production of affordable, senior, and workforce housing.
In addition, the Housing Plan includes Imp. 12.2, which requires that the City conduct a housing development fee study, and commits the City to adopting modified development fees for projects with a certain percentage of affordable housing by 2026.
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Table B-18 Total Fees for a Typical Multi-Family Project Project Description – 425 N. Palm Drive, 20 Condominium Units Total Project Fees
Fees Per Unit
$1,964531.42
$98,226.57
Description Cost
Tentative Parcel/ Tract Map Review (Vesting and Non-Vesting) $14,744 Development Plan Review (10-3-2570)
Commission-level (Planning Commission) – Multiple Application Fee $3,577
R-4 Permit (10-3-2850) $2,632
Architecture/ Landscape Plan Review (10-3-3016)
Commission-level (Architectural Commission) $ 3,904.77
Environmental Review $4,000
Newspaper Noticing $2,415
Public Noticing – (Mailed Notice) $3,295
Public Noticing (On-site Signage) $314
Covenant Processing (upon entitlement) $466
Final Parcel/ Tract Map Review (Vesting and Non-Vesting) Zoning Review $706.20
Engineering Review $2,439
Building Permit and Plan Check $225,488.80
Shoring Permit $14,461
Grading Permit $25,617.35
Mechanical Permit and Plan Check $51,255.48
Plumbing Permit and Plan Check $51,255.48
Electrical Permit and Plan Check $50,231.85
Energy Permit and Energy Plan Review $84,558.10
Water Efficient Landscape Permit $738.30
Off Site Improvements
Sewer Charge
Sidewalk Replacement Use Permit
Curb and Gutter Permit
Curb Drain Use Permit
Paving Replacement Inspection ($3.00/square foot x 2,000 sq ft) Construction Barricade Permit
Utility Permit
Hauling/ Street Use (Heavy Haul Permit)
$6,803
$405.00
$1,439.00
$807.00
$6,000
$981.00
$155.30
$90.00
AB717 Fee $3,382,33
Seismic SB861 Residential $2,000
School Fees $135,358.08
Dwelling Unit Tax $22,800
Bedroom Tax $10,442
Parks and Recreation (QUIMBY) Fee $453,271.10
General Plan/Long Range Maintenance Fee (SB1608) $17,475.38 *includes document maintenance, technology, AB717, and SB1608 fees City of Beverly Hills General Plan
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On and Off-Site Improvements
Site improvements encompass the range of water, sewer, circulation, and other infrastructure needed to support development. In Beverly Hills, site improvements include water and sewer and storm drain laterals, streets, curbs, gutters, parkway, street trees, sidewalks and alleyways. The City uses a standard street width of 46-feet curb-tocurb within a 70-foot right-of-way for local residential (multi-family) streets and secondary arterial streets, and a standard street width of 36-feet curb-to-curb within a 60-foot right-of-way for local residential (single-family) streets. All residential streets are improved with 6-foot parkways and 6-foot sidewalks on both sides of the street.
To ensure that adequate improvements are in place, Beverly Hills requires pro-rata payments for off-site extension of the water, sewer and storm drain systems, and pro-rata payments for transportation improvements. In larger projects, the City requires developers to construct internal streets, sidewalks, curbs, gutters, and affected portions of off-site arterials. However, development in Beverly Hills typically occurs on small infill parcels where infrastructure is already in place.
While on and off-site improvements add to the cost of development and thus impact affordability, it is standard for jurisdictions to require development to “pay its own way.” Beverly Hills site improvement requirements are deemed necessary to maintain the quality of life desired by residents, and are consistent with General Plan goals to ensure that public services and facilities are in place at the time of need, thus avoiding the overloading of existing urban service systems.
7. Housing for Persons with Special Needs
Special Needs Housing Overlay Zone
In order to encourage a variety of housing, the City has established a Special Needs Housing Overlay Zone to encourage the construction of housing for persons with special needs in certain areas of the City and locate such housing close to appropriate amenities and services.
The Special Needs Housing Overlay Zone allows increased residential density, small housing units, and reduced parking requirements.
Emergency Shelters are permitted by-right in the Special Needs Housing Overlay zone, and SROs and multi-family congregate housing for elderly or disabled are permitted with a Conditional Use Permit (CUP).
The Special Needs Housing Overlay Zone applies to R-4 zones on sites which meet the following criteria:
Site is located in area with 4 or 5 story height limits Site is located adjacent to commercial zoned areas, and is separated by an alley from commercial uses
Site is located on a street greater than 30 feet in width City of Beverly Hills General Plan
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A total of 37.8 acres on 172 parcels within the R-4 zone meets these criteria for special needs housing. A map of the Special Needs Housing Overlay Zone is provided at the end of this Appendix.
This ordinance also added the following definitions to the Municipal Code:
Bona Fide Housekeeping Unit: Shall have the same meaning as Single Housekeeping Unit
Community Care Facility, Large: Any State licensed facility, place, or structure that is maintained and operated to provide non-medical residential care, day treatment, adult day care, or foster agency services for seven or more adults, children, or adults and children, as defined in California Health and Safety Code Section 1502.
Community Care Facility, Small: Any State licensed facility, place, or structure that is maintained and operated to provide non-medical residential care, day treatment, adult day care, or foster agency services for six or fewer adults, children, or adults and children, as defined in California Health and Safety Code Section 1502.
Emergency Shelter: A facility that provides immediate and short-term housing with minimal support services for homeless persons or families on a first-come, first-served basis, and that is limited to occupancy of no more than six months.
Family: Two or more persons living together as a single housekeeping unit in a single dwelling unit. Family also means the persons living together in a licensed residential facility, as that term is defined in California Health & Safety Code Section 1502(a)(1) serving six or fewer persons, excluding the licensee, the members of the licensee’s family, and persons employed as facility staff who reside at the facility.
Single-Family Residence: Shall have the same meaning as One-family or Single-family Residence or Dwelling.
Single Housekeeping Unit: The functional equivalent of a traditional family, whose members are a non-transient
interactive group of two or more persons, where such persons jointly occupy a single dwelling unit, jointly use common areas, and share household activities and responsibilities (e.g., meals, chores, and expenses).
Single Room Occupancy Housing (SRO): A residential facility where individual secure rooms are rented to a one- or twoperson household. Rooms are generally 150 to 375 square feet in size and include a sink, closet and toilet, with shower and kitchen facilities typically shared. SRO units are rented on a weekly or monthly basis.
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Supportive Housing: Permanent affordable housing with no limit on length of stay, that is occupied by the target population as identified in State law, and that is linked to onsite or offsite services that assist the supportive housing residents in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.
Target Population: Persons with disabilities, homeless families, and homeless youth.
Transitional Housing: Temporary rental housing intended for occupancy by homeless individuals or families transitioning to permanent housing that is operated under program
requirements calling for the termination of assistance and recirculation of the dwelling unit to another eligible program recipient at a predetermined future time, which shall be no less than six months. Transitional housing often includes a supportive services component, such as job skills training or rehabilitation counseling to allow individuals to gain the necessary life skills to support independent living.
Table B-19 and Table B-20 show allowable types of special needs housing in single-family and multi-family zones, respectively. In order to address any non-intended constraints to the provision of housing for disabled individuals, the City has actions outlined in its Housing Plan (Implementation Program 11.5) to commit to periodically reviewing the zoning code definitions related to housing for persons with disabilities to ensure the definitions maintain compliance with state law.
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Table B-19 City of Beverly Hills Residential Allowable Residential Development Land Use Regulations for Single Family Residential Zoning Districts and Zoning District Overlays
R-1 R-1X R-1.5 R-1.5X R-1.5X2 R-1.6X R1.7X R-1.8X
Single-family dwelling P P P P P P P P
Accessory Dwelling units P P P P P P P P
Transitional and supportive housing1
Single-family structure P P P P P P P P
Family daycare home
Small P P P P P P P P
Large UP UP UP UP UP UP UP UP
Community care facility2
Small (serving 6 or fewer) P P P P P P P P
Manufactured/Mobile home P P P P P P P P
Notes: P: Permitted use UP: Use Permit CUP: Conditional Use Permit
1. Transitional or supportive housing is permitted in residential zones subject to the same standards as similar residential uses; therefore, if such housing is configured as a single-family residence, it is regulated as such and is subject to all regulations applied to residences in the single family residential zone where it is located.
2. For the purposes of this table, residential care facilities for the elderly, as defined in state law, shall be treated the same as community care facilities.
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Table B-20 City of Beverly Hills Residential Allowable Residential Development Land Use Regulations for Multi-Family Residential Zoning Districts and Zoning District Overlays
R-4
RMC
P
Special Needs
Housing
Overlay3
R4X1 R-4X2 R-3 R-4-P
Single-Family dwelling P P P P P
Duplex P P P P P P
Accessory Dwelling units P P P P P P
Multi-family dwelling P P P P P P
Transitional and supportive housing1
Single-family structure P P P P
Multi-family structure P P P P P
Emergency shelters P
Single room occupancy housing (SRO) CUP
Community care facilities2 (state licensed)
Small (6 or fewer) P P P P
Large (7 or more) CUP CUP CUP CUP CUP
Childcare uses licensed pursuant to state law CUP CUP CUP CUP Multiple-family congregate housing for the elderly or disabled pursuant to article 12.8 of zoning code4 CUP
Multiple-family housing for the elderly or disabled pursuant to article 12.5 of the zoning code5 CUP CUP CUP CUP
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Table B-20 City of Beverly Hills Residential Allowable Residential Development Land Use Regulations for Multi-Family Residential Zoning Districts and Zoning District Overlays
R-4
RMC
P
Special Needs
Housing
Overlay3
R4X1 R-4X2 R-3 R-4-P
Notes: P: Permitted use UP: Use Permit CUP: Conditional Use Permit
1. Transitional or supportive housing is permitted in residential zones subject to the same standards as similar residential uses; therefore, if such housing is configured as a multi-family residence, it is regulated as such and is subject to all regulations applied to residences in the multi-family residential zone where it is located.
2. For the purposes of this table, residential care facilities for the elderly, as defined in state law, shall be treated the same as community care facilities.
3. Uses allowed in the special needs housing overlay zone are in addition to any use allowed in the underlying zoning district.
4. A Conditional use Permit (CUP) is required to utilize the reduced development standards offered for this type of development. Intended to reduce development costs for assisted living facilities. Specific requirements apply. The project site must be located in an area with four- or five-story height limits; located adjacent to commercially zoned areas; separated from adjacent commercial areas by an alley; and located on a street greater than thirty feet (30’) in width. Unit density up to 165 units/acre. Reduced minimum unit sizes and parking requirements apply (450 square feet minimum unit size, unit must have private bathroom) (BHMC 10-3-12.8).
5. Multiple-family housing for the elderly or disabled is a permitted use in any zone permitting multiple-family residential uses. Conditional Use Permit (CUP) required to utilize the reduced development standards offered for this type of development. Intended to reduce development costs of housing for seniors and persons with disabilities. Specific requirements apply. Housing limited to households with head of household 62 years and older and families with handicapped member. Maximum unit density 150 units/acre.
Minimum unit size as defined by HUD. Maximum number of bedrooms per unit is 2. Only 5% of the units can be 2-bedroom units (BHMC 10-3-12.5).
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Elderly and Disabled Housing
Beverly Hills has established modified standards to specifically encourage the provision of higher density rental housing for seniors and persons with disabilities at costs lower than could otherwise be achieved. While housing which serves the elderly and persons with disabilities is permitted in any residential zone district subject to the same standards as other residential uses, for such housing to take advantage of a potential doubling in density and other modified standards, a Conditional Use Permit is required. The Municipal Code specifies the following two distinct types of housing: 1) Multiple-Family Congregate Housing for Elderly and Disabled Persons (Article 12.8); and 2) Multiple-Family Housing for Elderly and Disabled Persons (Article 12.5).
Multiple-Family Congregate Housing for Elderly and Disabled Persons and Community Care Facilities
Congregate housing provides a range of support services for residents, including all meals, housekeeping and laundry service, private transportation, planned activity programs, and 24-hour emergency inhouse call system. Emergency shelters, transitional and supportive housing programs and community care facilities for seven or more persons, offer similar amenities and support networks. Currently, to use the City’s incentives to develop an elderly or disabled congregate care facility the City requires at least one household member to be 65 years of age or older, or to have a substantial physical impairment. The City may study fee reductions for certain types of housing in this zone, as outlined in program
12.3 of the adopted Housing Element.
The City’s modified development standards for congregate housing for the elderly or disabled provide for densities of up to 165 units per acre, with up to 113 units permitted on any one site. In addition, the City provides significant reductions in the minimum unit size for congregate housing:
450 square feet for an efficiency unit
500 square feet for a one-bedroom unit
800 square feet for a two-bedroom unit
As presented in Table B-10, the City has adopted a reduced parking ratio for congregate housing of one space for one-bedroom units and 1.5 spaces for two bedroom units. The Planning Commission is authorized to provide further reductions of one-half space per unit.
The City is committed to providing opportunities for special needs housing and realizes that such housing forms typically require additional incentives to be viable. The incentives offered in the City’s Special Needs Housing Overlay zone offer greater density and reduced parking and unit size requirements as compared to normal R-4 standards. Additionally, the City may study the viability of reducing or waiving the cost for the Conditional City of Beverly Hills General Plan
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Use Permit for these projects in the future. A map of the overlay area is provided in the back of this document and shows that the overlay zone properties are in close proximity to public transportation and businesses that support daily needs and services. The overlay zone is residential and so provides the look and feel of living in a neighborhood, as opposed to alternative locations in the commercial zones. For these reasons this overlay zone, in concert with the incentives offered, is a viable location for special needs housing. Specific implementation programs (Imp. 11.1 and Imp. 12.1) in the Housing Plan have been added to further fair housing practices and analyze how zoning regulations may be amended to help provide more housing for special needs populations (such as the congregate care facility regulations).
Multiple-Family Housing for Elderly and Handicapped Persons (DeedRestricted Affordable) Affordable independent multi-family housing for the elderly (age 62+) and disabled persons is permitted by Conditional Use Permit in any zone allowing multiple-family residential uses. Densities of up to 165 units per acre are permitted, with a maximum project size of 150 units. Minimum unit sizes are not less than the maximum allowable under HUDs Section 202 Senior Housing Program, with no more than five percent of project units permitted to be two-bedrooms. Building height must be consistent with the prevailing height of surrounding buildings, and not greater than 60 feet. A reduced parking ratio of one space per unit is allowed, with further reductions to 0.4 space per unit permitted at the discretion of the Planning Commission.
If the rental rates for any such senior or disabled housing are not under the provision of a federal, state, or other public agency, then the rental rates will be set by the Planning Commission at affordable levels as a condition of approval.
Housing for Persons with Disabilities
The following analysis addresses Beverly Hills’ regulations and procedures for housing for persons with disabilities with regard to: 1) zoning and development standards; 2) building codes; and 3) processing procedures.
Zoning and Development Standards
The City’s Zoning Code facilitates housing for persons with disabilities in several ways, including:
Allowances for property owners to build handicapped ramps into residential structures which encroach into the front, or side yard setbacks to allow first floor access for physically disabled residents. Allowances for elevators to encroach in the side yard setbacks on single-family properties to allow persons no longer able to climb stairs to remain in their homes.
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Reduced parking and unit size standards for multi-family congregate housing for elderly and disabled persons, and for affordable multifamily residences for elderly and handicapped persons.
The City permits housing for special needs groups in residential zones, including for individuals with disabilities, without regard to distances between such uses or the number of uses in any part of the City.
Building Codes
The City of Beverly Hills ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations) and federal requirements for accessibility. For example, any new apartment development is subject to requirements under the Americans with Disabilities Act (ADA) for unit “adaptability” on ground floor units. Adaptable units are built for easy conversion to disabled access, such as doorway and hallway widths, and added structural support in the bathroom to allow the addition of handrails.
The City also allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with accessibility requirements.
Further, the City works with applicants who need special accommodations in their homes to ensure that application of building code requirements does not create a constraint.
Permits and Processing
The City does not impose special permit procedures or requirements that could impede the retrofitting of homes for accessibility. The City’s requirements for building permits and inspections are the same as for other residential projects and are straightforward and not burdensome. City officials are not aware of any instances in which an applicant experienced delays or rejection of a retrofitting proposal for accessibility to persons with disabilities.
Reasonable Accommodation
In 2012, the City adopted Ordinance No. 12-O-2634 to establish specific written procedures for persons with a disability to request reasonable accommodation from the zoning and land use regulations. This ordinance codifies the process through which a request for a modification to building codes, land use regulations, policies, or procedures needed to enable a person affected by a disability to use and enjoy a housing unit. A request for a Reasonable Accommodation is reviewed by the Community Development Director (or Designee), unless it is related to a discretionary land use application that requires review by the Planning Commission, in which case the Planning Commission is the reviewing authority. The applicant must provide information pertaining to the regulation, procedure, or policy from which relief is sought, the nature of the property and the relief sought, and explanation of why the accommodation is City of Beverly Hills General Plan
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reasonable and necessary. No application fee is associated with the Reasonable Accommodation, and if an improvement or modification is requested that would normally require a variance, a variance is not required. Given the process, the specific criteria set forth for qualification, and the no-fee application, the City’s current regulations related to reasonable accommodations does not appear to act as a constraint for persons with disabilities.
Transitional and Supportive Housing
Transitional housing is defined as temporary (typically six months to two years) housing for a homeless individual or family who is transitioning to permanent housing or for youth who are moving out of the foster care system. Supportive housing is generally defined as permanent, affordable housing linked to on- or off-site services and occupied by a target population (i.e., persons with disabilities, suffering from mental illness or chronic health conditions). Services typically include assistance designed to meet the needs of the target population in retaining the housing, living and working in the community, and/or improving health.
State law requires that transitional and supportive housing be treated as residential uses that are subject only to those restrictions that apply to other residential uses of the same type in the same zone. In addition, supportive housing shall be a use by-right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code section 65651. Implementation Measure
11.5 includes a commitment to review and update the Zoning Ordinance to ensure conformance with current State definitions and requirements.
Emergency Shelters
Emergency shelters are facilities that provide shelter to homeless families and/or individuals on a short-term basis.
Jurisdictions with an unmet need for emergency shelters for the homeless must identify at least one zone where emergency shelters will be allowed as a permitted use without a Conditional Use Permit or other discretionary approval. The identified zone must have sufficient capacity to accommodate the unmet shelter need, and at a minimum provide capacity for at least one year-round shelter. Permit processing, development and management standards for emergency shelters must be objective and facilitate the development of, or conversion to, emergency shelters.
As noted in Appendix A, the most recent homeless survey estimated that there are 17 unsheltered persons experiencing homelessness in Beverly Hills.
Beverly Hills has no emergency shelters within its City limits; however, the City has provided funds for the construction and ongoing operation of City of Beverly Hills General Plan
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emergency shelters operated by People Assisting the Homeless (PATH), and by Network of Care for Veterans and Service Members.
The Zoning Ordinance allows emergency shelters by-right in the R-4 multifamily residential zoning overlay district. This district is characterized as a high-density multi-family zone consisting of a variety of existing apartment buildings and condominiums. Within the approximately 37.8-acre area there are numerous older and/or underutilized residential properties that could be converted or redeveloped for use as emergency shelters.
Additionally, the overlay zone provides close access to needs and services such as grocery stores, pharmacies, and transportation. A map of this zone is provided at the end of this document.
Development standards within the district located in the Southerly Zone of the City (BHMC 10-2-303: LOTS: A.) are appropriate to facilitate emergency shelters, and can be summarized as follows:
Height: up to 60 feet, or five stories
Minimum Lot Size: 7,500 square feet
Minimum Public Street Frontage: 55 feet
Setbacks:
o Front – 15 feet
o Side (total) 19 – 23 feet
Pursuant to State law, the City has also established development standards for Emergency Shelters regulating the following aspects:
The maximum number of beds or persons permitted to be served nightly by the facility;
A minimum of one parking space for every 10 beds, plus one-half space for each bedroom designated for families with children, plus one parking space for each employee/volunteer on duty. The number of parking spaces may be reduced by 25% if the shelter is located within 1,000 feet of a public transit stop. Bicycle rack parking shall also be provided.
The size and location of exterior and interior onsite waiting and client intake areas;
The provision of onsite management;
The proximity of other emergency shelters, provided that shelters are not required to be more than 300 feet apart;
The length of stay;
Lighting; and
Security during hours that the emergency shelter is in operation.
To address recent changes to State law, Implementation Measure 11.7 includes a commitment to process a Municipal Code amendment regarding required parking for emergency shelters consistent with Government Code Sec. 65583(a)(4)(A)(2).
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Low Barrier Navigation Centers
In 2019, the State Legislature adopted AB 101 establishing requirements related to local regulation of low barrier navigation centers, which are defined as “Housing first, low-barrier, service-enriched shelters focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing.” Low barrier means best practices to reduce barriers to entry, and may include, but is not limited to:
(1) The presence of partners if it is not a population-specific site, such as for survivors of domestic violence or sexual assault, women, or youth
(2) Accommodation of residents’ pets
(3) The storage of possessions
(4) Privacy, such as partitions around beds in a dormitory setting or in larger rooms containing more than two beds, or private rooms”
Low barrier navigation centers meeting specified standards must be allowed by-right in areas zoned for mixed use and in nonresidential zones permitting multi-family uses. Program Imp 11.7 in the Housing Plan includes a commitment to process an amendment to the Zoning Code in compliance with this requirement.
Single Room Occupancy (SRO)
Single Room Occupancy (SRO) residences are small, one-room units occupied by a single individual, and may either have shared or private kitchen and bathroom facilities. SROs are rented on a monthly basis typically without rental deposit, and can provide an entry point into the housing market for extremely-low-income individuals, formerly homeless and disabled persons.
Ordinance No. 12-O-2633 established a definition for “Single Room Occupancy Housing” (SRO) and incorporated this definition into the zoning code. SROs are allowed in the Special Needs Housing Overlay Zone by Conditional Use Permit. Additionally, the ordinance established development standards for SROs including unit size and occupancy, common area, management, parking, kitchen facilities and bathroom facilities to ensure high standards for development.
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Mobile Homes
No mobile homes or mobile home parks are located in the community.
Pursuant to State law, the City permits manufactured housing placed on a permanent foundation in all residential zones.
Farm Employee Housing
Beverly Hills is located within the highly urbanized Los Angeles metropolitan area, and no agricultural land remains in the City. Given these conditions, no specialized regulations have been adopted for farmworker housing. Any agricultural employees who may happen to live in the City would be eligible to participate in any affordable housing programs that are offered to other lower-income persons. To address the requirements of Health & Safety Code Sec. 17021.5 Implementation Measure 11.1 includes a commitment to process an amendment to the Municipal Code to allow employee housing for six or fewer employees as a single-family structure that is permitted in the same manner as other dwellings of the same type in the same zone.
Inclusionary Housing
In 2019, the City Council established an inclusionary housing program with the following provisions:
Applies to projects with five or more housing units.
For projects with five or more but fewer than 10 units, the developer must provide one affordable unit for low-income households. There is an option for the developer to pay a fee in-lieu of providing the affordable housing unit.
For rental projects with 10 or more units, a minimum of 10% of all the units in the development must be rented to and occupied by verylow-, low-, or moderate-income households. For new condominium projects or condominium conversion projects with 10 or more units, a minimum of 10% of all the units in the development must be sold to and occupied by very-low-, low-, or moderate-income households.
When only one affordable unit is constructed as part of a development it may be allocated for a very-low-, low-, or moderateincome household. When two or more affordable units are constructed, the units shall be allocated alternately with the first unit for low- or very-low-income and the second for moderate-income and so forth.
The inclusionary housing regulations do not apply to projects that enter into a development agreement with the City.
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Rent Control
All apartment units in Beverly Hills are subject to rent control. Rent control of apartment units first went into effect March 31, 1979. On January 24, 2017, the City’s rent control ordinance was amended to establish the requirement to pay relocation fees to tenants who were evicted for nocause or non-just cause from Chapter 6 units. This Ordinance also increased the relocation fees that must be paid to tenants for Chapter 5 units, and established an annual increase in the relocation fees tied to the CPI to be conducted on July 1st of each year for both Chapter 5 and Chapter 6 units.
The ordinance decreased the allowable rent increase for Chapter 6 to the greater of; 3% or the percentage equal to the percentage increase in the CPI. It also established a rent increase application process and the requirement for property owners to annually register their rental units.
On October 18, 2018, the City further updated the rent control regulations to eliminate no cause evictions. In addition it added a new grounds for a just-cause eviction of a disruptive tenant and a new procedure pertaining to the termination of a tenancy of a disruptive tenant to Chapters 5 and 6.
On April 2, 2019, an Ordinance was adopted establishing the Rent Stabilization Commission. The Commission is to be composed of the following: two (2) landlords who own one or more residential rental properties with the City; two (2) tenants who reside in the City; and two (2) at large members who are not landlords, tenants or managers of an apartment building. The Commission will also have three alternates, one from each of the categories (1 landlord, 1 tenant and 1 at large member).
The Rent Stabilization Commission, as established by the Ordinance has the power to: a) make recommendations to the City Council concerning amendments to Chapter 5 and 6 of Title 4 that have not been resolved by the City Council; and b) to perform any other functions that may be designated by resolution or motion of the City Council.
All Ordinances are closely monitored by the Rent Stabilization Division in an attempt to assure the rent stabilization guidelines are properly followed and there is no abuse or misinterpretation of the City Council’s intent.
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C. Environment and Infrastructure
Environmental and infrastructure constraints can limit or affect the type and density of housing development in a community. These constraints can include natural resources such as topography and flood areas, hazards/safety concerns, or lack of sufficient infrastructure capacity.
However, as discussed in greater detail below, Beverly Hills is a built-out community with little remaining vacant land, with the majority of the City’s infrastructure systems already in place. Environmental and infrastructure concerns do not compose a significant constraint to housing production.
1. Environmental Constraints
Seismic Hazards
The City of Beverly Hills contains both active and potentially active faults.
Specifically, three active or potentially active faults are located within the City limits, including: the Hollywood Fault, the Santa Monica Fault, and the Newport-Inglewood Zone of Deformation. (Woodward-Clyde 1987) Since the 1987 Study was completed, work completed by Dolan, et al and the California Division of Mines and Geology maps show the Hollywood and Santa Monica faults as converging within the City, and the NewportInglewood fault located approximately two miles south of the City.
The City of Beverly Hills implements the most recent California Building Code. In addition, the City’s Seismic Safety Program promotes public safety and welfare by reducing the risk of death or injury that may result from the effects of earthquakes on existing unreinforced masonry bearing wall buildings. In addition, the City adopted a mandatory seismic retrofit ordinance in 2018 that requires existing soft-story multi-family buildings to be reinforced. The City is also exploring the adoption of a mandatory retrofit program for non-ductile concrete buildings and pre-Northridge earthquake moment frame buildings.
Landslides and Slope Hazards
The hillside areas of Beverly Hills pose the greatest hazard of landslides.
Surface movements in the hillside area could be triggered by heavy rain, a reservoir breach, pumping facilities or an earthquake. Hillside development has placed additional loads on the subsurface bedrock. Additionally, improper site grading, steep slopes, and loss of vegetation can increase the potential for localized landslides. In the canyon areas, the presence of subsurface water and geology composition provides the potential for liquefaction during earthquakes. Any significant hillside movement along canyon streets would potentially isolate populations in those areas due to limited ingress egress routes. Potential damage to underground utilities and fire hydrants could also result from landslide movement. Future growth in the canyon areas of the City may be limited due to safety factors.
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Flooding Hazards
There are no Federal Emergency Management Agency (FEMA) designated flood zones in the City of Beverly Hills. The City is located within the Ballona Creek Watershed; however most of the drainage is controlled by structural flood control measures along a mostly channelized watershed.
Approximately 40 percent of the watershed within the City is covered by impervious surfaces leading to greater surface area for storm runoff and the potential for flooding.
FEMA, as part of its statutory responsibilities to carry out the National Flood Insurance Program, has mapped most of the flood risk areas within the United States. The City of Beverly Hills is located in a FEMA Zone “X” which does not require mandatory flood mitigation enforcement.8 Properties are not required to carry flood insurance (Hazard Mitigation Action Plan 2017, pg. 59). However, Beverly Hills is highly urbanized and as a result of increased paving, can lead to an increase in volume and velocity of runoff after a rainfall event, exacerbating the potential flood hazards. The City’s steep hillside areas are also more susceptible to runoff and slope failures, and new development in these areas will require careful adherence to current grading, soil compaction, maximum slope, and drainage regulations.
The City of Beverly Hills also lies in the inundation path of the Lower Franklin Canyon Dam, which is located north of the City. The reservoir has a 200 acre-feet capacity and can be drained to half capacity in 72 hours and completely emptied in 216 hours. The National Inventory of Dams characterizes this dam with significant hazard potential. Dams with significant hazard potential are those in which failure or incorrect operation would result in no probable loss of human life but can cause economic loss, environmental damage, and disruption of lifeline facilities. In the event of a breach of the Lower Franklin Reservoir, the residential area north of Carmelita Avenue would be exposed to immediate and severe danger.
Below that point, the danger diminishes rapidly although flooding of most structures in this section of the inundation path would occur. Approximately 1,200 people live in the sector of the inundation area subject to severe danger and provision for evacuation of this population is required in the event of a breach in the structure. This reservoir, as well as others in California, are continually monitored by various governmental agencies (such as the State of California Division of Safety of Dams and the U.S. Army Corps of Engineers) to guard against the threat of dam failure.
The possibility of dam failures during an earthquake has been addressed by the California Division of Mines and Geology in the earthquake planning scenarios for a magnitude 8.3 earthquake on the San Andreas Fault zone
8 City of Beverly Hills Hazard Mitigation Plan 2017-2022. http://www.beverlyhills.org/citymanager/emergencymanagement/hazardmitigationplan City of Beverly Hills General Plan
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and a magnitude 7.0 earthquake on the Newport-Inglewood fault zone (Davis 1982). These studies found that catastrophic failure of a major dam as a result of a scenario earthquake is regarded as unlikely (Davis 1982).
Current design and construction practices and ongoing programs of review, modification, or total reconstruction of existing dams are intended to ensure that all dams are capable of withstanding the maximum credible earthquake (MCE) for the Incentive Area. FEMA requires that all reservoir owners develop Emergency Action Plans (EAP) for warning, evacuation, and post-flood actions. Although there may be coordination with county officials in the development of the EAP, the responsibility for developing potential flood inundation maps and facilitation of emergency response is the responsibility of the reservoir owner.
The City’s Safety Element and hazard mitigation plan address flood hazard mitigation, including dam or reservoir failure inundation hazards.
