Any parcel with a building that is 76 years or older has been highlighted with color on the table.
• Criteria C: Existing FAR: This criteria was calculated based on development trend data from West Hollywood, Santa Monica, and Pasadena for mixed use projects. The data used (existing building square footage and parcel size) was pulled from the from the LA County Assessor site. Based on the project trend data, the average existing FAR for sites that are being redeveloped is 0.95. Any parcel that has an existing FAR of 0.95 or less has been highlighted with color on the table.
• Criteria D: Existing Building Height (Stories): This criteria was calculated based on development trend data from West
Hollywood, Santa Monica, and Pasadena for mixed use
projects. The data used (height of existing buildings) was estimated from Google maps/street view images. Based on the project trend data, the percentages of the 30 existing City of Beverly Hills General Plan
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buildings being redeveloped as part of 27 proposed projects, 43% are 1 story, 37% are 2 story, and 20% are 3 or more stories.
As a result, any parcel with a building that is estimated between 0 to 2 stories has been highlighted with color on the table.
• Criteria E: Lot Coverage (Percentage): Data from the LA County Assessor and the SCAG Regional Data Platform was used to calculate this, which is the building footprint divided by the lot area, and expressed as a percentage. The proposed threshold cutoff for this is 50% of lot coverage or lower, as this could indicate that there is potential for added value if the site is redeveloped, given that there are no or small setback requirements for development in the mixed use zone, and no minimum lot coverage requirements.. Any parcel with 50% of lot coverage or lower has been highlighted with color on the table.
• Criteria F: ½ Mile of Planned Metro Station: This measure was calculated with data provided by the City’s GIS team, and has identified parcels that are within ½ mile of a planned Metro station (Wilshire/La Cienega station, Wilshire/Rodeo station, and Avenue of the Stars/Constellation station). This will be used as an additional criteria that supports the likelihood that a site will redevelop, given the general assumption that the metro stations will help spur development activity as well as provide an amenity for the area. In addition, the proximity to metro stations will support residential development further, as projects can take advantage of reduced parking requirements for
housing development projects (AB 2097). Any parcel within ½ mile of a planned Metro station has been identified with a “Y” and highlighted with color on the table.
• Affordability Level Unit Allocation: Within the category of underutilized sites (Tab 1 of the Sites Inventory), potential units have been allocated to the lower income category based on the City’s existing inclusionary housing requirement, which requires 1 deed restricted affordable unit for projects with 5 to 9 total units (or the payment of an in lieu fee), and 10% of the total units are required to be deed restricted affordable units for projects with 10 or more total units. Since this inclusionary City of Beverly Hills General Plan
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housing requirement would be applied to any of these
projects, this allocation notes the actual number of affordable units that will be required to be provided in such a mixed use project. Based on the inclusionary housing requirement, the number of lower income units allocated for sites that resulted in a total of 5 to 10 units reflects this requirement of 1 unit. For sites that resulted in a total number of units between 11 and 19 units, a total of 2 lower income units were allocated, based on the 10% inclusionary housing requirement, which is rounded up.
For sites that resulted in a total number of units between 20 to 40 units, a 15% calculation of lower income units has been applied because this reflects both the inclusionary housing requirement and the actual percentage of affordable units seen in housing project applications recently processed by the City (calculated by taking the total number of affordable units divided by the maximum number of units allowed by the
zoning on the project site). The remaining number of units on these properties (if any) were allocated to the moderate income category, which also includes the market rate units. For sites that are greater than ½ acre, state law allows the total number of units to be allocated to the lower income category because the underlying density exceeds the default density required by the law. For these sites that are greater than ½ acre on this list, the total number of units allowed have been allocated to the lower income category, as permitted by law.
However, in no instance did this allocation exceed 100 units, which is consistent with the threshold applied to the list of adaptive reuse/conversion properties on Tab 2 of the sites inventory.
To illustrate the demand for mixed-use development in the City, Table C-2 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 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 City of Beverly Hills General Plan
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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.
Table C-2
Approved Mixed Use Projects
Address Number
of Units
Residential & Commercial
Floor Area Total
Units per
Acre
55 N. La Cienega Blvd 105
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
Furthermore, the sites contained in Exhibit A include a significant number of vacant sites or sites used only as surface parking lots, as well as parcels that are partially occupied by surface parking lots. In the previous Housing Element planning period (2014-2021), there were a total of 190 multi-family units approved. Already since the beginning of this current Housing Element planning period (2021-2029), there are a total of 407 housing units proposed in multi-family or mixed use projects either currently under review in the entitlement process, or in concept review (239 units currently under review and 168 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.
Tab 2: Adaptive Reuse / Conversion Sites
Currently, the Mixed Use Overlay Zone allows any existing commercial building within the overlay to be converted (or adaptively reused) into residential housing units, which was not previously allowed prior to the creation of the Mixed Use Overlay Zone in 2020. The conversion regulations also allow a conversion application to request relief from certain mixed use standards if it would not be physically feasible for the existing commercial building to comply with such standards. The standards from which relief may be granted by the reviewing authority include requirements for: parking (which may not apply in cases where state law pre-empts the City from imposing or requiring minimum parking requirements), loading facilities, outdoor living City of Beverly Hills General Plan
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space, commercial-residential transitional setbacks (if the building has legally nonconforming setbacks), and height limits (if the building has legally nonconforming heights). The City will also consider a Zone Text Amendment by the end of 2023 to allow the maximum density for an adaptive reuse/conversion in the Mixed Use Overlay Zone to be calculated with the minimum unit size of 500 SF (with no upper limit on density resulting from this calculation), rather than a calculation based on the lot size. This calculation will be based on the existing building square footage available for conversion, instead of the currently applicable calculation based on the lot size. This calculation is more appropriate for an adaptive reuse/conversion project because it would help determine the maximum number of units that can reasonably fit within the existing building envelope, rather than basing the maximum density on the size of the lot when the building has already been developed on such lot.
Adaptive Reuse / Conversion Criteria
In the conversion (adaptive reuse) category (Tab 2) of the sites inventory, certain existing properties within the Mixed Use Overlay Zone have been selected based on the criteria listed below. A list of these properties with more detailed descriptions of why they have been selected has also been provided in the next section. Properties with existing buildings and improvements that met at least 4 out of the 6 criteria have been kept in this category and allocated units as described.
• Criteria 1 – Age of Building: This list only includes buildings that were built on or before 1970 – at least 53 years or older. At this point, older offices may be less desirable than newer buildings with more updated amenities and office spaces. This
approach eliminates office buildings from 1980s-1990s that may have larger floor plates as this was an era when the use of fluorescent lighting became more widespread and allowed the use of larger floor plates without window access for every area of the building. Buildings constructed prior to this era were designed to have narrower corridor spans so that sufficient natural lighting is provided to all areas of the building. • Criteria 2 – Existing Building Height: Buildings that are 6 or more stories and/or have a height that is 1 or more stories above the currently permitted height limit met this criteria because these are legally nonconforming heights that may not be easily achieved again under current code regulations. This means the building is potentially more valuable as an existing asset City of Beverly Hills General Plan
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and would not be as likely to be redeveloped (because the same height would not be able to be achieved), and therefore may be more likely to be contemplated for alternative uses such as a conversion from commercial to residential/mixed use as a way to preserve the asset.
• Criteria 3 – Qualifying Building Shape: H, O, C, U, L, or oblong rectangle (rectangles that are narrow and have longer sides than they are wide) shapes – these buildings have increased window access and narrower interior spaces so there is not a lot of wasted space once units are created inside. In contrast, buildings that are square shaped will have more interior space without windows that will not be as easy to convert to a residential use. While it is possible for developers to create interior courtyards or lightwells (such as was done in the case study discussed in the NY Times article “How to Solve a 25-Story Rubix Cube”), this adds cost and may not be as feasible for structural reasons etc. and may depend upon the site-specific conditions. Square/cube shaped buildings may be suitable for conversion as long as the depth of the floor plate is not any greater than 60 feet (assuming that units are 40-50 feet deep) because this would allow for the use of most of the interior building space. Any building shape in which there is a narrower width is generally more suitable for residential conversion because this means that there is less interior space that does not have windows.
• Criteria 4 – Window Access: This criteria was applied if the building facades are comprised of windows on at least two sides of the building. Windows along facades are important features that allow conversion to residential more easily because this means that the building will already have
windows for residential units. In particular, windows with three different types of patterns are especially suitable for conversion: curtain walls (where the entire façade is made of windows), punched in windows (where there are slightly
recessed windows with only borders separating them) and ribbon windows (where there are rows of windows separated by horizontal borders), according to an informational study performed by the Gensler Research Institute (“Design
Parameters for Urban Office to Residential Conversion”). These types of windows may be more easily modified to become
operable, or converted to balconies.
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Source: Gensler Research Institute (“Design Parameters for Urban Office to Residential Conversion”)
• Criteria 5 – Building footprint < 30K: and/or maximum building dimension of 75 FEET - Unit depths typically will have a maximum depth of 40-50 feet, and therefore, conversion of the building into residential is more feasible if the narrowest width of the building does not exceed 90 to 100 feet. A similar measure of this is the building footprint, which is correlated to the building floor plate size. A building footprint for an oblong rectangular shaped building of no more than 30,000 square feet would mean that if the maximum width dimension is not greater than 100 feet, that the remaining length is
approximately 300 feet – or other combinations thereof – which are reasonable dimensions for a residential building. The 100- foot width can accommodate a double loaded corridor with units facing out on both sides of the building and a common interior hallway, and a length of 300 feet can accommodate approximately 15 units (with a depth of 20 feet), for a total of 30 units per floor. In order to be more conservative with these criteria, the City has only identified buildings that both have a maximum building footprint of 30,000 square feet and a
maximum width (on the narrowest side) of 75 feet.
• Criteria 6 – 20+ Years Since Significant Renovation: This criteria was met if the building has not undergone a significant City of Beverly Hills General Plan
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renovation (as noted in CoStar and checked against City records) within the last 20 years. If no renovation was on file, then the years defaulted to the original building date. This particular criteria indicates a lack of recent, significant investment into the building, which could indicate that potential redevelopment of the site is more attractive. Buildings that have not undergone significant renovations could also become a liability if the building has not been update to accommodate ADA access. This criteria also indicates that the building could be less desirable for its current uses, as the amenities and features are more outdated and must compete with newer buildings for tenants.
• Calculation of Potential Units in Conversion Projects: The existing Mixed Use Overlay Zone regulations (BHMC section 10- 3-1888), currently allow the conversion or adaptive reuse of existing commercial buildings to a mixed use development project. However, the Mixed Use Overlay Zone regulations currently calculate density based on the area of the lot, allowing a maximum density of 1 dwelling unit per 550 square feet of lot area (or 79.2 dwelling units per acre). The current density calculation is proportional to the lot size, rather than allowing an existing commercial building to create units within the existing building envelope. To address this, the City will be bringing forth a change to the density calculation applicable to conversion/adaptive reuse projects in September 2023, which will allow these types of projects to calculate maximum density based on a minimum unit size of 500 square feet of floor area. This calculation would take the existing building floor area above the first floor of the building (as that area is reserved for commercial uses per the Mixed Use Regulations) and divide it by 500 square feet (the minimum allowed unit size) to determine the maximum density allowed. The Planning
Commission has recently reviewed this proposed change to the density calculation at their meeting of September 28, 2023, and adopted a resolution recommending the proposed
change to the City Council, and this will be scheduled for review by the City Council by the end of 2023.
As such, the maximum density allowed for the list of conversion buildings have been calculated based on the proposed
density change, however, in order to ensure that these
calculations are more realistic, the existing building floor area is reduced by approximately 20% of the total floor area to City of Beverly Hills General Plan
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account for common spaces, hallways, and
elevators/stairwells or other non-rentable areas. In addition, instead of utilizing the minimum unit size of 500 square feet, which would provide the maximum density (and which will be allowable per the proposed change to the regulations), the maximum number of units on each property uses a unit size of 850 square feet, in order to account for the fact that differently sized units may be provided within a project. This figure of 850 square feet is also consistent with the unit sizes of recently proposed mixed use projects. The reduction of the floor area and the increase in the unit size used to calculate the maximum density and number of units allocated to each site provides a more conservative and realistic calculation of how many units might be able to “fit” within the existing building, though the maximum density would technically result in a greater number of units (once the proposed change is
adopted).
• Application of Adaptive Reuse Uptake Filter: In recognition of the fact that the regulations related to adaptive
reuse/residential conversion projects in the MUOZ is relatively new, and there has only been one adaptive reuse project approved, the total number of units allocated to these
properties has been adjusted down with the application of a filter. While the 850 square foot-density calculation results in a total of 1,288 units that could be accommodated on the sites in the residential conversion category, the filter makes this total unit estimate more conservative by reducing the total unit calculation on each site by 42%. The application of this filter results in a reduction of the total unit count from 1,288 to 747 units on sites identified for potential residential conversion. This filter intends to reflect that, while the identified sites are strong candidates for adaptive reuse development, given the limited track record of adaptive reuse in Beverly Hills there may be some uncertainty in the redevelopment of these sites. This more conservative filter reduces the reliance of the sites inventory on these adaptive reuse sites to accommodate the City’s RHNA allocation.
• Affordability Level Unit Allocation: The potential units calculated for the list of conversion sites have been allocated to either the lower income or moderate/market rate income categories based on the following. For sites that are greater than ½ acre, state law allows the total number of units to be City of Beverly Hills General Plan
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allocated to the lower income category because the
underlying density exceeds the default density required by the law. For the sites that are greater than ½ acre on this list, a maximum of 100 lower income units have been allocated, with the remainder of units allocated to the moderate/market rate income category. This allocation is intended to reflect a mix of levels of affordability of units that might be provided within a mixed use project. The City’s existing inclusionary housing requirement requires 1 deed restricted affordable unit for projects with 5 to 9 total units (or the payment of an in lieu fee), and 10% of the total units are required to be deed restricted affordable units for projects with 10 or more total units. The lower income unit allocation for sites that are less than ½ acre on this list reflects the inclusionary housing requirement calculation, and is noted in the “inclusionary less than ½ acre” column.
List of Buildings Identified for Potential Conversion (Adaptive Reuse) from Commercial to Mixed Use
The City has compiled a list of buildings that have been identified as potential candidates for conversion from commercial uses into mixed use developments, which meet criteria identified as supporting the likelihood of redevelopment and adaptive reuse into mixed use developments. These criteria are supported by research and previous adaptive reuse projects in the City or the greater Los Angeles region.
The below list provides more details on each of the properties in order to support the likelihood of redevelopment into adaptive reuse projects.
CoStar Ratings8 - According to CoStar, the 5-star rating system used in their data is designed to be a more universal rating system that assesses properties based on several features, including: architectural features, structural and systems specifications, amenities, site and landscaping treatments, third party certifications and detailed property type specifics. This information is collected by CoStar Research and is utilized across their national database of properties.
This rating system is intended to provide a better comparison and understanding of building/property quality across markets, in contrast
8 http://buildingratingsystem.com/
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to the Class A, B, or C ratings, which may be more localized within the market region (comparative within the local market). Thus, the below list provides the CoStar 5-star rating, as well as the Class rating, in order to provide a more accurate picture of the property conditions. _______________________________________________________________ 144 S Beverly Drive
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• Built: 1962
• Renovated: N/A
• Class Rating: Class B
• Floor Area: approximately 35,235 SF
• Parcel Size: 6,069 SF
• Existing tenants: a law firm, investment firm, architectural firm, skincare company, and entertainment company, fashion
brand, and bank.
• CoStar Rating: 2-stars out of 5 stars
• Other conditions: this building is narrow and is an oblong rectangular shape, with a regular window pattern, and
appears to have rooftop outdoor space and balcony areas that could become amenities for residential uses
_______________________________________________________________ 291 S. La Cienega Blvd
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• Built: 1956
• Renovated: 1990
• Class Rating: Class B
• Floor Area: approximately 35,248 SF
• Existing tenants: law firms, investment firms, a talent agency, a design firm, an insurance agency, and an acupuncture office. • CoStar Rating: 3-stars out of 5 stars
• Other conditions: this building is a trapezoidal shape, but has an undulating, organic form on the first floor that provides a distinctive separation from the rest of the building. The upper floors have horizontal separations with setback windows, which lends to the conversion of these areas to balconies or open space. The building has good window coverage, with windows on several sides. The building is in very close proximity to the proposed La Cienega/Wilshire metro station, which may help spur redevelopment.
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132 S Rodeo Drive
• Built: 1962
• Renovated: 1994
• Class Rating: Class B
• Floor Area: approximately 42,000 SF
• Vacancy Rate: approximately 26% of the total building area • Existing tenants: law firms.
• CoStar Rating: 3-stars out of 5 stars
• Other conditions: This building has a narrow, oblong
rectangular shape, and has windows along all sides that are not abutting another building. The vertical window pattern is a City of Beverly Hills General Plan
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ribbon window, which has been identified as a window pattern by Gensler Research as one that is apt for residential uses. _______________________________________________________________ 8383 Wilshire Blvd
• Built: 1971
• Renovated: 1993
• Class Rating: Class B
• Floor Area: approximately 426,106 SF
• Existing tenants: various professional and service uses, such as a charitable foundation, an exercise studio, entertainment companies, law firms, financial investment firms, real estate City of Beverly Hills General Plan
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management firm, an insurance company, and a business
management firm.
• CoStar Rating: 4-stars out of 5 stars
• Other Conditions: This building has been identified as potentially historic, which means that it may qualify for use of tax incentives and more flexibility with zoning and building code requirements. The building has an unusual shape, which is similar to a “Y”, with three equal length arms that extend from the center. Although the building is large, the shape provides extensive window coverage on all sides of the building. In addition, there are open areas on the property that can be easily converted into private open space or other amenities for the building.
_______________________________________________________________ 8447 Wilshire Blvd
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• Built: 1963
• Renovated: 1963
• Class Rating: Class B
• Floor Area: approximately 96,355 SF
• Existing tenants: talent agencies, entertainment companies, a real estate development firm, real estate agencies and
investment firms, and a marketing agency.
• CoStar Rating: 3-stars out of 5 stars
• Other Conditions: This building has a shape that jogs along the front façade, with one portion protruding further towards the street. The window pattern is similar to a punched window or curtain wall, and there is extensive window coverage on the majority of the building. There also appears to be open rooftop areas that could be converted into private or shared open space.
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8500 Wilshire Blvd
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• Built: 1963
• Renovated: 2008
• Class Rating: Class A
• Floor Area: approximately 210,021 SF
• Existing tenants: a construction company, a cosmetic spa, a dental office, an audiologist office, and medical offices. • CoStar Rating: 3-stars out of 5 stars
• Other Conditions: This building has been identified as potentially historic, which means that it may qualify for use of tax incentives and more flexibility with zoning and building code requirements. This building is a podium style, with ground story retail spaces along the entirety of the property area, and podium parking areas above, and an office tower with a
narrower footprint. The office tower is in the shape of a “T”, which provides more window coverage, and opportunities for the addition of balconies on the corner spaces. The podium is uniquely helpful for conversion into residential uses because the areas on top of the podium can be used for open space amenities, including a pool area, gym, lounge, etc. In addition, the podium parking will provide sufficient parking resources for residents.