Furthermore, any project would be required to undergo project-specific environmental review, at which time specific mitigation or design changes would be required to reduce the exposure of people or structures to flooding. Therefore, potential impacts associated with flooding were found to be less-than-significant in the General Plan environmental review and are not considered a constraint to new housing production. 9 Wildland Fire Hazard
Beverly Hills is bounded on the north by hillside and canyon areas. Canyons that empty into the City's boundaries are Benedict, Franklin, Coldwater, and Trousdale Canyons. Benedict, Coldwater, and Trousdale Canyons are densely populated, with Franklin Canyon the least developed of the four.
The dense wild brush of Franklin Canyon extends to the boundaries of the City. Due to the extensive hazards originating in the hills north of Sunset Boulevard, the area has been designated a Very High Fire Hazard Severity Zone (VHFHSZ). Approximately 36 percent of the City is located in the VHFHSZ. The City’s Fire Department has implemented programs10 to help educate the community located in the VHFHSZ area, and encourage them to take steps to reduce the risk of wildfire in the VHFHSZ area. These include the “Ready, Set, Go!” program which emphasizes homeowner preparation for fire events, the Brush Clearance and Fuel Modification Programs, which focus on reducing vegetation that can contribute to fire events, and the Public Tree Program, which seeks to provide greater defensible space from public trees with higher flammability characteristics.
Urban Fire Hazard
In the built-out areas of the community, the primary fire hazard risks are man-made. Beverly Hills is home to three very large hotels having
9Beverly Hills General Plan EIR, 2008
10 http://www.beverlyhills.org/departments/firedepartment/vegetationprograms/ City of Beverly Hills General Plan
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occupancies in excess of 500 persons per day, 36 high-rise buildings, and a densely populated retail and commercial district. Of particular concern are two high-rise buildings that are residential occupancies and did not fall under the 1998 retrofit sprinkler mandate imposed on buildings 55 feet or higher. These are the only two high-rise buildings in the City that are not equipped with sprinkler systems.
New housing development within the City is expected to occur through the infill of existing sites and mixed-use development in commercial areas.
Limited future development is expected to occur in the hillside areas.
Wildland fire risks for new development are mitigated by various City programs described below.
Fire Prevention and Suppression Programs
In 1998, the Beverly Hills Fire Department (BHFD) installed a Remote Automated Weather Station (RAWS) in the hillside area just outside the City in Franklin Canyon. Data from the RAWS assists fire officials in determining the need for augmenting or redeploying fire resources depending on current and anticipated weather conditions.
For the VHFHSZ, the BHFD has also developed “Pre-Attack Plans” that enable the fire department to predetermine required resource deployment, resources to locate combustible roofs, evacuation routes, safe refuge areas, and resident assemblage locations. These planning resources help firefighting forces make critical decisions during emergency situations. Pre-Attack Plans are also made available to outside agencies who are called for Mutual Aid assistance and that may not be familiar with the area.
In addition, in 2004 the BHFD and residents within the VHFHSZ initiated the FireWise Communities/USA Program, which is designed to enable communities to achieve a high level of protection against wildland/urban interface fire loss while maintaining a sustainable ecosystem balance.
Biological Resources
The City of Beverly Hills is fully developed with urban uses and has little undisturbed open space areas. Review of GIS databases and aerial photographs indicate that there is little native terrestrial vegetation within the City. The only relatively undisturbed areas include those located near the foothills of the Santa Monica Mountains and the few open space areas located in the area north of Sunset Boulevard. The remaining open space within the City is located in public parks, which typically do not contain natural or native vegetation.
As discussed in the Beverly Hills General Plan Amendments Environmental Review (2009), there are no riparian or sensitive habitats that are known to occur in the City of Beverly Hills. As no riparian or sensitive habitats are City of Beverly Hills General Plan
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known to exist within the City, biological resources do not present a constraint to future housing development within the community.11 In summary, while environmental constraints will require development to incorporate measures to mitigate potential hazards, these constraints are not expected to preclude housing development consistent withthe City’s development review process already includes standard processes and requirements to address such constraints. For example, the plan check process requires a seismic study for any development that may be affected by a seismic hazard. In addition, the housing units included in the Sites Inventory are not located within the Very High Fire Hazard Severity Zone (VHFHSZ), and the City’s Safety Element was recently updated (in 2022) to address potential climate change issues and assess any safety issues related to an increase in development and population over the next planning period. Furthermore, the City has experienced housing development, including single-family, multi-family, and mixed use residential projects, in recent years, which demonstrates that such constraints have not precluded development in the past. As such, the identified constraints are not expected to preclude housing development on the sites identified to satisfy the RHNA.
2. Infrastructure Constraints
Infrastructure needed to maintain and develop new housing includes water facilities, sewer facilities, streets, storm drains, street lights, and sidewalks. The provision and maintenance of these facilities in a community enhances not only the character of the neighborhoods but also serves as an incentive to homeowners to routinely maintain the condition of their homes. In contrast, when public improvements are left to deteriorate or are overextended in use, the neighborhoods in which they are located become neglected and show early signs of deterioration.
Very little undeveloped residential land remains in the City. Most of the community’s infrastructure is currently in place and adequately serves existing development. Future housing growth will occur within in-fill areas and construction of multi-family or mixed-use development within commercial areas. Therefore, the provision of infrastructure does not constitute a constraint to housing production.12
Water System
11 Beverly Hills General Plan Amendments Environmental Review (2009) 12 Ibid.
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The City of Beverly Hills provides water service to all of the City’s residents and to some residential parts of the City of West Hollywood. The City of Beverly Hills will be importing about 70% of its water from the Metropolitan Water district (MWD) to approximately 9,400 customers. The remaining 30% of water need is met by the four groundwater wells in the City. Three groundwater Hollywood wells are located in the Beverly Gardens Park, one in the Burton Way median, two shallow groundwater wells (Maple yard wells) at the City’s yard, and one is currently being developed in the unadjudicated portion of the Central Basin in the City of Los Angeles. All existing and proposed wells will be pumped to the City’s treatment plant through a transmission main owned and maintained by the City. The proposed Central Basin well is drilled and the transmission main construction completed. The well-equipping construction phase of the project is currently underway. About 80 percent of the water service area use is residential in nature. 13
As described in the Urban Water Management Plan (UWMP), the current and projected water supply and demand indicates that in average precipitation years, the City has sufficient water to meet its customer’s needs through 2030. Beverly Hills’ water supply is anticipated to meet the demand for future population growth up to 2030. As per State Law (Gov Code Sec. 65589.7), the City will give priority for service hook-ups to projects that include affordable housing.
13 Ibid.
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Sewer System
The Beverly Hills Department of Public Works maintains a sewer collection system within the community. The existing sanitary sewer system consists of over 95 miles of sewer main. More than half of the existing sewer system within Beverly Hills is over 50 years old. To address this issue, the City of Beverly Hills has a rehabilitation program in place to repair, reline, and/or replace the existing wastewater infrastructure. The City of Beverly Hills sewer flows come from the City of Los Angeles from its north and northwestern border and then comingles flows within the city limits until it connects to the City of Los Angeles sewer facilities at the southeastern border of the City.
All of the City’s wastewater flow is treated at the City of Los Angeles Hyperion Treatment Plant in El Segundo.14 Wastewater treatment capacity is expected to be adequate to accommodate projected housing development during the planning period. 15As per State Law (Gov Code Sec. 65589.7), the City will give priority for service hook-ups to projects that include affordable housing.
Storm Drainage
There are approximately 47 miles of improved storm drains within and adjacent to the boundaries of the City of Beverly Hills, approximately twothirds of which are owned and maintained by the City. The remaining onethird are under the jurisdiction of the Los Angeles County Department of Public Works. Roughly one-third of the storm drain system was built before 1940 with the earliest construction taking place in the 1920s and the most recent in the 1970s. The 1999 Storm Drain System Master Plan identified 18 percent of the City’s drainage links as insufficient to convey the runoff for the 10-year or 25-year storm. However, approximately 72 percent of the deficient links require a 1-foot diameter or less upgrade to the existing pipe size.
The 2020 Integrated Water Resources Master Plan (IWRMP) included the evaluation of the storm drain system which includes capacity and system integrity. Overall, the City’s storm drain system has sufficient capacity and significant flooding areas are not expected due to the Hollyhills Storm Drain improvement project. The Hollyhills project increased the capacity of the regional system that addressed upstream flooding conditions. The Los Angeles County Department of Public Works and Flood Control System were the project leads of this regional project.
To verify the City’s storm drain pipe conditions, the IWRMP is recommending a 5-year storm drain inspection program that would investigate the integrity
14 City of Beverly Hills General Plan Update Technical Background Report, October 2005. 15 City of Los Angeles, Citywide Housing Element 2021-2029 and Safety Element Updates Draft EIR, p.
4.16-72
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of the system and assess potential capacity issues. Results of the CCTV assessments will provide a list of future projects for replacement or rehabilitation.
Street System
The City is located along the densely developed Wilshire Corridor and is regionally situated in the middle of a variety of regional traffic generators that include Westwood, the University of California, Los Angeles (UCLA), Century City, Los Angeles International Airport (LAX), Culver City to the west, and West Hollywood, the Wilshire Miracle Mile, and downtown Los Angeles to the east. There are only two major facilities that provide regional transportation service for through traffic to bypass the City: the I-405 freeway in the north-south direction and the I-10 freeway in the east-west direction. This results in many of the roadways in the City being used by through traffic to get to and from the various activity centers in the area.
The City promotes walking as a viable means of transportation. Recently, upgrades in urban design and pedestrian amenities have been completed in the Business Triangle, including mid-block signalized crosswalks and widened sidewalks. In addition, several more enhanced pedestrian crossings are in the design phase for use throughout the City. The City's Complete Streets Plan (discussed below) includes a crosswalk policy for non-controlled intersections so that all future crosswalks are of the highest quality possible to improve pedestrian safety and visibility. The Business Triangle also features some diagonal pedestrian intersection crossings (with an exclusive pedestrian crossing phase) and an ordinance limiting ground floor street frontage of businesses not considered to be pedestrianfriendly. The City’s pedestrian facilities include sidewalks, crosswalks, stairs, pedestrian promenades, and paths in the City’s parks.
Four separate transit agencies provide bus service in the City. The Los Angeles County Metropolitan Transportation Authority (Metro or MTA) operates the majority of the fixed-route bus transit service. The City of Santa Monica Big Blue Bus (SM), the Antelope Valley Transit Authority (AV), and the Los Angeles Department of Transportation (LADOT) also provide limited transit routes within and through the City. Metro has also planned two underground rail stations in the City that will extend the Purple Line subway route through Beverly Hills. The stations are currently under construction in two sections: The first section of the Purple Line Extension will extend the subway from the Wilshire/ Western station in Los Angeles to Wilshire/La Cienega in Beverly Hills. Section 2 extends from the Wilshire/ La Cienega station to the Wilshire/ Rodeo station in Beverly Hills and then on to the Century City / Constellation station.
In 2021, the City Council adopted a Complete Streets Plan, which aims to consider access to the public right-of-way for all road users of all ages and abilities. The plan works to accommodate those who are walking or biking, as well as those using public transit and vehicles. As part of the plan’s City of Beverly Hills General Plan
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development, the City comprehensively evaluated and updated existing policies and programs to relieve traffic congestion, including policies to encourage non-driving modes.
As outlined in the Complete Streets Plan, the City has started to implement its holistic bikeway network. Currently there are bike lanes on Burton Way east of Rexford Drive, on Santa Monica Boulevard from west to east City limits, and on Crescent Drive north of Santa Monica Boulevard. There are also bike routes with shared lane markings on South Santa Monica Boulevard between Moreno Drive and Roxbury Drive, and Crescent Drive between Santa Monica Boulevard and Wilshire Boulevard. The City continues to expand end-of-trip facilities through short-term and long-term bike parking at key destinations.
…
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Appendix C: Housing Resources
A. Sites Inventory ..................................................................................... C-2 B. Financial Resources ........................................................................... C-6
1. Community Development Block Grant (CDBG) ......................... C-6
2. Community Assistance Grant Funding (CAGF) .......................... C-6
3. Housing Trust Fund ........................................................................... C-7
4. COVID-19 Rent Subsidy .................................................................. C-8 C. Administrative Resources ............................................................... C-12
1. Menorah Housing Foundation: .................................................... C-12
2. Alternative Living for the Aging: .................................................. C-12
3. West Hollywood Community Housing Corporation: ................. C-12 D. Opportunities for Energy Conservation ........................................ C-13
1. Energy Efficiency Standards ........................................................ C-14
2. Green Building Program ........................................................... C-1527
3. Sustainable City Plan ........................................................................ 27
4. Energy Conservation Programs Offered through Local Utilities .. C18 An important component of the Housing Element is the identification of sites for future housing development, and evaluation of the adequacy of these sites in accommodating the City’s share of the Regional Housing Needs Allocation (RHNA). This “Housing Resources” section describes the resources available for development, rehabilitation, and preservation of housing in Beverly Hills including land available for new housing construction, and financial and administrative resources that the City can use to facilitate housing production and housing-related services. The final part of this section is an overview of energy conservation and green building resources available to the City and its residents.
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A. Sites Inventory
The assumptions and methodology for the residential sites inventory are provided below.
Methodology for the Sites Inventory Analysis
The City’s residential sites inventory is comprised of three components:
1) approved projects; 2) underutilized (non-vacant) sites with potential for additional residential development or redevelopment; and 3) potential accessory dwelling units (ADUs).
Potential sites for residential development during the 2021-2029 planning period are summarized in Table C-1. As shown in this table, adequate capacity is available to accommodate the City’s RHNA allocation in all income categories. Additional analysis to support this finding is provided in the discussion below.
Table C-1
Residential Sites Summary
Site Category
Income Category
VL Low Mod
Above
Mod Total
Approved projects (Table C-2) 1 - 2 487 490
Underutilized sites (Table C-3)
1,0081
22 1,4186
48 4,6901,
579
8142,5
76 7,9305,
925
Potential ADUs 25 63 8 54 150
Total sites inventory
1,0341 1,4817 4,7001, 1,3553. 8,5706,
RHNA 2021-2029 1,008 680 602 814 3,104
Adequate Sites? Yes Yes Yes Yes Yes
Source: City of Beverly Hills, 2021
Approved Projects
Table C-2 summarizes residential developments that have received some form of approval and will become available for occupancy during the planning period. The income levels for these projects are based upon the expected sales prices or rents.
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Table C-2
Approved Projects
Project / Location
Income Category
VL Low Mod
Above
Mod Total
250 North Crescent Drive 1 7 8
154-158 North La Peer Drive 16 16
457 North Oakhurst Drive 6 6
425 North Palm Drive 20 20
340 South Rexford Drive 3 3
462 South Rexford Drive 7 7
9900-9908 South Santa Monica Boulevard 25 25
8600 Wilshire Boulevard 2 16 18
9200 Wilshire Boulevard 54 54
9876 Wilshire Boulevard 140 140
9900 Wilshire Boulevard 193 193
Total Units 1 0 2 487 490
Source: City of Beverly Hills, 2021
Underutilized Sites
Underutilized sites with potential for additional residential development or redevelopment are listed in Table C-3. The most significant opportunities for additional housing development are within the Mixed Use (MU) Overlay Zone.
In 2020, the City adopted the MU Overlay Zone that encompasses over 109 acres (Figure C-1). The overlay zone adds mixed use development as a permitted use within the designated areas.
Maximum residential density within the overlay zone is 79.2 units per acre and height limits range from three to five stories depending on location. A summary of the mixed use regulations is posted on the City’s website to assist property owners, developers and other interested parties in understanding the new mixed use regulations.1 The regulations for the MU Overlay Zone have been written to encourage and ease development of mixed-use projects as much as possible. The stated purpose of the MU Overlay Zone is to “encourage vibrant, walkable neighborhoods and increase the availability of housing in the City, while preserving the vitality of existing commercial corridors and minimizing displacement of existing residents”. This includes a provision allowing the conversion of existing commercial buildings to mixed use buildings, without requiring compliance with
1 Mixed Use Overlay Guideline Document:
http://www.beverlyhills.org/cbhfiles/storage/files/1108659042674523311/BeverlyHillsMixed UseGuideFeb2021.pdf
General Mixed Use Overlay Information Page: www.beverlyhills.org/mixeduse City of Beverly Hills General Plan
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standards related to parking, loading facilities, outdoor living space, setbacks, and height limits, if such buildings do not currently comply with these standards or if the building would become structurally defective by complying with these standards. This means that the MU Overlay Zone regulations provides opportunity for both the redevelopment of vacant or underutilized sites, and developed sites.
Moreover, there are some larger commercial sites that have been flagged as not likely to be redeveloped by a public comment letter provided. However, these commercial buildings would not necessarily need to be demolished and redeveloped, given the regulations allowing the conversion of existing commercial buildings to mixed use projects. The commercial office vacancy rate in the city was 16.8% for April, May, and June of 20212, and 17.8% as of September 20213, which also points to a potential incentive to convert an existing commercial building or portion of a commercial building to a mixed-use project.
Similarly, the vacancy rate for the commercial retail sector has increased recently to 7.1% as of September 20214, which may indicate further incentives for commercial property owners to explore redevelopment or conversion of existing properties to mixed use projects. It should be noted that the recent vacancy rates may be slightly higher than normal conditions, due to the COVID-19 pandemic.
The sites inventory was developed by evaluating all of the parcels included in the MU Overlay Zone against criteria that was developed to determine the potential for each site to be redeveloped or converted to residential housing. Notes regarding why a parcel was removed or remained based on field observations and evaluation of the site are included in the column called “Field Notes/Existing Conditions & Analysis for Keeping/Removing”. These notes were the result of a windshield survey of the sites, as well as a close review of the existing uses and conditions on each site, and a review of any available data online regarding the site.
Parcels that were considered to not be likely to be redeveloped or converted met one or more of the following evaluation criteria:
Parcels with existing commercial buildings that were more than 3 stories tall (not including parking levels that are above-ground) because such parcels may have a high improvement-to-land value ratio5 and therefore may not be as likely to be redeveloped
2 Source: https://beverlyhillscourier.com/2021/08/28/commercial-vacancy-rate-remains-highin-beverly-hills/ 3 Source: CoStar Report
4 Source: CoStar Report.
5 An improvement-to-land value (I/L) ratio looks at the value of any site improvements (such as any structures or construction) to the value of the land. Previous research by the University of California, City of Beverly Hills General Plan
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due to their economic value, and some buildings may be taller than what is currently allowed under development regulations; Parcels with existing commercial buildings that were recently renovated or looked more modern (indicating they were
constructed more recently) because such parcels may have a high improvement-to-land value ratio and therefore may not be as likely to be redeveloped due to their economic value; Parcels with existing commercial buildings that contained medical uses, especially larger buildings and those containing surgery centers or are occupied by prominent medical groups (i.e.
Cedars-Sinai, UCLA Health, etc) because such uses typically require expensive tenant improvements and therefore may not experience high turnover or vacancies as often;
Parcels with existing commercial buildings that contained uses unlikely to be discontinued due to their rarity or the restrictions related to establishing this type of use, such as certain types of car dealerships and vehicle service centers, schools or educational institutions, gas stations, religious uses, etc.; and
Parcels for which entitlements were recently approved or are under review because such site may be redeveloped in the future with a specific alternative project.
Similarly, parcels that were considered likely to be redeveloped or converted met one or more of the following evaluation criteria:
Evidence of a lack of investment in the property, such as lack of maintenance, or lack of recent upgrades and improvements on the property because such conditions may indicate that a property has a lower improvement-to-land value ratio and therefore may be more likely to be redeveloped;
For lease or for sale signs or advertisements online that indicate a higher rate of vacancies and/or turnover of spaces because this may create an economic incentive for property owners to explore redevelopment options for the property;
Parcels with underutilized improvements, such as those with 1- or 2-story buildings (not including any above-ground parking levels) that do not cover the entire lot, and may include surface parking lots because these properties may have a lower improvement-to-
Berkeley to identify potential infill development opportunities in California utilized an I/L ratio for commercial and multi-family residential properties. The authors of that study noted that this methodology “…has a strong theoretical and empirical basis: urban parcels for which improvement values are less than land values are widely considered to be economically underutilized. Indeed, many, if not most, market-rate infill housing projects are currently built on refill sites.” City of Beverly Hills General Plan
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land value ratio and therefore may be more likely to be redeveloped;
Large parcels that would not require lot assemblage in order for a developer to convert or redevelop the site, even if these parcels contain buildings that are greater than 3 stories because the adaptive reuse regulations in the mixed use overlay zone that allows existing commercial buildings to be converted to residential uses without complying with otherwise applicable multi-family zoning standards;
Parcels with existing commercial buildings that are higher than 3 stories, but have the potential to be converted to residential uses as a result of their regular floor plan development, and regular window patterns because such a layout may lend itself better to residential unit development; and
Parcels that are narrow but located adjacent to other underutilized parcels that could be reasonably combined for one unified development because there may be a greater economic incentive to redevelop combined parcels.
To illustrate the demand for mixed-use development in the City, Table C-4 shows recently entitled or constructed mixed-use buildings in Beverly Hills. These buildings were all entitled prior to the establishment of clear zoning regulations or an entitlement process for mixed-use projects, which illustrates that there has been notable demand from developers to construct mixed-use buildings along commercial corridors, even before regulations for the MU Overlay were established. All of the mixed-use buildings previously constructed or entitled contain one floor of commercial uses with the remaining floors developed for housing, illustrating that it is profitable for developers to devote the majority of the floor area in mixed-use buildings as housing.
Previously approved mixed-use buildings range in density from 30 units per acre to 59 units per acre. The MU Overlay allows for up to 79.2 units per acre, which exceeds the density that has previously proven to be profitable and desirable for developers to construct.
Furthermore, the sites contained in Table C-3 include a significant number of vacant sites or sites used only as surface parking lots, totaling approximately 349,642 square feet and yielding a potential of 526 units. Several commercial parcels contained in the MU Overlay Zone are also developed with low- or mid-rise buildings with surrounding surface parking lots. In addition, the sites inventory has been modified to remove sites noted in public comments as not likely be redeveloped, such as historic theaters and hotels. The sites inventory has also been further revised to remove extraneous properties or errors. as well as parcels that are partially occupied by City of Beverly Hills General Plan
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surface parking lots. In the previous Housing Element planning period (2014-2021), there were a total of 190 multi-family units approved.
Already since the beginning of this current Housing Element planning period (2021-2029), there are a total of 444 multi-family units either currently under review in the entitlement process, or in concept review (260 units currently under review and 184 units in concept review). This demonstrates that there is significant interest in the current market in multi-family housing development, and that the City’s regulations are not precluding this type of development, but are encouraging such projects. In addition, there are already more multifamily residential projects under review now than during the past planning period.
The City also has a number of projects under review at this time that are either multi-family or mixed-use projects:
Projects with Multi-Family Housing Under Review
208 N Crescent Drive 4-story, 10-unit apartment (1 very low income unit)
332 S. Doheny Drive Development Plan Review, Density
Bonus 5-story, 9 units (1 very low income
unit)
55 N La Cienega Blvd 5-story, mixed use building with 105 units (11 very low income units)
224-256 Clark Drive 55-unit Congregate Senior Housing
project
149-159 S Maple Drive Development Plan Review/Density
Bonus/R-4 Permit 6-story, 29 units (4 very
low income units)
444-446 N Oakhurst
Drive
Preliminary Housing Application - 5-story,
27-unit multi-family building (3 very low
income units)
227-231 N. Swall Drive 6-story 18-unit multi-family building 227 Tower Drive New 5-story, 10-unit building (1 very low income unit)
9600 Wilshire Blvd Specific Plan request to allow a new 6- story office building, two new 6-story
multi-family residential buildings with a
total of 70 units, and the rehabilitation of
the historic Saks Fifth Avenue building for
various commercial uses
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Concept Review Applications Submitted
8800 Burton Way 5-story mixed use building with 20 units 244-256 N Clark Drive 6-story, 54-unit senior living facility 412 N Oakhurst Drive 50-unit multi-family building in BH and LA (along the border) (1 very low income
unit)
137 S Rexford Drive 17-unit senior housing
132-144 Spalding
Drive
renovation of 132 Spalding and partial
demolition/new construction of 3-story,
5-unit multi-family building on 144
Spalding
8801 Wilshire
Boulevard
6-story, 38-unit mixed use building (4 very
low income units)
The following is a list of recently approved (from 2019 to 2022) entitlements for projects that include housing units, and the number of units included:
Approved Projects With Housing Units (2019-2022)
9850, 9876, 9900, 9988
Wilshire Blvd
340 units
9908 S Santa Monica Blvd 17 units
457 Oakhurst Drive 6 units
9384 Olympic Blvd 1 unit
340 S. Rexford Drive 3 units
152 S. Camden Drive 4 units (conversion to
condominium)
In addition, the following is a list of projects that include housing units for which building permits have been recently issued (from 2019 to 2020), and the net new number of units included:
Multi-Family Residential Building Permits Issued (2019-2020) 340 S Rexford Drive 3 units
9384 Olympic Blvd 1 unit
425 N Palm Drive 20 units
250 N. Crescent Drive 8 units (1 very low
income unit)
9200 Wilshire Blvd 54 units
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 City of Beverly Hills General Plan
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receiving preliminary comments from the City prior to formal submittal). These projects demonstrate a significant interest in the market for the construction of new multi-family and/or mixed-use residential projects, and provides support that the sites in the land inventory are likely to be redeveloped in the future. 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.
Regulatory Incentives
Certain policies and programs in the Housing Plan include incentives that may help encourage the redevelopment or conversion of parcels in the sites inventory to mixed use or multi-family residential housing projects. These include the following:
Imp. 10.4 states:
The City shall update the ADU regulations to ensure they are consistent with State law by 2023, and consider including changes to these regulations that will incentivize the construction of ADUs. The City will provide pre-checked ADU plans for use by the public by 2025, and will revisit the ADU regulations in 2025 if production falls below the target set in the sites inventory analysis (in Appendix C).
Imp 11.1 states:
• Perform outreach to property owners of parcels located in the mixed use overlay zone to notify them of the ability to redevelop properties with or convert existing buildings to mixed use developments. This outreach will include a mailed notice and advertising on the City’s social media accounts and website, and will be performed by 2023.
Imp 12.1 states:
Simplify modulation requirements
Create an adaptive reuse program by 2028 to more easily allow the conversion of existing commercial structures to residential uses, especially existing legally nonconforming hotels in residential areas.
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Adopt objective design standards for multi-family housing projects and create materials for multi-family applicants that clearly state design standards by 2026
Consider an ordinance to streamline the approval process to allow Director-level approvals for Architectural Review of multifamily housing projects with affordable housing; bring this topic forward for discussion by the Planning Commission by 2026.
Imp. 12.2 states:
By 2026, the City shall conduct a Citywide fee study, and consider the adoption of modified development fees for projects that include a certain percentage of affordable housing (to be determined by the study).
These policies and programs will further facilitate the redevelopment and conversion of parcels in the sites inventory to mixed use or multifamily projects.
Table C-4
Approved Mixed Use Projects
Address Number
of Units
Residential & Commercial Floor
Area Total
Units per
Acre
9908 S. Santa Monica Blvd. 25 90,005 SF 30
8600 Wilshire Blvd. 23 47,781 SF 39
9200 Wilshire Blvd. 54 157,630 SF 57
Source: City of Beverly Hills, 2021
Parcel listing by income category. Parcel-level data for the MU Overlay area (Table C-3, included as Exhibit A of this Appendix) lists parcels within the MU Overlay Zone that could potentially accommodate more than 85,000 new housing units based on development standards. This total does not include density bonus units that would be allowed when affordable units are provided consistent with the City’s Inclusionary Housing Ordinance. For each parcel, the income category is shown consistent with criteria established in State law. Because the allowable density in the overlay is higher than the “default density” of 30 units/acre, sites are considered suitable for lower-income housing unless other factors apply, such as a restriction on small sites, discussed below.
Small sites. In determining site capacity, State law provides that sites smaller than ½ acre are not deemed adequate to accommodate lower-income housing need unless the locality can demonstrate that sites of equivalent size were successfully developed during the prior planning period for an equivalent number of lower-income housing units as projected for the site or unless the locality provides other evidence that the site is adequate to accommodate lower income City of Beverly Hills General Plan
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housing. Although no small sites (i.e., less than 1/2 acre) are listed in the inventory as satisfying lower-income need, it should be noted that most of the sites within the MU Overlay could be consolidated with one or more adjacent parcels to create building sites of at least ½ acre.
Sites used in a prior planning period. None of the sites in the MU Overlay were relied upon to satisfy the RHNA allocation in a prior planning period.
Potential for displacement of existing residents. There are currently no residential uses in the MU Overlay area; therefore, no existing residents would be displaced as a result of mixed-use development in this area.
Realistic capacity of non-vacant sites. State law6 requires that for nonvacant sites, the inventory must include a description of the existing use of each property, and if a site is owned by the city or county, the description shall also include whether there are any plans to dispose of the property during the planning period. Information regarding existing uses on each parcel is provided in Table C-3.
The inventory must specify for each site the number of units that can realistically be accommodated on that site considering factors including the extent to which existing uses may constitute an impediment to additional residential development, the City’s past experience with converting existing uses to higher density residential development, the current market demand for the existing use, an analysis of any existing leases or other contracts that would perpetuate the existing use or prevent redevelopment of the site for additional residential development, development trends, market conditions, and regulatory or other incentives or standards to encourage additional residential development on these sites.7 In addition, when a city is relying on non-vacant sites to accommodate 50 percent or more of its housing need for lowerincome households, the methodology used to determine additional development potential shall demonstrate that the existing use does not constitute an impediment to additional residential development during the period. An existing use shall be presumed to impede additional residential development, absent findings based on substantial evidence that the use is likely to be discontinued during the planning period.8
Because development decisions are affected by a wide variety of factors over which cities have no control, including property owner
6 Government Code Sec. 65583.2(b)(3)
7 Government Code Sec. 65583.2(g)(1)
8 Government Code Sec. 65583.2(g)(2)
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objectives and general market conditions, it is unlikely that a high percentage of the parcels within the MU Overlay Zone would be developed with mixed-use projects during the planning period.
However, since the development potential of the overlay area is nearly three times the City’s RHNA allocation for the 2021-2029 planning period, the RHNA allocation can be satisfied through development of a portion of these sites.
Factors that constitute substantial evidence that existing uses do not constitute an impediment to additional residential development during the period include the following:
The underlying zoning designation for the MU Overlay is Commercial, which does not allow residential use. Therefore, the MU Overlay creates significant new opportunities for residential development.
Approximately two-thirds of the overall capacity in the MU Overlay is on sites with an assessed improvements-to-land (I/L) value ratio of less than 1.0. Previous research by the University of California, Berkeley9 to identify potential infill development opportunities in California utilized an I/L ratio of less than 1.0 for commercial and multi-family residential properties. The authors of that study noted that this methodology “…has a strong theoretical and empirical basis: urban parcels for which improvement values are less than land values are widely considered to be economically
underutilized. Indeed, many, if not most, market-rate infill housing projects are currently built on refill sites.”