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8530 Wilshire Blvd
• Built: 1959
• Renovated: 2002
• Class Rating: Class B
• Floor Area: approximately 47,872 SF
• Vacancy Rate: approximately 33% of the total building area City of Beverly Hills General Plan
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• Existing tenants: a law firm, a permanent makeup service, a visa application service, and medical offices.
• CoStar Rating: 3-stars out of 5 stars
• Other Conditions: This building has been identified as potentially historic, which means that it may qualify for use of tax incentives and more flexibility with zoning and building code requirements. This building has a narrow, oblong
rectangular shape, with a regular window pattern on all sides not directly abutting another building. The building has an attractive façade with the windows projecting slightly, which could allow these areas to be converted into balconies. _______________________________________________________________ 8671 Wilshire Blvd
• Built: 1964
• Renovated: N/A
• Class Rating: Class B
• Floor Area: approximately 50,596 SF
• Vacancy Rate: approximately 44% of the total building area • Existing tenants: an architectural firm, a mortgage company, a real estate investment firm, various retail companies, an insurance company, a marketing agency, and a radiology
laboratory.
• CoStar Rating: 2-stars out of 5 stars
• Other Conditions: This building has been identified as potentially historic, which means that it may qualify for use of tax incentives and more flexibility with zoning and building code requirements. This building is very narrow with a
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rectangular shape, and has residential characteristics, with an attractive tiled façade facing Wilshire Blvd. The building has three levels of podium parking, with offices above. The podium area could be used to provide parking for residents, or could also be converted to additional residential and shared
amenities. There is sufficient window coverage, and areas that could potentially be converted to balconies.
_______________________________________________________________ 8730 Wilshire Blvd
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• Built: 1963:
• Renovated: 1985
• Class Rating: Class C
• Floor Area: approximately 56,903 SF
• Existing tenants: law firms, a radiologist office, a water generator business, entertainment companies, non-profit organization offices, and a brokerage company.
• CoStar Rating: 3-stars out of 5 stars
• Other Conditions: This building has been identified as potentially historic, which means that it may qualify for use of tax incentives and more flexibility with zoning and building code requirements. This building’s window pattern is a ribbon window pattern, which has been identified as a window
pattern that is favorable for residential uses, and provides extensive window coverage along multiple building sides. The building is generally a narrow rectangular shape, with a curved end along the façade facing Wilshire Blvd. In addition, this building is located adjacent to a surface parking lot, which could be acquired and consolidated to create a unified
development.
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8820 Wilshire Blvd
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• Built: 1952
• Renovated: N/A
• Class Rating: Class B
• Floor Area: approximately 28,217 SF
• Existing tenants: a bank, a commercial real estate agency, a fashion brand, a public relations firm, a marketing agency, and entertainment companies
• CoStar Rating: 3-stars out of 5 stars
• Other conditions: This building has an L-shape, with surface parking on the remainder of the property. The window pattern is similar to a punched window, which has been identified as a pattern that is favorable to residential uses. The L-shape provides opportunities for other uses to be developed on the surface parking area, including open space amenities, such as a courtyard, a swimming pool, and landscaped areas. In
addition, the L-shape allows more window coverage along each of the sides of the buildings and allows for potential additions of balconies.
_______________________________________________________________ 9171 Wilshire Blvd
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• Built: 1968
• Renovated: 1997
• Class Rating: Class A
• Floor Area: approximately 111,806 SF
• Vacancy Rate: approximately 53% of the total building area • Existing tenants: a real estate agency, a financial investment firm, an accounting firm, an entertainment company, an
escrow company, an engineering firm, and a travel agency. • CoStar Rating: 3-stars out of 5 stars
• Other Conditions: This building has been identified as potentially historic, which means that it may qualify for use of tax incentives and more flexibility with zoning and building code requirements. This building has a U-shape, which starts after the 3rd floor. This shape provides extensive window coverage on each side of the building, and also allows for the re-use of the interior space for open space amenities, and other building amenities. The interior areas could also be developed with private open space and balconies, and it appears that the rooftop also has available space for
amenities. The façade provides a regular ribbon window
pattern, which has been identified as a pattern that is favorable to residential uses. The building’s first floor has a sunken retail space, which could easily be converted into other commercial uses.
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9350 Wilshire Blvd
• Built: 1957
• Renovated: 1999
• Class Rating: Class B
• Floor Area: approximately 61,032 SF
• Vacancy Rate: approximately 23% of the total building area City of Beverly Hills General Plan
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• Existing tenants: an escrow company, a bank, a real estate investment firm, various business offices, a jeweler, a media and production company, a law firm, and a therapist office. • CoStar Rating: 4-stars out of 5 stars
• Other Conditions: This building has an L-shape, with an open space area above a portion of the first floor in the interior area of the “L” and surface parking areas. The L-shape provides extensive window coverage on each side of the building, and the interior areas of the L-shape can be repurposed for open space amenities and other building amenities. The surface parking areas could also be redeveloped with further
amenities or could be used to create a “U” shaped building to provide additional housing and building area. The façade is attractive, and has a window pattern similar to a punched window, which can be converted easily into residential style windows.
9454 Wilshire Blvd
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• Built: 1971
• Renovated: 1989
• Class Rating: Class A
• Floor Area: approximately 174,490 SF
• Existing tenants: a bank, an escrow company, law firms, a marketing agency, a plastic surgeon’s office, a real estate agency, a weight loss company, and a mortgage company.
• CoStar Rating: 4-stars out of 5 stars
• Other Conditions: This building has been identified as potentially historic, which means that it may qualify for use of tax incentives and more flexibility with zoning and building code requirements. This building has a residential character, and has a regular window pattern. There is extensive window coverage on multiple sides of the building with a ribbon window, which is favorable to residential uses. The building appears to have some rooftop open space amenities, which could be used for residential purposes.
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9460-9470 Wilshire Blvd
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• Built: 1959
• Renovated: 1990
• Floor Area: approximately 94,586 SF
• Class Rating: Class B
• Existing tenants: a bank, an entertainment company, a financial investment firm, an auto dealer’s office, a cosmetic spa, and a talent agency.
• CoStar rating: 3-stars out of 5 stars
• Other Conditions: This building has been identified as potentially historic, which means that it may qualify for use of tax incentives and more flexibility with zoning and building code requirements. This building is a podium style, with a onestory structure across the entire footprint of the property, and a tower structure with a narrower footprint. The podium is uniquely helpful for conversion into residential uses because the areas on top of the podium can be used for open space amenities, including a pool area, gym, lounge, etc. In addition, the podium parking will provide sufficient parking resources for residents. There are three tower portions, with one taller rectangular portion in the middle, and two slightly shorter rectangular portions on each side. This provides ample window coverage along each side, and could also allow the addition of balconies at the corners of the buildings. One portion of the tower also appears to have open space amenities on the
rooftop area. The windows have a ribbon window pattern, which has been identified as favorable to residential uses. _______________________________________________________________ 9536-9560 Wilshire Blvd
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• Built: 1935
• Renovated: 1984
• Class Rating: Class A
• Floor Area: approximately 181,711 SF.
• Vacancy Rate: approximately 67% of the total building area • Existing tenants: a marketing agency, luxury retailers, a financial advisory firm, a capital investment firm, and a jeweler. • CoStar Rating: 3-stars out of 5 stars
• Other Conditions: This building has been identified as potentially historic, which means that it may qualify for use of tax incentives and more flexibility with zoning and building code requirements. This building has a residential character to its façade, with existing retail stores on the first floor, and office spaces above. The building has an oblong rectangular shape, which provides greater opportunities for window coverage.
The windows are similar to a punched window pattern, and have extensive windows along each side. There is one portion of the building that has a shorter height than the rest, which creates a valley feature on the rooftop. This area could be repurposed for open space amenities and other building
amenities.
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Support for the Adaptive Reuse / Conversion Trend
While there are many factors that may contribute to a decision for a property to either redevelop a property or adaptively reuse it, there are some distinct conditions that may make adaptive
reuse/conversion projects more attractive options. These factors are briefly discussed below.
Legally Nonconforming Height - One reason that conversion or adaptive reuse of an existing commercial building might be an attractive option for a property owner is that there are many existing buildings in the Mixed Use Overlay Zone that have legally nonconforming heights, especially on Wilshire Boulevard. Since the current code regulations would not permit these building with legally nonconforming height to be built to the same height if they were to be redeveloped, there is a built-in incentive for the conversion of these buildings since they may be more valuable to maintain rather than demolish and re-build.
Potentially Historic Buildings- Additionally, some buildings constructed during the time period in which greater heights were permitted (around the 1950s-1980s) may be considered potentially historic structures. The conversion of these structures and the ability to request relief from certain Mixed Use Overlay standards could also help preserve historic building facades, and the historic fabric of the City.
In addition, if buildings become historic landmarks, they may use an entitlement called a Historic Incentive Permit to request further deviations from the code standards if needed. Historic buildings may also be eligible for certain tax incentives, such as the Federal Historic Preservation Tax Incentive, CA Historic Tax Credit, Mills Act, etc, and may be able to benefit from more flexible building codes.
Construction Impact – Since adaptive reuse does not involve the demolition of an existing building and construction of a new building on a site, but rather utilizes an existing building for a new use, there may be fewer impacts related to construction. These impacts could include length of construction, noise, traffic, vibrations, dust, etc, which may be diminished depending on the extent of rehabilitation needed for the conversion. In addition, since the building already exists in the community, there could likely be less opposition to a project from neighbors or those who may be impacted by
construction.
Sustainability – Adaptive reuse projects may be more environmentally sustainable because they do not involve ground-up construction and thus, create less demand for new building materials, etc. Many buildings that could be adaptively reused within the City of Beverly City of Beverly Hills General Plan
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Hills are also located in close proximity to transit, which could help reduce overall greenhouse gas emissions related to work commutes and other vehicle trips. In addition, adaptive reuse projects might result in the rehabilitation of existing buildings to upgrade certain systems such as window systems, insulation, and HVAC, which could result in a more energy-efficient building.
Market Conditions
• Office demand: The market conditions are ripe for conversions of existing commercial buildings, especially with the reduction of demand for commercial office space after the COVID-19 pandemic. For example, in the Beverly Hills market, office vacancy trends have shown significant increases in the past few years amongst all different types of office buildings: from 2018 to the present, vacancy rates for Class A office buildings have increased 6 percentage points, from 11% to 17%, and rates for Class B office buildings have increased 10 percentage points, from 6% to 16%. However, vacancy rates for Class C office buildings have mostly remained steady in this period at 7-8%.
o In a CoStar report from August 2023 with statistics for the Beverly Hills submarket, the current office average
vacancy rate is at a record level of 17.2%. The
submarket also presently has 3.2% of its office space
available for sublease, above the 2.7% metrowide
average. For 4-5-star rated buildings, the vacancy rate is 17.1%, for 3-star rated buildings, the vacancy rate is
19.2%, and for 1-2-star rated buildings, the vacancy rate is 11.3%. Occupancy losses continue to be
considerable, with the past 12 months experiencing net
absorption of -88,000 SF. Additionally, the percentage of office space available for sublease in the submarket is above metrowide averages. Vacancy rate changes
have historically been around a 10.2% average,
however, the forecasted average vacancy rate is
20.8%, and the submarket vacancy rate is expected to
rise further in the next several years.
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• Effects of remote work: In addition, physical office occupancy as a whole in the US has been low since the start of the pandemic in 2020, with only a gradual return to 47%
occupancy by November 2022. According to a study
published November 27, 2022 called “Work from Home and the Office Real Estate Apocalypse” that looked at the pandemic’s effect on the commercial office sector, the increase in remote working during the pandemic led to significant decreases in lease revenues, occupancy, lease renewal rates, and market rents. The study looked at lease-level data for 105 office markets throughout the US from January 2000 to May 2022, and showed a 16.89% decrease in lease revenue between
December 2019 to May 2022, and the quantity of newly-signed leases dramatically dropped from 253 million square feet per year before the pandemic to 59 million square feet in May 2022. The results also showed a direct correlation between a company’s work from home policy that results in a lower demand for office space. The study also found that higher quality office buildings were somewhat buffered from the decrease in demand for commercial office space, while lower quality office buildings are becoming potential asset risks.
Beverly Hills Mixed Use Development Trend
In addition to the mixed use development trend data for other similar jurisdictions, the City has a history of mixed use developments along Wilshire Boulevard and towards the western edge of the City prior to the adoption of the Mixed Use Overlay Zone. The following projects were approved through an extensive entitlement process, which consisted of a multi-year approval review process, legislative amendments, and costs (environmental document (EIR) preparation, entitlement application fees, etc). These projects show that even City of Beverly Hills General Plan
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before mixed use developments were permitted uses, property owners were interested in developing mixed use projects that are consistent with the densities and heights currently permitted under the Mixed Use Overlay Zone. This supports the likelihood that a property owner would take advantage of the Mixed Use Overlay Zone because the creation of these regulations now allows a quicker and less costly review process for these types of projects. The projects include:
• 9908 S Santa Monica – 4-story, 17-unit mixed use (condo) building and ground floor commercial (under construction) • 8600 Wilshire – 5-story, 18-unit mixed use building including 2 moderate rate income units and ground floor commercial
(constructed)
• 9200 Wilshire – 6-story, 54-unit mixed use building with ground floor commercial (constructed)
Blu Apartments Adaptive Reuse Case Study – As a case study example that supports the adaptive reuse of commercial office buildings to residential uses is the Blu Apartments located at 8601 Wilshire Boulevard. This project was required to apply for several entitlements that would allow the conversion of an existing legally nonconforming office building, the project was approved by the Planning Commission and the City Council in 2003.
The project converted an 11-story office building totaling approximately 44,550 square feet into 37 residential rental units, with a ground floor retail space of approximately 650 square feet on a 12,920 SF lot. The Blu Apartments adaptive reuse project has a residential unit density that is higher than the current mixed use density (calculated based on lot area), which would yield 23 units. The City is currently processing a Zone Text Amendment to instead base residential unit density on the existing floor area of a building being converted. The conversion density that was reviewed by the Planning Commission in September 2023 and will be reviewed by the City Council in 2023 would yield 63 dwelling units on the Blu Apartments site. Even under the density used for the Blu Apartments project, the project is proof that conversion projects will yield greater residential unit density on project sites in the MU Overlay Zone, and are financially feasible given that this density exceeds that which was constructed in this project. Therefore, the MU Overlay Zone will allow (upon City Council adoption of the proposed change) a density of units in adaptive reuse/conversion mixed use projects that is greater than the density allowed for this project. This project shows that conversion of existing commercial buildings may be an attractive option for City of Beverly Hills General Plan
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property owners, and that this can be a financially feasible undertaking within the City of Beverly Hills, given that the density that will be allowed for adaptive reuse/conversion mixed use projects will exceed the density allowed in this completed project.
Downtown LA Adaptive Reuse Case Study – Since 1999, the City of Los Angeles has allowed adaptive reuse projects in the downtown area.
This program has largely been considered a success, as about 1/3 (12,000/37,000 units) of the new housing units created in Downtown LA were created through adaptive reuse. This program allowed buildings constructed before 1974 to be converted through a ministerial approval process. The maximum number of units were calculated through the use of a minimum unit size of 450 square feet, and an average unit size requirement of 750 square feet, with no upper density limit. In addition, there were no parking requirements, an additional story of height was allowed by-right (to allow the use of rooftop space, etc.), mezzanine floors that did not exceed 1/3 of the floor area of the space below were allowed by-right, and flexible interpretations of building codes were applied. In order to further incentivize adaptive reuse projects in LA, the Planning Department is currently in the process of updating the adaptive reuse ordinance, which proposes certain changes, including: extend eligibility for adaptive reuse to buildings constructed before 2008, to remove the minimum unit size and average unit size requirement, to allow the expansion of rooftop space and the use of basement area to be exempted from FAR limits, and to expand the scope of reuse building typology such as the use of parking structures for conversion.
Other Site and Building Conditions
o Other notable conditions that can help make an existing site more suitable for an adaptive reuse project would be existing open space areas or areas that are not built up and can be converted to open space, existing balconies or rooftop areas that can become amenities for tenants, and potentially historic status, which can be helpful if the building can qualify for tax incentives or a Historic Incentive Permit (HIP) that allows for deviations from code regulations if the building is a local landmark.
o Another helpful condition is podium parking in which the first few above ground levels of the building are constructed for parking.
These levels can also be converted into residential uses (there is nothing in the BHMC that would preclude the use of the
conversion section to apply to parking areas as well – including that there would be no parking required for many sites located in City of Beverly Hills General Plan
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the Mixed Use Overlay Zone due to AB 2097), and have been counted towards the floor area conversion calculations if the parking areas were known from building permit records.
o The majority of buildings on this list also have either a Class A or B rating. Since these buildings currently have the highest office vacancy rates in the Beverly Hills submarket, this quality makes them more likely to be redeveloped. Class C office vacancy rates may remain more stable due to the fact that these have lower leasing rates. However, Class C buildings in the long term may have higher vacancy rates as compared to Class A or B buildings, given that they are older buildings with less modern amenities or located in less desirable locations (are not as close in proximity to amenities).
Tab 3: Developer Interest List
The City has a number of sites on which there is known developer interest, but the actual project has not yet been submitted. This means that the sites inventory counts these sites per the default mixed use overlay zoning, and counting towards low or moderate income categories as appropriate per the default density requirement. One item to note is that because 9740 Wilshire is interested in combining the site with 9754 Wilshire, these combined sites become over 1/2 acre, and so the units are counted towards the low income category.
Similarly, 20 N La Cienega Blvd (two parcels) and 38 N La Cienega Blvd are intended to be combined and will be greater than 1/2 acre, and so will be counted towards the low income category.
Table C-3 Developer Interest List
Address Lower Moderate Total
140 S. Doheny Drive 39 0 39
20 N La Cienega Blvd (Parcel 1) 10 0 10
20 N La Cienega Blvd (Parcel 2) 10 0 10
38 N La Cienega Blvd 19 0 19
419 S Robertson Blvd 0 34 34
8555 Wilshire Blvd 0 35 35
9740 Wilshire Blvd 24 0 24
9754 Wilshire Blvd 40 0 40
TOTAL 142 69 211
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Tab 4: Approved Projects
Tab 4 of the sites inventory and 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-4 Approved Projects
Project / Location
Income Category
VL Low Mod
Abov
e
Mod Total
Net
New
Units
208 N. Crescent Drive 1 9 10 9
250 N. Crescent Drive 1 7 8 8
332 N. Doheny Drive 1 8 9 8
55 N. La Cienega Blvd 11 94 105 105
154-158 N. La Peer Drive 16 16 14
149-159 S. Maple Drive 4 2 23 16 16
457 N. Oakhurst Drive 1 6 6 4
425 N. Palm Drive 20 20 2
340 S. Rexford Drive 3 3 3
462 S. Rexford Drive 7 7 1
9900-9908 S. Santa Monica Boulevard 25 25 25
227 Tower Drive 1 8 9 8
8600 Wilshire Boulevard 2 16 18 18
9200 Wilshire Boulevard 54 54 54
9876 Wilshire Boulevard 140 140 140
9900 Wilshire Boulevard 193 193 193
Total Units 20 2 2 629 653 608
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Tab 5: Submitted Projects
The City also has a number of projects under review at this time that are either multi-family or mixed-use projects, for which entitlement applications or concept review applications have been submitted.