Development of residential units within the MU Overlay Zone does not require demolition and reconstruction because existing nonresidential space can be converted to residential use at much lower cost than new construction.
Existing commercial vacancies within the MU Overlay Zone generate financial incentives for residential development or conversion of existing non-residential space to new housing. Exceptionally high residential property values in Beverly Hills create significant financial incentives for residential development or conversion of existing non-residential space to new housing. As previously discussed in the ‘Underutilized Sites’ section above, the existing land uses and site conditions have been closely examined, and sites that met the following criteria were not included in the inventory, as they were determined to be less likely to be developed:
9 University of California, Berkeley Institute of Urban and Regional Development, The Future of Infill Housing in California: Opportunities, Potential, Feasibility and Demand, 2005 City of Beverly Hills General Plan
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o Parcels with existing commercial buildings that were more than 3 stories tall (not including parking levels that are above-ground) because such parcels may have a high
improvement-to-land value ratio10 and therefore may not be as likely to be redeveloped due to their economic value, and some buildings may be taller than what is currently allowed under development regulations;
o Parcels with existing commercial buildings that were
recently renovated or looked more modern (indicating
they were constructed more recently) because such
parcels may have a high improvement-to-land value ratio and therefore may not be as likely to be redeveloped due to their economic value;
o Parcels with existing commercial buildings that contained medical uses, especially larger buildings and those
containing surgery centers or are occupied by prominent medical groups (i.e. Cedars-Sinai, UCLA Health, etc)
because such uses typically require expensive tenant
improvements and therefore may not experience high
turnover or vacancies as often;
o Parcels with existing commercial buildings that contained uses unlikely to be discontinued due to their rarity or the restrictions related to establishing this type of use, such as certain types of car dealerships and vehicle service centers, schools or educational institutions, gas stations, religious uses, etc.; and
o Parcels for which entitlements were recently approved or are under review because such site may be redeveloped
in the future with a specific alternative project.
Similarly, parcels that were considered likely to be redeveloped or converted met one or more of the following evaluation criteria:
o Evidence of a lack of investment in the property, such as lack of maintenance, or lack of recent upgrades and
improvements on the property because such conditions
may indicate that a property has a lower improvement-toland value ratio and therefore may be more likely to be redeveloped;
10 An improvement-to-land value (I/L) ratio looks at the value of any site improvements (such as any structures or construction) to the value of the land. Previous research by the University of California, Berkeley to identify potential infill development opportunities in California utilized an I/L ratio for commercial and multi-family residential properties. The authors of that study noted that this methodology “…has a strong theoretical and empirical basis: urban parcels for which improvement values are less than land values are widely considered to be economically underutilized. Indeed, many, if not most, market-rate infill housing projects are currently built on refill sites.” City of Beverly Hills General Plan
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o For lease or for sale signs or advertisements online that indicate a higher rate of vacancies and/or turnover of
spaces because this may create an economic incentive for property owners to explore redevelopment options for the property;
o Parcels with underutilized improvements, such as those with 1- or 2-story buildings (not including any above-ground parking levels) that do not cover the entire lot, and may include surface parking lots because these properties may have a lower improvement-to-land value ratio and
therefore may be more likely to be redeveloped;
o Large parcels that would not require lot assemblage in order for a developer to convert or redevelop the site, even if these parcels contain buildings that are greater than 3 stories because the adaptive reuse regulations in the mixed use overlay zone that allows existing commercial buildings to be converted to residential uses without complying with otherwise applicable multi-family zoning standards;
o Parcels with existing commercial buildings that are higher than 3 stories, but have the potential to be converted to residential uses as a result of their regular floor plan development, and regular window patterns because such
a layout may lend itself better to residential unit
development; and
o Parcels that are narrow but located adjacent to other underutilized parcels that could be reasonably combined for one unified development because there may be a
greater economic incentive to redevelop combined
parcels.
Accessory Dwelling Units
Accessory dwelling units (“ADUs”) provide the third component of the sites inventory. Current State law allows two ADUs – one “standard” ADU plus one “junior ADU” on most single-family lots, and there are approximately 5,700 single-family detached housing units in Beverly Hills according to the California Department of Finance. Therefore, more than 10,000 ADUs could be built under current law. However, a conservative estimate of 150 potential ADUs during the 8-year planning period is based upon permit trends over the past five years, as shown below. Moreover, as of September 2021, a total of 14 permits for19 ADUs have been applied forpermitted in calendar year 2021,2021, and a total of 25 ADUs have been permitted in 2022, demonstrating a further upward trend in ADU construction (an increase of more than 50% from last year). The City has seen an uptick in inquiries regarding ADUs, especially since recently enacted state City of Beverly Hills General Plan
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law has changed ADU regulations in the City to be more permissive than in the past. The City staff has noticed a greater number of inquiries and higher interest in ADU construction since such regulations have gone into effect, and Imp. Program 10.4 of the Housing Plan seeks to further encourage the production of ADUs, for example by considering more changes to zoning regulations to remove barriers to construction of ADUs, and conducting more outreach regarding ADU regulations. The City currently provides a guide regarding the ADU regulations to the public. The City has already conducted a survey in September 2021 to gauge community interest in constructing ADUs and to help identify potential barriers to construction. In 2022, ADU webpage was created to provide information regarding ADU regulations, including a guide summarizing regulations. On March 10, 2022 the Planning Commission held a study session to discuss potential changes to the City’s ADU regulations. In addition, a community meeting was held on August 10, 2022 to discuss the potential changes to ADU regulations. The City plans to bring a draft ordinance to amend ADU regulations later in 2022, with new regulations becoming effective by 2023.
Year 2016 2017 2018 2019 2020 2021 2022
No. of ADU Permits 0 0 7 6 9 19 25
Source: City of Beverly Hills, 20212022
Based on research compiled by the Southern California Association of Governments (SCAG), it is estimated that the majority of future ADUs will be affordable to low- and moderate-income households.
Affirmatively Furthering Fair Housing
AB 686 requires a jurisdiction’s site inventory “…shall be used to identify sites throughout the community, consistent with…” its duty to affirmatively further fair housing.11 According to HCD’s AFFH guidance12, the sites inventory should assess whether future development anticipated on the sites listed “…will either further entrench or help to ameliorate existing patterns of segregation and/or exclusion of members of protected categories.”
Most of the new housing during the 2021-2029 planning period is expected to be built in the MU Overlay Zone in the central portion of the city (Figure C-1). The fair housing assessment contained in Appendix A shows that the entire city is designated “Highest Resource” in the TCAC/HCD opportunity map. In addition, the areas with the highest concentrations of racial minorities, households below
11 Gov. Code, §§ 65583.2, 65583, subd. (c)(10)(A), 8899.50 12 California Department of Housing and Community Development, Affirmatively Furthering Fair Housing Guidance for All Public Entities and for Housing Elements, April 2021 City of Beverly Hills General Plan
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the poverty line, and persons with disabilities are generally in or adjacent to the MU Overlay Zone. Therefore, the sites inventory addresses AFFH requirements by expanding housing opportunities at all income levels in high opportunity areas and in close proximity to locations where the highest numbers of protected categories of residents currently reside.
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Figure C-1
Mixed-Use Overlay Zone
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B. Financial Resources
The ability of the City to achieve its housing goals and objectives will, to a large extent, depend on the availability of financial resources for implementation. The two primary sources of funds – Community Development Block Grant (CDBG) and Community Assistance Grant (CAGF) – are currently used to support housing activities in Beverly Hills, with a third new source – Housing Trust Fund – which became available during the current Housing Element planning period in Fiscal Year 2016-17. Each of these sources is described in the following section.
1. Community Development Block Grant (CDBG)
Through the CDBG program, the federal Department of Housing and Urban Development (HUD) provides funds to local governments to fund a wide range of housing and community development activities for low-income persons. The CDBG program provides formula funding to larger cities and counties, while smaller cities (less than 50,000 in population) generally compete for funding that is administered by the County. Each year, Beverly Hills receives approximately $169,000 in CDBG funds through the Los Angeles County Development Authority.
These funds are used to support the City’s Handyworker Program (also known as the Residential Rehabilitation Program) for lower income tenants and homeowners, as well as the Senior Case Management programs.
2. Community Assistance Grant Funding (CAGF)
Through its annual Community Assistance Grant Funding application, the City allocates General Fund and Transit Occupancy Tax monies to a variety of service organizations that support the City’s commitment to the provision of a social service safety net for the most vulnerable members of the community. In FY 2020/21, City Council allocated approximately $1,417,500 in CAGF funds, with similar amounts allocated in prior years. The City utilizes its annual CAGF allocations to fund a variety of agencies and services, including:
Step Up On Second - CLASP (Changing Lives and Sharing Places) Homeless Outreach Team
Emergency shelter beds offered through PATH (People Assisting the Homeless)
All Saints’ Homeless Assistance Program
Jewish Family Services Senior Care Management Program The Westside Food Bank
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Saban Community Clinic
The Maple Counseling Center
Bet Legal Services
Tower Cancer Research
Chiron Center
ETTA
The Miracle Project
Beverly Hills CPR
Beverly Hills Active Adult Club
Beverly Hills Education Foundation
The Wallis
Theatre 40
Affordable Living for the Aging
Jewish Free Loan Association
In FY 2011/12, the City used Community Development Block Grants (CDBG) funds to secure an apartment unit in an affordable supportive housing project for homeless individuals in Los Angeles provided through Step Up On Second.
3. Housing Trust Fund
Until recently, Beverly Hills has not had a Redevelopment Agency, inclusionary housing in-lieu or commercial impact fees, and has therefore faced financial constraints in its ability to support the construction of affordable housing. To create a more viable funding source, the City created an Affordable Housing Trust Fund in FY 2016- 17 to be used to construct or help leverage construction of affordable housing. Through development agreements on three large scale residential and mixed use projects, the City has negotiated approximately $4.5 million in funding to be contributed to this Trust Fund. Currently only one of these developer contributions has been completed, for $1.5 million. These funds are restricted for the purpose of promoting the provision of affordable housing the City of Beverly Hills, or as otherwise may be permitted by State law. The Policy and Management Department, in coordination with the Community Development Department, continues to explore options for using City property for the development of affordable housing. In addition, in December 2019, the City enacted an interim urgency ordinance that created inclusionary housing requirements for certain types of multifamily residential developments. For projects with 5-9 multi-family units, City of Beverly Hills General Plan
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an in lieu fee is available to be paid instead of constructing the required affordable unit(s). The in lieu fees collected through this requirement are deposited into the Affordable Housing Trust Fund, and are used to provide affordable housing in the City through a variety of methods (i.e. development of affordable units, subsidies for construction of affordable units, partnerships with affordable housing developers, etc.).
The City will continue to explore new funding sources and programs, and opportunities to partner with the private sector and local nonprofit organizations. Examples of new funding opportunities include:
The $93 million Golden State Acquisition Fund (GSAF) was launched in early 2013 by State HCD in partnership with seven Community Development Financial Institutions (CDFIs), providing developers and public agencies with access to favorably priced funds for developing and preserving affordable rental and ownership housing.
SB 391, The California Home and Jobs Act, is making its way through the State legislature, and would generate approximately $525 million annually for affordable housing by imposing a $75 recording fee on real estate documents.
4. COVID-19 Rent Subsidy
The City Council approved a Rent Subsidy program on September 15, 2020 in an effort to prevent tenants from being evicted during the COVID-19 Pandemic. The Rent Subsidy program was open to tenants who reside in multi-family rent-stabilized units, are at or below 80% AMI at the time of filing the application and can demonstrate that they were financially impacted by COVID-19. Priority was given to those households 65 or older and households with children registered in the Beverly Hills Unified School District. The City allocated $1 million from the City’s General Fund.
Qualified tenants will receive up to $1,000 a month for three months, for a maximum rent subsidy of $3,000. Rent Subsidy payments can be made for both back rent and prospective rent. Payment is made directly to the landlord once the landlord has agreed to continue to offer rental services to the tenant and not to evict the tenant for back rent. The City estimates it will be able to assist over 300 households.
Table C-6 below identifies a variety of Federal, state, local, and private resources that may be available to carry out housing activities in Beverly Hills.
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Table C-6: Financial Resources Available for Housing Activities Program Name Description Eligible Activities
1. Federal Programs
Community
Development Block
Grant (CDBG)
Grants awarded to City on a
formula basis for housing and
community development activities
primarily benefiting lower income
households. Beverly Hills receives
approximately $169,000 annually in
CDBG funds from Los Angeles
County.
Housing Rehabilitation
Public Facilities – ADA
Improvements
Public Services
Section 8 Rental
Assistance
Rental assistance payments to
owners of private market rate units
on behalf of low-income (50% MFI)
tenants. Administered by the Los
Angeles County Housing Authority.
Rental Assistance
HOME
https://www.hcd.ca.gov
/grants-funding/activefunding/home.shtml
Flexible grant program potentially
available to the City through the
County for housing activities
benefitting lower income
households.
New Construction
Acquisition
Rehabilitation
Relocation Costs
Tenant-based Rental Assistance
Section 202
https://www.hud.gov/pr
ogram_offices/housing/
mfh/progdesc/eld202
Grants to non-profit developers of
supportive housing for the elderly.
Acquisition
Rehabilitation
New Construction
Section 811
https://www.hud.gov/pr
ogram_offices/housing/
mfh/progdesc/disab811
Grants to non-profit developers of
supportive housing for persons with
disabilities, including group homes,
independent living facilities and
intermediate care facilities.
Acquisition
Rehabilitation
New Construction
Rental Assistance
2. State Programs
Low-income Housing
Tax Credit (LIHTC)
https://www.treasurer.ca
.gov/ctcac/tax.asp
State and Federal tax credits to
enable sponsors/ developers of low
income rental housing to raise
project equity through the sale of
tax benefits to investors. 4% and 9%
credits available, with 4% credits
often coupled with tax-exempt
bonds.
New Construction
Acquisition
Rehabilitation
Multi-Family Housing
Program (MHP)
https://www.hcd.ca.gov
/grants-funding/activefunding/mhp.shtml
Deferred payment loans to local
governments, non-profit and for
profit developers for new
construction, rehabilitation and
preservation of permanent and
transitional rental housing for lower
income households. Includes
New Construction
Rehabilitation
Preservation
Conversion of nonresidential to
rental
Social services within project
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separate Supportive Housing and
Homeless Youth MHP components.
CalHome
https://www.hcd.ca.gov
/grants-funding/activenofunding/calhome.shtml
Grants to cities and non-profit
developers to offer homebuyer
assistance, including down payment
assistance, rehabilitation,
acquisition/rehabilitation, and
homebuyer counseling. Loans to
developers for property acquisition,
site development, predevelopment
and construction period expenses
for homeownership projects.
Predevelopment
Development
Rehabilitation
Acquisition
Down payment assistance
Mortgage financing
Homebuyer counseling
Transit-Oriented
Development
Program
https://www.hcd.ca.gov
/grants-funding/activefunding/tod.shtml
Funding for housing and related
infrastructure within one-quarter mile
of transit stations.
Capital improvements for qualified
housing developments, including
enhancing pedestrian or bike
access between project and transit
Land acquisition
Affordable Housing
Innovation Fund
https://www.hcd.ca.gov
/grants-funding/activefunding/iigp.shtml
Funding for pilot programs to
demonstrate innovative, cost saving
ways to create or preserve
affordable housing. Under AB 1951
(2012), funding has been
appropriated to the following
activities:
Local Housing Trust Fund Grant
Golden State Acquisition Fund
Innovative Homeownership
Program
Varies depending on activity
Infill Infrastructure
Grant Program
https://www.hcd.ca.gov
/grants-funding/activefunding/iigp.shtml
Funding of public infrastructure
(water, sewer, traffic, parks, site
clean-up, etc) that supports higherdensity affordable and mixedincome housing in locations designated as infill.
Development of parks and open
space
Water, sewer or other utility
improvements
Streets, roads, parking structures,
transit linkages, transit shelters
Traffic mitigation
Sidewalk and streetscape
improvements
CalHFA Residential
Development Loan
Program
www.calhfa.ca.gov/mul
tifamily/special/rdlp.pdf
Low interest, short term loans to local
governments for affordable infill,
owner-occupied housing
developments. Links with CalHFA’s
Downpayment Assistance Program
to provide subordinate loans to firsttime buyers. Two funding rounds per year.
Site acquisition
Pre-development costs
3. Local Programs
Community
Assistance Grant
Funds (CAGF)
Local funding to agencies who
provide support services to
community’s at-risk population
including the homeless, active and
frail elderly, disabled and lower
Public services and housing for atrisk populations
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income residents. Annual funding
process through City Human
Relations Commissions and
Charitable Solicitations Commissions
- approximately $1,400,000
allocated in FY 20/21.
Affordable Housing
Trust Fund
Local fund in support of affordable
housing. Approximately $4.5 million
to be contributed through
development agreements to date.
Parameters for use of monies are
established in the City’s Municipal
Code Title 10, Chapter 3, Section
4807
COVID-19 Rent
Subsidy Program
City Council approved Rent Subsidy
program in an effort to avoid
tenants from being evicted during
the COVID-19 Pandemic. The City
allocated $1 million dollars from the
City’s general funds.
Program open to tenants in multifamily RSO units, at or below 80% AMI at the time of filing the
application and they were
financially impacted by COVID-19.
Priority was given to those
households 65 or older and
households with children registered
in the Beverly Hills Unified School
District.
4. Private Resources/Financing Programs
Federal Home Loan
Bank Affordable
Housing Program
Direct subsidies to non-profit and for
profit developers and public
agencies for affordable low income
ownership and rental projects.
New Construction
Savings Association
Mortgage Company
Inc.
Pooling process to fund loans for
affordable ownership and rental
housing projects. Non-profit and for
profit developers contact member
institutions.
New construction of rentals,
cooperatives, self-help housing,
homeless shelters, and group
homes
Freddie Mac HomeWorks-1st and 2nd mortgages
that include rehabilitation loan; City
provides gap financing for
rehabilitation component.
Households earning up to 80% MFI
qualify.
Home Buyer Assistance combined
with Rehabilitation
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C. Administrative Resources
Described below are several non-profit housing providers active in Los Angeles and the Westside in particular. These agencies can serve as resources in helping to address Beverly Hills’ housing needs.
1. Menorah Housing Foundation:
Established in 1969 as a non-sectarian
non-profit corporation, Menorah Housing
Foundation (MHF) develops and
manages affordable rental housing for
very low income senior citizens. MHF
manages over 1,200 senior apartment
units in eighteen buildings on the Westside
and greater Los Angeles County. A
comprehensive MHF Service
Coordination program assists tenants to
remain independent in their own homes as long as feasible and creates a supportive environment for the many MHF tenants who live alone. MHF developed Beverly Hills Senior Housing in 1988 located on North Crescent Drive above Whole Foods Market, providing 150 rental units for very low income seniors. The building is currently owned by the City, but operated via a contract between the City and MHF.
2. Alternative Living for the Aging (ALA):
ALA is a non-profit organization that assists older people in housing alternatives. ALA operates several types of affordable senior housing including private apartments, communal living, and permanent supportive housing. ALA also administers a senior home sharing program, and conducts periodic informational workshops on the program for potential home providers and tenants.
3. West Hollywood Community Housing Corporation (WHCHC):
WHCHC was founded in 1986 to buy, build, rehabilitate and manage affordable housing for lower-income people in West Hollywood and the greater Los Angeles area. WHCHC’s 18 apartment communities serve seniors living on fixed-incomes, people living with disabilities including HIV/AIDS, and low-income working households. Additional housing is targeting units to individuals and households which are either formerly homeless or at risk for homelessness. WHCHC maintains 2-3 projects in predevelopment and construction.
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D. Opportunities for Energy Conservation
As energy costs rise, increasing utility costs reduce the affordability of housing. Further, the potential environmental, economic, and public health benefits of achieving greater energy efficiency and the increased use of cleaner energy sources present significant opportunities for the City to promote sustainability and to reduce housing construction and operation costs. Greenhouse gases (GHGs) are components of the atmosphere that contribute to the greenhouse effect. The natural greenhouse effect allows the earth to remain warm and sustain life. Greenhouse gases trap the sun’s heat in the atmosphere, like a blanket, and influence the climate.
Examples of greenhouse gases include carbon dioxide, methane, nitrous oxide, and fluorinated gasses. The increased consumption of fossil fuels (wood, coal, gasoline, etc.) has substantially increased atmospheric levels of greenhouse gases. New housing development may contribute to greenhouse gas emissions, but careful site planning and design, and the selection of environmentally friendly building materials and equipment can significantly reduce these emission levels.
In recent years, California has experienced historic drought, heat waves, wildfires and significant rainfall. These significant weather patterns are attributed to climate change. California and many municipalities within the State are known to be leaders in protecting the environment such that many cities are members of the Climate Mayors National coalition where the goal is to demonstrate leadership on climate change through meaningful actions in their communities that accelerates climate progress. The City of Beverly Hills joined the Climate Mayors coalition in 2017.
California’s climate policy centers on the statewide emission reduction goals established in AB 32, SB 32, and Executive Order B55- 1-18. Since 2000, these laws have required state agencies to develop strategies to track and reduce the state’s greenhouse gas emissions across all sectors. To support the state’s greenhouse gas emission reduction mandate, the state publishes updated energy and green building standards that are enforceable by the City.
On September 27, 2006, AB 32 was adopted requiring the California Air Resources Board (CARB) to monitor and reduce greenhouse gas emissions. Subsequently, the state issued SB 32 which sets the GHG reduction goal by 40% by 2030 and EO B-55-18 that sets the state goal to be carbon neutral by 2045.
In addition, the City of Beverly Hills adopted a sustainability plan in 2009 that includes programs to encourage the use of clean energy City of Beverly Hills General Plan
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and reduction of air emissions. The City’s Sustainable Living Program was developed to promote and achieve sustainability by helping residents and businesses integrate environmental responsibility into their daily lives. The program offers three levels of recognition (Silver, Gold, and Platinum) to residents and businesses that have implemented practices in the three areas of energy, solid waste & sustainable purchasing and water. In 2020, the City began holding sustainability workshops to further educate the community on the relationship between sustainability and economics. As a result of the Sustainable City Plan, the sustainability programs led a Citywide effort to join the Clean Power Alliance (CPA) which is a community choice aggregator that provides renewable electricity to residents and businesses. Currently, the majority of the City is using fifty percent (50%) renewable electricity and allows residents and business to elect to utilize up to 100% renewable electricity at a comparable cost to Southern California Edison (SCE) renewable electricity product. In addition to providing renewable electricity, residents and businesses are eligible for energy efficiency programs and incentives through the CPA, which supplements existing SCE incentives. The City is also a member of the Energy Upgrade California (EUA) campaign. The EUA provides day to day energy efficiency tips for residents to follow especially on high demand days.
Over the years, the City has completed numerous sustainability projects that help reduce energy consumption, increase use of alternative fuel and improve the quality of life in the City. The City is currently working with the community to develop a new Climate Action and Adaptability Plan to identify and implement additional opportunities for carbon neutrality through development of best practices for municipal operations, building standards, renewable energy sources, and resource management.
These efforts will continue as the City is committed to protecting the environment and becoming more resilient to the effects of climate change and include the following:
1. Energy Efficiency Standards (Title 24, Part 6 and 11) California has a stringent energy efficiency code for new buildings and modernization projects, known as Title 24. California’s energy code began in 1976 and is designed to reduce wasteful and unnecessary energy consumption in newly constructed and existing buildings. The California Energy Commission updates the Building Energy Efficiency Standards (Title 24, Parts 6 and 11) every three years by working with stakeholders in a public and transparent process to ensure requirements are efficient, practical, and cost effective.
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The most recent edition of the 2019 California Energy Standards includes additional requirements for the installation of solar photovoltaics, and improvements for attics, walls, water heating, and lighting. Single-family homes built with the 2019 standards will use about 7 percent less energy due to energy efficiency measures versus those built under the 2016 standards. Once rooftop solar electricity generation is factored in, homes built under the 2019 standards will use about 53 percent less energy than those under the 2016 standards. This will reduce greenhouse gas emissions by 700,000 metric tons over three years, equivalent to taking 115,000 fossil fuel cars off the road.
The City continues to enforce the Energy Efficiency Standards for all residential and non-residential construction through its plan review and inspection programs.
2. Green Building Program
CALGreen is the first-in-the-nation mandatory green building standards code. In 2007, the state developed green building standards in an effort to meet the goals of AB 32, which established a comprehensive program of reductions of greenhouse gases.
The California Building Standards Commission updates CALGreen, the Building Energy Efficiency Standards (Title 24, Part 11), every three years by working with stakeholders in a public and transparent process to ensure requirements are efficient, practical, and cost effective.
In order to further promote the use of renewable energy and conservation of water, the City has amended the most recent edition of the 2019 CALGreen to include enhanced requirements for electric vehicle charging and water conservation.
The City continues to enforce CALGreen for all residential and nonresidential construction through its plan review and inspection programs. To encourage compliance, the City offers streamlined permitting for solar photovoltaic and electric vehicle charging installations.
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3. Sustainable City Plan
Beverly Hills has adopted a number of innovative measures to address environmental sustainability including energy efficiency, environmental protection programs, water conservation programs, environmentally friendly procurement policies, and a waste recycling program that accepts food and green waste. In February 2009, the City adopted a Sustainable City Plan which builds upon this foundation and enhances the livability of Beverly Hills by providing a reliable infrastructure system, safe and clean environment and providing excellent service to its residents and businesses. The Plan establishes guiding principles, goals, objectives and policies which address the following topic areas:
Community Participation & Civic Duty
Climate Protection & Air Quality
Energy
Water
Land-use, Transportation & Open Space
Materials & Waste
Environmental & Public Health
Sustainable local Economy
Social Equity
The Sustainable City Plan provides an implementation framework along with a means of prioritizing the order in which policies and programs should be advanced in order to meet the goals. The Plan identifies the following next steps upon its adoption:
Development of an implementation and monitoring program Compilation of baseline information on City operations Standardization of reporting
Identification of measures
Modification of city activities, operations and programs Initiation of new activities, operations and programs Monitoring, periodically reporting and modifying City activities, operations and programs
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As a landowner, employer, building manager, fleet operator, consumer, and service provider, the City has both the opportunity and the capacity to bring about significant improvements in environmental quality. By integrating environmentally sustainable practices into City policies, procedures, operations, and fostering collaboration across City government, the Sustainable City Plan will work to protect and enhance the quality of life for present and future generations in the City. Leading by example, the Plan is designed to promote responsible management and effective stewardship of the City’s built and natural environments; transforming the City into a model government agency that is clean, healthy, resource-efficient, and environmentally conscientious.
Additionally, by calling for future improvements to City infrastructure, and new development projects to be designed for pedestrian and non-motorized mobility, implementation of the Sustainable City Plan will result in a street-level aesthetic that is walkable, with goods and services necessary to daily living available a short distance from new housing. Ultimately, these infrastructure and site design changes will result in less reliance on automobiles and greater cost savings to the future occupants. Therefore, the Sustainable City Plan is not considered a constraint.
For example, the City is enjoying energy savings from the replacement of street and intersection lights with LED fixtures. The City is also working on a number of ongoing and new projects. This includes implementation of a Complete Streets Plan to address pedestrian, bicycle, transit, and automobile activity in the City, as well as developing the Burton Way Median into the City’s first Green Street complete with a water efficient garden that will preserve existing trees and public art pieces and will support the City’s overarching water conservation goals.
The City’s Sustainable Living Program was developed to promote and achieve a sustainable Beverly Hills by helping residents and businesses integrate environmental responsibility into their daily lives. Sustainable practices promote healthy communities, which in turn is beneficial to all. The program recognizes residents and business that have implemented practices in three areas: Energy, Solid Waste & Sustainable Purchasing and Water. The program offers three levels of recognition (Silver, Gold and Platinum) to help residents take the next step on their sustainability journey no matter where they start. In 2020, as part of the Sustainability Program, the City launched the inaugural Sustainability Workshop Series. The three workshops focused on circular economics (sustainability and economics), food waste reduction and water resources. The City invites residents and City of Beverly Hills General Plan
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businesses to attend these informative sessions and make Beverly Hills a model of sustainability and resiliency.
In addition, the City is developing a Climate Action Adaptability Plan (CAAP) to support the state goals and the Paris Climate Agreement of 2050. The CAAP will provide a Citywide GHG inventory, of which, program target goals (metric ton reduction of carbon emissions) can be formulated through implementation strategies, timelines and community input. The CAAP process will also provide GHG reductions analyses from completed capital projects (i.e. energy efficiency projects), the use of renewable natural gas and electricity for City operations, and expected reductions from adopted plans such as the Complete Streets, sustainability programs and adoption of the CALGreen and Energy Codes.
4. Energy Conservation Programs Offered through Local Utilities The City also participates in, and disseminates information on State and local energy provider rebates and other energy conservation programs for high-demand response, weatherizing and improving energy efficiency in existing homes.
The Clean Power Alliance (CPA) provides a variety of rate reduction programs by incentivizing energy conservation and using renewable electricity. The CPA’s Power Response Program allows residents and businesses to receive bill credits for enrollment and for participation during high demand days. High demand days are typically during the summer season and typically within the hours of 4:00 PM to 9:00 PM.
The CPA also offers a Solar-Battery and Net Energy Metering program.
Clean Power Alliance has partnered with EnergySage to help customers who are property owners make well-informed solar and battery storage decisions. Through the CPA’s online Solar Marketplace, customers can receive free custom solar and battery storage quotes from local, pre-screened installation companies. The CPA also has a Net Energy Metering (NEM) Program. The NEM program allows customers with rooftop solar or other eligible generating systems to receive bill credits and even cash back when their systems produce more energy than they use over a 12-month period. The CPA has a separate NEM rate and overall provides a higher incentive rate than investor-owned utilities. Customers may also choose what percent of their power usage will come from renewable energy sources.
Southern California Edison (SCE) provides a variety of energy conservation services under its Energy Savings Assistance Programs (ESA). These services are designed to help low-income households, senior citizens, permanently disabled, and non-English speaking City of Beverly Hills General Plan
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customers control their energy use. SCE also provides discounted rate programs known as California Alternate Rates for Energy (CARE) or Family Electric Rates Assistance (FERA) programs. California Alternate Rates for Energy (CARE) reduces energy bills for eligible customers by about 30% and Family Electric Rate Assistance (FERA) reduces electric bills for qualified households by 18%.
The SCE Energy Saving Assistance Program can help income-qualified homeowners and tenants that are SCE customers, to replace older, working appliances and services with new, energy-efficient models at no cost. In addition to ESA services, SCE can also provide additional measures such as lighting, HVAC, and pool pumps for tenant common areas such as hallways, corridors, and pool areas for multifamily residential buildings that participate in energy benchmarking, are deed restricted, and have at least 65% of the tenants meeting the ESA Program income eligibility.