These sites have been removed from the Tab 1 category of the sites inventory, so as to prevent duplication and because there is a known proposal on the site:
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Table C-5 Submitted Projects
Address Existing
Units
Proposed
Units
Very
Low Low Moderate
Market
Rate
Net
New
8800 Burton Way 0 25 3 0 0 22 25
244-256 N Clark Dr 13 55 0 0 0 55 42
232 S Doheny Dr 1 8 1 0 0 7 7
9937-9945 Durant
Drive 13 29 6 0 0 23 16
412 N Oakhurst Dr 6 9 1 2 0 6 3
444-446 N
Oakhurst Dr 22 27 0 5 6 16 5
227-231 N Swall Dr 4 18 2 0 0 16 14
137 S Rexford Dr 4 11 2 0 0 9 7
177 S Robertson
Blvd 0 59 3 6 6 44 59
105 N Robertson
Blvd 0 42 5 0 0 37 42
8811 Wilshire Blvd
9229 Wilshire Blvd 0 56 6 0 0 50 56
128 S Bedford Dr;
133 S Camden Dr;
9570, 9620, 9610,
9600 Wilshire Blvd
0 68 0 0 0 68 68
TOTALS 407 30 12 12 353 344
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:
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Table C-6 Multi-Family Residential Building Permits Issued (2019-2020)
340 S Rexford Drive 3 units
9384 Olympic Blvd 1 unit
425 N Palm Drive 20 units
250 N. Crescent Drive 8 units (1 very low
income)
9200 Wilshire Blvd 54 units
Currently, the City has approximately 344 net new housing units that are being proposed in either the mixed use overlay zone, or the multifamily zones. 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. 10.1 states:
• Process a zone text amendment to update the density bonus code sections in conformance with state law by 2024 and will consider the creation of a menu of incentives to help
streamline the processing of density bonus projects
• Promote the use of density bonus incentives through the City’s website and through an updated Affordable Housing
Brochure, which will be published by 2024.
Imp. 10.4 states:
• Adopt an ordinance by the first quarter of 2024 that updates code to comply with state law, and allows by-right approval of ADUs in single family zones that exceed state required
minimums, including:
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o Explore increasing the by-right ADU size to further
incentivize ADU creation
o Consider allowance for an increase in the permitted
height up to the height of the primary residence for
ADUs built above a garage in single-family zones
o Consider allowances for reduced setback requirements
where privacy is not compromised
• Amend zoning code regarding ADUs in multi-family zones by 2025 to remove barriers to construction of units above existing garages and allowing additional height
• Adopt an ordinance by the end of 2024 to allow an additional ADU beyond state law requirements on single-family residential properties that are at least 13,000 square feet in size and deedrestrict at least one ADU on such property as a rental unit • Provide ADU plan(s) created and pre-plan checked by the City by the end of 2025
• Monitor ADU production each year, by affordability level. if ADU production is not on track to achieve an average of 20 new ADUs per year by the end of 2025, including the
affordability targets, the City will take appropriate actions depending on the magnitude of the gap in ADU production.
Actions may include any of the following:
o Revisit ADU regulations in 2026 to allow greater flexibility for ADU development
o Adopt an ordinance by end of 2027 to allow an
additional ADU beyond state requirements and the
additional local ADU allowance for properties greater
than 13,000 square feet with a requirement to include a deed-restricted affordable ADU for at least a 5-year
period; or other development incentives on properties
greater than 13,000 square feet in area
o Adopt an ordinance by the end of 2026 to allow an
additional ADU beyond state requirement on properties
less than 13,000 square feet in size and deed-restrict at least one ADU on such property as a rental unit
o Identify additional sites or rezoning if necessary, to meet overall RHNA allocation
o Other strategies as appropriate to accommodate ADU
capacity proportionate to any ADU production gap
Imp 11.1 states:
• Continue to provide adequately zoned sites for multi-unit housing in infill areas or commercial corridors in closer proximity to major transportation hubs for diverse housing types that include both rental and ownership opportunities through the implementation of the Mixed-Use Overlay Zone.
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• Study and create additional incentives to promote the mixed use program, including promoting the ability to adaptively reuse existing commercial buildings, to facilitate the creation of new units in high opportunity areas.
• Continue to explore opportunities for the City to purchase or support the purchase of underutilized land for potential future affordable housing projects.
• Explore changes to the Mixed Use Overlay Zone regulations, including to allow the creation of work-live units.
Imp. 11.2 states:
• Incentivize the development of at least 250 units of senior housing by providing the following:
o Flexible development standards (reduced parking
requirements, modified setbacks, etc.)
o Density bonuses
o City support in affordable housing funding applications (priority to those that support deeper targeting to ELI households)
o Deferral/reduction in development fees
o Direct financial assistance through Housing Trust Fund o Project entitlement assistance
Imp 12.1 states:
• Replacing the current density calculation for multi-family projects in the Zoning Code with simplified units per acre measurement
• Reduce minimum unit size for multi-family buildings
• Modifying development standards for single-lot multi-family projects
• Allowing greater flexibility in the type and location of multifamily parking • Amending the code to clarify that the same number of units can be rebuilt on properties that have more units than currently would be allowed
• Simplify modulation requirements for multifamily projects by 2025
• Amend code sections 10-3-12.5 and 10-3-12.8 related to incentives for construction multiple-family housing for the elderly and disabled and multiple-family congregate housing for elderly and disabled persons to ensure code provisions are not inhibiting such development
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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
• Adopt code changes to streamline the approval process to allow Director-level approvals for Architectural Review of multifamily housing and mixed use projects with affordable housing; bring this topic forward for discussion by the Planning Commission by 2024
• Adopt code changes to create specific and objective findings tied to the development of objective design standards for Architectural Review approval of multi-family and mixed use projects
• Providing additional incentives for workforce housing over and above those contained in the provisions of the State Density Bonus
• Periodically update the adaptive reuse program through 2028 to more easily allow the conversion of existing commercial structures to residential uses, including existing legally nonconforming hotels in residential areas
• Amend the zoning code to remove constraints that may exist related to the redevelopment of commercial shopping centers into mixed use developments
• Review the mixed use overlay zone regulations by 2024 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. The City will commit to funding a study with a budget of at least $250,000 for FY 2024-25 to provide recommendations for potential changes to the mixed use
overlay zone
• Based on the results of the mixed use overlay zone study conducted in 2024, the City will further modify the mixed use overlay zone regulations, which could include:
o Changes to the mixed use regulations to address barriers to the utilization of the mixed use standards
o Increases to density and height on specific sites located within ¼ mile of a major transit stop
o Expansions the mixed use overlay zone area to other
commercially zoned areas of the City to accommodate
any unit shortfalls
• Amend the mixed use overlay zone regulations related to conversion/adaptive reuse projects to clarify that such projects may calculate density with the use of the minimum unit size of 500 square feet by the end of 2023
• If the production of housing units through adaptive reuse is not on pace with the targets per the monitoring program by the City of Beverly Hills General Plan
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end of 2026 to meet the overall production target, the City will take the following actions within 12 months:
o Will amend the zoning code to allow ministerial approval of adaptive reuse projects in the Mixed Use Overlay Zone that do not add any material height to the existing building o Will modify the adaptive reuse regulations to allow the addition of mezzanine levels to existing buildings that are being converted
o Amend the adaptive reuse regulations to provide more
flexibility with regard to legally nonconforming uses and the location of uses within the building.
• If there is a shortfall of lower income (very low and low income) affordable housing units by the end of 2026 as a result of any of the above identified affordable housing projects or the adaptive reuse program, the City will complete actions by the end of 2028 to accommodate this shortfall that may include but are not limited to:
o Identify additional sites that may accommodate lower
income housing units, including other City-owned or Citycontrolled sites o Rezone sites to accommodate additional housing
capacity, such as changing the allowable density on multifamily residential sites and/or mixed use overlay zoned sites o Expand the mixed use overlay zone to include additional commercially zoned areas of the City
Imp. 12.2 states:
• Utilize an economic consultant to prepare a comprehensive Citywide fee study, including an evaluation of the economic benefit of providing waivers or reductions of certain taxes and fees including certain project fees for developments
containing very-low, low- and moderate-income housing units, as well as for housing developed under the City’s modified standards for Multiple-family Residences for Elderly and Handicapped Persons (Deed Restricted) by 2026
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These policies and programs will further facilitate the redevelopment and conversion of parcels in the sites inventory to mixed use or multifamily projects.
Tab 6: City-Owned Site Projects
The following projects are City-initiated projects on sites that the City currently controls or will in the near future. The affordable housing units proposed on these sites are shown below and are counted towards the total summary of sites. The specific program actions and milestones are included in Implementation Program 10.6 of the Housing Plan.
Credit Union Site (9268-9298 W. 3rd Street)
The City currently owns three parcels with two buildings located at the northeast intersection of W. 3rd Street and Foothill Road. One building (approximately 19,000 square feet) was previously leased to an office tenant, but has been vacant since 2020 in anticipation of future redevelopment. The other building (approximately 1,900 square feet) is leased to the Beverly Hills Employee Credit Union, under a month-tomonth arrangement. The three parcels are often referred to as the “Credit Union Site”. The City is actively working towards the development of this site with an affordable housing project. At their meeting on September 12, 2023, the City Council approved an exclusive negotiation agreement with the West Hollywood Community Housing Corporation in order to develop this site. The City believes the site could support 352 affordable housing units, which results in a density of 241.9 dwelling units/acre.
Gale Yard Site (8401-8423 Wilshire Blvd & 111 N. Gale Drive) The City currently owns the three parcels with frontage on Wilshire Boulevard and has just closed escrow to acquire the additional property to the north (111 N. Gale Drive). These sites are currently utilized by the Los Angeles County Metropolitan Transit Authority (MTA or Metro) as a staging yard for the construction of the La Cienega Boulevard station, as part of the Purple Line Extension project.
However, once the temporary construction easement for Metro’s use of the sites expires in late 2025 and early 2026 (different parcels have different agreements), the City will begin the process of redeveloping the site with a project that includes at least 125 affordable housing units, which results in a density of 107.6 dwelling units/acre.
The City has previously conducted community outreach in 2022 to obtain feedback regarding the community’s vision for the City of Beverly Hills General Plan
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redevelopment of the sites. This feedback included a desire for workforce and affordable housing, along with other community uses.
The parcel furthest to the west is improved with the Clock Market Building, which is currently leased to O’Gara Coach, a luxury car dealership. The Clock Market Building is a local historic landmark (Landmark No. 31 on the City’s Local Historic Register), and the building is an L-shape with vacant surface parking on the remainder of the site. While the Clock Market building may not be contemplated for demolition and reconstruction as part of the redevelopment project, the building could accommodate uses such as retail or commercial space, such as a market or food hall use, and would be incorporated into the overall redevelopment site programming. The City is the current lessor of this building, and the lease with O’Gara Coach currently runs through June 2027. However, the City will continue to move forward with the site redevelopment plan while the site is occupied, as noted in Imp. 10.6.
Reeves Metro Site (9430 Wilshire Blvd)
The Reeves Metro Site is located at the southwest corner of the intersection of S. Reeves Drive and Wilshire Boulevard, and is comprised of one parcel. This site is currently owned by Metro and is the location of the subterranean construction of the Reeves (Rodeo Drive) Station, which is part of Metro’s Purple Line Extension project.
The site will eventually be improved with the station portal, and Metro anticipates that construction will conclude in late 2025 or early 2026.
The City has the right of first refusal to purchase this site once Metro finishes construction, and the City is actively discussing this option with Metro and intends to purchase it when it becomes available. The City anticipates that this site would be developed with 80 affordable lower City of Beverly Hills General Plan
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income housing units, which results in a density of 211.7 dwelling units/acre.
Table C-7 City-Owned Site Project
Site
Name APN Address
Site
Area
(SF)
Site
Area
(Acres)
Low
Income
Units
Moderate
Income
Units
Total
Units
Credit
Union
Site
4342010901
9268 W.
3rd
Street
51,283 1.17
352 0 352 4342010904
4342010900
9298 W.
3rd
Street
12,104 0.27
Total Site Area: 63,387 1.45
Gale
Yard
Site
4334022063 111 N
Gale Dr 6,500 0.14
125 0 125
4334022061
8401
Wilshire
Blvd
6,150 0.14
4334022900
8421
Wilshire
Blvd
18,630 0.42
4334022060
8423
Wilshire
Blvd
19,290 0.44
Total Site Area: 50,570 1.16
Reeves
Metro
Site
4331001900
9430
Wilshire
Blvd
16,461 0.37 80 0 80
COMBINED SITE TOTALS: 130,418 2.99 557 0 557
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Tab 7: 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, a total of 19 ADUs have been permitted in 2021 (as reported in the City’s General Plan Annual Report submitted to HCD), a total of 25 ADUs have been permitted in 2022, and a total of 26 ADUs have been permitted in 2023 (as of October 2023) demonstrating a further upward trend in ADU construction. The City has seen an uptick in inquiries regarding ADUs, especially since recently enacted state law has changed ADU regulations in the City to be more permissive than in the past. The City 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 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 and February 23, 2023, the Planning Commission held study sessions 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 by the end of 2023.
Table C-8 Projected Accessory Dwelling Units (ADUs)
Very Low Low Moderate Above Moderate TOTAL
25 65 9 51 150
Projected ADUs: The ADUs projected here are based on the approved SCAG Regional ADU affordability analysis and the income distribution noted for LA County.
In addition, the City's ADU permitting data supports this estimate, with 6 permits in 2019, 9 permits in 2020, 19 in 2021, 25 in 2022, and 26 in 2023 (year to date).
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Table C-9 Accessory Dwelling Unit (ADU) Permitting Information Year 2016 2017 2018 2019 2020 2021 2022
2023
(Year to
Date)
No. of ADU
Permits 0 0 7 6 9 19 25 26
Source: City of Beverly Hills, 2022
Based on research compiled by the Southern California Association of Governments (SCAG)9, 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.10 According to HCD’s AFFH guidance11, the sites inventory should assess whether future development anticipated on the sites listed “…will either further entrench or help to ameliorate existing patterns of segregation and/or exclusion of members of protected categories.”
Most of the new housing during the 2021-2029 planning period is expected to be built in the MU Overlay Zone in the central portion of the city (Figure C-1). The fair housing assessment contained in Appendix A shows that the entire city is designated “Highest Resource” in the TCAC/HCD opportunity map. In addition, the areas with the highest concentrations of racial minorities, households below the poverty line, and persons with disabilities are generally in or adjacent to the MU Overlay Zone. Therefore, the sites inventory addresses AFFH requirements by expanding housing opportunities at all income levels in high opportunity areas and in close proximity to locations where the highest numbers of protected categories of residents currently reside.
9 SCAG Regional Accessory Dwelling Unit Affordability Analysis 10 Gov. Code, §§ 65583.2, 65583, subd. (c)(10)(A), 8899.50 11 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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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 an 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 in the City of Beverly Hills, or as otherwise may be permitted by State law. The Policy and Management Department, in coordination with the Community Development Department, continues to explore options for using City property for the development of affordable housing. In addition, in December 2019, the City enacted an interim urgency ordinance that created inclusionary housing requirements for certain types of multi-family residential developments. For projects with 5-9 multi-family units, an in City of Beverly Hills General Plan
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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.). This interim ordinance was subsequently made permanent in 2021.
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-10 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-10: 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
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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
separate Supportive Housing and
Homeless Youth MHP components.
• New
Construction
• Rehabilitation
• Preservation
• Conversion of
nonresidential
to rental
• Social services
within project
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.
• Predevelopme
nt
• 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
Funding of public infrastructure
(water, sewer, traffic, parks, site
clean-up, etc) that supports higherdensity affordable and mixed- • Development
of parks and
open space
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https://www.hcd.ca.gov
/grants-funding/activefunding/iigp.shtml
income housing in locations
designated as infill.
• 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
• Predevelopment
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
income residents. Annual funding
process through City Human
Relations Commissions and
Charitable Solicitations Commissions
- approximately $1,400,000
allocated in FY 20/21.
• Public services
and housing for
at-risk
populations
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
multi-family RSO
units, at or
below 80% AMI
at the time of
filing the
application
and they were
financially
impacted by
COVID-19.
Priority was
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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.
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 City of Beverly Hills General Plan
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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
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 City of Beverly Hills General Plan
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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 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.
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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 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, City of Beverly Hills General Plan
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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
Sites Inventory
Tab 1: Underutilized Sites Meeting Screening Criteria - Mixed Use Overlay Zone APN CRITERIA A: I/L
Ratio
CRITERIA B: Age
of Buildings
CRITERIA C:
Existing FAR
CRITERIA D:
Existing Building
Height (stories)
CRITERIA E: Lot
Coverage (percent
of lot)
CRITERIA F:
1/2 mile of
Metro station
(Y)
Exceptions or
Notes
CRITERIA
MET
3 or more
criteria?
KEEP
(Y/N) # Dir. Address Parcel Size (sq.ft.)