The Southern California Gas Company (So Cal Gas) offers energy conservation services known as the Energy Savings Assistance (ESA) and Residential Direct Install Programs. This service provides energy improvements such as weatherization and energy efficient appliances for the homes or apartments of low-income families, provided they meet the federally-established income guidelines.
These services are provided to the low-income families free of charge while later being reimbursed by So Cal Gas.
Income-qualified SCE and So Cal Gas customers may be eligible for a bill discount through the California Alternate Rates for Energy (CARE) and Family Electric Rate Assistance (FERA) programs.
Discounts under CARE range from 20-30% and 18% under FERA.
The City’s water utility company also offers residents free water audits and has implemented a Water Savings Incentive Program that is available to residential large landscape customers. It provides financial incentives for customized water efficiency landscape projects. Rebates are provided for updating older toilets or urinals to water efficient devices. The City also offers free aerators for bathroom and kitchen sinks, as well as low flow shower heads.
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EXHIBIT A
Table C-3
Sites Inventory
APN
Address (from
Assessor
Records)
Field Address
and/or Address
Range
Dir. Address
Parcel
Size
(sq.ft.)
General Plan Zoning Existing Use Height Limit
(stories) Lower Mod Total
Units Field Notes/Existing Conditions & Analysis for Keeping/Removing 4333017019 115 S ARNAZ DR 56,132 Com Low Gen C-3 OFFICE BUILDING 3 102 0 102 3 story commercial, nicely renovated with medical uses 4328021022 128 S BEDFORD DR 14,011 Multi Fam High R-4 VACANT (PARKING LOT) 5 0 12 12 Vacant parking lot (saks) 4328021021 128 S BEDFORD DR 4,208 Multi Fam High R-4 VACANT (PARKING LOT) 3 0 3 3 Vacant parking lot (saks) 4331001043 112 118-124 S BEVERLY DR 12,134 Com Low Gen C-3 STORES & OFFICES 4 0 22 22 1-2 story restaurant 4328033002 121 S BEVERLY DR 6,058 Com Low Gen C-3 OFFICE BUILDING 4 0 11 11 1-2 story small office - historic 4331001042 124 S BEVERLY DR 6,070 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 11 11 Parking lot for restaurant (112 beverly) 4331001046 132 136 S BEVERLY DR 6,070 Com Low Gen C-3 STORES & OFFICES 4 0 11 11 2 story commercial with retail and office 4331001041 132 S BEVERLY DR 6,070 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 11 11 1 story retail restaurant 4328033003 139 S BEVERLY DR 6,056 Com Low Gen C-3 VACANT 4 0 11 11 vacant parking lot 4328033004 139 S BEVERLY DR 12,103 Com Low Gen C-3 STORES & OFFICES 4 0 22 22 2 story commercial restaurant retail and office 4331001038 144 S BEVERLY DR 6,069 Com Low Gen C-3 OFFICE BUILDING 4 0 11 11 6 story office 4331001037 148 S BEVERLY DR 6,070 Com Low Gen C-3 STORES & OFFICES 4 0 11 11 2 story commercial restaurant and office 4328033005 155 157-159 S BEVERLY DR 6,050 Com Low Gen C-3 STORES & OFFICES 4 0 11 11 2 story commercial restaurant and office 4328033006 161 163 S BEVERLY DR 6,050 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 10 10 vacant parking lot 4331001036 168 S BEVERLY DR 12,141 Com Low Gen C-3 STORES & OFFICES 4 0 22 22 4 corner properties - 2 story retail and office 4328033011 169 S BEVERLY DR 6,600 Com Low Gen C-3 FINANCIAL BUILDING 4 0 12 12 1 story commercial - bank 4328033012 177 177-181 S BEVERLY DR 3,630 Com Low Gen C-3 STORES & OFFICES 4 0 6 6 2 story retail and office 4328033013 195 S BEVERLY DR 11,050 Com Low Gen C-3 STORES & OFFICES 4 0 20 20 4 corner properties - 2 story retail and office 4334015047 8800 BURTON WAY 10,948 Com Low Gen C-3 AUTO REPAIR 5 0 19 19 2 story commercial - car rental and parking lot 4328026006 125 S CAMDEN DR 7,650 Multi Fam High R-4-P VACANT (PARKING LOT) 3 0 6 6 parking lot behind Barneys 4328026007 125 S CAMDEN DR 7,650 Multi Fam High R-4-P VACANT (PARKING LOT) 3 0 6 6 parking lot behind Barneys 4328026008 133 S CAMDEN DR 7,650 Multi Fam High R-4-P VACANT (PARKING LOT) 3 0 6 6 parking lot behind Barneys 4333009001 8800 CHARLEVILLE BLVD 5,310 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 story restaurant 4331023022 120 S DOHENY DR 4,374 Com Low Gen C-3 DEPARTMENT STORE 3 0 7 7 consulate building for Afghanistan 4331023021 124 S DOHENY DR 6,567 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 11 11 vacant parking lot 4331023020 140 S DOHENY DR 21,952 Com Low Gen C-3 PARKING GARAGE (2720) 3 39 0 39 parking structure for 9101-9111 4331023019 144 144-148 S DOHENY DR 5,503 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story retail 4331023018 148 150 S DOHENY DR 5,508 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1-2 story office building; older 4331023002 153 S DOHENY DR 3,629 Com Low Gen C-3 MEDICAL BUILDING 3 0 6 6 1 story medical 4331023001 157 S DOHENY DR 7,258 Com Low Gen C-3 OFFICE BUILDING 3 0 13 13 2 story office - for sale lease in 2021 4331021016 367 371 S DOHENY DR 5,445 Com Low Gen C-3T-2 STORES & OFFICES 3 0 9 9 2 story office and restaurant - for lease 4332004033 401 S DOHENY DR 11,221 Com Low Gen C-3T-2 PRIVATE SCHOOL 4 0 20 20 HARKAM HILLEL School 4328033009 130 EL CAMINO DR 7,500 Com Low Gen C-3 OFFICE BUILDING 4 0 13 13 consulate building for kuwait 4328033008 136 EL CAMINO DR 17,499 Com Low Gen C-3 OFFICE BUILDING 4 0 31 31 new 4-story office building 4328032002 141 EL CAMINO DR 11,750 Com Low Gen C-3 OFFICE BUILDING 4 0 21 21 2 story office 4328032007 145 151 EL CAMINO DR 7,050 Com Low Gen C-3 OFFICE BUILDING 4 0 12 12 Kennedy Wilson offices - new 3 story office 4328033017 150 EL CAMINO DR 26,689 Com Low Gen C-3 OFFICE BUILDING 3 48 0 48 3 story new office 4328032008 151 145-151 EL CAMINO DR 15,686 Com Low Gen C-3 OFFICE BUILDING 3 0 28 28 same as 145 above - Kennedy Wilson 4328033010 120 EL CAMINO DR 13,759 Com Low Gen C-3 OFFICE BUILDING 4 0 25 25 renovated 2-3 story office 4334022079 116 N GALE DR 9,102 Com Low Gen C-3 APARTMENT 5 0 16 16 2 story multifam - old 4334022078 118 N GALE DR 7,908 Com Low Gen C-3 APARTMENT 5 0 14 14 2 story multifam - old 4333009015 8801 GREGORY WAY 11,303 Com Low Gen C-3 STORE BUILDING 3 0 20 20 1 story commercial restaurant 4334021901 14 N LA CIENEGA BLVD 5,501 Com Low Gen C-3 RESTAURANT BUILDING 5 0 10 10 vacant (building demolished) 4334021056 20 N LA CIENEGA BLVD 5,502 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 10 10 Parking lot 4334021057 20 N LA CIENEGA BLVD 5,500 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 10 10 Parking lot 4334021055 38 N LA CIENEGA BLVD 10,994 Com Low Gen C-3 RESTAURANT BUILDING 5 0 19 19 vacant (building demolished) 4334021087 50 N LA CIENEGA BLVD 44,000 Com Low Gen C-3 OFFICE BUILDING 5 80 0 80 3 story mixed commercial - conversion 4334018058 55 N LA CIENEGA BLVD 38,502 Com Low Gen C-3 RESTAURANT BUILDING 3 70 0 70 applied for dpr for 6 story mixed use project 4334018073 75 99 N LA CIENEGA BLVD 38,496 Com Low Gen C-3 OFFICE BUILDING 3 69 0 69 3 story mixed commercial - conversion 4334018064 109 103-111 N LA CIENEGA BLVD 5,502 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 2 story mixed all commercial 4334018065 115 N LA CIENEGA BLVD 5,501 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 Vacant parking lot 4334021088 116 100-116 N LA CIENEGA BLVD 32,997 Com Low Gen C-3 RESTAURANT BUILDING 5 59 0 59 1-2 story restaurant - Lawrys steakhouse 4334018066 121 N LA CIENEGA BLVD 5,504 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 Parking lot for restaurant 4334018067 127 127-129 N LA CIENEGA BLVD 5,496 Com Low Gen C-3 RESTAURANT BUILDING 3 0 9 9 1 story restaurant and parking 4334018068 133 N LA CIENEGA BLVD 10,998 Com Low Gen C-3 RESTAURANT BUILDING 3 0 19 19 1-2 story restaurant - Fogo de Chao 4334018071 133 133 N LA CIENEGA BLVD 5,501 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 1-2 story restaurant - Fogo de Chao 4334021042 138 N LA CIENEGA BLVD 5,499 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 9 9 parking lot for restaurant 4334021043 138 N LA CIENEGA BLVD 5,501 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 10 10 parking lot for restaurant 4334018069 151 N LA CIENEGA BLVD 5,502 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 Surface parking 4334021044 156 138-156 N LA CIENEGA BLVD 16,496 Com Low Gen C-3 RESTAURANT BUILDING 5 0 29 29 1-2 story restaurant (Shan Social House) 4334018070 161 157-161 N LA CIENEGA BLVD 10,911 Com Low Gen C-3 STORE BUILDING 3 0 19 19 2 story - Wig fairy 4334021041 170 N LA CIENEGA BLVD 11,088 Com Low Gen C-3 RESTAURANT BUILDING 5 0 20 20 2 story - restaurant 4334019061 460 200 N S LA CIENEGA BLVD 9,298 Com Low Gen C-3 AUTO BODY SHOP 5 0 16 16 auto body shop and surface parking 4334019059 460 200 N S LA CIENEGA BLVD 6,569 Com Low Gen C-3 AUTO BODY SHOP 5 0 11 11 auto body shop and surface parking - address is wrong 4333027009 215 S LA CIENEGA BLVD 10,998 Com Low Gen C-3 OFFICE BUILDING 3 0 19 19 ~3 stories and commercial medical uses 4333027008 225 225-229 S LA CIENEGA BLVD 5,500 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story building and surface parking lot 4333027007 225 233 S LA CIENEGA BLVD 5,497 Com Low Gen C-3 RESTAURANT BUILDING 3 0 9 9 1 story restaurant and parking lot 4333027006 239 S LA CIENEGA BLVD 11,004 Com Low Gen C-3 MEDICAL BUILDING 3 0 20 20 2 story medical 4333027005 239 S LA CIENEGA BLVD 5,503 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 10 10 Surface parking (for 239 S La Cienega) 4333028016 240 S LA CIENEGA BLVD 16,499 Com Low Gen C-3 MEDICAL BUILDING 4 0 29 29 3 story+ medical 4333027003 245 263 S LA CIENEGA BLVD 5,498 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1-story building and surface parking lot 4333028017 250 S LA CIENEGA BLVD 5,502 Com Low Gen C-3 OFFICE BUILDING 4 0 10 10 2 story - currently for sale - potential redev 4333028018 256 S LA CIENEGA BLVD 5,496 Com Low Gen C-3 OFFICE BUILDING 4 0 9 9 1 story - currently for sale - potential redev 4333027004 257 S LA CIENEGA BLVD 5,499 Com Low Gen C-3 FAST FOOD FRANCHISE 3 0 9 9 1 story with parking lot - Starbucks drive thru 4333028019 270 264-272 S LA CIENEGA BLVD 16,504 Com Low Gen C-3 STORE BUILDING 4 0 30 30 1 story strip with parking - multi-tenant 4333027002 275 S LA CIENEGA BLVD 11,008 Com Low Gen C-3 STORE BUILDING 3 0 20 20 1-2 story commercial one tenant and parking 4333027001 291 S LA CIENEGA BLVD 9,538 Com Low Gen C-3 OFFICE BUILDING 3 0 17 17 4 stories commercial - but for lease space 4333028020 292 S LA CIENEGA BLVD 16,577 Com Low Gen C-3 OFFICE BUILDING 3 0 30 30 3 story commercial and subterranean parking - for lease sign 4328014013 124 S LINDEN DR 20,400 Multi Fam High R-4 VACANT (PARKING LOT) 5 0 22 22 vacant parking lot 4328009021 125 S LINDEN DR 14,025 Multi Fam High R-4 VACANT (PARKING LOT) 5 0 13 13 vacant parking lot 4328009007 129 S LINDEN DR 7,650 Multi Fam High R-4 VACANT (PARKING LOT) 3 0 6 6 vacant 4333010021 8817 W OLYMPIC BLVD 7,201 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 13 13 2 story - Law office and med - conversion potential 4332013031 8818 W OLYMPIC BLVD 7,194 Com Low Gen C-3T-2 STORE BUILDING 3 0 13 13 1 story single tenant 4333010020 8825 8827 W OLYMPIC BLVD 7,800 Com Low Gen C-3T-2 MEDICAL BUILDING 3 0 14 14 1 story single tenant 4332013030 8826 8822 W OLYMPIC BLVD 7,800 Com Low Gen C-3T-2 STORE BUILDING 3 0 14 14 1 story law offices and parking 4333006017 8839 8833 W OLYMPIC BLVD 12,281 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 22 22 1 story car dealership 4332012002 8840 W OLYMPIC BLVD 12,279 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 22 22 1 story retail single tenant - for sale 4332012001 8844 W OLYMPIC BLVD 5,998 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story office 4332012034 8844 W OLYMPIC BLVD 5,999 Com Low Gen C-3T-2 COMMERCIAL (NEC) 3 0 10 10 parking lot for office 4333006018 8845 W OLYMPIC BLVD 5,998 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story car dealership 4333006020 8853 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story medical 4332012033 8856 8888 W OLYMPIC BLVD 6,288 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 2 story office- potential conversion 4333006019 8857 8889 W OLYMPIC BLVD 6,287 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 Office +3 story but some for lease 4332010003 8900 W OLYMPIC BLVD 6,289 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 1 story office - conversion potential 4333005017 8901 W OLYMPIC BLVD 6,289 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 2 story for sale office building 4332010002 8906 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story office 4333005018 8909 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story office 4332010001 8912 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 1 story - salon and surface parking 4333005019 8913 W OLYMPIC BLVD 6,001 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 2 story office 4332010035 8920 W OLYMPIC BLVD 6,001 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 1 story and surface parking - Retail 4332010034 8924 W OLYMPIC BLVD 6,286 Com Low Gen C-3T-2 STORE BUILDING 3 0 11 11 1 story and surface parking - Retail 4333005020 8925 W OLYMPIC BLVD 12,281 Com Low Gen C-3T-2 RESTAURANT BUILDING 3 0 22 22 1 story- Restaurant and parking 4333004017 8931 8931 W OLYMPIC BLVD 6,288 Com Low Gen C-3T-2 VACANT (PARKING LOT) 3 0 11 11 parking lot for 8955 Olympic 4333004018 8937 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 VACANT (PARKING LOT) 3 0 10 10 parking lot for 8955 Olympic 4332009038 8950 W OLYMPIC BLVD 30,566 Com Low Gen C-3T-2 SHOPPING CENTER 3 55 0 55 2 story multi tenant Shopping center/plaza 4333004019 8955 8931-8955 W OLYMPIC BLVD 18,281 Com Low Gen C-3T-2 AUTO REPAIR 3 0 33 33 1-2 story auto use 4332007002 9000 W OLYMPIC BLVD 12,289 Com Low Gen C-3T-2 AUTO REPAIR 3 0 22 22 1 story auto shop.garage lots of surface parking 4331026036 9001 W OLYMPIC BLVD 30,561 Com Low Gen C-3T-2 AUTO REPAIR 3 55 0 55 Lexus service center 4332007001 9012 9012-9016 W OLYMPIC BLVD 6,001 Com Low Gen C-3T-2 STORES & RESIDENTIAL 3 0 10 10 1 story medical 4332007034 9018 9018-9020 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 STORE BUILDING 3 0 10 10 1 story office 4332007033 9024 W OLYMPIC BLVD 6,283 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 11 11 2 story office - conversion potential 4332006001 9030 W OLYMPIC BLVD 15,288 Com Low Gen C-3T-2 RELIGIOUS BUILDING 3 0 27 27 Beth Jacob Synagogue 4331025017 9031 W OLYMPIC BLVD 15,276 Com Low Gen C-3T-2 AUTO REPAIR 3 0 27 27 1 story Lexus service center 4331025018 9045 9045-9049 W OLYMPIC BLVD 11,245 Com Low Gen C-3T-2 STORES & OFFICES 3 0 20 20 2 story commercial and parking lot - multi tenant 4332006030 9048 W OLYMPIC BLVD 11,352 Com Low Gen C-3T-2 VACANT (PARKING LOT) 3 0 20 20 part of beth jacob use 4331021017 9101 W OLYMPIC BLVD 5,419 Com Low Gen C-3T-2 STORE BUILDING 3 0 9 9 2 story multi-tenant commercial 4332004039 9120 W OLYMPIC BLVD 14,520 Com Low Gen C-3T-2 PRIVATE SCHOOL 4 0 26 26 Hebrew Academy - part of Harkham Hillel 4331021018 9121 W OLYMPIC BLVD 13,038 Com Low Gen C-3T-2 SHOPPING CENTER 3 0 23 23 1-2 story shopping center - with parking lot 4332003001 9134 W OLYMPIC BLVD 6,499 Com Low Gen C-3T-2 MEDICAL BUILDING 4 0 11 11 1 story medical 4331020036 9135 W OLYMPIC BLVD 10,091 Com Low Gen C-3T-2 MEDICAL BUILDING 3 0 18 18 1 story for lease sign 4332003029 9158 9150-9198 W OLYMPIC BLVD 24,437 Com Low Gen C-3T-2 STORE BUILDING 4 44 0 44 1-2 story multi tenant retail - surface parking 4331020038 9153 W OLYMPIC BLVD 20,851 Com Low Gen C-3T-2 STORE BUILDING 3 0 37 37 1 story retail - surface parking 4332001003 9200 W OLYMPIC BLVD 6,491 Com Low Gen C-3T-2 OFFICE BUILDING 4 0 11 11 2 story office- for sale 4331016017 9201 W OLYMPIC BLVD 12,457 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 22 22 2 story office - newer but looks good for conversion 4332001002 9206 9206-9212 W OLYMPIC BLVD 6,000 Com Low Gen C-3T-2 VACANT 4 0 10 10 new commercial building approved 4332001001 9212 W OLYMPIC BLVD 6,002 Com Low Gen C-3T-2 VACANT (PARKING LOT) 4 0 10 10 new commercial building approved 4331016018 9215 W OLYMPIC BLVD 5,995 Com Low Gen C-3T-2 OFFICE BUILDING 3 0 10 10 1 - 2 story retail 4332001029 9220 9224 W OLYMPIC BLVD 12,479 Com Low Gen C-3T-2 AUTO REPAIR 4 0 22 22 car rental business 4331016020 9221 W OLYMPIC BLVD 5,995 Com Low Gen C-3T-2 STORE BUILDING 3 0 10 10 1 story multi tenant retail 4331016019 9225 W OLYMPIC BLVD 6,463 Com Low Gen C-3T-2 STORE BUILDING 3 0 11 11 1 story multi tenant retail 4330034036 9230 W OLYMPIC BLVD 12,232 Com Low Gen C-3T-2 OFFICE BUILDING 4 0 22 22 2 story multi-commercial - for lease sign 4331015017 9231 W OLYMPIC BLVD 30,918 Com Low Gen C-3T-2 AUTO REPAIR 3 56 0 56 2 story medical 4330034001 9242 W OLYMPIC BLVD 5,998 Com Low Gen C-3T-2 MEDICAL BUILDING 4 0 10 10 1-2 story medical 4330034028 9248 W OLYMPIC BLVD 5,999 Com Low Gen C-3T-2 SCHOOL-PRIVATE (7200) 4 0 10 10 2-story - Kabbalah Childrens Academy 4330034027 9260 W OLYMPIC BLVD 6,444 Com Low Gen C-3T-2 STORE BUILDING 4 0 11 11 2 story drive thru cleaners w surface parking 4328021023 125 S PECK DR 14,025 Multi Fam High R-4 VACANT (PARKING LOT) 5 0 13 13 vacant parking lot 4328021020 125 S PECK DR 4,208 Multi Fam High R-4 VACANT (PARKING LOT) 3 0 3 3 vacant parking lot 4334004031 on; 8801 Wilshire 105 N ROBERTSON BLVD 14,990 Com Low Gen C-3 STORES & OFFICES 4 0 27 27 1 story restaurant for lease; 2 story retail (Wilshire frontage) 4334004030 121 121-125 N ROBERTSON BLVD 4,987 Com Low Gen C-3 OFFICE BUILDING 4 0 9 9 1 or 2 story pharmacy 4333008003 121 125 S ROBERTSON BLVD 10,129 Com Low Gen C-3 STORE BUILDING 3 0 18 18 1 story car dealership 4334008018 128 N ROBERTSON BLVD 6,755 Com Low Gen C-3 STORE BUILDING 3 0 12 12 1 story multi-tenant 4334004029 131 127-131 N ROBERTSON BLVD 5,011 Com Low Gen C-3 OFFICE BUILDING 4 0 9 9 1 or 2 story - (developed with 121-125 n robertson) 4334008019 134 N ROBERTSON BLVD 6,768 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 part of large medical building 4334004028 137 N ROBERTSON BLVD 5,000 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 9 9 parking lot for retail at 121-131 N Robertson 4333008004 137 137-147 S ROBERTSON BLVD 10,227 Com Low Gen C-3 STORES & OFFICES 3 0 18 18 1 story multi-tenant 4334008016 140 150 N ROBERTSON BLVD 6,713 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 3 story medical 4334004027 143 145 N ROBERTSON BLVD 5,000 Com Low Gen C-3 STORE BUILDING 4 0 9 9 1 story medical 4334008015 150 N ROBERTSON BLVD 6,701 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 3 story medical 4334008014 152 150 N ROBERTSON BLVD 6,685 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 3 story medical 4333008005 153 153-155 S ROBERTSON BLVD 5,145 Com Low Gen C-3 STORES & RESIDENTIAL 3 0 9 9 1 story restaraunt/commercial 4334008017 154 134-138 N ROBERTSON BLVD 6,737 Com Low Gen C-3 STORE BUILDING 3 0 12 12 1 story restaraunt/commercial - multi tenant 4334004026 155 153-157 N ROBERTSON BLVD 10,010 Com Low Gen C-3 STORES & OFFICES 4 0 18 18 1 story restaraunt/commercial - multi tenant 4334008013 158 150 N ROBERTSON BLVD 6,667 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 3 story medical 4334004025 165 N ROBERTSON BLVD 5,005 Com Low Gen C-3 STORE BUILDING 4 0 9 9 1 story single tenant 4333008006 165 171 S ROBERTSON BLVD 5,168 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 story single tenant - for lease 4334008012 170 150 N ROBERTSON BLVD 13,273 Com Low Gen C-3 MEDICAL BUILDING 3 0 24 24 3 story medical 4333008008 177 S ROBERTSON BLVD 5,214 Com Low Gen C-3 PRIVATE SCHOOL 3 0 9 9 1 story preschool 4334008011 178 180 N ROBERTSON BLVD 6,615 Com Low Gen C-3 RESTAURANT BUILDING 3 0 12 12 1 story commercial - for lease 4334004024 181 N ROBERTSON BLVD 5,008 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 9 9 vacant parking lot 4334004023 181 N ROBERTSON BLVD 5,005 Com Low Gen C-3 AUTO SALES 4 0 9 9 1 story commercial - for lease 4334004022 185 N ROBERTSON BLVD 5,005 Com Low Gen C-3 STORE BUILDING 4 0 9 9 1 story commercial - for lease 4334008010 186 N ROBERTSON BLVD 13,246 Com Low Gen C-3 AUTO SALES 3 0 24 24 1 story - Cadillac Service Center 4334004021 193 189 N ROBERTSON BLVD 5,507 Com Low Gen C-3 STORES & OFFICES 4 0 10 10 2 story commercial/office 4333008009 195 S ROBERTSON BLVD 10,497 Com Low Gen C-3 OFFICE BUILDING 3 0 19 19 2 story car rental business 4334003054 200 N ROBERTSON BLVD 16,888 Com Low Gen C-3 OFFICE BUILDING 3 0 30 30 3 story older medical 4333016043 200 S ROBERTSON BLVD 6,739 Com Low Gen C-3 STORE BUILDING 3 0 12 12 1 story retail 4333016044 206 S ROBERTSON BLVD 6,645 Com Low Gen C-3 MEDICAL BUILDING 3 0 12 12 1 story medical use 4333009002 207 207-209 S ROBERTSON BLVD 5,331 Com Low Gen C-3 KENNEL 3 0 9 9 1 story car dealership 4333009003 211 211-215 S ROBERTSON BLVD 5,354 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 story retail - pet grooming and salon 4333016045 212 210 S ROBERTSON BLVD 6,633 Com Low Gen C-3 STORES & OFFICES 3 0 12 12 1 story medical 4333016046 216 216-218 S ROBERTSON BLVD 6,613 Com Low Gen C-3 STORE BUILDING 3 0 12 12 1 story medical use - for lease 4333009004 217 S ROBERTSON BLVD 5,377 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 or 2 story retail 4333016047 220 S ROBERTSON BLVD 6,608 Com Low Gen C-3 OFFICE BUILDING 3 0 12 12 1 story retail 4334003017 221 N ROBERTSON BLVD 21,197 Com Low Gen C-3 OFFICE BUILDING 5 0 38 38 1 story retail and surface parking lot 4333009005 223 S ROBERTSON BLVD 5,402 Com Low Gen C-3 STORE BUILDING 3 0 9 9 1 story commercial/ restaurant - vacant 4333016048 226 S ROBERTSON BLVD 6,591 Com Low Gen C-3 OFFICE BUILDING 3 0 11 11 1 story retail 4333009035 227 S ROBERTSON BLVD 16,324 Com Low Gen C-3 OFFICE BUILDING 3 0 29 29 1 story retail with surface parking and multi-tenant building 4333016049 230 S ROBERTSON BLVD 6,587 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 2 story retail and office 4333016050 236 236-238 S ROBERTSON BLVD 6,576 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 1 story retail 4334003022 239 221 N ROBERTSON BLVD 5,005 Com Low Gen C-3 STORE BUILDING 5 0 9 9 1 story retail 4333016051 240 242 S ROBERTSON BLVD 6,556 Com Low Gen C-3 OFFICE BUILDING 3 0 11 11 1 story urgent care with surface parking 4333009008 241 S ROBERTSON BLVD 5,492 Com Low Gen C-3 OFFICE BUILDING 3 0 9 9 1 story retail 4333009009 245 245-247 S ROBERTSON BLVD 5,517 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story retail 4333016052 246 S ROBERTSON BLVD 6,551 Com Low Gen C-3 OFFICE BUILDING 3 0 11 11 1 story retail with surface parking 4333016053 250 S ROBERTSON BLVD 6,539 Com Low Gen C-3 STORE BUILDING 3 0 11 11 1 or 2 story commercial and surface parking 4333009010 251 S ROBERTSON BLVD 5,536 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1 story retail - multi-tenant building 4333016054 254 254-260 S ROBERTSON BLVD 6,520 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 2 story office and retail - acting playhouse 4333009011 255 255-257 S ROBERTSON BLVD 5,557 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story retail - multi-tenant building 4334003021 257 265-261 N ROBERTSON BLVD 10,000 Com Low Gen C-3 OFFICE BUILDING 5 0 18 18 1 story retail 4333009012 261 S ROBERTSON BLVD 5,583 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 2 story w drive thru to surface parking 4333016055 262 S ROBERTSON BLVD 10,443 Com Low Gen C-3 STORE BUILDING 3 0 18 18 1 story commercial w drive thru to back surface parking 4333009013 265 270 S ROBERTSON BLVD 5,606 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 1-2 story commercial 4334003019 269 0 N ROBERTSON BLVD 5,000 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 9 9 vacant parking lot 4334003020 269 0 N ROBERTSON BLVD 5,006 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 9 9 vacant parking lot 4333009036 275 S ROBERTSON BLVD 11,258 Com Low Gen C-3 MULTI-TENANT SHOPPING CENT 3 0 20 20 2 story Muti shopping center surface parking 4333009014 281 281-285 S ROBERTSON BLVD 5,640 Com Low Gen C-3 SUPERMARKET 3 0 10 10 1 story retail - multi-tenant shopping strip 4334003018 289 N ROBERTSON BLVD 4,998 Com Low Gen C-3 STORE BUILDING 5 0 9 9 2-story office 4334015054 301 301-305 N ROBERTSON BLVD 12,500 Com Low Gen C-3 STORES & OFFICES 5 0 22 22 1 story retail/gallery - vacant 4333010001 301 301-303 S ROBERTSON BLVD 5,799 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1 story office 4333010002 305 307 S ROBERTSON BLVD 5,688 Com Low Gen C-3 MEDICAL BUILDING 3 0 10 10 1 story retail 4333010003 309 311-313 S ROBERTSON BLVD 5,695 Com Low Gen C-3 STORE BUILDING 3 0 10 10 1 story retail - multi-tenant, vacant for lease 4333010004 319 S ROBERTSON BLVD 5,706 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 2 story retail - for lease signs 4334015053 321 331 N ROBERTSON BLVD 9,010 Com Low Gen C-3 STORE BUILDING 5 0 16 16 1 story retail 4333010005 321 S ROBERTSON BLVD 5,703 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 2 story retail 4333010006 335 329-333 S ROBERTSON BLVD 13,744 Com Low Gen C-3 STORE BUILDING 3 0 24 24 1 story retail - multi-tenant and surface parking 4333010007 337 S ROBERTSON BLVD 4,653 Com Low Gen C-3 STORES & OFFICES 3 0 8 8 2-story office - for lease sign 4334015052 341 N ROBERTSON BLVD 4,994 Com Low Gen C-3 STORE BUILDING 5 0 9 9 1-story retail 4333010008 341 341-345 S ROBERTSON BLVD 4,610 Com Low Gen C-3 STORE BUILDING 3 0 8 8 1-story retail - multi-tenant 4333010009 347 347-349 S ROBERTSON BLVD 4,626 Com Low Gen C-3 STORE BUILDING 3 0 8 8 1-story retail - multi-tenant and surface parking 4333010010 351 S ROBERTSON BLVD 6,304 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 1 story retail - vacant for lease 4333010011 355 355-359 S ROBERTSON BLVD 6,361 Com Low Gen C-3 STORES & OFFICES 3 0 11 11 2 story retail and office 4333010012 361 S ROBERTSON BLVD 5,714 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1 story office 4333010013 369 S ROBERTSON BLVD 5,788 Com Low Gen C-3 STORES & OFFICES 3 0 10 10 1 story commercial 4333010014 373 S ROBERTSON BLVD 5,798 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 1 story commercial 4333010042 377 383 S ROBERTSON BLVD 11,621 Com Low Gen C-3 OFFICE BUILDING 3 0 21 21 3 story commercial 4333010039 391 S ROBERTSON BLVD 11,644 Com Low Gen C-3 SERVICE STATION 3 0 21 21 Gas station 4332013032 401 S ROBERTSON BLVD 15,836 Com Low Gen C-3 VACANT (PARKING LOT) 3 0 28 28 Vacant w small structure and large surface parking lot 4332013003 419 S ROBERTSON BLVD 18,845 Com Low Gen C-3 PRIVATE SCHOOL (PAGE) 3 0 34 34 School 4332013004 437 S ROBERTSON BLVD 4,726 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 1 story medical (hearing aid store) 4332013005 443 443-445 S ROBERTSON BLVD 4,732 Com Low Gen C-3 STORE BUILDING 3 0 8 8 1-2 story commercial - multi-tenant older 4332013006 447 S ROBERTSON BLVD 4,732 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story office/commercial 4332013007 455 S ROBERTSON BLVD 4,737 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story office/commercial 4332013008 457 S ROBERTSON BLVD 4,746 Com Low Gen C-3 STORE BUILDING 3 0 8 8 1-story retail 4332013009 463 S ROBERTSON BLVD 4,752 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 1 story office and retail - connected to 457 4332013010 469 S ROBERTSON BLVD 4,759 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story office 4332013011 475 S ROBERTSON BLVD 4,763 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 1 story commercial 4332013012 485 S ROBERTSON BLVD 4,770 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story offices - residential conversion potential 4332013013 489 S ROBERTSON BLVD 4,775 Com Low Gen C-3 OFFICE BUILDING 3 0 8 8 2 story office/commercial - for lease sign 4332013014 493 S ROBERTSON BLVD 5,972 Com Low Gen C-3 OFFICE BUILDING 3 0 10 10 2 story office/commercial 4328027021 121 131 S RODEO DR 40,013 Com Low Gen C-3 OFFICE BUILDING 4 72 0 72 Office complex - conversion 4328032005 132 S RODEO DR 7,050 Com Low Gen C-3 OFFICE BUILDING 4 0 12 12 6 story office building - conversion potential 4328027010 145 S RODEO DR 7,656 Com Low Gen C-3 OFFICE BUILDING 3 0 13 13 2 story retail office for lease 4328032016 150 S RODEO DR 33,740 Com Low Gen C-3 OFFICE BUILDING 3 61 0 61 3-story large office - conversion 4334022080 113 N SAN VICENTE BLVD 10,285 Com Low Gen C-3 OFFICE BUILDING 5 0 18 18 3 story office (first floor parking)- conversion 4334022077 119 119-121 N SAN VICENTE BLVD 6,723 Com Low Gen C-3 OFFICE BUILDING 5 0 12 12 2-3 story building - offices and parking structure- conversion potential 4334022076 121 119-121 N SAN VICENTE BLVD 15,112 Com Low Gen C-3 OFFICE BUILDING 5 0 27 27 2-3 story building - offices and parking structure- conversion potential 4334022042 147 N SAN VICENTE BLVD 5,987 Com Low Gen C-3 OFFICE BUILDING 5 0 10 10 1 story office- could convert or redev 4334022041 151 155 N SAN VICENTE BLVD 11,537 Com Low Gen C-3 OFFICE BUILDING 5 0 20 20 2 story - older office building, some medical and surface parking lot 4334021082 161 0 N SAN VICENTE BLVD 3,801 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 6 6 vacant parking lot (portion) 4334021103 165 N SAN VICENTE BLVD 4,618 Com Low Gen C-3 MEDICAL BUILDING 5 0 8 8 1 story - gym and surface parking 4328001002 9849 9843-9859 S SANTA MONICA BLVD 3,008 Com Low Gen C-3 STORE BUILDING 4 0 5 5 1 story commercial multi-tenant and surface parking 4328001003 9855 9855-9857 S SANTA MONICA BLVD 3,005 Com Low Gen C-3 STORE BUILDING 4 0 5 5 1 story commercial multi-tenant 4328001004 9859 9861-9865 S SANTA MONICA BLVD 3,007 Com Low Gen C-3 STORE BUILDING 4 0 5 5 1 story commercial multi-tenant 4328001005 9869 9869-9877 S SANTA MONICA BLVD 3,000 Com Low Gen C-3 STORES & OFFICES 4 0 5 5 2 story commercial multi-tenant with office above (conversion potential) 4328001006 9879 S SANTA MONICA BLVD 1,600 Com Low Gen C-3 STORES & OFFICES 4 0 2 2 2-story office - conversion potential 4328003001 9884 S SANTA MONICA BLVD 5,996 Com Low Gen C-3 OFFICE BUILDING 4 0 10 10 2-story building with medical uses and retail - potential conversion 4328001007 9885 9885-9887 S SANTA MONICA BLVD 1,401 Com Low Gen C-3 STORES & OFFICES 4 0 2 2 2 story café and salon with office above - conversion potential 4328001008 9889 9889-9899 S SANTA MONICA BLVD 3,003 Com Low Gen C-3 STORES & OFFICES 4 0 5 5 2-story retail and office above - conversion potential 4328001009 9901 9901-9905 S SANTA MONICA BLVD 3,401 Com Low Gen C-3 STORE BUILDING 4 0 6 6 1 story retail - multi-tenant older 4328001010 9907 S SANTA MONICA BLVD 3,398 Com Low Gen C-3 STORE BUILDING 4 0 6 6 1-story restaurants - multi-tenant 4328001021 9915 S SANTA MONICA BLVD 3,000 Com Low Gen C-3 MEDICAL BUILDING 4 0 5 5 1 story medical cosmetic spa 4328001013 9919 9919-9923 S SANTA MONICA BLVD 2,997 Com Low Gen C-3 STORE BUILDING 4 0 5 5 1-2 story retail and restaurants 4328002009 9930 S SANTA MONICA BLVD 24,003 Com Low Gen C-3A PRIVATE COMMUNITY CENTER 4 43 0 43 2-story - Jem Community Center - older 4328001014 9935 S SANTA MONICA BLVD 2,997 Com Low Gen C-3 OFFICE BUILDING 4 0 5 5 2 story offices- vacant for lease sign conversion potential 4328001015 9939 0 S SANTA MONICA BLVD 2,998 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 5 5 vacant surface parking lot 4328002036 9940 9944 S SANTA MONICA BLVD 12,002 Com Low Gen C-3A OFFICE BUILDING 4 0 21 21 2-story newly renovated 4328001018 9949 S SANTA MONICA BLVD 2,996 Com Low Gen C-3 OFFICE BUILDING 4 0 5 5 1 story offices 4328001017 9949 0 S SANTA MONICA BLVD 2,995 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 5 5 surface parking 4328001016 9949 0 S SANTA MONICA BLVD 2,995 Com Low Gen C-3 VACANT (PARKING LOT) 4 0 5 5 surface parking 4328002006 9950 S SANTA MONICA BLVD 5,999 Com Low Gen C-3A OFFICE BUILDING 4 0 10 10 1 story office 4328002005 9952 S SANTA MONICA BLVD 5,994 Com Low Gen C-3A OFFICE BUILDING 4 0 10 10 2 story commercial office - conversion potential 4328001019 9953 S SANTA MONICA BLVD 2,999 Com Low Gen C-3 AUTO REPAIR 4 0 5 5 1 story art gallery 4328002004 9956 9960 S SANTA MONICA BLVD 5,998 Com Low Gen C-3A STORES & OFFICES 4 0 10 10 2 story restaurant and office with surface parking lot 4328002003 9970 0 S SANTA MONICA BLVD 5,996 Com Low Gen C-3A VACANT (PARKING LOT) 4 0 10 10 surface parking lot 4328002002 9970 S SANTA MONICA BLVD 5,997 Com Low Gen C-3A OFFICE BUILDING 4 0 10 10 1 story retail 4328001020 9975 S SANTA MONICA BLVD 4,995 Com Low Gen C-3 OFFICE BUILDING 4 0 9 9 3 story large medical 4328002001 9990 S SANTA MONICA BLVD 9,167 Com Low Gen C-3A OFFICE BUILDING 4 0 16 16 2 story office 4333030001 8300 WILSHIRE BLVD 38,118 Com Low Gen C-3 STORE BUILDING 4 69 0 69 1 story strip mall with various tenants and parking 4333030130 8346 WILSHIRE BLVD 19,317 Com Low Gen C-3 OFFICE BUILDING 5 0 35 35 8350 address; 4 story medical 4333030074 8364 WILSHIRE BLVD 18,275 Com Low Gen C-3 OFFICE BUILDING 5 0 33 33 8370 address; 3 story 4334022081 8383 WILSHIRE BLVD 102,024 Com Low Gen C-3 OFFICE BUILDING 5 185 0 185 10 story building - conversion 4333029015 8400 WILSHIRE BLVD 5,340 Com Low Gen C-3 RESTAURANT BUILDING 5 0 9 9 1 story restaurant 4334022061 8401 WILSHIRE BLVD 6,151 Com Low Gen C-3 STORE BUILDING 5 0 11 11 Gale yard site - City-owned redevelopment site 4333029016 8412 WILSHIRE BLVD 9,024 Com Low Gen C-3 VACANT (PARKING LOT) 5 0 16 16 vacant parking lot 4333029017 8420 WILSHIRE BLVD 8,707 Com Low Gen C-3 FINANCIAL BUILDING 5 0 15 15 1 story dialysis center 4334022900 8421 WILSHIRE BLVD 18,623 Com Low Gen C-3 FUTURE METRO STATION 5 0 33 33 Gale yard site - City-owned redevelopment site 4334022060 8423 WILSHIRE BLVD 19,323 Com Low Gen C-3 AUTO SALES 50 35 35 City owned site - clock market tower
4334021060 8447 WILSHIRE BLVD 18,247 Com Low Gen C-3 OFFICE BUILDING50 33 33 6-8 story building, older 4334021900 8471 WILSHIRE BLVD 16,702 Com Low Gen C-3 FUTURE METRO STATION50 30 30 Metro staging yard - City owned redevelopment site 4333028015 8484 WILSHIRE BLVD 69,080 Com Low Gen C-3 OFFICE BUILDING 5 1250 125 11 stories - Larry Flynt building
4333027028 8500 WILSHIRE BLVD 27,272 Com Low Gen C-3 OFFICE BUILDING3 490 49 8 story building - conversion 4334018072 8501 WILSHIRE BLVD 39,966 Com Low Gen C-3 OFFICE BUILDING3 720 72 3 story - conversion 4333027014 8530 WILSHIRE BLVD 13,202 Com Low Gen C-3 OFFICE BUILDING 30 24 24 6 story medical uses
4334017046 8537 WILSHIRE BLVD 7,619 Com Low Gen C-3 AUTO REPAIR30 13 13 1 story auto shop 4334017045 8545 8549 WILSHIRE BLVD 10,633 Com Low Gen C-3 OFFICE BUILDING30 19 19 1 story mailbox store and parking - could redev 4334017044 8555 8567 WILSHIRE BLVD 19,279 Com Low Gen C-3 SERVICE STATION30 35 35 gas station - interest in redevelopment 4333018031 8560 WILSHIRE BLVD 10,317 Com Low Gen C-3T-3 STORE BUILDING30 18 18 2 story retail and educational, parking 4334014043 8619 8621 WILSHIRE BLVD 6,534 Com Low Gen C-3 AUTO REPAIR30 11 11 1 story retail 4333018035 8620 WILSHIRE BLVD 5,056 Com Low Gen C-3 OFFICE BUILDING3099 1 story restaurant 4333018036 8624 WILSHIRE BLVD 5,593 Com Low Gen C-3 OFFICE BUILDING30 10 10 1 story - medical - egg donor 4333018037 8630 WILSHIRE BLVD 7,621 Com Low Gen C-3 STORES & RESIDENTIAL30 13 13 1-2 story retail and gallery 4334014042 8635 WILSHIRE BLVD 12,757 Com Low Gen C-3 RESTAURANT BUILDING30 23 23 1 story large restaurant and parking lot 4333018004 8636 WILSHIRE BLVD 6,759 Com Low Gen C-3 STORE BUILDING30 12 12 1-2 story retail and parking lot 4334013020 8641 WILSHIRE BLVD 24,772 Com Low Gen C-3 OFFICE BUILDING3 450 45 3 story - conversion 4333018005 8642 WILSHIRE BLVD 6,014 Com Low Gen C-3 OFFICE BUILDING30 10 10 2 story offices and parking lot 4333018006 8648 WILSHIRE BLVD 6,543 Com Low Gen C-3 STORES & OFFICES30 11 11 2 story offices and parking lot 4333018007 8654 WILSHIRE BLVD 5,061 Com Low Gen C-3 OFFICE BUILDING3099 2 story plastic surgery 4333018008 8660 WILSHIRE BLVD 5,586 Com Low Gen C-3 STORE BUILDING30 10 10 1 story medical uses 4334013019 8665 WILSHIRE BLVD 12,766 Com Low Gen C-3 OFFICE BUILDING 30 23 23 3 story newer building
4333018009 8668 WILSHIRE BLVD 7,627 Com Low Gen C-3 STORES & OFFICES30 13 13 2 story offices and parking lot 4333018040 8670 WILSHIRE BLVD 24,380 Com Low Gen C-3 OFFICE BUILDING3 440 44 3 story medical uses - surgery 4334012055 8671 WILSHIRE BLVD 7,620 Com Low Gen C-3 OFFICE BUILDING30 13 13 6 story office - potential conversion 4334012054 8677 WILSHIRE BLVD 5,580 Com Low Gen C-3 OFFICE BUILDING30 10 10 2 story medical uses 4334012053 8681 8683 WILSHIRE BLVD 5,055 Com Low Gen C-3 OFFICE BUILDING3099 1 story retail 4334012052 8685 WILSHIRE BLVD 6,534 Com Low Gen C-3 STORE BUILDING30 11 11 1 story multi tenant building 4334012051 8689 WILSHIRE BLVD 6,006 Com Low Gen C-3 RESTAURANT BUILDING30 10 10 1 story restaurant 4333018021 8690 WILSHIRE BLVD 5,585 Com Low Gen C-3 STORE BUILDING30 10 10 1 story restaurant 4333018022 8692 WILSHIRE BLVD 7,617 Com Low Gen C-3 OFFICE BUILDING30 13 13 1-2 story retail 4334012050 8693 WILSHIRE BLVD 6,750 Com Low Gen C-3 OFFICE BUILDING30 12 12 2 story medical 4333017001 8700 WILSHIRE BLVD 6,760 Com Low Gen C-3 STORE BUILDING30 12 12 1 story office and parking lot 4334010058 8701 WILSHIRE BLVD 7,611 Com Low Gen C-3 OFFICE BUILDING 30 13 13 4 story office and parking garage
4334010057 8707 WILSHIRE BLVD 5,586 Com Low Gen C-3 VACANT (PARKING LOT)30 10 10 parking lot for 8701 building 4333017002 8710 WILSHIRE BLVD 6,008 Com Low Gen C-3 MEDICAL BUILDING30 10 10 1 story medical sales and parking lot 4333017003 8712 WILSHIRE BLVD 6,551 Com Low Gen C-3 STORES & OFFICES30 11 11 2 story retail multi tenant 4334010041 8713 WILSHIRE BLVD 11,582 Com Low Gen C-3 STORE BUILDING30 21 21 1 story mult tenant retail 4333017004 8718 WILSHIRE BLVD 6,404 Com Low Gen C-3 VACANT (PARKING LOT)30 11 11 parking lot for 8712 4334010056 8725 WILSHIRE BLVD 12,752 Com Low Gen C-3 STORE BUILDING30 23 23 1 story rug store 4333017006 8730 WILSHIRE BLVD 11,863 Com Low Gen C-3 OFFICE BUILDING30 21 21 4 story office and parking garage - conversion 4334008022 8733 WILSHIRE BLVD 10,633 Com Low Gen C-3 MEDICAL BUILDING30 19 19 part of 8767 building 4334008023 8737 WILSHIRE BLVD 7,610 Com Low Gen C-3 OFFICE BUILDING30 13 13 2 story office and parking garage 4334008021 8755 WILSHIRE BLVD 6,535 Com Low Gen C-3 MEDICAL BUILDING3 0 11 11 part of 8767 building
4334008020 8767 WILSHIRE BLVD 13,521 Com Low Gen C-3 MEDICAL BUILDING30 24 24 Medical building - Cedars tenants 4333008002 8800 WILSHIRE BLVD 17,490 Com Low Gen C-3 FINANCIAL BUILDING30 31 31 2 story office and retail 4334004032 8813 8815 WILSHIRE BLVD 6,648 Com Low Gen C-3 STORES & RESIDENTIAL40 12 12 2 story; part of car dealership 4333008001 8820 WILSHIRE BLVD 18,848 Com Low Gen C-3 MEDICAL BUILDING30 34 34 3-4 story building with medical uses 4334004033 8821 8825 WILSHIRE BLVD 14,988 Com Low Gen C-3 AUTO REPAIR40 27 27 2 story; part of car dealership 4335029054 8833 WILSHIRE BLVD 14,998 Com Low Gen C-3 AUTO SALES40 27 27 1 story car dealership - conversion potential maybe 4333008045 8840 WILSHIRE BLVD 15,612 Com Low Gen C-3 OFFICE BUILDING30 28 28 3 story office - older 4333008021 8844 WILSHIRE BLVD 7,548 Com Low Gen C-3 STORE BUILDING 30 13 13 audi dealership - newly renovated
4335029055 8845 WILSHIRE BLVD 21,898 Com Low Gen C-3 AUTO REPAIR4 390 39 parking lot and building for car dealership at 8833 wilshire 4333008020 8850 WILSHIRE BLVD 15,800 Com Low Gen C-3 AUTO SALES 30 28 28 audi dealership - newly renovated
4333001051 8900 WILSHIRE BLVD 15,602 Com Low Gen C-3 OFFICE BUILDING30 28 28 3 story with medical uses 4335029164 8901 8907 WILSHIRE BLVD 36,982 Com Low Gen C-3 OFFICE BUILDING 4 670 67 3 story newer medical
4333001048 8920 WILSHIRE BLVD 23,324 Com Low Gen C-3 MEDICAL BUILDING3 420 42 6 story medical and surgery 4333001052 8930 8942 WILSHIRE BLVD 15,545 Com Low Gen C-3 OFFICE BUILDING30 28 28 3 story newer office (half) 4333001053 8930 8942 WILSHIRE BLVD 23,022 Com Low Gen C-3 OFFICE BUILDING 3 410 41 3 story newer office (other half)
4335029012 8931 WILSHIRE BLVD 15,000 Com Low Gen C-3 VACANT (PARKING LOT)40 27 27 car rental business 4335029026 8949 WILSHIRE BLVD 21,900 Com Low Gen C-3 OFFICE BUILDING4 390 39 3 story - conversion 4331028004 9000 WILSHIRE BLVD 7,950 Com Low Gen C-3 STORE BUILDING 30 14 14 new commercial building approved
4335028085 9001 WILSHIRE BLVD 21,524 Com Low Gen C-3 OFFICE BUILDING 3 0 39 39 3 story medical
4331028003 9006 WILSHIRE BLVD 7,895 Com Low Gen C-3 STORE BUILDING30 14 14 6+ story conversion potential 4331028002 9014 WILSHIRE BLVD 7,542 Com Low Gen C-3 PUBLIC STORAGE30 13 13 1 story 4331028001 9018 WILSHIRE BLVD 15,800 Com Low Gen C-3 AUTO REPAIR30 28 28 1 story - lucid 4335028014 9025 WILSHIRE BLVD 14,999 Com Low Gen C-3 OFFICE BUILDING30 27 27 3 story conversion potential 4331023006 9030 WILSHIRE BLVD 15,857 Com Low Gen C-3 STORE BUILDING30 28 28 3 story medical - Cedars 4335028045 9033 WILSHIRE BLVD 15,003 Com Low Gen C-3 OFFICE BUILDING30 27 27 4+ story medical 4335028082 9045 WILSHIRE BLVD 14,750 Com Low Gen C-3 STORE BUILDING30 26 26 3 story - CVS 4335028046 9045 WILSHIRE BLVD 6,893 Com Low Gen C-3 STORE BUILDING30 12 12 3 story - CVS 4331023057 9090 WILSHIRE BLVD 15,557 Com Low Gen C-3 OFFICE BUILDING 30 28 28 3 story medical
4331023059 9100 WILSHIRE BLVD 40,607 Com Low Gen C-3 OFFICE BUILDING5 730 73 10+ story conversion potential 4335028081 9111 WILSHIRE BLVD 43,709 Com Low Gen C-3 OFFICE BUILDING3 790 79 Gibraltar - conversion potential 4331018004 9134 WILSHIRE BLVD 16,419 Com Low Gen C-3 OFFICE AND MEDICAL BUILDING50 29 29 10+ story conversion potential 4342032030 9145 WILSHIRE BLVD 13,990 Com Low Gen C-3 FINANCIAL BUILDING30 25 25 Gibraltar - conversion potential 4331018003 9150 WILSHIRE BLVD 7,900 Com Low Gen C-3 OFFICE AND MEDICAL BUILDING50 14 14 3 story medical 4331018001 9150 WILSHIRE BLVD 8,517 Com Low Gen C-3 OFFICE BUILDING 50 15 15 3 story medical
4331018002 9152 WILSHIRE BLVD 7,900 Com Low Gen C-3 OFFICE AND MEDICAL BUILDING5 0 14 14 3 story medical
4342032029 9171 WILSHIRE BLVD 30,650 Com Low Gen C-3 OFFICE BUILDING3 550 55 5+ office - only conversion potential 4342031027 9201 WILSHIRE BLVD 13,853 Com Low Gen C-3 OFFICE BUILDING30 25 25 3 story but potential conversion 4342031026 9215 WILSHIRE BLVD 9,679 Com Low Gen C-3 OFFICE BUILDING30 17 17 2 story 4342031031 9229 WILSHIRE BLVD 20,679 Com Low Gen C-3 OFFICE BUILDING30 37 37 2 story medical 4331013003 9230 WILSHIRE BLVD 16,417 Com Low Gen C-3 AUTO REPAIR 50 29 29 New lexus dealership
4331013002 9242 WILSHIRE BLVD 7,901 Com Low Gen C-3 STORES & OFFICES 5 0 14 14 New lexus dealership
4342030001 9245 WILSHIRE BLVD 19,986 Com Low Gen C-3 FINANCIAL BUILDING30 36 36 approved for synagogue 4331013001 9250 WILSHIRE BLVD 16,414 Com Low Gen C-3 OFFICE BUILDING 50 29 29 3+ story office with reno
4331013044 9300 WILSHIRE BLVD 16,416 Com Low Gen C-3 OFFICE BUILDING 50 29 29 6+ story significant renovations
4331013059 9318 WILSHIRE BLVD 23,939 Com Low Gen C-3 OFFICE BUILDING 5 43
0 43 3+ story office high end
4331008002 9334 WILSHIRE BLVD 16,430 Com Low Gen C-3 FINANCIAL BUILDING50 29 29 2 story fedex 4331008001 9350 WILSHIRE BLVD 24,347 Com Low Gen C-3 OFFICE BUILDING 5 44
0 44 3+ story office with reno
4331008025 9360 WILSHIRE BLVD 16,438 Com Low Gen C-3 HOTEL50 29 29 Sixty hotel - conversion potential 4331008024 9372 WILSHIRE BLVD 7,910 Com Low Gen C-3 COMMERCIAL (NEC)50 14 14 narrow lot connected to corner building 4331008023 9378 WILSHIRE BLVD 16,445 Com Low Gen C-3 SERVICE STATION50 29 29 3 story office 4331001002 9400 WILSHIRE BLVD 16,457 Com Low Gen C-3 VACANT (PARKING LOT)50 29 29 parking next to office 4331001001 9424 WILSHIRE BLVD 24,378 Com Low Gen C-3 OFFICE BUILDING5 440 44 5+ story office - conversion 4331001900 9430 WILSHIRE BLVD 16,458 Com Low Gen C-3 FUTURE METRO STATION50 29 29 Metro station 4331001049 9450 WILSHIRE BLVD 48,671 Com Low Gen C-3 OFFICE BUILDING5 880 88 10+ story office - conversion 4331001049 9450 WILSHIRE BLVD 48,671 Com Low Gen C-3 OFFICE BUILDING5 880 88 10+ story office - conversion 4328033001 9460 WILSHIRE BLVD 33,752 Com Low Gen C-3 OFFICE BUILDING5 610 61 6+ story portion, conversion potential 4328027016 9536 WILSHIRE BLVD 14,850 Com Low Gen C-3 STORES & OFFICES50 26 26 4 story, conversion potential 4328027001 9550 WILSHIRE BLVD 21,601 Com Low Gen C-3 OFFICE BUILDING50 39 39 4 story, conversion potential 4328026039 9570 WILSHIRE BLVD 31,032 Com/Retail 85 C-3 COMMERCIAL BUILDING 5 560 56 Barneys NY
4328026003 9588 WILSHIRE BLVD 6,750 Com/Retail 85 C-3 VACANT (PARKING LOT)50 12 12 parking next to barneys 4328026004 9596 WILSHIRE BLVD 8,100 Com/Retail 85 C-3 VACANT (PARKING LOT)50 14 14 parking next to barneys 4328021001 9600 WILSHIRE BLVD 16,500 Com/Retail 85 C-3 DEPARTMENT STORE50 30 30 Saks 5th Ave 4328021002 9610 WILSHIRE BLVD 7,314 Com/Retail 85 C-3 DEPARTMENT STORE50 13 13 Saks 5th Ave 4328021019 9620 WILSHIRE BLVD 15,677 Com/Retail 85 C-3 DEPARTMENT STORE 50 28 28 Saks 5th Ave
4328020001 9634 WILSHIRE BLVD 16,207 Com/Retail 100 C-3 DEPARTMENT STORE50 29 29 Saks 5th Ave 4328020023 9680 WILSHIRE BLVD 20,250 Com/Retail 100 C-3 STORES & OFFICES 50 36 36 3 story, significant reno
4328015034 9700 WILSHIRE BLVD 15,678 Com/Retail 100 C-3 DEPARTMENT STORE50 28 28 Neiman Marcus 4328015036 9700 WILSHIRE BLVD 22,803 Com/Retail 100 C-3 DEPARTMENT STORE 5 410 41 Neiman Marcus
4328014035 9720 WILSHIRE BLVD 14,849 Com Low Gen C-3 FINANCIAL BUILDING50 26 26 6+ story, conversion potential 4328014005 9730 WILSHIRE BLVD 21,609 Com Low Gen C-3 MEDICAL BUILDING50 39 39 2 story medical 4328009003 9740 WILSHIRE BLVD 13,508 Com Low Gen C-3 OFFICE BUILDING50 24 24 5 story - interest in development 4328009023 9754 WILSHIRE BLVD 22,268 Com Low Gen C-3 OFFICE BUILDING5 400 40 2 story commercial - older 4328008001 9800 WILSHIRE BLVD 14,175 Com Low Gen C-3 OFFICE BUILDING 50 25 25 Spring Place - improvements and long term lease 4328008027 9830 WILSHIRE BLVD 24,212 Com Low Gen C-3 OFFICE BUILDING 5 440 44 Class A offices - We Work
4328001001 9844 WILSHIRE BLVD 6,180 Com Low Gen C-3 STORE BUILDING40 11 11 1 story - starbucks and baracci 43340140440 5,048 Com Low Gen C-3 VACANT (PARKING LOT)3099 vacant parking 43330080070 5,193 Com Low Gen C-3 VACANT (PLAYGROUND FOR SC3099 vacant parking City of Beverly Hills General Plan
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Appendix D - Review of Past Accomplishments
(2014-2021)
A. Housing Production and RHNA Allocation ..................................... D-2 B. Housing Program Accomplishments 2014-2021 ............................. D-2 The City of Beverly Hills is committed to continually improving programs in the Housing Element to ensure that the housing needs of the community are met. Reviewing past accomplishments is an important step in developing housing strategies that are effective and address identified community needs. State law requires the City to report on progress made in meeting the goals, policies, and objectives set forth in the prior Housing Element. This includes reviewing progress made in implementing programs from the adopted element and evaluating their effectiveness and continued appropriateness for the City. The State also requires the City to report on the housing production during the prior Regional Housing Needs Assessment (RHNA) period.
The last Housing Element was adopted in 2013 and covered the 2013- 2021 planning period. The following section provides information on housing production since 2013 and an update on the implementation of programs set forth in the prior Housing Element.
City of Beverly Hills General Plan
2021-2029 Housing Element
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A. Housing Production and RHNA Allocation
The City’s RHNA allocation for the 2014-2021 planning period was 3 units. During calendar years 2014 through 2020, 208 total housing units were constructed in the City of Beverly Hills.
In the 2013 Housing Element, the City set forth the following quantified objectives for housing production, rehabilitation and conservation (Table B-1).
Table D-1 2014-2021 Summary of Quantified Objectives
Income
Group
New Construction
Objective
(Actual)
Rehabilitation
Objective
(Actual)
Conservation
Objective
(Actual)
Extremely
Low
0 (0)
0 (0)
75 (75)
Very Low 15
(16)
100
(56*)
75 (75)
Low 3
(3)
100
(56*)
0 (0)
Moderate 2
(2)
0 (0)
0 (0)
Above
Moderate
90 (187)
0 (0)
0 (0)
Total
110
(208)
200
(56)
150
(150)
*56 total (very low + low)
Rehabilitation of the existing housing stock helps preserve the quality of neighborhoods and housing. The City continues to fund theCity’s Handyworker Program (Residential Rehabilitation Program), which provides rehabilitation assistance to low-income tenants and homeowners in the City., was discountinued during the COVID-19 pandemic. Approximately 56 households were served by this program in the last planning period. Implementation measure 9.3 has been revised to urge that the Handyworker program should be reestablished by 2025.
The 150-unit Beverly Hills Senior Housing project provides affordable housing to very low-income senior/handicapped residents. The City works with the nonprofit Menorah Housing to ensure the conservation of these units.
B. Housing Program Accomplishments 2014-2021
Table D-2 summarizes additional accomplishments the City has made in achieving housing programs and goals.