Height Limit
(stories) per
MUOZ
Lower
Income
Units
Moderate
Income/Market
Units
Total Units Existing Uses / Field Notes
Description
4331001043 1.69294257 76 1.621275 1 to 2 82 Y B, D, F Y Y 112 S BEVERLY DR 12,134 4 3 19 22 1-2 story restaurant 4328033002 0.41666625 81 1.402994 1 to 2 80 Y A, B, D, F Y Y 121 S BEVERLY DR 6,058 4 1 10 11 1-2 story small office - historic 4331001042 0.00769092 68 0.999971 0 Y surface parking A, D, F Y Y 124 S BEVERLY DR 6,070 41 10 11 Parking lot for restaurant (112
beverly)
4331001041 0.16661774 68 0.999969 1 62 Y A, D, F Y Y 132 S BEVERLY DR 6,070 41 10 11 2 story commercial with retail and
office
4331001046 0.38637457 72 0.532769 2 64 Y A, C, D, F Y Y 132 S BEVERLY DR 6,070 4 1 10 11 1 story retail restaurant 4328033003 0.00000000 65 1.057847 0 Y
vacant surface
parking A, D, F Y Y 139 S BEVERLY DR 6,056 4
1 10 11 vacant parking lot
4328033004 0.74303406 76 2.806708 2 97 Y B, D, F Y Y 139 S BEVERLY DR 12,103 43 19 22 2 story commercial restaurant
retail and office
4331001037 0.58536293 82 1.164252 2 66 Y A, B, D, F Y Y 148 S BEVERLY DR 6,070 41 10 11 2 story commercial restaurant and
office
4328033005 0.17645932 97 1.272688 2 62 Y A, B, D, F Y Y 155 S BEVERLY DR 6,050 41 10 11 2 story commercial restaurant and
office
4328033006 0.00475032 72 0.999396 0 Y
vacant surface
parking A, D, F Y Y 161 S BEVERLY DR 6,050 4
1 9 10 vacant parking lot
4331001036 0.39791963 83 1.306318 2 68 Y A, B, D, F Y Y 168 S BEVERLY DR 12,141 43 19 22 4 corner properties - 2 story retail
and office
4328033011 0.29103395 82 0.636346 1 70 Y A, B, C, D, F Y Y 169 S BEVERLY DR 6,600 41 11 12 1 story commercial - bank 4328033013 0.39316171 73 1.236128 2 68 Y A, D, F Y Y 195 S BEVERLY DR 11,050 43 17 20 4 corner properties - 2 story retail
and office
4333009001 0.19999375 75 0.773014 1 76 Y A, C, D, F Y Y 8800 CHARLEVILLE BLVD 5,310 3 1 8 9 1 story restaurant 4331023021 0.00206710 63 0.995950 0 Y
vacant surface
parking A, D, F Y Y 124 S DOHENY DR 6,567 3
1 10 11 vacant parking lot
4331023019 0.74238300 87 0.537926 1 55 Y B, C, D, F Y Y 144 S DOHENY DR 5,503 3 1 9 10 1 story retail 4331023018 0.76150962 71 0.928129 1 to 2 72 Y C, D, F Y Y 148 S DOHENY DR 5,508 3 1 9 10 1-2 story office building; older 4331023002 0.39979967 84 0.299278 1 44 Y
A, B, C, D, E,
F Y Y 153 S DOHENY DR 3,629 3
1 5 6 1 story medical
4331023001 0.28113902 63 0.592965 2 30 Y A, C, D, E, F Y Y 157 S DOHENY DR 7,258 31 12 13 2 story office - for sale lease in
2021
4331021016 0.09090640 74 0.446641 2 47 A, C, D, E Y Y 367 S DOHENY DR 5,445 31 8 9 2 story office and restaurant - for
lease
4328033009 0.73333313 77 1.206094 2 85 Y B, D, F Y Y 130 EL CAMINO DR 7,500 4 1 12 13 consulate building for kuwait 4328032002 0.47794609 72 1.170402 2 56 Y A, D, F Y Y 141 EL CAMINO DR 11,750 4 3 18 21 2 story office 4334022079 0.32907324 83 1.485457 2 75 Y A, B, D, F Y Y 116 N GALE DR 9,102 5 2 14 16 2 story multifam - old 4334022078 0.26746363 84 0.658232 2 54 Y A, B, C, D, F Y Y 118 N GALE DR 7,908 51 13 14 2 story multifam - old 4333009015 0.08999910 74 0.614689 1 70 Y A, C, D, F Y Y 8801 GREGORY WAY 11,303 3 3 17 20 1 story commercial restaurant 4334021901 0.00000000 0.000000 0 86 Y
vacant surface
parking A, C, D, F Y Y 14 N LA CIENEGA BLVD 5,501 5
1 9 10 vacant (building demolished)
4334018064 0.52575353 86 1.058900 2 65 Y A, B, D, F Y Y 109 N LA CIENEGA BLVD 5,502 3 1 9 10 2 story mixed all commercial 4334018065 0.00275762 52 1.090638 0 Y
vacant surface
parking A, D, F Y Y 115 N LA CIENEGA BLVD 5,501 3
1 9 10 Vacant parking lot
4334021088 2.00000334 31 0.435583 1 to 2 49 Y C, D, E, F Y Y 116 N LA CIENEGA BLVD 32,997 559 0 59 1-2 story restaurant - Lawrys
steakhouse
4334018066 0.00275762 52 1.090110 0 3 Y
vacant surface
parking A, D, E, F Y Y 121 N LA CIENEGA BLVD 5,504 3
1 9 10 Parking lot for restaurant
4334018067 0.22919028 82 0.655072 1 59 Y A, B, C, D, F Y Y 127 N LA CIENEGA BLVD 5,496 31 8 9 1 story restaurant and parking 4334018068 2.15955329 87 1.008140 1 to 2 94 Y B, D, F Y Y 133 N LA CIENEGA BLVD 10,998 32 17 19 1-2 story restaurant - Fogo de
Chao
4334018071 0.00355139 56 0.999753 1 to 2 14 Y A, D, E, F Y Y 133 N LA CIENEGA BLVD 5,501 31 9 10 1-2 story restaurant - Fogo de
Chao
4334021042 0.01562225 0.000000 0 Y
vacant surface
parking A, C, D, F Y Y 138 N LA CIENEGA BLVD 5,499 5
1 8 9 parking lot for restaurant
4334021043 0.01562225 76 0.908855 0 Y
vacant surface
parking A, B, C, D, F Y Y 138 N LA CIENEGA BLVD 5,501 5 1 9 10 parking lot for restaurant
APN CRITERIA A: I/L
Ratio
CRITERIA B: Age
of Buildings
CRITERIA C:
Existing FAR
CRITERIA D:
Existing Building
Height (stories)
CRITERIA E: Lot
Coverage (percent
of lot)
CRITERIA F:
1/2 mile of
Metro station
(Y)
Exceptions or
Notes
CRITERIA
MET
3 or more
criteria?
KEEP
(Y/N) # Dir. Address Parcel Size (sq.ft.)
Height Limit
(stories) per
MUOZ
Lower
Income
Units
Moderate
Income/Market
Units
Total Units Existing Uses / Field Notes
Description
4334018069 0.00355139 67 0.999699 0 Y
vacant surface
parking A, D, F Y Y 151 N LA CIENEGA BLVD 5,502 3
1 9 10 Surface parking
4334021044 0.64999964 16 0.762934 1 to 2 49 Y C, D, E, F Y Y 156 N LA CIENEGA BLVD 16,496 54 25 29 1-2 story restaurant (Shan Social
House)
4334018070 0.11285116 73 0.724483 2 59 Y A, C, D, F Y Y 161 N LA CIENEGA BLVD 10,911 3 2 17 19 2 story - Wig fairy 4334021041 0.27906890 82 0.548169 2 49 Y
A, B, C, D, E,
F Y Y 170 N LA CIENEGA BLVD 11,088 5
3 17 20 2 story - restaurant
4334019059 0.33077511 74 1.496825 1 66 Y A, D, F Y Y 200 N LA CIENEGA BLVD 6,569 51 10 11 auto body shop and surface
parking
4334019061 0.10393750 74 1.056306 1 47 Y A, D, E, F Y Y 200 N LA CIENEGA BLVD 9,298 52 14 16 auto body shop and surface
parking - address is wrong
4333027008 0.49262939 85 0.847381 1 90 Y A, B, C, D, F Y Y 221 S LA CIENEGA BLVD 5,500 31 9 10 1 story building and surface
parking lot
4333027007 0.21949737 58 0.327836 1 Y A, C, D, F Y Y 225 S LA CIENEGA BLVD 5,497 31 8 9 1 story restaurant and parking lot 4333027005 0.01136082 70 0.998821 0 108 Y A, D, F Y Y 239 S LA CIENEGA BLVD 5,503 3 1 9 10 2 story medical 4333027006 0.47158980 70 1.068445 2 Y
vacant surface
parking A, D, F Y Y 239 S LA CIENEGA BLVD 11,004 3
3 17 20
Surface parking (for 239 S La
Cienega)
4333027003 0.09090553 82 0.130945 1 12 Y
A, B, C, D, E,
F Y Y 245 S LA CIENEGA BLVD 5,498 3
1 8 9
1-story building and surface
parking lot
4333028018 0.03893710 85 0.143387 1 17 Y
A, B, C, D, E,
F Y Y 256 S LA CIENEGA BLVD 5,496 4
1 8 9
1 story - currently for sale -
potential redev
4333027004 0.43214674 21 0.268242 1 26 Y A, C, D, E, F Y Y 257 S LA CIENEGA BLVD 5,499 31 8 9 1 story with parking lot - Starbucks
drive thru
4333028019 0.02123920 74 0.423294 1 42 Y A, C, D, E, F Y Y 270 S LA CIENEGA BLVD 16,504 45 25 30 1 story strip with parking - multitenant
4333027002 0.36363510 77 0.900089 1 to 2 91 Y A, B, C, D, F Y Y 275 S LA CIENEGA BLVD 11,008 33 17 20 1-2 story commercial one tenant
and parking
4333010021 0.48657989 76 0.759624 2 42 A, B, C, D, E Y Y 8817 W OLYMPIC BLVD 7,201 31 12 13 2 story - Law office and med -
conversion potential
4332013031 0.35830539 85 0.446183 1 44 A, B, C, D, E Y Y 8818 W OLYMPIC BLVD 7,194 31 12 13 1 story single tenant 4333010020 0.07692136 84 1.003500 1 75 A, B, D Y Y 8825 W OLYMPIC BLVD 7,800 3 1 13 14 1 story single tenant 4332013030 0.18333233 99 0.910217 1 67 A, B, C, D Y Y 8826 W OLYMPIC BLVD 7,800 3 1 13 14 1 story law offices and parking 4333006017 0.78571346 75 0.319847 1 43 C, D, E Y Y 8839 W OLYMPIC BLVD 12,281 3 3 19 22 1 story car dealership 4332012002 0.33333230 72 0.568512 1 60 A, C, D Y Y 8840 W OLYMPIC BLVD 12,279 33 19 22 1 story retail single tenant - for
sale
4332012034 0.00907862 0.000000 0 3
vacant surface
parking A, C, D, E Y Y 8844 W OLYMPIC BLVD 5,999 3
1 9 10 parking lot for office
4333006020 0.12499186 85 0.401662 2 40 A, B, C, D, E Y Y 8853 W OLYMPIC BLVD 6,000 31 9 10 2 story medical 4332012033 1.03999669 63 0.874000 2 46 C, D, E Y Y 8856 W OLYMPIC BLVD 6,288 31 10 11 2 story office- potential conversion 4332010003 0.20241893 70 0.659285 1 76 A, C, D Y Y 8900 W OLYMPIC BLVD 6,289 31 10 11 1 story office - conversion
potential
4333005017 0.15270911 72 0.721784 2 61 A, C, D Y Y 8901 W OLYMPIC BLVD 6,289 3 1 10 11 2 story for sale office building 4332010001 0.23729464 84 0.367517 1 40 A, B, C, D, E Y Y 8912 W OLYMPIC BLVD 6,000 31 9 10 1 story - salon and surface parking 4332010035 0.35305605 88 0.199636 1 25 A, B, C, D, E Y Y 8920 W OLYMPIC BLVD 6,001 31 9 10 1 story and surface parking - Retail 4332010034 0.81817502 81 0.542460 1 56 B, C, D Y Y 8924 W OLYMPIC BLVD 6,286 31 10 11 1 story and surface parking - Retail 4333005020 0.08014408 58 0.264641 1 31 A, C, D, E Y Y 8925 W OLYMPIC BLVD 12,281 33 19 22 1 story- Restaurant and parking 4333004017 0.00000000 69 0.992310 0
vacant surface
parking A, D N Y 8931 W OLYMPIC BLVD 6,288 3
1 10 11 parking lot for 8955 Olympic
4333004018 0.00000000 69 0.999609 0 6
vacant surface
parking A, D, E Y Y 8937 W OLYMPIC BLVD 6,000 3
1 9 10 parking lot for 8955 Olympic
4333004019 0.04877941 76 0.260710 1 to 2 97 A, B, C, D Y Y 8955 W OLYMPIC BLVD 18,281 3 5 28 33 1-2 story auto use - O Gara? 4332007002 0.00056588 75 0.207509 1 20 A, C, D, E Y Y 9000 W OLYMPIC BLVD 12,289 33 19 22 1 story auto shop.garage lots of
surface parking
4331026036 0.11796136 76 0.539902 1 to 2 15 A, B, C, D, E Y Y 9001 W OLYMPIC BLVD 30,561 355 0 55 Lexus service center 4332007001 0.20829602 84 0.797547 1 78 A, B, C, D Y Y 9012 W OLYMPIC BLVD 6,001 3 1 9 10 1 story medical 4332007034 0.41110998 76 0.833371 1 83 A, B, C, D Y Y 9018 W OLYMPIC BLVD 6,000 3 1 9 10 1 story office 4331025017 0.09999706 77 0.997668 1 97 A, B, D Y Y 9031 W OLYMPIC BLVD 15,276 3 4 23 27 1 story Lexus service center 4331025018 0.29999930 27 0.671653 2 48 A, C, D, E Y Y 9045 W OLYMPIC BLVD 11,245 33 17 20 2 story commercial and parking lot
- multi tenant
4331021017 0.22727075 94 0.982354 2 96 A, B, D Y Y 9101 W OLYMPIC BLVD 5,419 31 8 9 2 story multi-tenant commercial APN CRITERIA A: I/L
Ratio
CRITERIA B: Age
of Buildings
CRITERIA C:
Existing FAR
CRITERIA D:
Existing Building
Height (stories)
CRITERIA E: Lot
Coverage (percent
of lot)
CRITERIA F:
1/2 mile of
Metro station
(Y)
Exceptions or
Notes
CRITERIA
MET
3 or more
criteria?
KEEP
(Y/N) # Dir. Address Parcel Size (sq.ft.)
Height Limit
(stories) per
MUOZ
Lower
Income
Units
Moderate
Income/Market
Units
Total Units Existing Uses / Field Notes
Description
4331021018 0.09259163 82 0.427585 1 to 2 39 A, B, C, D, E Y Y 9121 W OLYMPIC BLVD 13,038 33 20 23 1-2 story shopping center - with
parking lot
4332003001 0.14864838 85 0.465800 1 49 A, B, C, D, E Y Y 9134 W OLYMPIC BLVD 6,499 41 10 11 1 story medical 4331020036 0.14099936 55 0.356747 1 60 A, C, D Y Y 9135 W OLYMPIC BLVD 10,091 3 2 16 18 1 story for lease sign 4332003029 0.10070020 72 0.526094 1 to 2 49 A, C, D, E Y Y 9150 W OLYMPIC BLVD 24,437 444 0 44 1-2 story multi tenant retail -
surface parking
4331020038 0.13749968 50 0.349343 1 53 A, C, D Y Y 9153 W OLYMPIC BLVD 20,851 3 6 31 37 1 story retail - surface parking 4332001003 0.18691589 87 0.843009 2 44 A, B, C, D, E Y Y 9200 W OLYMPIC BLVD 6,491 41 10 11 2 story office- for sale 4331016017 0.56287223 70 0.532936 2 40 A, C, D, E Y Y 9201 W OLYMPIC BLVD 12,457 33 19 22 2 story office - newer but looks
good for conversion
4331016018 0.38888687 77 0.694228 1 to 2 71 A, B, C, D Y Y 9215 W OLYMPIC BLVD 5,995 3 1 9 10 1 - 2 story retail 4332001029 0.10319020 95 0.189119 1 15 A, B, C, D, E Y Y 9220 W OLYMPIC BLVD 12,479 43 19 22 car rental business 4331016020 0.20384148 75 0.952396 1 79 A, C, D Y Y 9221 W OLYMPIC BLVD 5,995 3 1 9 10 1 story multi tenant retail 4331016019 0.14552736 97 0.883522 1 86 A, B, C, D Y Y 9225 W OLYMPIC BLVD 6,463 3 1 10 11 1 story multi tenant retail 4330034036 0.18181785 40 0.671292 2 41 A, C, D, E Y Y 9230 W OLYMPIC BLVD 12,232 43 19 22 2 story multi-commercial - for
lease sign
4331015017 0.26249964 76 0.900295 2 75 A, B, C, D Y Y 9231 W OLYMPIC BLVD 30,918 3 56 0 56 2 story medical 4330034001 0.47618499 75 0.551146 1 to 2 61 A, C, D Y Y 9242 W OLYMPIC BLVD 5,998 4 1 9 10 1-2 story medical 4330034028 0.31666622 88 0.774407 2 53 A, B, C, D Y Y 9248 W OLYMPIC BLVD 5,999 41 9 10 2-story - Kabbalah Childrens
Academy
4330034027 0.47985568 70 0.654907 2 51 A, C, D Y Y 9260 W OLYMPIC BLVD 6,444 41 10 11 2 story drive thru cleaners w
surface parking
4333008003 0.15966042 98 0.449196 1 Y A, B, C, D, F Y Y 121 S ROBERTSON BLVD 10,129 32 16 18 1 or 2 story pharmacy 4334004030 0.15997975 72 0.642321 1 to 2 90 Y A, C, D, F Y Y 121 N ROBERTSON BLVD 4,987 4 1 8 9 1 story car dealership 4334008018 0.18717982 75 0.451828 1 48 Y A, C, D, E, F Y Y 128 N ROBERTSON BLVD 6,755 3 1 11 12 1 story multi-tenant 4334004029 0.15997975 72 0.618693 1 to 2 63 Y A, C, D, F Y Y 131 N ROBERTSON BLVD 5,011 41 8 9 1 or 2 story - (developed with 121-
125 n robertson)
4333008004 0.29638940 74 0.586682 1 Y
vacant surface
parking A, C, D, F Y Y 137 S ROBERTSON BLVD 10,227 3
2 16 18
parking lot for retail at 121-131 N
Robertson
4334004028 0.00264220 72 1.000087 0 111 Y A, D, F Y Y 137 N ROBERTSON BLVD 5,000 4 1 8 9 1 story multi-tenant 4334004027 0.21064703 77 0.800073 1 81 Y A, B, C, D, F Y Y 143 N ROBERTSON BLVD 5,000 41 8 9 1 story medical 4334008015 0.00000000 0.000000 3 76 Y A, C, F Y Y 150 N ROBERTSON BLVD 6,701 3 1 11 12 3 story medical 4334008014 0.00000000 0.000000 3 76 Y A, C, F Y Y 152 N ROBERTSON BLVD 6,685 3 1 11 12 3 story medical 4333008005 0.18339735 78 0.511991 1 56 Y A, B, C, D, F Y Y 153 S ROBERTSON BLVD 5,145 31 8 9 1 story restaraunt/commercial 4334008017 0.15231227 76 0.436980 1 46 Y
A, B, C, D, E,
F Y Y 154 N ROBERTSON BLVD 6,737 3
1 11 12
1 story restaraunt/commercial -
multi tenant
4334004026 0.34915441 75 0.514878 1 54 Y A, C, D, F Y Y 155 N ROBERTSON BLVD 10,010 42 16 18 1 story restaraunt/commercial -
multi tenant
4334008013 0.00000000 0.000000 3 75 Y A, C, F Y Y 158 N ROBERTSON BLVD 6,667 3 1 11 12 3 story medical 4333008006 0.12500000 68 0.972211 1 61 Y A, D, F Y Y 165 S ROBERTSON BLVD 5,168 3 1 8 9 1 story single tenant 4334004025 0.31034342 76 0.599448 1 92 Y A, B, C, D, F Y Y 165 N ROBERTSON BLVD 5,005 41 8 9 1 story single tenant - for lease 4334008012 0.06024096 65 1.059427 3 40 Y A, E, F Y Y 170 N ROBERTSON BLVD 13,273 3 4 20 24 3 story medical 4334008011 0.41176341 86 0.821129 1 80 Y A, B, C, D, F Y Y 178 N ROBERTSON BLVD 6,615 31 11 12 1 story commercial - for lease 4334004023 0.35229913 92 0.879112 1 4 Y
vacant surface
parking
A, B, C, D, E,
F Y Y 181 N ROBERTSON BLVD 5,005 4
1 8 9 vacant parking lot
4334004024 0.00264860 57 0.998475 0 89 Y A, D, F Y Y 181 N ROBERTSON BLVD 5,008 4 1 8 9 1 story commercial - for lease 4334004022 0.13332056 76 0.838234 1 64 Y A, B, C, D, F Y Y 185 N ROBERTSON BLVD 5,005 41 8 9 1 story commercial - for lease 4334008010 0.23296555 80 0.859778 1 88 Y A, B, C, D, F Y Y 186 N ROBERTSON BLVD 13,246 34 20 24 1 story - Cadillac Service Center 4334004021 0.08695521 72 0.721605 2 40 A, C, D, E Y Y 193 N ROBERTSON BLVD 5,507 4 1 9 10 2 story commercial/office 4333016043 0.25870935 84 0.447855 1 202 Y A, C, D, F Y Y 200 S ROBERTSON BLVD 6,739 3 1 11 12 3 story older medical 4333016044 2.29720493 43 0.389458 1 40 Y C, D, E, F Y Y 206 S ROBERTSON BLVD 6,645 3 1 11 12 1 story medical use 4333009002 0.12121212 71 0.699171 1 74 Y A, C, D, F Y Y 207 S ROBERTSON BLVD 5,331 3 1 8 9 1 story car dealership 4333009003 0.31248513 75 0.560365 1 57 Y A, C, D, F Y Y 211 S ROBERTSON BLVD 5,354 31 8 9 1 story retail - pet grooming and
salon
4333016045 0.38170774 77 0.628526 1 81 Y A, B, C, D, F Y Y 212 S ROBERTSON BLVD 6,633 31 11 12 1 story medical 4333016046 0.17835670 86 0.468753 1 48 Y
A, B, C, D, E,
F Y Y 216 S ROBERTSON BLVD 6,613 3
1 11 12 1 story medical use - for lease
4333009004 0.13473372 73 0.557892 1 to 2 56 Y A, C, D, F Y Y 217 S ROBERTSON BLVD 5,377 3 1 8 9 1 or 2 story retail 4333016047 0.13599606 74 0.261795 1 34 Y A, C, D, E, F Y Y 220 S ROBERTSON BLVD 6,608 3 1 11 12 1 story retail 4334003017 0.26296865 70 0.840843 1 65 A, C, D Y Y 221 N ROBERTSON BLVD 21,197 56 32 38 1 story retail and surface parking
lot
APN CRITERIA A: I/L
Ratio
CRITERIA B: Age
of Buildings
CRITERIA C:
Existing FAR
CRITERIA D:
Existing Building
Height (stories)
CRITERIA E: Lot
Coverage (percent
of lot)
CRITERIA F:
1/2 mile of
Metro station
(Y)
Exceptions or
Notes
CRITERIA
MET
3 or more
criteria?
KEEP
(Y/N) # Dir. Address Parcel Size (sq.ft.)
Height Limit
(stories) per
MUOZ
Lower
Income
Units
Moderate
Income/Market
Units
Total Units Existing Uses / Field Notes
Description
4333009005 0.21924195 72 0.647861 1 66 Y A, C, D, F Y Y 223 S ROBERTSON BLVD 5,402 31 8 9 1 story commercial/ restaurant -
vacant
4333016048 0.27063104 77 0.364446 1 40 Y
A, B, C, D, E,
F Y Y 226 S ROBERTSON BLVD 6,591 3
1 10 11 1 story retail
4333009035 0.09374915 72 0.522558 1 62 Y A, C, D, F Y Y 227 S ROBERTSON BLVD 16,324 3 4 25 29
1 story retail with surface parking
and multi-tenant building
4333016049 0.66664897 77 0.550494 2 38 Y B, C, D, E, F Y Y 230 S ROBERTSON BLVD 6,587 3 1 10 11 2 story retail and office 4333016050 0.15261366 75 0.556598 1 54 Y A, C, D, F Y Y 236 S ROBERTSON BLVD 6,576 3 1 10 11 1 story retail 4334003022 0.12902856 2023 0.699297 1 69 A, B, C, D Y Y 239 N ROBERTSON BLVD 5,005 5 1 8 9 1 story retail 4333016051 0.17499820 73 0.369565 1 40 Y A, C, D, E, F Y Y 240 S ROBERTSON BLVD 6,556 31 10 11 1 story urgent care with surface
parking
4333009008 0.39284812 71 0.516016 1 55 Y A, C, D, F Y Y 241 S ROBERTSON BLVD 5,492 3 1 8 9 1 story retail 4333009009 0.06717114 85 0.554679 1 56 Y A, B, C, D, F Y Y 245 S ROBERTSON BLVD 5,517 31 9 10 1 story retail 4333016052 0.24999698 73 0.576511 1 61 Y A, C, D, F Y Y 246 S ROBERTSON BLVD 6,551 31 10 11 1 story retail with surface parking 4333016053 0.15856835 75 0.376192 1 to 2 37 Y A, C, D, E, F Y Y 250 S ROBERTSON BLVD 6,539 31 10 11 1 or 2 story commercial and
surface parking
4333009010 0.57564223 74 0.540066 1 59 Y A, C, D, F Y Y 251 S ROBERTSON BLVD 5,536 31 9 10 1 story retail - multi-tenant
building
4333016054 0.29999856 93 1.363857 2 74 Y A, B, D, F Y Y 254 S ROBERTSON BLVD 6,520 31 10 11 2 story office and retail - acting
playhouse
4333009011 0.17302869 90 0.365660 1 39 Y
A, B, C, D, E,
F Y Y 255 S ROBERTSON BLVD 5,557 3
1 9 10
1 story retail - multi-tenant
building
4334003021 0.57048958 71 0.654016 1 66 A, C, D Y Y 257 N ROBERTSON BLVD 10,000 5 2 16 18 1 story retail 4333009012 0.12068765 63 0.893617 2 78 Y A, C, D, F Y Y 261 S ROBERTSON BLVD 5,583 31 9 10 2 story w drive thru to surface
parking
4333016055 0.15909043 77 0.479344 1 49 Y
A, B, C, D, E,
F Y Y 262 S ROBERTSON BLVD 10,443 3
2 16 18
1 story commercial w drive thru to
back surface parking
4333009013 0.56817920 71 0.555093 1 to 2 65 Y A, C, D, F Y Y 265 S ROBERTSON BLVD 5,606 3 1 9 10 1-2 story commercial 4334003019 0.00000000 2023 0.000000 0 5
vacant surface
parking A, B, C, D, E Y Y 269 N ROBERTSON BLVD 5,000 5
1 8 9 vacant parking lot
4334003020 0.00000000 2023 0.000000 0
vacant surface
parking A, B, C, D Y Y 269 N ROBERTSON BLVD 5,006 5
1 8 9 vacant parking lot
4333009036 0.14035088 46 0.664951 2 56 Y A, C, D, F Y Y 275 S ROBERTSON BLVD 11,258 33 17 20 2 story Muti shopping center
surface parking
4333009014 0.12625506 94 0.531903 1 54 Y A, B, C, D, F Y Y 281 S ROBERTSON BLVD 5,640 31 9 10 1 story retail - multi-tenant
shopping strip
4333010001 0.29410126 74 0.810493 1 155 Y A, C, D, F Y Y 301 S ROBERTSON BLVD 5,799 3 1 9 10 1 story retail/gallery - vacant 4334015054 0.20149245 72 0.703420 1 37 A, C, D, E Y Y 301 N ROBERTSON BLVD 12,500 5 3 19 22 1 story office 4333010002 0.23333164 70 0.648747 1 69 Y A, C, D, F Y Y 305 S ROBERTSON BLVD 5,688 3 1 9 10 1 story retail 4333010003 0.14999686 83 0.396285 1 48 Y
A, B, C, D, E,
F Y Y 309 S ROBERTSON BLVD 5,695 3
1 9 10
1 story retail - multi-tenant, vacant
for lease
4334015053 0.54881756 71 0.614617 1 40 A, C, D, E Y Y 321 N ROBERTSON BLVD 9,010 5 2 14 16 2 story retail 4333010008 0.22708519 77 0.433831 1 91 A, B, C, D Y Y 341 S ROBERTSON BLVD 4,610 3 1 7 8 1-story retail 4334015052 0.11108904 78 0.889041 1 40 A, B, C, D, E Y Y 341 N ROBERTSON BLVD 4,994 51 8 9 1-story retail - multi-tenant 4333010009 0.22301707 75 0.518755 1 52 A, C, D Y Y 347 S ROBERTSON BLVD 4,626 31 7 8 1-story retail - multi-tenant and
surface parking
4333010010 0.15624796 77 0.526926 1 53 A, B, C, D Y Y 351 S ROBERTSON BLVD 6,304 3 1 10 11 1 story retail - vacant for lease 4333010011 0.22380783 77 1.037549 2 54 A, B, D Y Y 355 S ROBERTSON BLVD 6,361 3 1 10 11 2 story retail and office 4333010012 0.33333146 75 0.525052 1 53 A, C, D Y Y 361 S ROBERTSON BLVD 5,714 3 1 9 10 1 story office 4333010013 0.19717895 76 0.663971 1 67 A, B, C, D Y Y 369 S ROBERTSON BLVD 5,788 3 1 9 10 1 story commercial 4333010014 0.03750000 73 0.415300 1 47 A, C, D, E Y Y 373 S ROBERTSON BLVD 5,798 3 1 9 10 1 story commercial 4333010039 0.15083335 48 0.022673 1 22 A, C, D, E Y Y 391 S ROBERTSON BLVD 11,644 3 3 18 21 Gas station 4332013032 0.00715968 51 0.999981 0 14
vacant surface
parking A, D, E Y Y 401 S ROBERTSON BLVD 15,836 3
4 24 28
Vacant w small structure and large
surface parking lot
4332013004 0.41006001 73 0.501651 1 59 A, C, D Y Y 437 S ROBERTSON BLVD 4,726 31 7 8 1 story medical (hearing aid store) 4332013005 0.03139775 77 0.388862 1 to 2 37 A, B, C, D, E Y Y 443 S ROBERTSON BLVD 4,732 31 7 8 1-2 story commercial - multitenant older
4332013007 0.27985474 75 0.844433 2 44 A, C, D, E Y Y 455 S ROBERTSON BLVD 4,737 3 1 7 8 2 story office/commercial 4332013008 0.26204525 75 0.421411 1 45 A, C, D, E Y Y 457 S ROBERTSON BLVD 4,746 3 1 7 8 1-story retail 4332013009 0.45266400 73 0.498950 1 54 A, C, D Y Y 463 S ROBERTSON BLVD 4,752 31 7 8 1 story office and retail -
connected to 457
APN CRITERIA A: I/L
Ratio
CRITERIA B: Age
of Buildings
CRITERIA C:
Existing FAR
CRITERIA D:
Existing Building
Height (stories)
CRITERIA E: Lot
Coverage (percent
of lot)
CRITERIA F:
1/2 mile of
Metro station
(Y)
Exceptions or
Notes
CRITERIA
MET
3 or more
criteria?
KEEP
(Y/N) # Dir. Address Parcel Size (sq.ft.)
Height Limit
(stories) per
MUOZ
Lower
Income
Units
Moderate
Income/Market
Units
Total Units Existing Uses / Field Notes
Description
4332013010 0.49999695 75 0.588412 2 59 A, C, D Y Y 469 S ROBERTSON BLVD 4,759 3 1 7 8 2 story office 4332013011 0.28571359 77 0.772619 1 79 A, B, C, D Y Y 475 S ROBERTSON BLVD 4,763 3 1 7 8 1 story commercial 4332013014 0.40259174 66 0.613678 2 57 A, C, D Y Y 493 S ROBERTSON BLVD 5,972 3 1 9 10 2 story office/commercial
4328027010 0.30869071 75 0.474902 2 28 Y A, C, D, E, F Y Y 145 S RODEO DR 7,656 3 1 12 13 2 story retail office for lease 4334022077 0.00000000 0.000000 2 to 3 Y A, C, F Y Y 119 N SAN VICENTE BLVD 6,723 5 1 11 12
2-3 story building - offices and
parking structure- conversion
potential
4334022042 0.06666561 76 0.484586 1 45 Y
A, B, C, D, E,
F Y Y 147 N SAN VICENTE BLVD 5,987 5
1 9 10
1 story office- could convert or
redev
4334022041 0.43197911 65 0.964401 2 52 Y A, D, F Y Y 151 N SAN VICENTE BLVD 11,537 5 3 17 20
2 story - older office building,
some medical and surface parking
lot
4334021082 0.02563656 54 0.828625 0 Y
vacant surface
parking A, C, D, F Y Y 161 N SAN VICENTE BLVD 3,801 5
1 5 6 vacant parking lot (portion)
4334021103 0.04894612 64 1.655356 1 54 Y A, D, F Y Y 165 N SAN VICENTE BLVD 4,618 51 7 8 1 story - gym and surface parking 4328001002 0.34992326 77 0.972485 1 96 A, B, D Y Y 9849 S SANTA MONICA BLVD 3,008 41 4 5 1 story commercial multi-tenant
and surface parking
4328001005 0.36363340 77 1.950092 2 97 A, B, D Y Y 9869 S SANTA MONICA BLVD 3,000 4 1 4 5
2 story commercial multi-tenant
with office above (conversion
potential)
4328001009 0.41175542 75 0.889253 1 90 A, C, D Y Y 9901 S SANTA MONICA BLVD 3,401 41 5 6 1 story retail - multi-tenant older 4328001010 0.22219998 77 0.975613 1 96 Y A, B, D, F Y Y 9907 S SANTA MONICA BLVD 3,398 41 5 6 1-story restaurants - multi-tenant 4328001021 1.53005576 72 0.915224 1 91 Y C, D, F Y Y 9915 S SANTA MONICA BLVD 3,000 41 4 5 1 story medical cosmetic spa 4328001013 0.29987268 75 0.974349 1 to 2 99 Y A, D, F Y Y 9919 S SANTA MONICA BLVD 2,997 41 4 5 1-2 story retail and restaurants 4328002009 0.04230769 73 1.159561 2 74 Y A, D, F Y Y 9930 S SANTA MONICA BLVD 24,003 443 0 43 2-story - Jem Community Center -
older
4328001014 0.59995232 70 1.681531 2 86 Y A, D, F Y Y 9935 S SANTA MONICA BLVD 2,997 4 1 4 5
2 story offices- vacant for lease
sign conversion potential
4328001015 0.00316723 63 1.000756 0 0 Y
vacant surface
parking A, D, F Y Y 9939 S SANTA MONICA BLVD 2,998 4
1 4 5 vacant surface parking lot
4328002036 0.43749981 39 1.618361 2 73 Y A, D, F Y Y 9940 S SANTA MONICA BLVD 12,002 43 18 21 2-story newly renovated 4328001016 0.00000000 63 1.001584 0 76 Y A, D, F Y Y 9949 S SANTA MONICA BLVD 2,995 41 4 5 1 story offices 4328001017 0.00205181 51 0.876573 0 Y
vacant surface
parking A, C, D, F Y Y 9949 S SANTA MONICA BLVD 2,995 4 1 4 5 surface parking
4328001018 0.10681519 78 0.763673 1 Y A, B, C, D, F Y Y 9949 S SANTA MONICA BLVD 2,996 41 4 5 surface parking 4328002006 0.13094086 65 0.592585 1 62 Y A, C, D, F Y Y 9950 S SANTA MONICA BLVD 5,999 41 9 10 1 story office 4328002005 0.53333295 69 1.266527 2 64 Y A, D, F Y Y 9952 S SANTA MONICA BLVD 5,994 41 9 10 2 story commercial office -
conversion potential
4328001019 0.03225617 82 0.930161 1 97 Y A, B, C, D, F Y Y 9953 S SANTA MONICA BLVD 2,999 41 4 5 1 story art gallery 4328002004 0.22507581 72 0.683069 2 35 Y A, C, D, E, F Y Y 9956 S SANTA MONICA BLVD 5,998 41 9 10 2 story restaurant and office with
surface parking lot
4328002002 0.42849974 73 0.700305 1 Y
vacant surface
parking A, C, D, F Y Y 9970 S SANTA MONICA BLVD 5,997 4 1 9 10 surface parking lot
4328002003 0.00710375 63 1.000723 0 69 Y A, D, F Y Y 9970 S SANTA MONICA BLVD 5,996 41 9 10 1 story retail 4328002001 0.59999655 67 1.156063 2 52 Y A, D, F Y Y 9990 S SANTA MONICA BLVD 9,167 42 14 16 2 story office 4333030001 0.39112884 94 0.480925 1 52 Y A, B, C, D, F Y Y 8300 WILSHIRE BLVD 38,118 469 0 69 1 story strip mall with various
tenants and parking
4333029015 0.09999907 88 0.486182 1 45 Y
A, B, C, D, E,
F Y Y 8400 WILSHIRE BLVD 5,340 5
1 8 9 1 story restaurant
4333029016 0.00344744 66 0.975133 0 6 Y
vacant surface
parking A, D, E, F Y Y 8412 WILSHIRE BLVD 9,024 5
2 14 16 vacant parking lot
4333029017 0.34999884 66 0.802997 1 89 Y A, C, D, F Y Y 8420 WILSHIRE BLVD 8,707 5 2 13 15 1 story dialysis center APN CRITERIA A: I/L
Ratio
CRITERIA B: Age
of Buildings
CRITERIA C:
Existing FAR
CRITERIA D:
Existing Building
Height (stories)
CRITERIA E: Lot
Coverage (percent
of lot)
CRITERIA F:
1/2 mile of
Metro station
(Y)
Exceptions or
Notes
CRITERIA
MET
3 or more
criteria?
KEEP
(Y/N) # Dir. Address Parcel Size (sq.ft.)