A number of the programs in the 2014-2021 Housing Element specifically address housing issues that impact populations with special needs such as elderly populations, female headed households, and those that are or may be experiencing
City of Beverly Hills General Plan
2014-2021 Housing Element
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homelessness. These programs specifically include: the home repair and improvement program, the property maintenance program, the rent stabilization program, the home sharing program, the monitoring affordable housing program, the fair housing program, senior housing development program, and senior case management program.
In the City of Beverly Hills, the senior population is one of the largest special needs populations, and together, these programs aim to provide a holistic approach to maintaining and providing quality housing for this group, and other special needs groups in the City. The Handyworker program helps this cohort of community members remain in their homes and rehabilitate units if needed. The property maintenance program and rent stabilization program helps ensure that living quarters for those living in rent stabilized units (which is a majority of the multi-family units in the City and inhabited by special needs populations including seniors, persons with disabilities, female headed households and large families) are well maintained through landlord and tenant education and enforcement of habitability standards. The rent stabilization program provides legal support for tenants and landlords as well as educational information and consultations to resolve disputes related to tenant/landlord issues and fair housing issues. This program also works with tenants to develop “means and methods” plans to maintain habitability for tenants during construction work to rehabilitate, alter, or repair a structure.
The inclusionary housing program, density bonus program, housing trust fund program, senior housing development program and second unit program are all meant to encourage the production of new housing units in the City, which can help senior community members age in place.
The home sharing program and funding for homeless services programs are specifically meant to address the needs of those that are or may be experiencing homelessness. The City employs Community Services staff who specialize in outreach to community members, including special needs populations, to provide information on these resources as well as other resources in the region that may be helpful.
In addition, Community Development staff have been trained to work with eligible parties to process reasonable accommodation requests in order to ensure that the housing needs of persons with disabilities are met.
In summary, the programs included in the housing plan make up a multi-pronged approach to develop and maintain adequate housing for all members of the community, with specific programs to address the specific needs special needs populations that are in the City.
City of Beverly Hills General Plan
2021-2029 Housing Element
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Table D-2: Housing Program Accomplishments 2014-2021
Name of
Program Objective Timeframe in H.E Status of Program Implementation Upkeep and
Maintenance of
Vacated Buildings
(No. 9.1)
Preserve existing housing
stock Ongoing
There is proactive enforcement of housing properties, whether vacant or not, if violations exist. Enforcement Officers attempt to gain compliance in order to remedy the situation through outreach and education. Enforcement officers first get contact information, contact property owners to educate them about city codes, if the issue is not resolved, then compliance orders are issued.
Property
Maintenance (No.
9.2)
Require housing to be
maintained in an aesthetic,
safe and habitable manner
consistent with City codes
On-going, explore program
restructuring by 2016
The City continues to implement the current program and addresses several hundred complaints related to property maintenance each year.
In 2020 the City dedicated a code enforcement officer to specifically address habitability issues for the rent stabilization program.
Home Repair and
Improvement (No.
9.3)
Provide minor repairs and
mobility assistance to
approximately 25 lowincome households per
year
Ongoing
In 2019, the program provided minor home repairs to four single-family homes and five multi-family homes. In 2020, the program provided minor home repairs to one single-family home and one multi-family home. Once the COVID-19 pandemic hit in early 2020, the program was put on hold for the safety of the City’s vulnerable residents.
The City is currently discussing the future of the program considering the needs of the community.
Historic
Preservation
Program (No. 9.4)
Evaluate preservation
incentives
Ongoing. Evaluate in 2015 and adopt
by 2016
In 2014, the City Council adopted an ordinance creating a Historic Incentive Permit that allows owners of historic landmarks to request deviations from development standards when making modifications to their historic properties, provided that the changes do not adversely impact the character-defining features of the historic resource. The City also has a Mills Act program that allows property owners with landmarked properties to seek property tax relief in return for the long-term maintenance and preservation of a historic property.
Condominium
Conversions (No.
9.5)
Limit the loss of rental
housing by setting an
annual cap on
condominium conversions
and providing tenant
protections
Evaluate ordinance revisions and
address affordability, and, as
appropriate, amend the ordinance in
2016
The City's current ordinance was evaluated in 2011 and the determination was made not to adjust the annual cap at that time.
City of Beverly Hills General Plan
2021-2029 Housing Element
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Name of
Program Objective Timeframe in H.E Status of Program Implementation Rent Stabilization
Ordinance (No.
9.6)
Continue to implement the
rent stabilization program
and investigate tenant
complaints about unlawful
rent increases, service
reductions, evictions and
relocations
Ongoing
In 2018, the City created a new Rent Stabilization Division within the Community Development Department, for the purpose of administering the Rent Stabilization Ordinance, staffing the Rent Stabilization Commission, and providing other housing services to the community. The major services provided by the Rent Stabilization Division include:
1. Establishing the maximum allowable rent increase
2. Processing rent appeals
3. Assisting landlords with mandatory annual registration
4. Offering referrals for no-cost tenant-landlord legal services (through Bet Tzedek) and mediation services (through the Loyola Center for Conflict Resolution)
5. Conducting multiple workshops and trainings annually to explain landlord and tenant rights and responsibilities under the Rent Stabilization Ordinance
6. Providing dedicated code enforcement staff to investigate habitability complaints
Additional housing services conducted by the City include:
1. Operating an aging-in-place group to determined the needs of of vulnerable populations and senior citizens and coordinate service delivery
2. Act as a mediary between tenants and landlords to achieve better housing outcomes and prevent evictions when possible
3. Educating landlords and clients on available funding, such as through the CA COVID-19 rent relief program (i.e. Housing is Key).
On March 15, 2020, the City Manager proclaimed the existence of a local emergency in response to the novel coronavirus (COVID-19) epidemic. On March 16, 2020, the City Council adopted an urgency ordinance instituting an eviction moratorium on all residential rental properties in order avoid unnecessary housing displacement, to protect the City’s affordable housing stock and to prevent individuals from becoming homeless. The urgency ordinance also provided protections to units subject to the Rent Stabilization Ordinance (RSO) by prohibiting rent increases during the declared local emergency.
City of Beverly Hills General Plan
2021-2029 Housing Element
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Name of
Program Objective Timeframe in H.E Status of Program Implementation
In an effort to assist tenants and landlords financially impacted by COVID-19, and to avoid housing displacement and homelessness, the City instituted a Rent Subsidy Program. They City allocated $1 million for rent subsidy to eligible tenants financially impacted by COVID-19. The City anticipates that it will provide assistance for 333 households.
The City completed its third Annual Rent Registration cycle for all multi-family properties subject to the RSO. The Rent Stabilization Division administers approximately 7,700 units of multi-family properties to: promote the stability of renter populations, maintain quality of the City’s multi-family housing stock, and protect occupants from unreasonable rent increases while recognizing a housing provider’s right to receive a fair return form the rental property.
The Rent Registry system was established to:
Collect data regarding the rental history including amounts paid for rent Allow owners to register and provide amendments online Allow tenants to dispute rental amounts online
Improve the reporting requirements and collection of rental data for the City’s approximate 7,700 RSO rental units
The Rent Registration processes strengthens the mission of the RSO by promoting the stability of renter populations and maintaining the quality of the City’s housing stock. The data from the Rent Registry became a vital instrument to communicate the COVID-19 eviction moratorium and restrictions on rent increases.
The Rent Stabilization Division also undertook the following activities in 2020:
Communicated and informed landlords/tenants of the eviction moratorium and prohibition on rent increases in order to keep both landlords and tenants informed and engaged;
investigated 1,090 RSO cases, including 520 Rent Subsidy cases; responded to 6,062 inquiries for RSO information;
collaborated with 19 other Rent Stabilization Programs in California to share information and discuss issues related to affordable housing; and collaborated with the County of Los Angeles in their Rent Relief Program.
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2021-2029 Housing Element
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Name of
Program Objective Timeframe in H.E Status of Program Implementation Monitor
Affordable
Housing (No. 9.7)
Coordinate with service
providers to monitor
Section 8 renewals, advise
tenants in advance of
potential conversion dates,
and provide opportunities
to continue affordability
covenants
Ongoing
The City continues to implement the current program. The City has one very-low income housing building for seniors, which has an affordability covenant and contains 150 units available to very-low income seniors. The City contracts with the Menorah Housing Foundation to oversee and administer the units. In 2018, the City facilitated the rental of two very-low income units located in a Density Bonus project to qualified renters and will continue to monitor these units for compliance. The City continues to monitor these units and facilitate the rental of others. In 2020, the City provided training to the owners of a building with three low-income units anticipated to become available in 2021. The City is also in the process of filling two moderate income units that are currently available.
Density Bonus (No.
10.1)
Encourage the
development of more
affordable housing units by
offering incentives to
developers
In 2013 amend the density bonus
program to define a list of preferred
incentives and concessions
In September 2021, the Planning Commission held discussions on the local inclusionary housing ordinance and discussed the desire to create a local incentive program for the provision of affordable units in housing projects. The Commission directed staff to convey this desire to the City Council to request that the City Council direct the Planning Commission to work on this item as soon as feasible. This item is scheduled to be discussed at the City Council in October 2021.
Inclusionary
Housing (No. 10.2)
Require a minimum
percentage of units in
development to be pricerestricted as affordable to
lower and moderate
income households.
Finish inclusionary housing nexus and
in-lieu fee study in 2015 and adopt
ordinance in 2016
In 2019, the City Council passed an urgency ordinance to establish interim inclusionary housing requirements.
In 2019, the City Council directed staff to complete an inclusionary housing study, which was completed in early 2020.
In September 2021 the Planning Commission held discussions on this topic and directed staff to forward an ordinance for a permanent inclusionary housing program to the City Council for approval. The City Council review of the ordinance is scheduled to take place in October 2021.
Housing Trust
Fund (No. 10.3)
To be used to construct or
help leverage construction
of affordable housing
Establish Affordable Housing Trust
Fund in Fiscal Year 2014/2015
Through development agreements, the City has negotiated approximately $4.5 million to be used to establish a housing trust fund. The trust fund has been established and currently holds approximately $1.5 million.
Second Units (No.
10.4)
Encourage the provision of
affordable second units
Evaluate revisions to current second
unit standards, and amend the
ordinance by 2015; Conduct second
unit survey in 2018 to inform the
next Housing Element update
A second unit study was conducted in 2010 and the results were discussed in the Housing Element. The City will study changes to the ordinance that could further incentivize the development of second units in upcoming budget cycles. In 2016, the City adopted new second unit regulations (now referred to as accessory dwelling unit regulations) in order to comply with newly passed State legislation that would encourage the provision of such units. The City continues to regularly process permits for accessory dwelling units per State and local regulations. The City of Beverly Hills General Plan
2021-2029 Housing Element
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Name of
Program Objective Timeframe in H.E Status of Program Implementation City is currently working on updating its accessory dwelling unit regulations in compliance with newly adopted State law.
The City received approval for LEAP grant funding to update second unit regulations and is exploring ways to educate the public about the opportunities available. The City anticipates beginning the process of making code updates and outreach on second units in early 2022. The code updates are anticipated to be completed by 2023 and the education on second units will continue throughout the next planning cycle.
Sustainability and
Green Building
(No. 10.5)
Promote resource
efficiency and sustainability
in new developments
Ongoing The City continues to implement the current program in consistency with State law.
Partnerships with
Affordable
Housing
Developers (No.
10.6)
Initiate partnerships with
non-profit developers to
assist in the development
of affordable housing
Participate in conferences,
symposiums and other affordable
housing events to review resources,
incentives, and City goals; Initiate a
Request for Qualifications (RFQ)
process within two years of the
establishment and funding of the
Affordable Housing Trust Fund, select
a developer and pursue development
of an affordable housing project
The City is conducting ongoing conversations with non-profit developers to assist with the potential affordable housing development on a City-owned parcel (s) at 3 rd Street and Foothill Road and/or other City owned properties, including a recently acquired site on Robertson Boulevard. Staff prepared an RFP to identify qualified developers and solicit conceptual proposals, however, the fiscal and operational impacts to the City due to COVID-19 delayed this release. Most recently, in August 2021, a City Council Ad Hoc directed staff to move forward with this project and work to finalize the RFP and further study appropriate City owned sites for housing development.
Fair Housing
Program (No. 11.1)
Promote fair housing
practices and refer fair
housing complaints to
Housing Rights Center
Ongoing
The City provides Fair Housing information on the City's website (www.beverlyhills.org). The recently established Rent Stabilization program has developed a number of resources to assist the public with information regarding fair housing. This program has developed the
Tenant and Landlord Rights and Responsibilities Handbook” that is available on the City website (www.beverlyhills.org/bhrent). In addition the staff of this program maintains a website with up to date information on rent relief related to COVID, and current regulations pertaining to renters and tenants. This program is staffed with customer service representatives that are available to answer inquiries from the public. Staff of this program also hold Rent City of Beverly Hills General Plan
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Program Objective Timeframe in H.E Status of Program Implementation Stabilization Tenant Legal Training workshops and other workshops for the public and provide videos for these trainings online. The City plans to undertake a more robust effort to promote fair housing practices through the programs included in the 6th cycle housing element.
Senior Housing
Development (No.
11.2)
Provide incentives to
facilitate the development
of senior housing
Continue to build partnerships with
affordable housing developers;
Develop a project concept by 2016
and release an RFQ by 2017. By
2018, commence development of a
senior housing project in the City
affordable to the City’s low and
extremely low income residents
The City is exploring the possibility of a senior affordable housing project on Cityowned land located at 3rd Street and Foothill Road. There have been discussions between the City and multiple housing providers including, West Hollywood Community Housing Corporation and Related Housing and Menorah Housing Foundation. At this time, the City Council has directed staff to move forward with the creation of an RFP and further study of potential City owned sites upon which to develop potential affordable senior housing. It is expected that the RFP will be released sometime in 2022.
Senior Case
Management
Program (No. 11.3)
Assist frail elderly residents
to remain independent and
in their homes
Ongoing
The City continues to implement the Senior Care Management Program and provides additional assistance to seniors through: the Beverly Hills Active Adult Club, exercise classes and activities at La Cienega and Roxbury Parks, and Jewish Family Services which provides a broad range of support services to seniors living independently.
The City contributes to a housing/roommate matching program through Affordable Living for the Aging (ALA) to promote independent living for older adults and aging in place. ALA matches seniors in need of housing with local seniors who have an extra room in their residence looking to earn additional income.
In FY 2020-2021, the City contributed $220,000 to a housing and senior legal services program through Bet Tzedek to provide pro bono senior legal services including public benefits, family caregiver services (conservatorships, guardianships, long-term planning and wills, etc.), elder abuse services, foreclosure prevention, and Holocaust survivor services. This program also provides housing legal services to seniors and other low-income individuals in the City providing tenant-landlord legal services (tenancy terminations, lease violations, rent increases etc.), rights and responsibilities under the City’s Rent Stabilization Ordinance, and housing conditions and habitability.
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Sharing Program
(No. 11.4)
Provide a free shared
housing program which
matches older people with
others interested in sharing
their homes
Evaluate Community Assistance
Funds and determine grant amount
annually
The City contributes to a housing/roommate matching program through Affordable Living for the Aging (ALA) to promote independent living for older adults and aging in place. ALA matches seniors in need of housing with local seniors who have an extra room in their residence looking to earn additional income. In FY 2019-2020, ALA enrolled nine Beverly Hills residents into the program.
Due to the Los Angeles County stay-at-home orders restricting the mixing of households, this program was on hold in early 2020. From January until the March closures, the program did complete two Home Share enrollments on the Westside of LA. In that same period, they made nine roommate referrals on the westside, four of which were in Beverly Hills.
As of September 2021 the program is no longer on hold and the City continues to refer interested Beverly Hills residents for enrollment in the home sharing program.
Housing
Opportunities for
Persons with
Disabilities (No.
11.5)
Develop and adopt written
procedures for reasonable
accommodation requests
and educate the public on
the process of requesting
an accommodation
In 2014, implement an outreach
program in cooperation with the
Westside Regional Center to
publicize information on available
regional resources for housing and
services; Pursue State and Federal
funds available for supportive
housing and services in future
affordable housing projects
The City adopted a reasonable accommodation procedure into the zoning code in 2012. When meeting with applicants and/or discussing projects with applicants, City staff is trained to provide information on reasonable accommodation procedures and processes when the request appears to be eligible for such a request. Further, code enforcement staff refer reasonable accommodation enforcement issues to planning staff, who then walk residents through the procedure for gaining approval for already completed work in order to provide a path for accommodations to be continued legally.
Funding for
Homeless Services
(No. 11.6)
Fund a variety of service
organizations that serve
the homeless and persons
at-risk of homelessness
Annual funding allocations
In FY 2020-21, the City contributed $106,449 to the CLASP (Changing Lives And Sharing Places) homeless outreach program. CLASP outreaches and engages homeless persons in the City daily with the intention of providing those persons with assistance and support including linking them to shelter.
In FY 2020-21, the City contributed $100,000 for shelter beds at PATH (People Assisting The Homeless). In addition, funds provided to PATH offers access to tenant-based Section 8 vouchers to provide affordable and permanent supportive housing in Los Angeles County.
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Adjust
Development
standards (No.
12.1)
Evaluate and modify
development standards to
encourage more affordable
housing units
Amend the Zoning Code in 2013 to
include reduced minimum unit sizes
as an incentive for the density bonus
program; Explore revisions to other
development standards, including
minimum unit sizes for all multifamily units, as supported by analysis by 2015
Other services funded in FY 2020-21 include: the Westside Food Bank ($150,000), and Step Up on Second ($75,000) to assist formerly homeless individuals to remain permanently housed.
In 2018, the City began to study the development of a mixed-use ordinance to establish standards for mixed-use residential and commercial development projects. It is anticipated that this study, which continues into 2019 will address needed changes to development standards to further facilitate mixed-use developments where appropriate including minimum unit sizes and parking requirements.
In 2020, the City Council passed an ordinance establishing a mixed use overlay zone along many commercial corridors. This will act as a catalyst to revitalize commercial corridors and will allow the conversion of existing commercial buildings to mixed use in areas that previously did not allow residential. Height allowed for these projects ranges from three to five stories depending on where a parcel is located.
Reduced Fees for
Affordable
Housing (No. 12.2)
Provide waivers or
reductions of certain taxes
and fees for developments
with low, very low, and
moderate income housing
units
Complete the fee study in Fiscal Year
2014, and adopt modified
development fees for affordable
housing
To be considered in future budget cycles.
Monitor the
Development
Review Process
(No. 12.3)
Identify inefficiencies and
uncertainties in the City's
review and promote
alternative techniques
intended to streamline the
process
Adopt updated processing
procedures in the Zoning Code in
2013
The City hired an Urban Designer to help streamline review of new housing projects and other developments proposed in the City. Additionally, in an effort to streamline permitting, the Community Development Department was restructured to form a dedicated group of zoning and building code experts tasked with processing development permits.
More recently, the City has established virtual counter appointments for the public to have easier access to planning and building and safety staff, a dedicated zoning questions email address, which is fully staffed during work hours to provide answers to housing related zoning questions as quickly as possible. In addition, during the 2014-2021 Planning Period the Community Development Department created a department-wide phone number for inquiries which is City of Beverly Hills General Plan
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The 2021-2029 Housing Element includes a number of zoning code updates that are also meant to address uncertainties in development process.
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Appendix E: Public Participation
A. Surveys .................................................................................................. E-32 Housing Survey ..................................................................................... E-32 ADU Survey ............................................................................................ E-53 B. Public Meetings ................................................................................... E-75
1. Planning Commission Study Sessions ............................................ E-75
2. Community Meetings ...................................................................... E-86
3. Outreach to All City Commissions............................................... E-108 C. Information Publication and ContactOutreach to Community Based Organizations ............................................................................. E-119
1. Fair Housing Outreach ................................................................ E-1715 D. Information Publication and Contact ............................................. E-15
1. Housing Element Update Webpage ........................................ E-1715
2. Housing Element Staff Contact ................................................. E-1715 DE. Summary of Comments Received ............................................ E-1818 This Appendix contains information on the public outreach conducted during the Housing Element update. In order to reach the maximum number of interested community members, the City used various outreach strategies throughout the Housing Element update process. This included online surveys, public meetings that were held virtually (due to the COVID Pandemic), public study sessions held with the Planning Commission, and attending meetings with all of the City Commissions to encourage participation. All commission meetings are recorded, most are televised on local TV, and recordings are posted in the City website for future viewing. The City utilized more traditional methods of outreach, such as multiple direct mailers to every property owner and occupant in the City, newspaper noticing, as well as newer notification methods such as regular emails to interested parties, postings on the project webpage, and social media posts about the Housing Element update. The following is a summary of these efforts.
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A. Surveys
Housing Survey
An online survey was created to solicit interest and concerns from the community regarding the various topics related to housing. The survey was posted on the City’s website1, emailed to the interested parties list, community partners and organizations, and posted on the City’s social media outlets. The survey was available for about 3 months. A total of 91 individuals have participated in the survey, and the results have provided insight into the various perspectives of community members regarding how or in what ways the City should accommodate future housing needs in the City. The full results of the survey are attached to this Appendix.
Highlights from the survey include the following:
• 64% of respondents live in the City of Beverly Hills and 15% both live and work in the City
• 61% of respondents have lived in the City for 21 years or longer
• 62% of respondents living the City reside in single-family homes
• 17% of respondents reside in single-family homes that have ADUs, or a guest house
• 70% are very satisfied with their housing situation
• Respondents choose to live in Beverly Hills for the
quality/ambiance of the neighborhood, safety, and proximity to shopping and services
1 A link to the survey was published on this page: www.beverlyhills.org/housingelementupdate City of Beverly Hills General Plan
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• Maintaining a diverse housing market, and maintaining the character of existing neighborhoods were deemed ‘very important’
• Least important concerns were: ensuring that children who grow up in Beverly Hills can afford to live in Beverly Hills, providing shelters and transitional housing and services for the homeless, integrating affordable housing to create mixedincome neighborhoods, and establishing programs to help atrisk homeowners keep their homes • Housing types most needed in the City were:
condominiums and townhouses, followed by apartments and single-family homes
• The majority of responses recommended allowing more
density in mixed-use zones and multi-family residential zones and near future metro stations, and allowing residential in commercial areas
• Affordability and the process of building housing being too burdensome were deemed the most important housing
related issues in the City
Additional comments included:
• Focus on density around the future metro stations
• Maintaining the character and property values of the
neighborhood
• Limiting density
• More affordable apartments
• Improve the school system
• preserving single-family zones
• Increasing racial and economic diversity in housing
• Increase mixed use along major thoroughfares
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ADU Survey
The City also released an ADU specific survey to further understand the desires of the community surrounding ADUs. This survey is meant to help inform future ADU policy and understand what regulatory changes and/or information would facilitate the development of ADUs in the community. This survey received approximately 80 responses.
The responses to the ADU survey are included as an attachment to this Appendix. The responses helped inform the programs and implementation strategies in this Housing Element document. The responses indicated that there is interest in the City to create ADUs on single-family properties and that a majority of those interested in creating ADUs would likely use those structures to house family members at a reduced rental rate.
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B. Public Meetings
1. Planning Commission Study Sessions
In order to commence discussion of the Housing Element Update, staff has periodically conducted study sessions with the Planning Commission on various Housing Element topics. Noticing for these meetings included publication of the meeting agenda on the City’s website, at the City Library, and at City Hall seven days prior to the meeting date as well as email notification to interested parties and those that have indicated interest in other housing related policy matters (approximately 500 email addresses). Due to the COVID-19 pandemic, these meetings were conducted virtually via
teleconference. Members of the public were able to provide written, oral, and video comments during the study session. The meetings were also broadcast live on the City’s website and local cable channel, and live audio of the meeting was available by dialing a phone number.
August 13, 2020 Planning Commission Study Session
o At this meeting, staff presented a study session for the Planning Commission to discuss an overview of the
Housing Element Update process, the legal
requirements for housing elements, the Regional
Housing Needs Assessment (RHNA), and the contents of
housing elements.
October 22, 2020 Planning Commission Study Session
o At this meeting, staff presented a study session for the Planning Commission that provided additional context
regarding the current status of housing in the City of
Beverly Hills
November 12, 2020 Planning Commission Study Session
o At this meeting, staff presented a study session for the Planning Commission that provided an update on the
RHNA process, and to discuss constraints and barriers
that may currently exist for housing production and the various tools available to cities that can be further
discussed as the Housing Element Update progresses.
March 11, 2021 Planning Commission Study Session
o At this meeting, staff presented a study session for the Planning Commission that provided another update on
the RHNA process, public outreach efforts, the
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expected Housing Element Update timeline, and a
discussion on potential changes to the accessory
dwelling unit (ADU) regulations as a component of the
Housing Element Update efforts.
May 27, 2021 Planning Commission Study Session
o At this meeting staff presented a study session for the Planning Commission and public to provide an
opportunity to review the draft Housing Element
document prior to submittal to HCD for review.
2. Community Meetings
Staff organized and hosted two community meetings to further educate members of the public and any interested parties about the Housing Element Update process and content. Noticing for these meetings included a mailed flyer to all property owners and occupants in the City (more than 10,000 property owners and 17,000 property owner mailings for each meeting), publication of advertisements in local newspapers of record, email to the interested parties list, and publication on the Housing Element Update webpage, City homepage, and City social media accounts
(example flyers, notices, and social media posts are attached to this document). The meetings were also broadcast live on the City’s City of Beverly Hills General Plan
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website and local cable channel, and live audio of the meeting was available by dialing a phone number. Additionally, as part of the Housing Element implementation, staff hosted a community meeting focused on the topic of Accessory Dwelling Units (ADUs). February 1, 2021 Community Meeting
o At this meeting, staff provided a high level review of the Housing Element requirements per State law, and
discussed the Regional Housing Needs Assessment
(RHNA) allocation. Staff answered and discussed
questions submitted by members of the public, and
provided information on the Housing Element Update
timeline, and future opportunities for participation.
April 28, 2021 Community Meeting
o At this meeting, staff provided an overview of existing housing conditions in the City, potential housing
constraints that could be identified if applicable to the City, and potential strategies to alleviate any identified constraints. In addition, staff discussed the anticipated timeline for the Housing Element Update and other
opportunities for the public to get involved in this
process.
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August 10, 2022 ADU Community Meeting
o At this meeting, staff provided an overview of ADUs as a housing type and the existing regulations that govern
ADUs in the city. The focus of the meeting was to solicit public input on the needs and wants of the community
in order to develop appropriate regulations to
encourage and facilitate the development of ADUs.
3. Outreach to All City Commissions
City staff working on the Housing Element update attended meetings and presented on the Housing Element update and process of all of the City’s 11 Commissions in October and November of 2020. City commission meetings are recorded and televised and generally reach a wide audience. This presentation provided an opportunity for all City commissioners to learn about the Housing Element, and learn how to get involved. Commissioners were encouraged to spread the word regarding the Housing Element update process. At these meetings the Housing Element FAQ document was shared with commissioners and included in their commission packets, and staff fielded a number of questions from commissioners about the Housing Element and the review process.
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C. Outreach to Community Based Organizations
1. Fair Housing Outreach
In addition to the broad public outreach conducted as part of the initial Housing Element update process, in response to comments received from HCD on the adopted Housing Element, the City conducted a series of focused interviews with community stakeholders involved in the fair housing arena. In designing this more intensive level of outreach, the City of Beverly Hills took a representative approach to reach a deeper level of policy analysis, by reaching out to representatives of organizations that deal with tenant advocacy and fair housing issues within the community. In doing so, the City identified the protected classes and groups underrepresented in housing in the community, and located the community-based and other organizations (CBOs) who serve them, as well as housing and community development providers, and fair housing agencies. The City also learned more about the main fair housing issues affecting residents in the City, which has informed policies and programs included under the Affirmatively Furthering Fair Housing section.
Throughout the update process, the Housing Element team regularly consulted internally with other City staff who can be considered local experts in housing and social services through their official City roles:
1) Helen Morales – Deputy Director of Rent Stabilization, City of Beverly Hills
2) Rachel Evans – Human Services Administrator,
City of Beverly Hills
Both Ms. Morales and Ms. Evans provided information about the existing services provided by the City, assisted in the fair housing analysis, and provided connections to external
contacts/organizations to gather deeper local knowledge and data.
Their expertise was relied upon in the creation of the fair housing policies.
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Three external stakeholders agreed to be interviewed regarding overall housing and fair housing issues in Beverly Hills. Interviews were conducted with the following representatives:
1) Cynthia Chagolla - Bet Tzedek
2) Shohreh Zerehi - Jewish Family Services
3) Mark Elliot - Beverly Hills Renters’ Alliance
Interview Questions
For the purpose of fair and impartial data collection, all of the external interviewees were asked the same set of interview questions, which were provided to them in advance of the meeting. The interviewees were offered a variety of meeting times to be selected at their convenience, as well as the option for a virtual meeting for easier access. The list of interview questions, as well as a summary of each of the interviews, can be found below.
1. Please describe your organization’s mission and what populations you serve or represent. How does your mission relate to housing? What is your organization’s role in the city of Beverly Hills?
2. In your opinion, what are the greatest housing needs and challenges facing the Beverly Hills community and the
populations that you serve or represent?
3. What segment(s) of the City’s population do you see as most vulnerable in terms of accessing or retaining affordable housing?
4. How do you think the City can best assist those population segments?
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?
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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.
The greatest housing challenge Ms. Zerehi identified was the very high level of rents and the lack of affordability. She identified seniors as being the most vulnerable population, as many of them are living on low or fixed incomes. In her experiences, Ms. Zerehi has received anecdotal complaints from her clients that all low-income housing have very long waitlists, and there was a perceived questioning of the order in which the waitlist was served. However, Ms. Zerehi was not formally aware of any discrimination in housing, but rather that some confusion may be due to a lack of information. She identified that the challenges were primarily due to a supply issue, as not enough lowincome units are available to meet the demand. She noted that the City of Beverly Hills has a generous budget for care, and its attention to seniors is ample. Regarding the affordable housing development she frequently visits her clients at on North Crescent Drive in Beverly City of Beverly Hills General Plan
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Hills, Ms. Zerehi noted that the units were generally in good condition, clean, and well-maintained. As for the cultural aspects of the Persian and Farsi-speaking populations she works with, Ms. Zerehi observed that within the Persian community, seniors wish to live near their family members, if not with them in the same household. As there may sometimes be a language barrier for these clients to access housing opportunities, she sometimes provides translation services. Lastly, Ms.
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 networks near their prior residences. When asked about known fair housing issues, Ms. Chagolla conveyed that in her training and experience as an attorney, she found that most housing discrimination issues occur during the rental application process and that prospective tenants even from protected groups (particularly those with visible markers such persons of color or persons with physical disabilities) are rejected before or during the application process by City of Beverly Hills General Plan
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landlords or rental agents. Chagolla noted that this type of discrimination is the hardest to prove and serves as a barrier for new tenants to relocate into the city. Additionally, Ms. Chagolla shared known instances of tenants with disabilities facing resistance or discrimination from their landlords in terms of making needed reasonable accommodation upgrades.