Height Limit
(stories) per
MUOZ
Lower
Income
Units
Moderate
Income/Market
Units
Total Units Existing Uses / Field Notes
Description
4334021900 0.00000000 0.000000 metro 54 Y metro site A, C, F Y Y 8471 WILSHIRE BLVD 16,702 55 25 30 Metro staging yard - City owned
redevelopment site
4334017046 0.48661518 59 0.460703 1 48 Y A, C, D, E, F Y Y 8537 WILSHIRE BLVD 7,619 3 1 12 13 1 story auto shop 4334017045 0.14116232 72 0.373272 1 50 Y A, C, D, E, F Y Y 8545 WILSHIRE BLVD 10,633 32 17 19 1 story mailbox store and parking -
could redev
4333018031 0.33959872 85 1.008737 2 53 Y A, B, D, F Y Y 8560 WILSHIRE BLVD 10,317 32 16 18 2 story retail and educational,
parking
4334014043 0.53570384 75 1.101885 1 86 Y A, D, F Y Y 8619 WILSHIRE BLVD 6,534 3 1 10 11 1 story retail 4333018035 0.03478261 72 0.806093 1 83 Y A, C, D, F Y Y 8620 WILSHIRE BLVD 5,056 3 1 8 9 1 story restaurant 4333018036 0.04477577 74 0.375486 1 49 Y A, C, D, E, F Y Y 8624 WILSHIRE BLVD 5,593 3 1 9 10 1 story - medical - egg donor 4333018037 0.59516172 91 0.922553 1 to 2 74 Y A, B, C, D, F Y Y 8630 WILSHIRE BLVD 7,621 31 12 13 1-2 story retail and gallery 4333018004 0.02940007 77 0.638593 1 to 2 63 Y A, B, C, D, F Y Y 8636 WILSHIRE BLVD 6,759 31 11 12 1-2 story retail and parking lot 4333018005 0.09090909 77 0.897885 2 51 Y A, B, C, D, F Y Y 8642 WILSHIRE BLVD 6,014 31 9 10 2 story offices and parking lot 4333018006 0.10638298 68 0.725958 2 40 Y A, C, D, E, F Y Y 8648 WILSHIRE BLVD 6,543 3 1 10 11 2 story offices and parking lot 4333018007 0.06899951 66 0.471878 2 49 Y A, C, D, E, F Y Y 8654 WILSHIRE BLVD 5,061 3 1 8 9 2 story plastic surgery 4333018008 0.15908898 70 0.433787 1 53 Y A, C, D, F Y Y 8660 WILSHIRE BLVD 5,586 3 1 9 10 1 story medical uses 4333018009 0.21666654 84 0.950208 2 45 Y
A, B, C, D, E,
F Y Y 8668 WILSHIRE BLVD 7,627 3
1 12 13 2 story offices and parking lot
4334012054 0.39999931 99 0.474904 2 59 Y A, B, C, D, F Y Y 8677 WILSHIRE BLVD 5,580 31 9 10 2 story medical uses 4334012053 0.21052540 72 0.643774 1 68 Y A, C, D, F Y Y 8681 WILSHIRE BLVD 5,055 3 1 8 9 1 story retail 4334012052 0.05232447 73 0.759993 1 89 Y A, C, D, F Y Y 8685 WILSHIRE BLVD 6,534 3 1 10 11 1 story multi tenant building 4334012051 0.07690837 83 0.456188 1 44 Y
A, B, C, D, E,
F Y Y 8689 WILSHIRE BLVD 6,006 3
1 9 10 1 story restaurant
4333018021 0.47726970 92 0.504891 1 51 Y A, B, C, D, F Y Y 8690 WILSHIRE BLVD 5,585 31 9 10 1 story restaurant 4333018022 0.30769090 68 0.849120 1 to 2 43 Y A, C, D, E, F Y Y 8692 WILSHIRE BLVD 7,617 3 1 12 13 1-2 story retail 4333017001 0.28325117 77 0.599133 1 62 Y A, B, C, D, F Y Y 8700 WILSHIRE BLVD 6,760 31 11 12 1 story office and parking lot 4334010058 0.74279223 68 1.416816 4 82 Y
developed as one
site with
4334010057 A, F N Y 8701 WILSHIRE BLVD 7,611
3 1 12 13 4 story office and parking garage
4334010057 0.00061081 100 0.930859 0 Y
developed as one
site with
4334010058 A, B, C, D, F Y Y 8707 WILSHIRE BLVD 5,586
3 1 9 10 parking lot for 8701 building
4333017002 0.27382833 97 0.447431 1 64 Y A, B, C, D, F Y Y 8710 WILSHIRE BLVD 6,008 31 9 10 1 story medical sales and parking
lot
4333017003 0.28124980 71 1.478130 2 86 Y A, D, F Y Y 8712 WILSHIRE BLVD 6,551 3 1 10 11 2 story retail multi tenant 4334010041 0.17139310 71 0.564929 1 61 Y A, C, D, F Y Y 8713 WILSHIRE BLVD 11,582 3 3 18 21 1 story mult tenant retail 4333017004 0.00017545 63 0.796320 0 7 Y
vacant surface
parking A, C, D, E, F Y Y 8718 WILSHIRE BLVD 6,404 3
1 10 11 parking lot for 8712
4334010056 0.18492737 93 0.954769 1 94 Y A, B, C, D, F Y Y 8725 WILSHIRE BLVD 12,752 33 20 23 1 story rug store 4333008002 0.00056591 85 0.858944 2 40 Y
A, B, C, D, E,
F Y Y 8800 WILSHIRE BLVD 17,490 3
5 26 31 2 story office and retail
APN CRITERIA A: I/L
Ratio
CRITERIA B: Age
of Buildings
CRITERIA C:
Existing FAR
CRITERIA D:
Existing Building
Height (stories)
CRITERIA E: Lot
Coverage (percent
of lot)
CRITERIA F:
1/2 mile of
Metro station
(Y)
Exceptions or
Notes
CRITERIA
MET
3 or more
criteria?
KEEP
(Y/N) # Dir. Address Parcel Size (sq.ft.)
Height Limit
(stories) per
MUOZ
Lower
Income
Units
Moderate
Income/Market
Units
Total Units Existing Uses / Field Notes
Description
4334004032 1.21428758 93 1.471031 2 93 Y B, D, F Y Y 8813 WILSHIRE BLVD 6,648 4 1 11 12 2 story; part of car dealership 4334004033 1.20689692 77 0.996405 2 96 Y B, D, F Y Y 8821 WILSHIRE BLVD 14,988 4 4 23 27 2 story; part of car dealership 4335029054 0.33333182 70 0.649162 2 78
developed as joint
site with
4335029055 - count
as low income -
held under same
ownership A, C, D Y Y 8833 WILSHIRE BLVD 14,998
4 4 23 27
1 story car dealership - conversion
potential maybe
4333008021 0.39994231 84 0.716112 2 83 A, B, C, D Y Y 8844 WILSHIRE BLVD 7,548 31 12 13 audi dealership - newly renovated 4335029055 0.09848390 70 0.312546 1 39
developed as joint
site with
4335029054 - held
under same
ownership A, C, D, E Y Y 8845 WILSHIRE BLVD 21,898
4 39 0 39
parking lot and building for car
dealership at 8833 wilshire
4333008020 0.09200739 77 1.898351 2 94 A, B, D Y Y 8850 WILSHIRE BLVD 15,800 34 24 28 audi dealership - newly renovated 4335029164 0.09999944 84 1.440268 3 42 A, B, E Y Y 8901 WILSHIRE BLVD 36,982 4 67 0 67 3 story newer medical 4335029012 0.00000000 0.000000 1 8 A, C, D, E Y Y 8931 WILSHIRE BLVD 15,000 4 4 23 27 car rental business 4331028001 0.14281519 94 0.999980 1 96 A, B, D Y Y 9018 WILSHIRE BLVD 15,800 3 4 24 28 1 story - lucid 4335028082 0.00000000 0.000000 3 42 A, C, E Y Y 9045 WILSHIRE BLVD 14,750 3 4 22 26 3 story - CVS 4342031027 0.43242345 67 1.413100 3 50 Y A, E, F Y Y 9201 WILSHIRE BLVD 13,853 34 21 25 3 story but potential conversion 4342031026 0.52383471 66 1.089967 2 40 Y A, D, E, F Y Y 9215 WILSHIRE BLVD 9,679 3 2 15 17 2 story 4342030001 0.79999973 68 1.396151 2 38 Y D, E, F Y Y 9245 WILSHIRE BLVD 19,986 3 5 31 36 approved for synagogue 4331008002 0.27720724 43 0.432377 2 47 Y A, C, D, E, F Y Y 9334 WILSHIRE BLVD 16,430 5 4 25 29 2 story fedex 4331008024 0.42857048 98 0.916565 1 87 Y A, B, C, D, F Y Y 9372 WILSHIRE BLVD 7,910 51 13 14 narrow lot connected to corner
building
4331001002 0.00000000 0.000000 0 2 Y A, C, D, E, F Y Y 9400 WILSHIRE BLVD 16,457 5 4 25 29 parking next to office 4328014005 0.23279493 81 1.589189 2 79 A, B, D Y Y 9730 WILSHIRE BLVD 21,609 5 6 33 39 2 story medical 4328001001 0.20829289 92 0.677014 1 67 A, B, C, D Y Y 9844 WILSHIRE BLVD 6,180 4 1 10 11 1 story - starbucks and baracci 4334014044 0.00246883 75 1.006368 0 vacant parking A, D N Y 0 5,048 3 1 8 9 vacant parking TOTALS 816 2839 3655
APN Year
Built
CRITERIA 1:
Age of
Buildings
CRITERIA 2:
Existing
Building Height
(stories)
Existing
Building
Height
Height Over
Permitted Building Shape
CRITERIA 3:
Qualfying
Building Shape
CRITERIA 4:
Window
Access
CRITERIA 5:
Building
Footprint < 30K
Building Width
(on narrowest
side)
Maximum
Building
Dimension
Last Significant
Renovation
CRITERIA 6: 20+
Years since
Significant
Renovation
CRITERIA MET Meets 4/6
Criteria?
Other Site
Conditions/
Exceptions
Total
Building
Square
Footage
Building
Footprint SF
Building SF
Less Building
Footprint
Final Net
Building SF
Conversion calc
with 850 SF
Inclusionary less
than 1/2 acre Lower Moderate / Market Rate
Total Unit with
Adaptive Reuse
Uptake Filter
Applied
Inclusionary --
Lower Income
(Adaptive Reuse
Uptake Filter
Applied)
Moderate-Market
(Adaptive Reuse
Uptake Filter
Applied)
# Dir. Address Parcel Size
(sq.ft.)
Height Limit
(stories) per
Mixed Use
Overlay
Zone
4331001038 1962 61 Y 6 2 OBLONG
RECTANGLE Y N Y 62 Y 1962 61 1, 2, 3, 4, 5, 6 Y 35,235.00 5,844.89 29,390.11 23,512 28 3 3 25 16 2 14 144 S BEVERLY DR 6,069 4 4333027001 1956 67 Y 4 1 TRAPEZOIDAL N Y Y 120 N 1990 33 1, 2, 4, 6 Y Proximity to Metro
station - less than
1,000'
48,300.00 8,641.07 39,658.93 31,727 37 4 4 33 22 2 19 291 S LA CIENEGA BLVD 9,538 3 4328032005 1962 61 Y 6 2 OBLONG
RECTANGLE Y Y Y 65 Y 1994 29 1, 2, 3, 4, 6 Y 42,000.00 6,954.96 35,045.04 28,036 33 3 3 30 19 2 17 132 S RODEO DR 7,050 4 4334022081 1970 53 Y 10 5 Y SHAPE Y Y N 100 N 1993 30 1, 2, 3, 4, 6 Y open space areas 398,800.00 44,855.95 353,944.05 283,155 333 100 233 193 50 143 8383 WILSHIRE BLVD 102,024 5 4334021060 1962 61 Y 6 1 SQUARE N Y Y 100 N 1997 26 1, 2, 4, 6 Y 96,978.00 16,562.00 80,416.00 64,333 76 8 8 68 44 4 40 8447 WILSHIRE BLVD 18,247
5 4333027028 1964 59 Y 10 7 OBLONG
RECTANGLE Y Y Y 65 - 75 Y 2008 15 1, 2, 3, 4, 5, 6 Y 205,367.00 26,401.32 178,965.68 143,173 168 100 68 98 50 48 8500 WILSHIRE BLVD 27,272 3 4333027014 1959 64 Y 6 3 OBLONG
RECTANGLE Y Y Y 75 Y 2002 21 1, 2, 3, 4, 5, 6 Y 54,458.00 10,583.34 43,874.66 35,100 41 4 4 37 24 2 22 8530 WILSHIRE BLVD 13,202 3 4334012055
1964 59 Y 5 2 OBLONG
RECTANGLE Y Y Y 56 Y 1964 59 1, 2, 3, 4, 5, 6 Y
PARKING PODIUM
FLOORS 1-3 25,886.00 7,228.00 18,658.00 14,926 18 2 2 16 10 1 9 8671 WILSHIRE BLVD 7,620 3 4333017006 1962 61 Y 6 3 OBLONG
RECTANGLE Y Y Y 60 Y 1985 38 1, 2, 3, 4, 5 Y ROOFTOP SPACE 56,903.00 9,833.00 47,070.00 37,656 44 4 4 40 26 3 23 8730 WILSHIRE BLVD 11,863 3 4333008001 1952 71 Y 4 1 L SHAPE Y Y Y 55 Y 1952 71 1, 3, 4, 5, 6 Y 48,156.00 9,219.78 38,936.22 31,149 37 4 4 33 21 2 19 8820 WILSHIRE BLVD 18,848 3 4342032029 1959 64 Y 5 2 U SHAPE (PLUS
PODIUM) Y Y Y 68 Y 1997 26 1, 3, 4, 5, 6 Y podium for parking 107,780.00 29,200.91 78,579.09 62,863 74 74 0 43 43 0 9171 WILSHIRE BLVD 30,650 3 4331008001 1957 66 N 4 -1 L SHAPE (PLUS
PODIUM) Y Y Y 67 Y 1999 24 1, 3, 4, 5, 6 Y podium for parking 63,982.00 19,234.95 44,747.05 35,798 42 42 0 24 24 0 9350 WILSHIRE BLVD 24,347 5 4331001049 1968 55 Y 10 5 OBLONG
RECTANGLE Y Y Y 110 N 1989 34 1, 2, 3, 4, 5, 6 Y 186,022.00 23,685.26 162,336.74 129,869 153 100 53 89 50 39 9450 WILSHIRE BLVD 48,671 5 4328033001 1959 64 Y 8 3
OBLONG
RECTANGLE (PLUS
L SHAPE PODIUM)
Y Y Y 75 Y 1990 33 1, 2, 3, 4, 5, 6 Y
Podium for parking
or commercial,
open space
105,698.00 23,908.41 81,789.59 65,432 77 77 0 45 45 0 9460 WILSHIRE BLVD 33,752 5 4328027016,
4328027001 1935 88 Y 6 1 OBLONG RECTANGLE Y Y Y 120 N 1984 39 1, 3, 4, 5, 6 Y potentially historic 171,360.00 36,184.23 135,175.77 108,141 127 100 27 74 50 24 9536, 9550 WILSHIRE BLVD 36,451 5 note that
9550 Wilshire
is developed
TOTALS 1288 31 625 663 747 330 417
Potential Sites for Conversion: These are sites that have been identified to be ripe for conversion (rather than redevelopment) due to current site and building conditions. The potential units for these sites have been calculated by taking the existing building square footages, deducting 20% for general building use (common areas, hallways, stairwells, etc), and deducting the ground floor building footprint (since this must generally be reserved for commercial uses per the mixed use overlay zone requirements) to achieve a net usable existing floor area. The net usable existing floor area is then divided by 850 square feet, which is a larger unit size than what is required (500 SF for a one bedroom and 800 SF for a two bedroom), but is a typical unit size for projects in the City and in the mixed use overlay zone. These sites are not counted in the underutilized mixed use sites inventory, to avoid the potential to "double count" the potential units on these sites. The units have been allocated to either the low income or moderate income/market rate categories as appropriate or allowed by state law, with a maximum for lower income units set at 50 units. In addition, another overall filter (the Adaptive Reuse Uptake Filter) has been applied to reduce the total number of units allocated to each site, in order to make this estimate more conservative. The totals for this category that are counted towards the summary of sites are shown in gold boxes and red font.
Tab 2: Potential Sites for Conversion
Tab 3: Known Developer Interest Sites
APN # Dir. Address Parcel Size (SF) Height Limit (Per Mixed Use Overlay Zone) Lower Moderate Total Existing Uses
4331023020 140 S DOHENY DR 21,952 339 0 39
parking structure for 9101-
9111
4334021056 20 N LA CIENEGA BLVD 5,502 5 10 0 10 Parking lot 4334021057 20 N LA CIENEGA BLVD 5,500 5 10 0 10 Parking lot 4334021055 38 N LA CIENEGA BLVD 10,994 519 0 19 vacant (building demolished) 4332013003 419 S ROBERTSON BLVD 18,845 3 0 34 34 School 4334017044 8555 WILSHIRE BLVD 19,279 30 35 35
gas station - interest in
redevelopment
4328009003 9740 WILSHIRE BLVD 13,508 524 0 24
5 story - interest in
development
4328009023 9754 WILSHIRE BLVD 22,268 5 40 0 40 2 story commercial - older TOTALS 142 69 211
Known Developer Interest Sites: These are sites on which there is known developer interest, but the actual project has not yet been submitted. This means that we are counting them per the default mixed use overlay zoning, and counting towards low or moderate income categories as appropriate. One item to note is that because 9740 Wilshire is interested in combining the site with 9754 Wilshire, these combined sites become over 1/2 acre, and so the units are counted towards the low income category.
Similarly, 20 N La Cienega Blvd (two parcels) and 38 N La Cienega Blvd are intended to be combined and will be greater than 1/2 acre, and so will be counted towards the low income category.
Tab 4: Approved Development Projects
Project Type APN # # range Dir Address Proposed Units Very Low Low Moderate Market Rate Net New multi-family 4343003011 208 N Crescent Drive 10 1 0 0 9 9 multi-family 4343003004 250 N Crescent Drive 8 1 0 7 8
multi-family 4331025026 332 S Doheny Drive 9 1 0 0 8 8
mixed use 4334018058 55 N La Cienega Blvd 105 11 0 0 94 105 multi-family 4335029165 154 158 N La Peer Drive 16 0 0 0 16 14 4331013011
4331013012
4331013013
multi-family 4342034007 457 N Oakhurst Drive 6 1 0 0 5 4 multi-family 4342033053 425 N Palm Drive 20 0 0 0 20 2
multi-family 4331015033 340 S Rexford Drive 3 0 0 0 3 3 multi-family 4330034016 462 S Rexford Drive 7 0 0 0 7 1 mixed use 4328002034 9900 9908 S Santa Monica Blvd 25 0 0 0 25 25 multi-family 4333030021 227 Tower Drive 10 1 0 0 9 8
mixed use condo apns 8600 Wilshire Blvd 18 0 0 2 16 18
4331018191
4331018192
mixed use 9876 Wilshire Blvd 140 0 0 0 140 140
mixed use 9900 Wilshire Blvd 193 0 0 0 193 193
TOTALS 20 2 2 629 608
Approved Development Projects: These are sites on which a development proposal/entitlement that includes housing units has been previously approved by a decision-maker, and the units included in these projects are counted towards the appropriate categories. These are not counted in the underutilized sites list, but are considered a separate category in the summary tab. The projects included on this list comply with the cutoff dates for approved projects for the 6th cycle housing element. This also includes a few projects that were approved in the previous 5th cycle, but are expected to complete construction during this cycle.
multi-family
54 54 0 0 0
16 mixed use
4 2 0 23
9200 Wilshire Blvd
149 159 S Maple Drive 29
54 Tab 5: Submitted Development Projects
Project Type APN # # range Dir Address Existing Units Units to be Demolished Proposed Units Very Low Low Moderate Market Rate Net New mixed use 4334015047 8800 Burton Way 0 0 25 3 0 0 22 25 senior housing 4333009023 244 256 N Clark Drive 13 13 55 0 0 0 55 42 multi-family 4331024028 232 S Doheny Drive 1 1 8 1 0 0 7 7 4328-002-025
43288-002-026
4328-002-024
multi-family 4335006043 412 N Oakhurst Drive 6 6 9 2 1 0 6 3 4342035022
4342035024
4342035023
4342035021
multi-family 4335021006 227 231 N Swall Drive 4 4 18 2 0 0 16 14 multi-family 4331013026 137 S Rexford Drive 4 4 11 2 0 0 9 7 4333008009
4333008007
4333008008
mixed use 105 N Robertson Blvd
8811 Wilshire Blvd
mixed use 4342031031 9229 Wilshire Blvd 0 0 56 6 0 0 50 56 4328026008 133 S CAMDEN
4328026007
4328026006
4328026039 9570 WILSHIRE
4328026003
4328026004
4328026030 not found
4328026015 not found
4328026014 not found
4328026013 not found
4328021019 9620 WILSHIRE
4328021002 9610 WILSHIRE
4328021001 9600 WILSHIRE
4328021022
4328021023
4328021021 128 S BEDFORD
4328021020
TOTALS 407 30 12 12 353 344
multi-family
0 0 0
444 Oakhurst 446 N 22 0 5 6
5 0 59
68 68
Submitted Projects: These are parcels for which entitlement applications including housing units have been submitted. The proposed unit counts reflect the applications as currently presented in application materials. These sites have been removed from the underutilized sites inventory (if they were previously listed as a potential mixed use development site) since there is a known proposal on the site.
Blvd
Saks Project
(Specific Plan
project)
42 0 0
mixed use 6 3 6
0 0 68
42 Robertson
0 0
Drive 22 27 16 5
multi-family 9945 9937-9945 Durant 23 16
4334004031
Drive 13 13 29 6
44 59
37 177 S 0
Tab 6: City-Owned Sites
Projects
APN Address Site Name Site Area (SF) Site Area (Acres) Building SF Low Income Units
Moderate
Income
Units
Total Units DU/ACRE
4342010901
4342010904
4342010900 9298 W. 3rd Street 12,104 0.278 1,902
Total: 63,387 1.455
4334022063 111 N Gale Dr 6,500 0.149
4334022061 8401 Wilshire Blvd 6,150 0.141
4334022900 8421 Wilshire Blvd 18,630 0.428
4334022060 8423 Wilshire Blvd 19,290 0.443
Total: 50,570 1.161
4331001900 9430 Wilshire Blvd Reeves Metro Site 16,461 0.378 80 0 80 211.70 TOTALS: 130,418 2.99 557 557
241.90
125 0 125 107.67
0 352
Known City Project: This project is proposed by the
City, and is counted towards the total summary of
sites.
9268 W. 3rd Street 51,283 19,008 Credit Union Site 352
Gale Yard Site
1.177
Tab 7: Accessory Dwelling Units (ADUs)
Very Low Low Moderate Above Moderate TOTAL
25 65 9 51 150
Projected ADUs: The ADUs projected here are based on the approved SCAG Regional ADU affordability analysis and the income distribution noted for LA County. In addition, the City's ADU permitting data supports this estimate, with 6 permits in 2019, 9 permits in 2020, 19 in 2021, 25 in 2022, and 25 in 2023.
Low Income Moderate Income/Market
Tab 1: Underutilized Sites Inventory (Mixed Use) 816 2,839 Tab 2: Conversion Units 330 417
Tab 3: Developer Interest 142 69
Tab 4: Approved Projects 22 586
Tab 5: Submitted Projects 42 302
Tab 6: City Projects 557
Tab 7: Projected Accessory Dwelling Units (ADUs) 90 60
TOTAL Available Sites 1,999 4,273
Required RHNA 1,688 1,416
SURPLUS 311 2,857
SUMMARY OF SITES & UNITS
City of Beverly Hills General Plan
2021-2029 Housing Element
C-84 | Page
EXHIBIT B
Development Trend Data
Weho Santa Monica Pasadena Weho Santa Monica Pasadena Weho Santa Monica Pasadena Weho Santa Monica Pasadena Weho Santa Monica Pasadena 48 101 50 0.133 0.19 0.0248 0.188 0.539 0.508 1 to 2 (2) 1 1 commercial - bank 1 story car dealership and surface parking lot commercial - building supply and hardware store, and multi-family building
61 67 76 0.002 0.008 2 0.019 0.391 1.263 2 to 3 (3) 1 2 commercial - cement plant 1 story commercial warehouse/wholesale use multi family 67 40 43 0.225 1.223 1.133 0.497 1.689 2.608 1 to 2 (2) 4 2 commercial - office building; Demolish the existing
retail, office, and residential structures, consolidate 5 lots and construct mixed-use building with hotel.
4 story office building commercial office building park - 3 story 86 65 60 0.096 0.003 1.994 0.478 1.338 0.057 2 2 3 commercial - offices 2 story multi family commercial offices - 3 story 101 63 93 0.057 0.001 1.256 0.258 0.673 3.201 1 1 3 commercial - retail/service (dog grooming) 1 story commercial building and surface parking car wash 113 60 44 0.259 0.002 0.363 0.317 1 2 3 Commercial structure with banking use constructed in 1973 2 story commercial with restaurant commercial - offices and restaurant and surface parking 83 72 0.74 0.005 1.791 0.029 1 1 1
Mixed uses commercial retail structures and surface
parking constructed in 1924. Current uses are gym
and auto-body shop. In addition, one of the lots
contains a multi-family residential building
surface parking for toyota dealership; small 1
story building
101 72 0.009 0.789 1 to 2 (2) 2 Mixed use three-story commercial and office building constructed in 1927.
50 0.082 1.119 3 24,000 square-foot mixed commercial retail building constructed in 1942
99 0.271 0.925 1
Single-story commercial retail structures constructed
around 1930. Existing uses consist of retail, office,
restaurants, liquor store, and the nightclub The
Viper Room.
96 0.018 4.178 1 Single-story commercial retail constructed in 1954 with vacant spaces and a furniture store
81 0.352 1 Existing single-story structures with light industrial uses
102 0.185 2
Three two-story commercial buildings constructed in
1940 with mixed office and retail uses. The project
site also has 4 single-family residences constructed
in 1924 and surface parking lots.
69 0.172 0.204571429 1.28156 1
99 2
100 0.857077 0.710857143 1.5274
99 0.423121739 14 8 5
98 83 0.9502
69 1 story: (13/30) = 43%
95 2 story: (11/30) = 37%
97 3+ story: (6/30) = 20%
65 95 66 55
76 Age of Buildings I/L Value Existing FAR Building Height Existing Uses percentages of existing building height (review of 30
existing buildings being redeveloped as part of 27 projects) number of projects
Median for each city:
Overall median:
Average for each city:
Overall Average:
Overall Average:
Average for each city:
WEST HOLLYWOOD DEVELOPMENT TREND DATA
AIN Location Project Description Housing Units Site Area (SF)
Multiple
Lots? Previous/Existing FAR Existing FAR Previous/Existing Use Existing Building Height (stories) Proposed
Building Height
(stories)
Date
Built
Age of
Buildings
Improvement
Value Land Value I/L Value Notes
5554-014-011 8025 SANTA MONICA
BLVD
Demo of bank, new 7 story 115 Unit
mixed use building 115 21,800 N 4,120 0.18899083 commercial - bank 1 to 2 7 1975 48 $177,266 $1,329,566 0.13332621 1 story commercial building with surface parking lot 5531-014-015 1000 LA BREA AVE NEW 35-STORY MIXED-USE
DEVELOPMENT 514 (25% affordable) 18,000 N 352 0.01955556 commercial - cement plant (no building - cement processing) 35 1962 61 $20,611 $7,770,476 0.00265248 industrial/manufacturing use 4340- 026-024 10,230 Y 6,826 0.66725318 1956 67 $464,020 $1,501,275 0.30908395 4340- 026-022 21,190 Y 10,731 0.50641812 1937 86 $682,392 $3,084,451 0.22123613 4340- 026-009 7,500 Y 4,041 0.5388 1922 101 $272,950 $1,091,835 0.24999199 4340- 026-010 7,500 Y 1,500 0.2 1910 113 $109,173 $1,091,835 0.09999038 PROJECT TOTAL 46,420 23,098 0.49758725 $1,528,535 $6,769,396 0.2258008 4340-012-014 634 DOHENY DR PROPOSED 4-STORY MIXED-USE
BUILDING 1 4,050 N 1,938 0.47851852 commercial - offices 2 4 1940 83 $306,000 $3,173,220 0.09643202 1 story commercial office building with surface parking lot 4340-013-006 9061 NEMO ST THREE-UNIT MIXED-USE DEVELOPMENT 3 3,696 N 956 0.25865801 commercial - retail/service (dog grooming) 1 story 1922 101 $27,040 $468,959 0.05765962 1 story commercial building with surface parking lot 5528- 017-070 624 LA CIENEGA BLVD Demolish existing use and construct 4- story mixed-use building 6 6,740 N 2,452 0.36379822 Commercial structure with banking use constructed in 1973 1 4 1973 50 $866,424 $3,341,949 0.2592571 5530- 002-067 17,500 Y 10,000 0.57142857 1 1924 99 $666,878 $2,244,884 0.29706568 5530- 002-027 7,550 Y 3,718 0.49245033 1 to 2 1949 74 $503,934 $3,216,605 0.15666642 existing multi family building 5530-002-019 15,100 Y 14000 (assessor map shows
surface parking only though) ?? 0 (surface parking lot) 1930 93 $42,820 $2,167,778 0.01975295 PROJECT TOTAL 40,150
5554- 018-020 8228 SUNSET BLVD Demolish existing uses and construct hotel mixed-use development. 46 7,302 N 13,083 1.7918236 Mixed use three-story commercial and office building constructed in 1927. 3 1927 96 $960,998 $1,297,347 0.74074091 5555- 003-029 8445 SANTA MONICA
BLVD
Previous project application to demolish
older structure and develop mixed-use
condo building with hotel
45 30,487 N 24,082 0.78991045 24,000 square-foot mixed commercial retail building constructed in 1942 1942 81 $214,439 $23,374,005 0.00917425 4339- 017-001 through
4339- 017-008 8850 SUNSET BLVD
Demolish existing sites uses and
structures, and consolidate 8 lots to
develop mixed use project including
housing and hotel
62 market, 14 affordable 36,627 N 41,004 1.11950201
Single-story commercial retail
structures constructed around 1930.
Existing uses consist of retail, office,
restaurants, liquor store, and the
nightclub The Viper Room.
1 1921 102 0 $85,776,160 0
4335- 003-027 6,162 5,705 0.92583577 1954 69 $662,433 $8,003,465 0.08276828 4335- 003-028 no data found for this APN on la county assessor page
4340- 011-024
9001 SANTA MONICA
BLVD and 711
RAMAGE ST
Consolidation of 5 lots and demolition of
all onsite structures for the construction
of a mixed use project with 46 units and
ground floor retail
45 20,387 Y 85,192 4.17874135 Existing single-story structures with light industrial uses 1 $5,956,800 21,641,911 0.27524372 since the project is already built - we probably
can't use the IL ratio or the year built -- these have
already been updated on the assessors to reflect
this new project (built in 2021)
4339- 005-009 5,960 Y 1,381 0.23171141 1924 99 $420,470 $1,681,885 0.24999926 4339- 005-010 5,480 Y 1,457 0.26587591 1923 100 $226,504 $860,720 0.26315643 4339- 005-011 4,210 Y 1,245 0.29572447 $226,504 $906,022 0.24999834 4339- 005-012 3,010 Y 1,041 0.34584718 1924 99 $203,065 $789,072 0.2573466 4339- 005-013 9,070 Y 9,056 0.99845645 1925 98 $747,473 $1,789,076 0.41779835 2 story commercial office building with surface
parking lot
7811 SANTA MONICA
BLVD, 1125 N OGDEN
DR, 1114 N ORANGE
GROVE AVE
Demolish existing uses and consolidate
three lots to construct a hotel mixed-use
development (urbanize LA - states there
will be 45 hotel rooms and 95 housing
units, including 16 VL and moderate
units)
95 Mixed uses commercial retail structures
and surface parking constructed in
1924. Current uses are gym and autobody shop. In addition, one of the lots contains a multi-family residential
building constructed in 1949
6 9034 SUNSET BLVD
New 448,200 GSF mixed-use
development; Demolish the existing
retail, office, and residential structures,
consolidate lots and construct mixed-use
building with hotel.
10 commercial - office building; Demolish
the existing retail, office, and residential
structures, consolidate 5 lots and
construct mixed-use building with
hotel.
(commercial) 2-3
stories, (multifamily) 1-2 stories?
5 8950 BEVERLY BLVD Demolish existing building and construct 5- story mixed-use building 4
Single-story commercial retail
constructed in 1954 with vacant spaces
and a furniture store
1 5
8527-8555 SANTA
MONICA BLVD and
8532, 8538, 8546, and
8552 WEST KNOLL
Demolish the existing commercial and
residential buildings and construct a 5-
story mixed use development.
Consolidate 6 lots.
111 (9 lower income
and 8 moderate income)
Three two-story commercial buildings
constructed in 1940 with mixed office
and retail uses. The project site also has
4 single-family residences constructed
in 1924 and surface parking lots.
2 (commercial)
4339- 005-025 33,060 Y 7,255 0.21944949 1940 83 $1,534,280 $6,367,028 0.24097271 PROJECT TOTAL 60,790 21,435 0.35260734 $3,358,296 $12,393,803 0.27096574 4337- 001-013 8500 SANTA MONICA
BLVD
Demolish existing structure and construct
a 4 story mixed use project
27 units include 4 lower
income (2 VL, 2 Mod) 9,810 N 1,824 0.18593272
Single-story commercial retail structure
built in 1954. Uses include a bike shop
and surface parking
1 4 1954 69 $103,056 $5,573,306 0.018491
1926 97
1958 65
2 1928 95 $36,069,852 $68,707,915 0.52497375
since the project is already built - did not use the IL ratio or FAR but the year built was provided from
the existing project description -- these have
already been updated on the assessors to reflect
this new project (built in 2016)
The project consolidated three lots and
demolished the on-sites structures to
develop a mixed-use structure with
commercial retail and housing units
7141 SANTA MONICA
BLVD
5531- 009-035
Project site consisted of three separate
parcels. One with a two-story structure
constructed in 1928 with sound studio
use and surface parking. The second
and third parcels consisted of five
contiguous two-story structures
constructed from 1926 to 1958
containing a metal plating facility.
166 57,935 Y 181,163 3.1270152
SANTA MONICA DEVELOPMENT TREND DATA
AIN Location Project
Description Housing Units Site Area (SF)
Multiple
lots? Existing SF Existing FAR
Previous/Existing
Use
Existing Building
Height (stories)
Proposed
Building Height
(stories)
Date
Built
Age of
Buildings
Improvement
Value Land Value I/L Value Notes
4281-020-012 1101 Wilshire Blvd Mixed use 93 (11 VL) 8,564 N 4,622 0.53970107 1 story car dealership and surface parking lot 1 1922 101 $1,148,327 $6,015,053 0.190908875 4282-034-009 1431 Colorado Ave Mixed use 50 (8 L) 22,500 N 8816 0.39182222 1 story commercial warehouse/wholesale use 1 1956 67 $16,000 $1,801,717 0.008880418 4291-021-029 1437 7th St Mixed use 65 (13 VL) 15,000 N 25,336 1.68906667 4 story office building 4 1983 40 $13,979,051 $11,426,428 1.22339641 4291-023-004 1524 7th St Mixed use 100 (20 affordable) 5,000 N 6,693 1.33860000 2 story multi family 2 1958 65 0 $6,131,874 0 $0 improvement value 4268-010-018 51,836 ?? $42,628 $12,329,927 0.003457279 existing SF/FAR data not available on assessor
4268-010-017 64,469 ?? $22,953 $15,292,958 0.001500887 existing SF/FAR data not available on assessor
PROJECT TOTAL 116,305 $65,581 $27,622,885 0.002374155
4291-024-014 525 Colorado Ave Mixed use 40 (10 VL) 7,500 N 5,050 0.67333333 1 story commercial building and surface parking 1 1960 63 0 $3,195,746 0 $0 improvement value 4291-006-029 603 Arizona Ave Mixed use 47 (8 VL) 15,000 N 4,768 0.31786667 2 story commercial with restaurant
2 1963 60 $1,150 $3,880,174 0.000296378
4282-010-013 7,500 224 0.02986667 0 1951 72 $9,361 $938,296 0.009976596 4282-010-014 7,500 0 0.00000000 1 1951 72 $1,852 $938,296 0.001973791 building SF stated was 7500 but lot is vacant
PROJECT TOTAL 15,000 224 0.014933333 $11,213 $1,876,592 0.005975193 surface parking for toyota
dealership; small 1 story
building
345 (38 affordable)
3025 Olympic Blvd Y Mixed use
825 Santa Monica
Blvd Mixed use 48 (7 VL) Y
PASADENA DEVELOPMENT TREND DATA
AIN Location Project Description Housing Units Site Area (SF) Multiple Lots? Existing SF Existing FAR Previous/Existing Use
Existing Building
Height (stories)
Proposed
Building Height
(stories)
Date Built Age of Buildings Improvement
Value Land Value I/L Value Notes
5725-003-056
commercial - building
supply and hardware
store, and multi-family
building
1, 2 no data available for
apn on assessor page
5725-003-058 41,220 1973 50 $315,612 $2,218,877 0.14223952 5725-003-903 no data available for
apn on assessor page
5725-003-031 5,001 multi family 2, 3 1947 76 $267,961 $133,963 2.000261266 PROJECT TOTAL 46,221 0.508548983 $583,573 $2,352,840 0.24802919 5722-036-024 150 E Colorado Blvd
Seven-story mixed-use project consisting
of 191,250 gross square feet (14,000 sf
retail; 29,000 sf restaurant), 98
residential units, and 401 parking spaces.
98 65,776 83,126 1.263781706
commercial office
building park - 3 story 3 7 1980 43 $21,872,922 $10,936,461 2 5734-025-024 740 -750 E Green St PD for mixed-use project with 273 units; AHCP to exceed FAR and height 273 10,090 26,316 2.608126858 commercial offices - 3 story 3 1963 60 $3,792,763 $3,346,555 1.133333533
5848-025-019 731 E Washington Blvd
PPC for the conversion of an existing
commercial building (3,795 SF) into
mixed use
8,502 3,795 0.057696167 car wash 1 1930 93 $73,673 $36,934 1.994720312 5734-035-031 141 S Lake Ave
AHCP #11949 to allow the construction
of a new mixed-use building with 134
units, 3,954 square feet of commercial
space, and 281 parking spaces
134 43,650 27,220 3.20178792
commercial - offices
and restaurant and
surface parking
2 1979 44 $9,000,706 $7,163,381 1.256488521
PROPOSED PROJECTS
444 N Fair Oaks
Avenue, 425 N
Raymond Ave
Planned development for 206 residential
units (previous description: PD to allow a
mixed-use project with 3,000 sf of
commercial space and 206 residential
units on two adjacent parcels (444 N. Fair
Oaks Ave and 425 N, Raymond Ave). The
overall size would be 213,826
sf. Reclassification from FGSP-C-3B and
RM-12 to PD-40 zoning district, and
adoption of a PD plan is required.)