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 anti- City of Beverly Hills General Plan
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discrimination laws that prohibit such conduct. Overall, Mr. Elliot urged efforts to support affordable housing in the city, and for greater attention to the constituency of renter households in the community.
Some of the suggestions generated in this interview have been incorporated into the policies in Implementation Measure 11.1 (Affirmatively Furthering Fair Housing).
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D. Information Publication and Contact
1. Housing Element Update Webpage
Staff created a dedicated webpage on the Housing Element Update, hosted on the City’s main web domain
(www.beverlyhills.org/housingelementupdate). This webpage contains detailed information regarding the Housing Element Update process in a Frequently Asked Questions (FAQ) document, and the page is frequently updated with any relevant information, such as new surveys or meeting notices. Links to the recorded Planning Commission Study Session meetings on the Housing Element and the community meetings are also archived on this page.
2. Housing Element Staff Contact
Staff created a dedicated email address
([email protected]) to field inquiries and to communicate directly with the public about the Housing Element Update. Members of the public were able to request that they were added to the “interested parties list” for this project, and staff has City of Beverly Hills General Plan
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collected 78 email addresses. In addition, staff included the following groups or individuals in email lists:
The Beverly Hills Unified School District
The Beverly Hills Rotary
Local religious institutions
Residents that expressed interest in the mixed use overlay zone or other housing related policy issues
Known property owners in the mixed use overlay zone area Contacts at local newspapers
Any important updates or upcoming events related to the Housing Element Update (such as any scheduled study sessions or community meetings) are sent out to this interested parties email list.
DE. Summary of Comments Received
The Draft Housing Element document was made available to the public in May 2021 for review. The draft was posted on the City webpage, included in the Planning Commission packet for the May 27, 2021 meeting, and discussed at the May 27, 2021 Planning Commission meeting. Public noticing was completed in order to inform the public and interested parties that the draft document was available.
Throughout the Housing Element update process a number of comments from interested parties have been received. These comments informed meetings held on the Housing Element update as well as the contents of the Housing Element document. A majority of the comments came from the two surveys conducted online.
Verbal and written comments were received from community members during and as a result of public meetings and community meetings, and written comments were received from “Abundant Housing LA”/”YIMBY Law” and “How the West Was Saved”. In summary the themes of the comments received include:
Desire to see more action from the City related to encouraging ADUs and informing and educating the public on the process for building ADUs
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Concerns that there is a shortage of affordable housing in the community and that many members of the community are
overpaying for housing
Concerns that development could lead to impacts to
neighborhood character
Concern that the draft Housing Element document did not accurately assess the capacity for housing in the sites inventory and that adequate reforms are not proposed to address
constraints to development or adequately promote
development near planned transit stations or in the mixed use zone
Concern that the housing element does not affirmatively further fair housing
Desire to see old office buildings repurposed for housing Desire to see housing for seniors
Desire to see no change in current zoning regulations In order to address these comments several programs were incorporated into the Housing Element document and changes were made to the draft Housing Element document. The City has incorporated programs and implementation strategies to encourage ADU production and enhance outreach to property owners about the potential to build ADUs on their property. The City has included programs and implementation strategies to continue the existing inclusionary housing program and also explore a local density bonus program to provide incentives, which would impact multi-family and mixed use zoned properties, many of which are near high quality transit and future subway station areas. The City has attempted to balance the need for housing with the desire to retain the distinct characteristics of existing residential neighborhoods through many of the policies included in the General Plan, and through the establishment of the mixed-use overlay zone, which would allow for the development of new housing without impacting the character of existing multi-family or single-family zones. Further, additional programs and analysis has been included in the Housing Element to address the concerns that the Element does not adequately address fair housing.
Attachment 3
Addendum to Adopted Mitigated
Negative Declaration
ADDENDUM
TO
MITIGATED NEGATIVE DECLARATION
State Clearing House No. 2021090102
Project Title
City of Beverly Hills 2021-2029 Housing Element
Lead Agency and Address
City of Beverly Hills
Community Development Department
455 N. Rexford Drive
Beverly Hills, CA 90210
Contact Person and Phone Number
Chloe Chen
Senior Planner
Community Development Department, City of Beverly Hills (310) 285-1194
Project Location
The Project encompasses the entire City of Beverly Hills.
Background
This document is an Addendum to the Initial Study/Mitigated Negative Declaration (IS/MND) prepared for the update of the Housing Element of the General Plan for the 2021-2029 planning period (6th Cycle), which was adopted by the City of Beverly Hills on October 12, 2021(the “original Project”) per City Council Resolution No. 21-R-13370 (State Clearinghouse No. 2021090102). The IS/MND document, inclusive of exhibits, is hereby incorporated by reference, .
The IS/MND for the original Project studied the potential environmental effects on aesthetics, agriculture and forest resources, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, recreation, public services, transportation, tribal cultural resources, utilities and service systems, wildfire, and mandatory findings of significance. The IS/MND found that the original Project would not result in significant impacts to agriculture and forest resources, and mineral resources, and less than significant impacts, with certain mitigations, related to aesthetics, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, population and housing, Addendum to Mitigated Negative Declaration
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transportation, public services, recreation, tribal cultural resources, utilities and service systems, and wildfire.
Since the adoption of the IS/MND, the City has made revisions to the original Project, in order to address the comments provided by the State Department of Housing and Community Development (HCD). This addendum to the adopted IS/MND addresses the minor technical changes or additions made to the adopted 2021-2029 Housing Element (the “Amendments”), which will be considered for by the City Council.
Statutory Requirements
Section 15164 of the California Environmental Quality Act (CEQA) Guidelines allows for a lead agency to prepare an addendum to an adopted negative declaration or environmenta impact report (EIR) if only minor technical changes or additions are necessary or if none of the conditions described in Section 15162 calling for the preparation of a subsequent EIR or negative declaration have occurred. Pursuant to CEQA Section 15162, no subsequent negative declaration shall be prepared for the project unless the lead agency determines, on the basis of substantial evidence in the light of the whole record, one or more of the following:
(1) Substantial changes are proposed in the project that will require major revisions of the previous negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or, (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
b. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant Addendum to Mitigated Negative Declaration
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effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
This Addendum evaluates the Amendments and demonstrates that these revisions consist of the addition of information and minor technical changes, and therefore, do not meet any of the requirements set forth in Section 15162. This Addendum will be considered by the decision making body in conjunction with consideration of the Amendments to the adopted 2021-2029 Housing Element.
Project Description
The State of California requires every jurisdiction to include a Housing Element in its General Plan. The Housing Element must contain an analysis of the housing needs of all economic segments of the community, including persons with special needs, as well as goals, policies, programs and objectives to address those needs. It is a guide for providing housing opportunities and services for all household types and income groups in the City. State law requires that the City update its Housing Element every eight years, with this update to cover the 2021-2029 planning period, also known as the 6th Cycle of Housing Elements.
As required by State law, the Housing Element includes a Housing Plan, which establishes goals, policies, programs and quantified objectives for addressing the City’s housing needs during the 8- year Housing Element planning period. The Housing Plan is based upon the City’s analysis of a variety of issues that affect current and future residents of Beverly Hills, and contains policies and programs to address and guide the future development of housing in the City. The Housing Element data and analysis is presented in five appendices to the Housing Element:
• Appendix A includes analysis of the City's demographic characteristics and housing needs • Appendix B includes analysis of potential constraints to meeting the City's housing needs • Appendix C includes an evaluation of resources and opportunities available to address housing needs
• Appendix D provides a review of the City’s accomplishments during the previous planning period and the effectiveness of current policies and programs in meeting housing needs • Appendix E describes the public participation process for the Housing Element update A summary of the changes included in the Amendments to the adopted Housing Element is provided below:
Revisions to the Housing Plan
The majority of revisions made to the 2021-2029 Housing Element since it was adopted on October 12, 2021 consist of amending the policies and programs in the Housing Plan by providing a greater level of detail regarding the policy commitments, adding more information about actions the City has taken (or is currently undertaking) in relation to such policies and programs, and adding more specific timelines for when the City shall implement and accomplish certain actions in the policies and programs. In addition, the Housing Plan was revised with more robust information and Addendum to Mitigated Negative Declaration
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policies/programs related to the Affirmatively Furthering Fair Housing (AFFH) discussion, which is contained in Appendix A of the Housing Element. These changes include, but are not limited to the following:
• Policy H 1.5 has been revised to add that the City shall monitor the potential loss of existing residential units due to redevelopment, which is in line with the City’s goal to preserve existing housing stock and enact renters’ protections.
• Policy H 2.1 has been revised to state that incentives to promote the construction of affordable housing shall include the reduction of fees for projects that include a certain percentage of affordable housing units.
• Policy H 2.4 has been revised to state that regulatory incentives shall be provided to promote the construction of accessory dwelling units (“ADUs”). • Policy H 4.3 has been revised to state the City shall conduct a housing development fee study in order to provide fee waivers for entitlement and permitting costs for affordable, senior, and workforce housing.
• Implementation Program (“Imp”) 9.3 has been updated with a more details regarding the Handyworker Program and the goal to re-establish this program by 2025, and a commitment to provide alternative programs by 2026 if such program is not re-established; • Imp. 9.5 has been revised to include additional action items such as a study session with the Planning Commission by 2025, and to discuss a potential in-lieu fee with the Planning Commission for commercial and residential developments by 2026. Additional background information about studies the City has previously conducted is also included. • Imp. 9.6 has been revised to include more extensive background information regarding the City’s Rent Stabilization Division, and the services provided by this team to the community. This program has also been updated with additional actions that the City will complete, and specific timeframes for completion.
• Imp. 9.7 has been revised to provide further information about existing housing units for seniors that are built on City-owned land, the existing agreement terms for these units, and more information regarding the City’s affordable housing program and the number of affordable units proposed in the pipeline. In addition, this program now includes commitments to monitor and discourage the displacement of residential units, and specific actions that the City shall take to achieve this. It also includes a specific commitment to maintain affordable housing at the Menorah Housing Foundation senior housing project, even after the affordability covenant expires;
• Imp. 10.1 has been revised to update the timeframe to a specific date. • Imp. 10.3 has been revised to include additional action items and a specific timeframe, as well as an update to the responsible staff who will work on this item. • Imp. 10.4 has been revised to include specific timeframes for amending the City’s regulations related to ADUs as follows:
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o The City shall adopt an ordinance to revise ADU regulations by 2024 in singlefamily residential zones to exceed state required minimums; o The City will provide pre-checked ADU plans for use by the public by 2025, and will revisit the ADU regulations in 2025 if production falls below the target set in the sites inventory analysis (in Appendix C); and
o The City shall adopt regulatory incentives by 2026 to further encourage ADU production if the City does not permit 20 or more new ADUs each year; • Imp. 10.6 has been revised to include a reference to Imp. 9.7, with additional information regarding an action item and timeframe.
• Imp. 11.1 has been revised to include numerous new policies related to the AFFH discussion, including programs and actions to target: Housing Mobility Strategies, New Housing Choices and Affordability in Areas of Opportunity, Place-based Strategies to Encourage Community Conservation and Revitalization, and Protecting Existing Residents from Displacement. This information is also included in Appendix A of the Housing Element, in the AFFH discussion section.
• Imp. 11.5 has been revised to include a commitment to assess potential barriers in existing regulations to persons with disabilities, and consider amending the definition of “family” in the zoning code and change the zoning standards as may be necessary to continue allowing group homes in a manner consistent with state law by 2024. It also includes a commitment to implement and educate the public regarding the reasonable accommodation option when appropriate;
• Imp. 12.1 has been revised with minor language changes, and the addition of action items with timelines to achieve the stated program goals, such as a review of the mixed use overlay zone regulations. It also specifically includes a commitment to adopt changes to the mixed use overlay regulations by 2024 if there are not five or more pending or approved mixed use projects by such time;
• Imp. 12.2 has been revised to include more specific language and timeframes; and • Imp. 12.3 has been revised to include additional background information regarding recently approved housing projects in the City and the proposed versus maximum density allowed on each site and action items.
The policies and programs have been revised based on the comments provided by HCD, which are intended to help address potential constraints to and further incentivize the development of housing in the City. As detailed above, the changes mostly consist of adding further background information and context, and new action items and timeframes for such actions to be completed.
None of the minor changes to programs will result in the modification of development patterns or change the pattern of land uses established in the General Plan Land Use Element. Therefore, the changes to the Housing Plan will not result in changes to the significance findings in all of the environmental issue areas studied in the IS/MND.
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Revisions to theAffirmatively Furthering Fair Housing (AFFH) Discussion and Assessment of Fair Housing (Appendix A of the Housing Element)
The AFFH discussion section of the Housing Element in Appendix A is a new requirement for this cycle of the Housing Element Update, per Assembly Bill (AB) 686. This bill requires that the Assessment of Fair Housing includes the following:
• Include a program that affirmatively furthers fair housing and promotes housing opportunities throughout the community;
• Conduct an assessment of fair housing including a summary of fair housing issues and analysis using available federal, state, and local knowledge and data; and • Link the Housing Element Land Inventory and Identification of Sites to the evaluation resulting from the AFH and AFFH analysis.
The AFFH section revisions has incorporated the following information:
• A discussion and identification of fair housing issues, which involves research and outreach to stakeholders and community groups involved in housing issues (i.e. “local knowledge and data”);
• An assessment of fair housing in the City, including issues identified from the outreach efforts and the historical development of the City, that informs policies and programs specifically designed to address such issues and AFFH topics; • Additional information regarding the City’s efforts to address fair housing issues. • A historical overview of the development of the City; • The identification of three major factors that may have contributed to historical patterns of unequal access;
• An explanation of the outreach design methodology and interview questions, and synopsis of interviews conducted with stakeholder groups;
• Maps with information related to fair housing issues; • A summary of fair housing issues and local conditions, including themes and issues identified from the outreach efforts; and
• A list of new and/or revised policies and programs specifically designed to address the fair housing issues identified, which has been included in Appendix A and copied into the Housing Plan.
Since this discussion only intends to provide greater background information and context, and also includes new action items to be completed by the City, none of these changes will result in the modification of development patterns or change the pattern of land uses established in the General Plan Land Use Element. Therefore, the changes to the AFFH will not result in changes to the significance findings in all the environmental issue areas studied in the IS/MND.
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Revisions to the Discussion of Potential Constraints on Housing Production and Conservation (Appendix B of the Housing Element)
Appendix B discusses all of the potential constraints that may affect the production and conservation of housing in the City. In response to HCD’s comments, this discussion has been revised to include more information and explanation about current development trends, and cross references to information included elsewhere in the Housing Element. These revisions have been made to include the following information:
• Additional information regarding the City’s inclusionary housing requirement, and how this interacts with the implementation of existing state law requirements and with current development trends;
• Additional information regarding the City’s current ADU permitting trends, and a cross reference regarding a commitment to further encourage ADU construction through regulatory incentives;
• Additional information regarding recent state laws affecting parking requirements for projects;
• Revisions to development trend information, such as the addition of data for newer multifamily residential development projects; • Further information and analysis related to longer-term development trends in the City and whether existing regulations act as constraints to development/redevelopment; • Additional information related to the Mixed Use Overlay Zone regulations, and proposed projects that include housing and are currently being processed by the City; and • Cross references to changes in the Housing Plan that relate to topics in this Appendix, such as ADU incentives and changes to remove regulations that may act as barriers for persons with disabilities.
Revisions to the Sites Inventory (Appendix C of the Housing Element) State Housing Element law requires each city and county to identify and analyze existing and projected housing needs in its jurisdiction and prepare goals, policies, and programs to encourage the development, improvement and preservation of housing (Government Code 65580-65589).
The programs developed are meant to help the city meet its “fair share” of housing needs, as determined by the State and allocated by the Southern California Association of Governments (SCAG) through the Regional Housing Needs Assessment (RHNA) Allocation. The City’s RHNA for the 2021-2029 planning period is a total of 3,104 units.
The sites inventory, also known as the “land inventory”, is a list of parcels that the City has identified as land that is suitable and available for residential development. The sites inventory must include enough parcels that can accommodate the City’s RHNA allocation of a total 3,104 units, which is further divided into unit allocations at different levels of affordability, including units that are affordable to very low, low, moderate, and above moderate rate units. State law Addendum to Mitigated Negative Declaration
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pertaining to Housing Elements has added more requirements for the sites inventory for the 6th Cycle than in previous housing cycles, including a requirement to provide substantial evidence that the level of housing development anticipated by the sites inventory will reasonably occur during the upcoming planning period (2021 to 2029) and that the calculation of the residential unit capacity on each site is realistic, based on market conditions and similar types of developments that have been completed. As a result of these requirements, the sites inventory has been revised after an individualized review of the parcels that included a windshield survey and online research.
These changes include removing parcels that meet the criteria listed below, reviewing and revising the description of existing land uses for each parcel, and noting whether any on-site conditions or research warranted keeping certain parcels in the sites inventory, even if such parcels met some of the criteria for removal. The criteria for keeping certain parcels in the sites inventory is also shown below.
Criteria for removal of parcels from the sites inventory:
• Parcels with existing commercial buildings that were more than three stories tall (not including parking levels that are above-ground);
• Parcels with existing commercial buildings that were recently renovated or looked more modern (indicating they were constructed or significantly remodeled more recently); • Parcels with existing commercial buildings that contained medical uses, especially larger buildings and those containing surgery centers or are occupied by prominent medical groups (i.e., Cedars-Sinai, UCLA Health, etc);
• Parcels with existing commercial buildings that contained uses unlikely to be discontinued due to their rarity or the restrictions related to establishing this type of use, such as certain types of car dealerships and vehicle service centers, schools or educational institutions, gas stations, religious uses, etc.; and
• Parcels for which entitlements were recently approved or are under review.
Criteria for keeping parcels in the sites inventory:
• Evidence of a lack of investment in the property, such as lack of maintenance, or lack of recent upgrades and improvements on the property;
• For lease or for sale signs or advertisements online that indicate a higher rate of vacancies and/or turnover of spaces;
• Parcels with underutilized improvements, such as those with one- or two-story buildings (not including any above-ground parking levels) that do not cover the entire lot, and may include surface parking lots;
• Large parcels that would not require lot assemblage in order for a developer to convert or redevelop the site, even if these parcels contain buildings that are greater than three stories because the adaptive reuse regulations in the mixed use overlay zone that allows existing commercial buildings to be converted to residential uses without complying with otherwise applicable multi-family zoning standards;
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• Parcels with existing commercial buildings that are higher than three stories, but have the potential to be converted to residential uses as a result of their regular floor plan development, and regular window patterns; and
• Parcels that are narrow but located adjacent to other underutilized parcels that could be reasonably combined for one unified development.
As a result of these revisions to the sites inventory, the total number of units has decreased from 7,930 units to 5,925 units that could be constructed on the parcels listed in the inventory. However, the City is still able to accommodate for the RHNA numbers and quantified objectives through programs included in the Housing Element. Since no changes have been made to the sites inventory that have increased development potential, none of these changes will result in the modification of development patterns or change the pattern of land uses established in the General Plan Land Use Element. Therefore, the changes to the sites inventory will not result in changes to the significance findings in all the environmental issue areas studied in the IS/MND.
Other Minor Revisions and Addition of Information
Other minor changes to the Housing Element appendices are briefly described below.
Appendix A: Other minor changes include the addition of further information related to existing senior housing units on City-owned land and the existing agreement terms for these units.
Appendix B: Additional background and clarifying information related to the topics of the Architectural Review process, and biological resources in the City has been included. Other minor changes to language, and revisions to ensure consistency with changes to the Housing Plan policies and programs (including cross references to specific programs) have been made.
Appendix C: Information related to the sites inventory has been revised in the text of this Appendix, and updates to summary tables related to the sites inventory have been updated to ensure consistency with the changes to the sites inventory. Additional information was also included related to past and current multi-family residential entitlement and development activity in the City, as well as cross references to updated programs related to the discussion in this Appendix (such as regulatory incentives for ADU development).
Appendix D: Minor revisions to ensure consistency with information presented in the Housing Plan have been made, such as the addition of background information related to the City’s Rent Stablization Division program activities.
Appendix E: Additional information has been included to ensure consistency with the AFFH discussion in Appendix A, as the outreach section now also includes information regarding the interviews with community representatives. Other revisions include the addition of background information regarding community meetings that were performed during the outreach process.
As detailed in the above sections, the Amendments to the adopted 2021-2029 Housing Element consist of minor changes and revisions, as well as the addition of new information.
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Review of Environmental Impacts and Determination
An analysis of the Amendments, changes in circumstances, and any new information since the certification of the previous IS/MND has been completed to determine if any new environmental impacts could occur. The environmental analysis and conclusions provided in the IS/MND remain current and applicable to the Amendments. All potential impacts in the CEQA Environmental Checklist were considered during the preparation of this Addendum, and it has been determined that no new or substantial increase in impacts would result from the minor revisions made to the 2021-2029 Housing Element. Nothing in the Amendments will result in greater impacts to the aesthetics, agriculture and forestry resources, air quality, biological resources, cultural resources, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation and traffic, utilities and service systems or mandatory findings of significance topic areas studied in the project’s IS/MND.
Further, the modifications proposed for the Housing Element are minor and none of the conditions outlined in CEQA Section 15162 have occurred as explained below, specifically:
(1) No substantial changes are proposed in the project that will require major revisions of the previous negative declaration due to the involvement of new, significant environmental effects or a substantial increase in the severity of previously identified significant effects.
The Amendments include only minor technical changes and the addition of further information to the adopted Housing Element. The vast majority of these changes reflect revisions to the policies and programs in the Housing Plan, an expanded discussion related to Affirmatively Furthering Fair Housing (AFFH) and an Assessment of Fair Housing, and the removal of parcels from the sites inventory. The Amendments do not include modifications to development patterns or changes in the pattern of land uses established in the General Plan, and do not include changes that affect where housing is allowed to be constructed in the City. The previous version of the sites inventory included all of the parcels in the mixed use overlay zone, which was adopted in 2020, and a small number of multi-family residentially zoned parcels. The current version of the sites inventory has been updated to remove sites that were previously identified to accommodate housing units, and the total number of units accommodated in the sites inventory has been revised from 7,930 to 5,925 units. The Amendments do not propose or contemplate specific development projects. Although goals and policies in the plan may result in future actions that could have environmental effects, there is not any information available to allow for meaningful environmental analysis at this time. Environmental review of any implementing actions would occur at that time when project details are known. The adoption of the Amendments to the adopted Housing Element will not result in any direct changes to the physical environment.
(2) No substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous negative declaration due to Addendum to Mitigated Negative Declaration
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the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects.
It has been determined that no substantial changes have occurred with respect to the circumstances under which the project is undertaken, and thus no major revisions of the previous negative declaration are necessary. The Amendments include only minor technical changes and the addition of information to the adopted Housing Element, and will not cause any significant effects to the environment. Since both the adopted Housing Element and the Amendments result in a sites inventory that includes a surplus of housing units to accommodate the City’s RHNA allocation, and do not require any changes in land use designations or zoning, they are therefore within the scope of the current General Plan development scenario. Thus, no significant changes have occurred since adoption of the IS/MND for the adopted 2021-2029 Housing Element.
(3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the negative declaration was adopted, shows any of the following:
a. The project will have one or more significant effects not discussed in the previous EIR or negative declaration;
Analysis of the Amendments indicates that there is no new information of substantial importance, which was not known at the time the IS/MND was adopted in October 2021 that shows the project will have significant effects on the environment, or effects that will be substantially more severe than shown in the IS/MND.
b. Significant effects previously examined will be substantially more severe than shown in the previous EIR;
No significant effects were previously identified and no EIR was previously prepared. c. Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or
No significant or potentially significant effects were identified for the previously adopted IS/MND. The Amendments do not include changes to the development potential, but rather consist of a reduction in the number of sites included in the inventory. The development potential analyzed in the adopted IS/MND was for the maximum potential development of all of the sites included in the sites inventory, which has not changed as a result of removing parcels from the sites inventory. As a result, no additional mitigation measures or alternatives were necessary.
d. Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
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No significant effects were identified for the adopted IS/MND, however, the IS/MND concluded that less than significant impacts, with certain mitigations, would result for aesthetics, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, noise, population and housing, transportation, public services, recreation, tribal cultural resources, utilities and service systems, and wildfire. The Amendments do not include changes to the development potential, but rather consist of a reduction in the number of sites included in the inventory. The development potential analyzed in the adopted IS/MND was for the maximum potential development of all of the sites included in the sites inventory, which has not changed as a result of removing parcels from the sites inventory. As a result, no additional mitigation measures or alternatives were necessary.
Conclusion
Given the analysis presented in this Addendum, it is therefore found that the Amendments to the adopted 2021-2029 Housing Element would not result in a measurable increase in environmental impacts over what was previously analyzed in the adopted IS/MND for the adopted 2021-2029 Housing Element. There are no changes with respect to the circumstances under which the project is undertaken that will require revisions to the previous IS/MND. Therefore, pursuant to CEQA Guidelines Section 15164, an Addendum to the IS/MND is appropriate and has been prepared to document the minor technical changes and addition of information that have been included in the Amendments to the Housing Element of the City of Beverly Hills General Plan. .
____________________________ February 14, 2023
CHLOE CHEN, SENIOR PLANNER
Attachment 4
HCD Comment Letter – 1-14-2022
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
January 14, 2022
Ryan Gohlich, Director
Community Development Department
City of Beverly Hills
455 North Rexford Drive, First Floor
Beverly Hills, CA, 90210
Dear Ryan Gohlich:
RE: City of Beverly Hills’ 6th Cycle (2021-2029) Adopted Housing Element Thank you for submitting the City of Beverly Hills’ (City) housing element adopted October 12, 2021 and received for review on October 18, 2021. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review.
The adopted housing element addresses most statutory requirements described in HCD’s July 30, 2021 review; however, additional revisions are necessary to fully comply with State Housing Element Law (Article 10.6 of the Gov. Code). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.
As a reminder, the City’s 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.
For your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (October 15, 2021), then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).
Pursuant to Government Code section 65583.3, subdivision (b), the City must utilize standards, forms, and definitions adopted by HCD when preparing the sites inventory.
Please note, upon adoption of the housing element, the City must submit an electronic Ryan Gohlich, Director
version of the sites inventory with its adopted housing element to [email protected]. Please see HCD’s housing element webpage at https://www.hcd.ca.gov/community-development/housing-element/index.shtml for a copy of the form and instructions.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City meets housing element requirements for these and other funding sources.
We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Chelsea Lee, of our staff, at [email protected].
Sincerely,
Senior Program Manager
Paul McDougall
City of Beverly Hills’ 6th Cycle Adopted Housing Element Page 1 January 14, 2022
APPENDIX
CITY OF BEVERLY HILLS
The following changes are necessary to bring the City’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at http://www.hcd.ca.gov/community-development/housing-element/housing-element-memos.shtml.
Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at http://www.hcd.ca.gov/community-development/building-blocks/index.shtml and includes the Government Code addressing State Housing Element Law and other resources.
A. Housing Needs, Resources, and Constraints
1. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) The element now includes additional information on outreach conducted, a few maps, and marginal sites analysis for some of the fair housing areas but generally does not address this requirement. Please see HCD’s prior review for additional information and HCD’s data viewer and guidance at https://www.hcd.ca.gov/communitydevelopment/affh/index.shtml.
2. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Parcel Listing: The element now identifies the anticipated affordability levels of units on identified sites, but still does not include revisions to clarify generic descriptions of existing uses of sites identified in the inventory. Please see HCD’s prior review for additional information.
Realistic Capacity: The element now includes minimal discussion that indicates allowable densities in the Mixed-Use Overlay Zone are higher than the default density for the City and lists recently approved projects in the R-4 zone that achieved densities between 30-59 units per acre. However, the element provides no analysis based on land-use controls, environmental constraints, infrastructure, and site improvements to demonstrate the calculation of residential capacity on identified sites. Please see HCD’s prior review for additional information.
Suitability of Nonvacant Sites: HCD’s prior review found the element must include analysis that demonstrates the potential for additional development of nonvacant sites.
City of Beverly Hills’ 6th Cycle Adopted Housing Element Page 2 January 14, 2022
In response, the element adds some information on ILV ratios and market conditions of sites in the Mixed-Use Overlay zone. However, the element does not provide sufficient analysis to demonstrate existing uses will discontinue in the planning period, analyze existing leases or contracts that would prevent redevelopment of sites, or provide evidence of the City’s past experience with converting existing uses to higher density residential development. Please see HCD’s prior review for additional information.
Environmental Constraints: HCD’s prior review found the element must describe any known environmental constraints or other conditions on identified sites that could impact housing development in the planning period. In response, the element now states, “while environmental constraints will require development to incorporate measures to mitigate potential hazards, these constraints are not expected to preclude housing development consistent with the regional housing needs allocation (RHNA),” (p. B-56).
This statement indicates the presence of constraints on sites identified; therefore, the element did not address this finding.
Replacement Requirements: HCD’s prior review found the element includes sites in the Mixed-Use Overlay Zone with existing residential uses. The element was not revised to address this requirement. Please see HCD’s prior review.
Accessory Dwelling Units (ADUs): The element now indicates that an additional 14 ADU permit applications were submitted in September 2021 to justify its projection of 150 ADUs in the planning period. The analysis should be based on permitted ADUs.
Further, the City did not address discrepancies between the City and HCD’s records on ADUs permitted in 2018, 2019, and 2020. The City must reconcile ADU figures with HCD records and rescale assumptions based on permitted ADUs.
3. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. (Gov. Code, § 65583, subd. (a)(5).)
Land-Use Controls: In response to HCD’s prior review to analyze development standards for impacts on achieving maximum densities, the element now includes additional examples of projects recently approved in the R-4 zone. In addition, the element addresses lot assemblage issues, noting that some of the R-4 projects involved singular lots and still achieved high densities. However, revisions added to Program
12.1 (Development Standards) to “study” and “consider” do not result in meaningful actions to address potential constraints on multifamily housing and this analysis.
Fees: In response to HCD’s prior review to analyze fees for impacts on development costs, the element now includes a statement that indicates Program 12.2 (Reduced Fees for Affordable Housing) commits the City to conducting a fee study to assess whether additional waivers can be granted for affordable housing projects. However, City of Beverly Hills’ 6th Cycle Adopted Housing Element Page 3 January 14, 2022
there are no revisions found in Program 12.2, nor is there an evaluation of fees. Please see HCD’s prior review.
Processing and Permit Procedures: In response to HCD’s prior review to analyze its permit and processing procedures for impacts on cost, supply, and built density, the element now adds minor revisions describing the design content of the “Residential Design Style Catalog,” which includes architectural features, materials, and pictures of each design style. These revisions do not address HCD’s findings. Please see HCD’s prior review.
Constraints on Persons with Disabilities:
• Family Definition: In response to HCD’s prior review, which found that the City’s definition of family acts as a constraint on persons with disabilities and is discriminatory, the City responded to HCD by noting that “the City believes that the current definition complies with State law and that no revisions are necessary or appropriate at this time. It is important to recognize that the existing definition is part of an integrated set of land use regulations that has been carefully crafted to protect the integrity of existing single-and-multi-family neighborhoods...” (Exhibit 1, Housing Element Comments and Responses). Based upon the City’s refusal to address these constraints, the adopted element still does not address this finding. Please see HCD’s prior review.
• Group Homes: Similarly, HCD’s prior review found that group homes for seven or more persons are excluded from most residential zones and did not evaluate approval requirements for impacts on objectivity and approval certainty. The City responded to HCD by noting that “the City believes the regulations for group homes for 7+ persons complies with State law” (Exhibit 1, Housing Element Comments and Responses). Based upon the City’s response, the adopted element still does not address this finding. Please see HCD’s prior review.
4. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, the requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584. (Gov. Code, § 65583, subd. (a)(6).)
HCD’s prior review found the element must address requests to develop housing at densities below those anticipated in the sites inventory and the length of time between receiving approval for housing development and submittal of application for building permits. The element was not revised to address this requirement. Please see HCD’s prior review for additional information.
5. Analyze existing assisted housing developments that are eligible to change to non-lowincome housing uses during the next 10 years due to termination of subsidy contracts, City of Beverly Hills’ 6th Cycle Adopted Housing Element Page 4 January 14, 2022
mortgage prepayment, or expiration of use restrictions. (Gov. Code, § 65583, subd. (a)(9) through 65583(a)(9)(D).)
HCD’s prior review found the element must estimate the total costs of preserving at-risk units that are in danger of converting to market-rate during the next ten years. In response, the element presents confounding information that the earliest date of conversion for the Beverly Hills Senior Housing project is 2028 and is “technically classified as being at-risk of conversion...”; however, the “City has the right to purchase the upper floor for one dollar in 2041; therefore, this project is not at risk of conversion to market rate.” These revisions do not address HCD’s findings. Please see HCD’s prior review for additional information.
B. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov.
Code, § 65583, subd. (c).)
The element now includes revisions that satisfactorily addresses timeframes for Programs 11.5 and 12.1. However, there are no revisions to Programs 9.3 (Home Repair and Improvement) and 10.3 (Housing Trust Fund). In addition, Program 10,4 (Accessory Dwelling Units) still requires timeframes for creating pre-approved ADU plans and for outreach materials, including an ADU webpage.
2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding A2, the element does not include a complete site analysis, therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs City of Beverly Hills’ 6th Cycle Adopted Housing Element Page 5 January 14, 2022
to address a shortfall of sites or zoning available to encourage a variety of housing types.
3. The housing element shall contain programs which assist in the development of adequate housing to meet the needs of extremely low-, very low-, low- and moderateincome households. (Gov. Code, § 65583, subd. (c)(2).) In response to HCD’s prior review, the element now includes revisions that identify additional actions to assist low-, very low-, low- and moderate-income households in Program 10.6 (Partnerships with Affordable Housing Developers). However, none of these actions have corresponding timeframe commitments for implementation that will result in beneficial impacts during the planning period.
4. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings A3 and A4, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that analysis, the City may need to add programs and address and remove or mitigate any identified constraints. In addition, while the element now includes revisions to Program
12.1 (Development Standards) that commit the City to amendments by 2024, it still contains terms including “studying” and “evaluating” that do not result in beneficial impacts during the planning period.
5. Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).) As noted in Finding A1, the element must include a complete analysis of affirmatively furthering fair housing (AFFH). Based on the outcomes of that analysis, the element must add or modify programs.
6. The housing program shall preserve for low-income household the assisted housing developments identified pursuant to paragraph (9) of subdivision (a). The program for preservation of the assisted housing developments shall utilize, to the extent necessary, all available federal, state, and local financing and subsidy programs identified in paragraph (9) of subdivision (a), except where a community has other urgent needs for which alternative funding sources are not available. The program may include strategies that involve local regulation and technical assistance. (Gov. Code, § 65583, subd. (c)(6).)
City of Beverly Hills’ 6th Cycle Adopted Housing Element Page 6 January 14, 2022
As noted in Finding A5, the element must complete an analysis of units at risk of conversion to market rate during the planning period. The element must add or modify programs based on the outcomes of that analysis.
7. Develop a plan that incentivizes and promotes the creation of ADU that can be offered at affordable rent, as defined in Section 50053 of the Health and Safety Code, for very low, low-, or moderate-income households. For purposes of this paragraph, “ADU” has the same meaning as “ADU” as defined in paragraph (4) of subdivision (i) of Section 65852.2. (Gov. Code, § 65583, subd. (c)(7).)
The element now includes revisions that address some timeframes to actions identified in Program 10.4 (Accessory Dwelling Units). However, other actions still lack specified timeframes other than indicating “throughout the planning period,” including amending the zoning code to remove barriers regarding ADUs in multi-family zones, pre-plan checks and pre-approved ADU plans, and creating an ADU webpage.
C. Public Participation
Include a diligent effort by the local government to achieve public participation of all economic segments of the community in the development of the housing element, and the program shall describe this effort. (Gov. Code, § 65583, subd. (c)(9).) The element now includes revisions that address when the draft was disseminated and how public comments were incorporated. The element also includes clarifying revisions on the types of outreach conducted, including an additional Planning Commission meeting, mailings to property owners, and an ADU survey. However, these revisions are insufficient in demonstrating that all economic segments of the community, particularly low-and moderate-income households and organizations that represent them, were involved in the development of the housing element. Please see HCD’s prior review.
Attachment 5
HCD Comment Letter – 11-28-2022
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
November 28, 2022
Timothea Tway, Director
Community Development Department
City of Beverly Hills
455 North Rexford Drive, First Floor
Beverly Hills, CA 90210
Dear Timothea Tway:
RE: City of Beverly Hills’ 6th Cycle (2021-2029) Adopted Housing Element Thank you for submitting the City of Beverly Hills’ (City) housing element which was adopted October 12, 2021 and received for review on September 29, 2022. The September 29, 2022, revisions are allowed pursuant to Resolution 21-R-13370. Pursuant to Government Code section 65585, subdivision (h), the California Department of Housing and Community Development (HCD) is reporting the results of its review. In addition, HCD considered comments from Californians for Homeownership pursuant to Government Code section 65585, subdivision (c).
The adopted housing element with draft revisions addresses many statutory requirements described in HCD’s January 14, 2022 letter; however, additional revisions are necessary to fully comply with State Housing Element Law (Article 10.6 of the Gov.
Code). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. During the housing element revision process, the City must continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available while considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
Several federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill Timothea Tway, Director
(SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City meets housing element requirements for these and other funding sources.
For your information, some general plan element updates are triggered by housing element adoption. HCD reminds the City to consider timing provisions and welcomes the opportunity to provide assistance. For information, please see the Technical Advisories issued by the Governor’s Office of Planning and Research at:
https://www.opr.ca.gov/planning/general-plan/guidelines.html.
HCD appreciates the hard work and dedication you and your team during the review. We are committed to assisting the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Chelsea Lee, of our staff, at [email protected].
Sincerely,
Paul McDougall
Senior Program Manager
Enclosure
City of Beverly Hills’ 6th Cycle (2021-2029) Adopted Housing Element Page 1 November 28, 2022
APPENDIX
CITY OF BEVERLY HILLS
The following changes are necessary to bring the County’s housing element into compliance with Article 10.6 of the Government Code. Accompanying each recommended change, we cite the supporting section of the Government Code.
Housing element technical assistance information is available on HCD’s website at https://www.hcd.ca.gov/hcd-memos. Among other resources, the housing element section contains HCD’s latest technical assistance tool, Building Blocks for Effective Housing Elements (Building Blocks), available at https://www.hcd.ca.gov/building-blocks and includes the Government Code addressing State Housing Element Law and other resources.
A. Housing Needs, Resources, and Constraints
1. An inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Realistic Capacity: The element did not address HCD’s previous finding. The element must include an estimate of the number of units that can be accommodated on each site in the inventory based on the land use controls and site improvements, typical densities of existing or approved residential developments at a similar affordability level, and on the current or planned availability and accessibility of sufficient water, sewer, and dry utilities. As an example, the element could identify sites in the inventory by zones and relate the characteristics of individual parcels in the inventory to its past track record of recently approved projects by zone to establish its realistic capacity methodology. For sites zoned for nonresidential uses, e.g., commercial and mixed-use zones, the element must describe how the estimated number of residential units for each site was determined. In addition, the estimate must also account for land use controls such as allowing 100 percent nonresidential uses.
Suitability of Nonvacant Sites: While the element now includes additional discussion in Appendix C of the criteria that the City utilized to remove additional parcels in the sites inventory that were unlikely to be redeveloped, it must still support the potential for additional residential development on the sites remaining in the inventory. This is especially significant given that the sites inventory includes parcels that seem to have viable businesses including medical uses, Class A and B office buildings, and stores including a Starbucks, Neiman Marcus, and CVS with little to no analysis on the likelihood of these uses discontinuing during the planning period. Please see HCD’s prior review for additional information. The element should include current market demand for the existing use, provide analysis of existing leases or contracts that would perpetuate the existing use or prevent additional residential development and include current information on development trends and market conditions in the City and relate those trends to the sites identified. While the element includes past experiences City of Beverly Hills’ 6th Cycle (2021-2029) Adopted Housing Element Page 2 November 28, 2022
converting existing uses to higher density residential development, it must relate those trends to the sites identified in the inventory. The element could also consider indicators such as age and condition of the existing structure expressed developer interest, low improvement to land value ratio, and other factors.
Accessory Dwelling Units (ADUs): In response to HCD’s prior review, the element now includes additional information that states 19 ADUs have been permitted in 2021 (pgs.
C-13-14). Even with this additional data, it is not clear if the City’s assumed production level of 150 ADUs will be achievable during the planning period. To further supplement its assumptions, the City may consider adding trends for 2022, in addition to its programs. The City may consider including trends for 2022 to further supplement its ADU assumptions in addition to including actions in Program 10.4 (Accessory Dwelling Units) that aggressively promote and incentivize ADU construction. Further, the City must still reconcile ADU figures with HCD records.
2. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision (c), and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures. (Gov. Code, § 65583, subd. (a)(5).)
Constraints on Persons with Disabilities:
Family Definition: The element continues to not address this finding. Please see HCD’s prior review for additional information.
Group Homes: The element continues to not address this finding. Please see HCD’s prior review for additional information.
3. An analysis of potential and actual nongovernmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the availability of financing, the price of land, the cost of construction, the requests to develop housing at densities below those anticipated in the analysis required by subdivision (c) of Government Code section 65583.2, and the length of time between receiving approval for a housing development and submittal of an application for building permits for that housing development that hinder the construction of a locality’s share of the regional housing need in accordance with Government Code section 65584. (Gov. Code, § 65583, subd. (a)(6).)
Developed Densities and Permit Times: In response to HCD’s prior review, the element now includes revisions in Program 12.3 (Efficient Development Permit Review) to acknowledge that some projects have been approved with lower densities. However, the element must be revised to include the analysis as described in the City’s comment matrix to HCD.
City of Beverly Hills’ 6th Cycle (2021-2029) Adopted Housing Element Page 3 November 28, 2022
B. Housing Programs
1. Include a program which sets forth a schedule of actions during the planning period, each with a timeline for implementation, which may recognize that certain programs are ongoing, such that there will be beneficial impacts of the programs within the planning period, that the local government is undertaking or intends to undertake to implement the policies and achieve the goals and objectives of the housing element through the administration of land use and development controls, the provision of regulatory concessions and incentives, and the utilization of appropriate federal and state financing and subsidy programs when available. The program shall include an identification of the agencies and officials responsible for the implementation of the various actions. (Gov. Code, § 65583, subd. (c).) In response to HCD’s prior review, the element now includes satisfactory revisions to Programs 10.3 (Housing Trust Fund) and 10.4 (Accessory Dwelling Units). However, additional revisions are required to address HCD’s finding for Program 9.3 (Home Repair and Improvement). Specifically, the element cites that The Handyworker Program was discontinued, but should be revised to clarify what actions the City will initiate to “encourage” the reestablishment of the program given that it is intended to provide funding for scheduled accessibility improvements by 2025, and include other actions if funding from this program is not actualized in the planning period.
2. Identify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory completed pursuant to paragraph (3) of subdivision (a) without rezoning, and to comply with the requirements of Section 65584.09. Sites shall be identified as needed to facilitate and encourage the development of a variety of types of housing for all income levels, including multifamily rental housing, factory-built housing, mobilehomes, housing for agricultural employees, supportive housing, single-room occupancy units, emergency shelters, and transitional housing. (Gov. Code, § 65583, subd. (c)(1).)
As noted in Finding A1, the element does not include a complete site analysis; therefore, the adequacy of sites and zoning were not established. Based on the results of a complete sites inventory and analysis, the City may need to add or revise programs to address a shortfall of sites or zoning available to encourage a variety of housing types.
3. Address and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. The program shall remove constraints to, and provide reasonable accommodations for housing designed for, intended for occupancy by, or with supportive services for, persons with disabilities. (Gov. Code, § 65583, subd. (c)(3).) As noted in Findings A2 and A3, the element requires a complete analysis of potential governmental and nongovernmental constraints. Depending upon the results of that City of Beverly Hills’ 6th Cycle (2021-2029) Adopted Housing Element Page 4 November 28, 2022
analysis, the City may need to add programs and address and remove or mitigate any identified constraints. In addition, while the element included program commitments to Program 12.1 (Development Standards), additional revisions are required to fully address HCD’s finding. Specifically, Program 12.1 indicates that the City will “consider an ordinance to streamline the approval process to allow Director-level approvals for Architectural Review of multi-family housing projects with affordable housing…” but this does not demonstrate a specific commitment to address constraints related to permit processing procedures. The program should be amended to include specific and measurable actions to demonstrate a beneficial impact during the planning period.
Moreover, the action to “review the mixed-use overlay zone regulations by 2026 to assess how these regulations have been utilized by projects…” should be revised to an earlier timeframe for implementation so as to result in beneficial impacts during the planning period.
4. Affirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).) Promote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics protected by the California Fair Employment and Housing Act (Part 2.8 (commencing with Section 12900) of Division 3 of Title 2), Section 65008, and any other state and federal fair housing and planning law. (Gov. Code, § 65583, subd. (c)(5).) In response to HCD’s prior review, the element now includes several revisions to Appendix A related to public outreach, contributing factors, other relevant factors, local data and knowledge, and housing mobility and new housing choice strategies.
However, additional information is required to fully address this finding. As an example, many of the program actions listed on pages A-46-50 and in Program 11.1 (Affirmatively Further Fair Housing (AFFH)) are limited to conducting outreach, does not include geographic targeting for program metrics and milestones, and includes language such as “study,” “continue,” or “maintain” that does not result in tangible outcomes that will overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity. Additionally, the element, among other things, must still include an analysis at the local and regional level that assesses data, trends, and patterns for each of the fair housing areas (outreach and enforcement, R/ECAPs and RCAAs, access to opportunity, segregation and integration, and disproportionate housing needs and displacement risk). In addition, the element must also include an analysis demonstrating whether sites identified to meet the Regional Housing Needs Allocation (RHNA) are distributed throughout the community in a manner that affirmatively furthers fair housing. For more information, please visit https://www.hcd.ca.gov/affirmatively-furthering-fair-housing. To assist with the analysis, HCD will also send a sample under separate cover.
5. The housing program shall preserve for low-income household the assisted housing developments identified pursuant to paragraph (9) of subdivision (a). The program for preservation of the assisted housing developments shall utilize, to the extent necessary, City of Beverly Hills’ 6th Cycle (2021-2029) Adopted Housing Element Page 5 November 28, 2022
all available federal, state, and local financing and subsidy programs identified in paragraph (9) of subdivision (a), except where a community has other urgent needs for which alternative funding sources are not available. The program may include strategies that involve local regulation and technical assistance. (Gov. Code, § 65583, subd. (c)(6).) In response to HCD’s prior review, the element now includes additional information in Appendix A on the expiring affordability covenant for the Beverly Hills Senior Housing project (pgs. A-23-24). However, these revisions do not otherwise address HCD’s finding. Program 9.7 (Monitoring Affordable Housing and Residential Displacement) should be revised to clarify that the City intends to maintain the affordability of the project regardless of the expiration of the covenant.
Attachment 6
Matrix of Responses to 1-14-2023 HCD
Letter
September 14, 2022 -1-
Responses to the State Department of Housing and Community Development (HCD) Letter 1-14-2022 City of Beverly Hills 2021-2029 Housing Element
HCD
Comment
(1/14/2022
Letter)
Revised
Draft
Housing
Element
Page No.
HCD Comment Summary Response / Revision:
A. Housing
Needs,
Resources and
Constraints
A.1
Affirmatively
Furthering Fair
Housing
Appendix A
Page A-25
The State requested additional work on this
section due to the change in the law and new
HCD guidance in mid-2021. The requirement
includes the following three components:
1) Include a program that affirmatively
furthers fair housing and promotes
housing opportunities throughout the
community;
2) Conduct an assessment of fair housing
including a summary of fair housing issues
and analysis using available federal,
state, and local knowledge and data;
and
3) Link the Housing Element Land Inventory
and Identification of Sites to the
evaluation resulting from the AFH and
AFFH analysis.
HCD’s response letters dated July 30, 2021, and January 14, 2022, stated that the element did not address the requirement to assess fair housing under the Housing Needs, Resources, and Constraints chapter. As this is a first time requirement in this Housing Element cycle, and because HCD’s guidance on how to satisfy these requirements was being developed and
released over the course of 2021-2022, the City has attempted to further understand the expectations of HCD since receipt of these comments. In response, the City dedicated substantial efforts in the redrafting process to strengthening the Fair Housing Assessment section and Affirmatively Furthering Fair Housing in the Housing Element.
Efforts undertaken to revise the Fair Housing Assessment section included:
Performing research to understand and identify sources of fair housing issues;
Conducting targeted outreach to stakeholder groups
representing vulnerable or underrepresented populations (“local knowledge and data”) including tenant advocacy
groups and housing legal aid organizations (Jewish Family Services, Bet Tzedek, Beverly Hills Renters’ Alliance); Preparing a written assessment of fair housing;
Carefully crafting a comprehensive set of programs and policies to respond to fair housing issues identified.
As a result, the revised Housing Element includes an
overhauled Affirmatively Furthering Fair Housing (AFFH) section, which covers the following contents:
September 14, 2022 -2-
A historical overview of the development of the area now incorporated as the City of Beverly Hills;
Identification of three major factors that may
have contributed to historical patterns of unequal access; An explanation of the outreach design methodology and interview questions;
Synopsis of interviews conducted with stakeholder groups; Summary of fair housing issues and local conditions,
including themes and issues identified;
A. Housing
Needs,
Resources and
Constraints
A.2 Land
Inventory to
Accommodate
the RHNA
Appendix C
Exhibit A (Table
C-3)
The State requested additional information
related to the sites inventory section, which is a
listing of parcels of land that are suitable and
available for residential development. This
inventory should demonstrate the potential for
redevelopment during the planning period, in
order to satisfy the locality’s RHNA (including for
various income levels). This comment also
provided feedback regarding the following
topics:
Parcel listing
The element must include revisions to generic
descriptions of existing uses of sites identified in
the inventory. The description should
demonstrate the potential for additional
development on the listed site.
Realistic capacity
The element must provide analysis that shows
based on land-use controls, environmental
constraints, infrastructure, and site
improvements, that the calculation of
residential unit capacity on parcels in the sites
inventory is realistic. The element should discuss
market conditions that demonstrate there is
interest in the type of development that is
anticipated. For example, this could include
Revisions to the Parcel Listing and Substantial Evidence:
In order to provide substantial evidence that the level of development anticipated in the sites inventory will reasonably occur during the planning period, staff reviewed the sites inventory more closely, and revised the inventory as follows.
The sites inventory has been revised to remove parcels that are not likely to be redeveloped. In order to identify which parcels were to be removed, staff identified certain criteria that made such parcels less likely to be redeveloped. Staff removed parcels that met all or some of the following criteria:
Parcels with existing commercial buildings that were more than 3 stories tall (not including parking levels that are above-ground);
Parcels with existing commercial buildings that were
recently renovated or looked more modern (indicating
they were constructed more recently);
Parcels with existing commercial buildings that contained medical uses, especially larger buildings and those
containing surgery centers or are occupied by prominent medical groups (i.e. Cedars-Sinai, UCLA Health, etc);
Parcels with existing commercial buildings that contained uses unlikely to be discontinued due to their rarity or the restrictions related to establishing this type of use, such as certain types of car dealerships and vehicle service
centers, schools or educational institutions, gas stations, religious uses, etc.; and
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similar projects that have been submitted or
processed.
Suitability of non-vacant sites
The element must include analysis that shows
the potential for non-vacant sites to be
redeveloped, which could include information
to show that existing uses will discontinue in the
planning period. For example, evidence of this
could be analysis of existing leases or contracts
on sites, or previous projects that have
converted existing uses to higher density
residential development.
In addition, based on staff’s discussions with
HCD staff, it appears that HCD primarily would
like to see a discussion regarding the market
conditions that can facilitate the level and
type of development anticipated, substantial
evidence that existing uses will be discontinued
on the listed sites or that the site is ripe for
redevelopment, and regulatory incentives that
allow for and encourage this type of
development. These keywords and
information responsive to these topics are also
used in the responses.
Parcels for which entitlements were recently approved or are under review.
The sites inventory includes a tab named “Revisions to
Inventory” that has a “Field Notes/Existing Conditions & Analysis for Keeping/Removing” column with a short
description of the existing improvements and any notable features that would cause such parcel to be included for potential redevelopment or conversion, or to be removed from the sites inventory.
Previously, the sites inventory included an analysis of the improvement to land value ratio, which demonstrated that there was a likelihood that a certain number of sites could be ripe for redevelopment (if the improvement to land value ratio was lower than 1, the site was generally considered
underutilized). However, HCD’s comment indicated that this criteria was too broad, and so staff reviewed each parcel in the sites inventory more closely and developed more specific criteria to determine the potential for each site. In order to help determine which parcels should remain in the sites inventory as those with the potential for redevelopment or conversion, staff conducted a windshield survey of the areas included in the mixed use overlay zone, and reviewed all of the parcels to understand the existing site conditions more closely. This included a review of the street view of the sites on Google Maps, site visits, as well as reviews of any available data regarding advertisements for leasing space or sale of the property online. Staff determined that certain criteria could indicate a likelihood of redevelopment or conversion and kept parcels that meet all or some of the following criteria:
Evidence of a lack of investment in the property, such as lack of maintenance, or lack of recent upgrades and
improvements on the property;
For lease or for sale signs or advertisements online that indicate a higher rate of vacancies and/or turnover of
spaces;
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Parcels with underutilized improvements, such as those with 1- or 2-story buildings (not including any above-
ground parking levels) that do not cover the entire lot, and may include surface parking lots;
Large parcels that would not require lot assemblage in order for a developer to convert or redevelop the site, even if these parcels contain buildings that are greater than 3 stories because the adaptive reuse regulations in the mixed use overlay zone that allows existing
commercial buildings to be converted to residential uses without complying with otherwise applicable multi-family zoning standards;
Parcels with existing commercial buildings that are higher than 3 stories, but have the potential to be converted to residential uses as a result of their regular floor plan development, and regular window patterns; and
Parcels that are narrow but located adjacent to other underutilized parcels that could be reasonably combined for one unified development.
As a result of this exercise, the total units noted in the sites inventory has decreased from 7,930 units in total to 5,925 units in total that could be constructed on the parcels listed. This provides a surplus of 2,821 units, which is 67% of the City’s RHNA allocation. Based on the criteria evaluated, staff finds that this number of units is more realistic in its reflection of the redevelopment or conversion potential for the parcels
included for RHNA purposes, while still recognizing that the mixed use overlay provides ample additional housing
development opportunities.
Realistic Capacity and Suitability of Non-Vacant Sites:
In order to provide evidence that there is sufficient interest in the type of development anticipated, staff reviewed the mixed use projects that have been previously applied for and approved (even when no mixed use overlay zone was active), as well as recent entitlement application submittals for September 14, 2022
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projects located in the mixed use overlay zone, or the existing multi-family residential areas. In the previous Housing Element planning period (2014-2021), there were a total of 190 multi- family units approved. Already since the beginning of this current Housing Element planning period (2021-2029), there are a total of 444 multi-family units either currently under review in the entitlement process, or in concept review(260 units currently under review and 184 units in concept review).
This demonstrates that there is significant interest in the current market in multi-family housing development, and that the City’s regulations are not precluding this type of development, but are encouraging such projects. In addition, there are already more multi-family residential projects under review now than during the past planning period. There are several projects currently under review in the mixed use overlay zone, and the multi-family residential areas that have been submitted within the past year, indicating an increase of interest in the market for these types of projects.
The following are projects that are currently under review, with a short description of the proposal:
Projects that include multi-family units that are currently under review: 208
N Crescent Drive-4-story, 10-unit apartment (1
very low income unit)
332 S. Doheny Drive - Development Plan Review,
Density Bonus 5-story, 9 units (1 very low income unit) 55N La Cienega Blvd-5-story, mixed use building
with 105 units (11 very low income units)
149-159 S Maple Drive- Development Plan
Review/Density Bonus/R-4 Permit6-story, 29 units (4
very low income units)
444-446 N. Oakhurst Drive- Preliminary Housing
Application -5-story, 27-unit multi-family building (3
very low income units)
227 Tower Drive– New5-story, 10-unit building (1 very low income unit)
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9600 Wilshire Blvd – Specific Plan request to allow a new6-story office building, two new6-story multi-
family residential buildings with a total of 70 units, and the rehabilitation of the historic Saks Fifth Avenue
building
for various commercial uses
Concept Review Applications under review: 8800 Burton Way - 5-story mixed use building with 20 units
244-256 N Clark Drive-6-story, 54-unit senior living
facility
412 N Oakhurst Drive- 50-unit multi-family building on split jurisdiction property partially in Beverly Hills and partially in Los Angeles (along the border) (1 very low income unit)
137S Rexford Drive- 17-unit senior housing
132-144 Spalding Drive- renovation of 132 Spalding
and partial demolition/new construction of 3-story, 5-
unit multi-family building on 144 Spalding
8801 Wilshire Boulevard–6-story, 38-unit mixed
use building (4 very low income units)
Staff has also included a list of recently approved (from 2019 to 2022) entitlements for projects that include housing units, and the number of units included:
9850, 9876, 9900, 9988 Wilshire Blvd– 340 units
9908 S Santa Monica Blvd– 17 units
457 Oakhurst Drive– 6 units
9384 Olympic Blvd– 1 unit
340 S. Rexford Drive– 3 units
152 S. Camden Drive– 4 units (conversion to
condominium)
In addition, staff has also included a list of projects that include housing units for which building permits have been recently issued (from 2019 to 2020), and the net new number of units included:
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340 S Rexford Drive– 3 units
9384 Olympic Blvd– 1 unit
425N Palm Drive– 20 units
250 N. Crescent Drive– 8 units (1 very low income unit) 9200 Wilshire Blvd– 54 units
Regulatory Incentives:
With regards to incentives that may help encourage
redevelopment or conversion of parcels in the sites inventory to mixed use or multi-family residential housing projects, staff has revised certain policies and programs in the Housing Plan.
These included the following:
Imp. 10.4 has been revised to include specific timeframes for amending the City’s regulations related to ADUs. The City shall update the ADU regulations to ensure they are consistent with State law by 2023, and consider
including changes to these regulations that will incentivize the construction of ADUs.
The City will provide pre-checked ADU plans for use by the public by 2025, and will revisit the ADU regulations in 2025 if production falls below the target set in the sites inventory analysis (in Appendix C).
Imp 11.1 has been revised to include the following action: Perform outreach to property owners of parcels located in the mixed use overlay zone to notify them of the ability to redevelop properties with or convert existing buildings to mixed use developments. The housing created in this
zone will result in new units in high opportunity areas that does not displace existing tenants. This outreach will
include a mailed notice and advertising on the City’s
social media accounts and website, and will be
performed by 2023. Imp 12.1 has been revised to include stronger commitments with specified timelines and the following additional actions:
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Simplify modulation requirements for multi-family buildings by 2025
Create an adaptive reuse program by 2028 to more easily allow the conversion of existing commercial structures to residential uses, including existing legally nonconforming hotels in residential areas.
Adopt objective design standards for multi-family housing projects and create materials for multi-family applicants that clearly state design standards by 2026
Consider an ordinance to streamline the approval process to allow Director-level approvals for Architectural Review of multi-family housing projects with affordable housing; bring this topic forward for discussion by the Planning Commission by 2026.
Review the mixed use overlay zone regulations by 2026 to assess how these regulations have been utilized by
projects, and to determine whether further code
changes are necessary to encourage housing and
meeting housing production targets.
Imp. 12.2 has been updated to reflect:
By 2026, the City shall conduct a Citywide fee study, and consider the adoption of modified development fees for
projects that include a certain percentage of affordable housing (to be determined by the study).
As a result of these revised policies and programs, the City will facilitate the redevelopment and conversion of parcels in the sites inventory to mixed use or multi-family projects.
A. Housing
Needs,
Resources and
Constraints
A.2 Land
Inventory to
Accommodate
the RHNA
Page B-55 in
Appendix B
(Environmental
Constraints
section).
Environmental constraints
The element must describe any known
environmental constraints or conditions that
could impact housing development,
especially on sites that are included in the land
inventory. The previous version of the Housing
Element indicates the presence of constraints
The ‘Environmental Constraints’ section now includes an explanation regarding the City’s standard review procedures and requirements that are already implemented to ensure that certain environmental constraints and hazards do not impede development and mitigates any potential adverse
impacts related to potential constraints. This includes but is not limited to a requirement for a seismic study for any
September 14, 2022 -9-
on sites in the land inventory, but did not
address how these may affect development
on these sites.
development that may be affected by a seismic hazard. In addition, the section includes clarifying information, such as that certain environmental constraints that have been
identified may not impact the areas located within the mixed use overlay zone, which contains the majority of the parcels in the sites inventory. For example, the Very High Fire Hazard Severity Zone (VHFHSZ) is located north of Sunset Boulevard, which does not include any parcels in the mixed use overlay zone. Furthermore, the mixed use overlay zone is a built-out area, and is largely an urbanized flat area that would not be severely affected by many of the environmental constraints identified, including wildfire, or landslides. Therefore, this section concludes that the identified environmental
constraints are not expected to preclude housing
development on the sites that are included in the sites inventory.
A. Housing
Needs,
Resources and
Constraints
A.2 Land
Inventory to
Accommodate
the RHNA