206
90,888 Y
City of Beverly Hills General Plan
2021-2029 Draft Element
D-1 | Page
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
D-2 | Page
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’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 re-established 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
homelessness. These programs specifically include: the home repair City of Beverly Hills General Plan
2014-2021 Housing Element
D-3 | Page
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
D-4 | Page
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
D-5 | Page
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.
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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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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
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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 3rd Street and Foothill Road and/or other City owned properties, including a recently acquired site on Robertson Boulevard. Staff prepared an RFP to identify qualified developers and solicit conceptual proposals, however, the fiscal and operational impacts to the City due to COVID-19 delayed this release. Most recently, in August 2021, a City Council Ad Hoc directed staff to move forward with this project and work to finalize the RFP and further study appropriate City owned sites for housing development.
Fair Housing
Program (No. 11.1)
Promote fair housing
practices and refer fair
housing complaints to
Housing Rights Center
Ongoing
The City provides Fair Housing information on the City's website (www.beverlyhills.org). The recently established Rent Stabilization program has developed a number of resources to assist the public with information regarding fair housing. This program has developed the
Tenant and Landlord Rights and Responsibilities Handbook” that is available on the City website (www.beverlyhills.org/bhrent). In addition the staff of this program maintains a website with up to date information on rent relief related to COVID, and current regulations pertaining to renters and tenants. This program is staffed with customer service representatives that are available to answer inquiries from the public. Staff of this program also hold Rent City of Beverly Hills General Plan
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Senior Housing
Development (No.
11.2)
Provide incentives to
facilitate the development
of senior housing
Continue to build partnerships with
affordable housing developers;
Develop a project concept by 2016
and release an RFQ by 2017. By
2018, commence development of a
senior housing project in the City
affordable to the City’s low and
extremely low income residents
The City is exploring the possibility of a senior affordable housing project on Cityowned land located at 3rd Street and Foothill Road. There have been discussions between the City and multiple housing providers including, West Hollywood Community Housing Corporation and Related Housing and Menorah Housing Foundation. At this time, the City Council has directed staff to move forward with the creation of an RFP and further study of potential City owned sites upon which to develop potential affordable senior housing. It is expected that the RFP will be released sometime in 2022.
Senior Case
Management
Program (No. 11.3)
Assist frail elderly residents
to remain independent and
in their homes
Ongoing
The City continues to implement the Senior Care Management Program and provides additional assistance to seniors through: the Beverly Hills Active Adult Club, exercise classes and activities at La Cienega and Roxbury Parks, and Jewish Family Services which provides a broad range of support services to seniors living independently.
The City contributes to a housing/roommate matching program through Affordable Living for the Aging (ALA) to promote independent living for older adults and aging in place. ALA matches seniors in need of housing with local seniors who have an extra room in their residence looking to earn additional income.
In FY 2020-2021, the City contributed $220,000 to a housing and senior legal services program through Bet Tzedek to provide pro bono senior legal services including public benefits, family caregiver services (conservatorships, guardianships, long-term planning and wills, etc.), elder abuse services, foreclosure prevention, and Holocaust survivor services. This program also provides housing legal services to seniors and other low-income individuals in the City providing tenant-landlord legal services (tenancy terminations, lease violations, rent increases etc.), rights and responsibilities under the City’s Rent Stabilization Ordinance, and housing conditions and habitability.
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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-2 Housing Survey...................................................................................... E-2 ADU Survey............................................................................................ E-4 B. Public Meetings.................................................................................... E-5
1. Planning Commission Study Sessions............................................. E-5
2. Community Meetings ...................................................................... E-6
3. Outreach to All City Commissions.................................................. E-8 C. Outreach to Community Based Organizations.............................. E-9
1. Fair Housing Outreach................................................................... E-10 D. Information Publication and Contact............................................ E-14
1. Housing Element Update Webpage........................................... E-14
2. Housing Element Staff Contact.................................................... E-15 E. Summary of Comments Received ................................................ E-15 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
• Maintaining a diverse housing market, and maintaining the character of existing neighborhoods were deemed ‘very
important’
1A link to the survey was published on this page:
www.beverlyhills.org/housingelementupdate
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• 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 mixed- income neighborhoods, and establishing programs to help at- risk 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
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
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
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
At this meeting, staff presented a study session for the Planning Commission that provided another update on the RHNA
process, public outreach efforts, the 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.
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• May 27, 2021 Planning Commission Study Session
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
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
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
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 – (Former) Deputy Director of Rent Stabilization, Community Development Department
2) Nestor Otazu – Deputy Director of Rent Stabilization, Community Development Department
3) Rachel Evans – (Former) Human Services Administrator, Community Services Department
4) Christopher Paulson – Human Services Administrator,
Community Services Department
Both the former and current Directors of Rent Stabilization and the Human Services Administrators 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).
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.
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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 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.
E. 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 for the 2021- 2029 Housing Element update
(www.beverlyhills.org/housingelementupdate), 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. In addition, any subsequent adopted or draft revised version of the Housing Element has been made available on the City’s webpage prior to its submittal to HCD, and all previous versions are also available on this webpage.
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 City of Beverly Hills General Plan
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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
• 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 As the Housing Element has been further revised since it was originally adopted in 2021, the City has received additional comments from interested parties. The comments mentioned the following topics:
• Desire to see changes to the City’s ADU ordinance
• Concern that the Housing Element has not looked at possible rezoning of additional sites, including lots in the T-1 Transportation zone
• Concern that language in the programs is not specific enough regarding commitments
• Desire to include further development incentives for the Mixed Use Overlay Zone, such as increased height and density
• Desire for more affordable housing in the City
• Concern regarding the likelihood of development in the Mixed Use Overlay Zone
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, including the adoption of an ordinance to create City of Beverly Hills General Plan
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ADU standards that exceed state law minimums, 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 also committed to further changes to development standards, specifically to multi-family residential standards, and the Architectural Review process applicable to both multi-family and mixed-use residential projects. The Element also contains programs that commit the City to monitoring the production of housing during the planning period, and commitments to take actions to modify the Mixed Use Overlay Zone if production is not on pace with the assumptions. 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 or displacing existing residents. Additional programs and a more robust analysis in the Assessment of Fair Housing section has been included in the Housing Element to address the concerns that the Element does not adequately address fair housing.
Furthermore, the sites inventory has been revised to demonstrate adequate capacity in several different sites categories: underutilized sites, residential conversion, developer interest, approved projects, submitted projects, City-owned projects, and ADUs. As part of these revisions, criteria to select sites for inclusion in the underutilized sites and residential conversion sites categories have been developed and applied to the sites inventory. Most recently, the sites inventory has been updated to include additional City-owned or Citycontrolled sites upon which affordable housing can be developed in partnership with the City. Additionally, a more robust discussion regarding realistic capacity and the likelihood of development of sites in the Mixed Use Overlay Zone has been included. Through this series of revisions, the concerns expressed in the comments received have been addressed.
Survey Results and Example Outreach Materials
August 2020 455 N. Rexford Drive, Beverly Hills, CA 90210 | 310.285.1141
CITY OF BEVERLY HILLS
COMMUNITY DEVELOPMENT DEPARTMENT
HOUSING ELEMENT UPDATE FREQUENTLY
ASKED QUESTIONS
The City has begun the process of updating the Housing Element of the General Plan for the City of Beverly Hills. More information about the project and how to stay involved is provided on the project website: www.beverlyhills.org/housingelementupdate. Below, you will find answers to frequently asked questions about the project. If you have further questions, or would like to be added to an interested parties list, please feel free to email [email protected].
1. What is a General Plan and what is a Housing Element? State law1 requires each city to adopt a comprehensive, long-term General Plan for its physical development. General Plans include several “elements” that address various topics. The Beverly Hills General Plan2 includes the following elements:
• Land Use
• Historic Preservation
• Economic Sustainability
• Open Space
• Circulation
• Conservation
• Noise
• Safety
• Public Services
• Housing
While most portions of General Plans generally have a time horizon of 20-25 years, State law requires that the Housing Element be updated every 8 years. Housing Element planning periods are sometimes referred to as “cycles”. The City’s current Housing Element covers the planning period extending from 2014 to 2021, which is referred to as the “5th Housing Element cycle” in reference to the five required updates that have occurred since the comprehensive revision to State law in 1980. All cities in the Southern California Association of Governments (“SCAG”) region are required to prepare a Housing Element update for the 6th planning cycle, which spans the 2021-2029 period. The SCAG region includes Los Angeles, Orange, Riverside, San Bernardino, Ventura and Imperial counties.
State law3 establishes detailed requirements for Housing Elements, which are summarized in California Government Code Section 65583:
The housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, mobile homes, and emergency shelters, and shall make 1 California Government Code Sec. 65300 et seq. 2 http://www.beverlyhills.org/departments/communitydevelopment/longrangeplanning/generalplan/ 3 California Government Code Sec. 65580 et seq.
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August 2020 Page 2 of 10
adequate provision for the existing and projected needs of all economic segments of the community.
2. What is “certification” of the Housing Element and why is it important?
Housing Elements are prepared and adopted by local governments and must also be reviewed by the State of California. The State Legislature has delegated to the California Department of Housing and Community Development (“HCD”) the authority to review Housing Elements and issue findings regarding the elements’ compliance with the law.4 When HCD issues a letter finding that the Housing Element is in substantial compliance, it is referred to as “certification” of the Housing Element. HCD determined that Beverly Hills’ current (2014) Housing Element update was in full compliance with State law. As Beverly Hills moves forward with the current Housing Element update, the City will seek certification again from the State.
Housing Element certification is important for several reasons:
1) Local control. The General Plan and its various elements provide the foundation for the City’s land use plans and zoning regulations, and the Housing Element is part of the General Plan. If the City were challenged in court on a planning or zoning matter and the General Plan were found by the court to be invalid, the court could order changes to City land use plans or regulations and assume control over City land use decisions. HCD certification establishes a “rebuttable presumption of validity”5 that the Housing Element is adequate under State law, which would support the City’s legal defense in the event of a challenge. Recent laws also allow for courts to impose fines if a jurisdiction fails to adopt a compliant Housing Element. 6 State law also allows the California Attorney General to file litigation against any city that is found by HCD to be out of compliance with Housing Element law. In 2019, such a lawsuit was filed against the City of Huntington Beach. In addition, third parties have filed Housing Element lawsuits against numerous other cities.
Such lawsuits can result in court orders to amend zoning regulations and pay the challengers’ legal fees.
2) Frequency of
Housing Element
updates.
If a city does not adopt a Housing Element within the required timeframe, subsequent updates must be completed on a 4-year schedule rather than an 8-year schedule until two consecutive updates have been prepared on time, among other consequences.
7 3) Eligibility for
grant funds.
Some State grant funds are contingent upon Housing Element certification.
If a city does not have a certified Housing Element, it may not receive certain grant funds.
4 California Government Code Sec. 65585. 5 California Government Code Sec. 65589.3. 6 AB 101 of 2019
7 California Government Code Sec. 65588(e)(4).
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3. What are the most important issues that must be addressed in the Housing Element?
The major issues that must be addressed in the Housing Element are: 1) how City policies, plans and regulations help to meet the region’s housing needs for households of all income levels; and 2) how City land use regulations accommodate the special housing needs of persons with disabilities or other difficulties. More information is provided below:
Accommodating
Regional Housing
Needs.
Under State law, all cities are required to plan for additional housing to accommodate population growth and existing housing problems such as overcrowding and high housing cost. State law recognizes that cities generally do not build housing, since that is typically the role of private and non-profit developers and builders. However, cities are required to adopt policies, development regulations and standards sufficient to encourage a variety of housing types that are affordable for persons of all income levels, including multi-family rental housing and accessory dwelling units (“ADUs”).
The Regional Housing Needs Assessment (“RHNA”) is the method by which each jurisdiction’s share of new housing needs is determined (see #4 and #5 below).
Accommodating
Housing for
Persons with
Special Needs.
Under State law8, cities must also ensure that their plans and regulations encourage the provision of housing for persons with special needs including:
• Reasonable accommodation for persons with disabilities • Transitional housing
• Supportive housing
• Emergency shelters and other facilities serving homeless persons • Large (5+) families
• Housing for the elderly
4. What is the RHNA and why is it important?
You may have heard or seen the term “RHNA” (pronounced REE-NA) associated with the Housing Element cycle and update. Each California city is required to plan for new housing to accommodate its share of regional needs. The Regional Housing Needs Assessment (“RHNA”) is the process established in State law9 by which housing needs are determined for each jurisdiction.
Prior to each planning cycle the total housing need for each region of California is determined by HCD based upon economic and demographic trends, existing housing problems such as 8 California Government Code Sec. 65583(a)(5) and (7). 9 California Government Code Sec. 65584 et seq.
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overcrowding and overpayment of rents/mortgages, and additional housing needed to ensure reasonable vacancy rates and to replace units lost due to demolition or natural disasters. The total housing need for the SCAG region is then distributed to cities and counties by SCAG based upon objectives and criteria established in State law.10 In 2019, HCD determined that the total new housing need for the entire SCAG region in the 6th Housing Element cycle is 1,341,834 units. SCAG is currently finalizing the RHNA plan for the 6th planning cycle, which must fully allocate the total RHNA to the jurisdictions in the SCAG region.11 SCAG expects to adopt the final RHNA plan in February 2021.
Table 1 shows the preliminary draft RHNA allocations for Beverly Hills, Los Angeles County, and the entire SCAG region. For current purposes, we assume that this allocation will not change materially. Again, the RHNA is the number of units that must be planned for in a given jurisdiction.
Table 1. Draft 6th Cycle RHNA
Beverly Hills
Los Angeles
County SCAG Region
Housing allocation
2021-2029 3,096 units 813,071 units 1,341,834 units
Source: SCAG, 3/5/2020
The RHNA distributes each jurisdiction’s total housing need into four income categories, illustrating the number of units that should be planned for at each affordability level in the City.
For Beverly Hills the draft 6th cycle RHNA allocation by income category is shown in Table 2.
Table 2. Draft 6th RHNA by Income Category – Beverly Hills Very Low Low Moderate Above Moderate Total
1,005 units 678 units 600 units 813 units 3,096 units
Source: SCAG, 3/5/2020
This means that the City of Beverly Hills Housing Element must include policies, regulations and standards that encourage housing that is “affordable” to very low, low, moderate, and above moderate incomes. The next section explores what it means for housing to be “affordable”.
5. What is “affordable” housing?
Many parts of the Housing Element, including the RHNA, refer to “affordable housing”. By definition, housing is considered “affordable” when total housing cost, including utilities, is no more than 30% of a family’s gross income. State law describes five income categories, which are based on county median income as shown in Table 3. The 2020 median income for a family of four in 10 California Government Code Sec. 65584(d)
11 http://www.scag.ca.gov/programs/pages/housing.aspx
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Los Angeles County is $77,300. It should be noted that for RHNA purposes, the Very Low Income category also includes the Extremely Low category.
Table 3. Household Income Categories
Income Category % of county median income
Extremely low Up to 30%
Very low 31-50%
Low 51-80%
Moderate 81-120%
Above moderate Over 120%
Affordable housing costs for all jurisdictions in Los Angeles County that correspond to these income categories are shown in Table 4, below. The table illustrates the maximum income that a household of four can have to qualify for each income group, the maximum affordable rent that is considered to be “affordable” for each income category, and the estimated affordable sale price for a housing unit that would be considered to be “affordable” to each income category. Pease note, these numbers vary year to year as county median income fluctuates and also vary based on household size (for example, the median income is lower for a family of one, and higher for a family of two).
Table 4. Income Categories and Affordable Housing Costs – Los Angeles County Family of Four
Income Category
Maximum Annual
Income
Monthly
Affordable Rent
Affordable Sale Price
(estimate)
Extremely low $33,800 $845 *
Very low $56,300 $1,407 *
Low $90,100 $2,252 *
Moderate $92,750 $2,319 $375,000
Above moderate Over $92,750 Over $2,319-but not
controlled
Over $375,000
Assumptions:
• Based on a family of 4 and 2020 State income limits
• 30% of gross income for rent or principal, interest, taxes & insurance plus utility allowance • 10% down payment, 3.75% interest, 1.25% taxes & insurance, $300 HOA dues * For-sale affordable housing is typically at the moderate-income level Source: Cal. HCD; JHD Planning LLC
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As stated above, the income limits and monthly housing cost considered affordable for each income level is adjusted based on the household size. Table 5 provides the current income limits for households in Los Angeles ranging from one to six people.
Table 5. 2020 Income Limits for LA County Households
Income
Category
2020 Annual Income Limits by Household Size (in Dollars) 1 Person 2 People 3 People 4 People 5 People 6 People
Extremely
Low
0-23,700 0-27,050 0-30,450 0-33,800 0-36,550 0-39,250
Very Low 23,700-
39,450
27,050-
45,050
30,450-
50,700
33,800-
56,300
36,550-
60,850
39,250-
65,350
Low 39,450-
63,100
45,050-
72,100
50,700-
81,100
56,300-
90,100
60,850-
97,350
65,350-
104,550
Moderate 63,100-
64,900
72,100-
74,200
81,100-
83,500
90,100-
92,750
97,350-
100,150
104,550-
107,600
Above
Moderate
64,900+ 74,200+ 83,500+ 92,750+ 100,150+ 107,600+
6. Is the RHNA a suggestion or mandate?
The RHNA allocation identifies the amount of additional housing a jurisdiction would need in order to have enough housing at all price levels to fully meet the needs of its existing population plus its assigned share of projected growth over the next 8 years while avoiding problems like overcrowding and overpayment (see #8 below). The RHNA is a planning requirement that determines housing need, not a construction quota or mandate. It is, however, more than a suggestion. Jurisdictions are required to ensure that their planning and zoning framework allows for development to accommodate their RHNA allocations. Jurisdictions are not required to actually build housing or issue permits to achieve their RHNA allocations. However, if housing production falls short of RHNA allocations, jurisdictions will be required to approve qualifying housing development projects pursuant to a state-mandated streamlined review process. 12 Other
than requirements for streamlined permit processing, there are currently no legal or financial penalties imposed on cities in which housing construction and residential permit issuance fail to meet the RHNA allocations.
12 California Government Code Sec. 65913.4 (SB 35 of 2017)
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7. What must cities do to comply with the RHNA?
The Housing Element must analyze the City’s capacity for additional housing based on an evaluation of land use patterns, development regulations, development constraints (such as infrastructure availability and environmental conditions) and real estate market trends. The analysis must be prepared at a parcel-specific level of detail and identify properties (or “sites”) where additional housing could be built consistent with current regulations in the coming 8-year housing cycle. This evaluation is referred to as the “sites analysis” and State law requires the analysis to demonstrate that the City has adequate capacity to fully accommodate its RHNA allocation in each income category. If the sites analysis does not demonstrate that adequate capacity exists to fully accommodate the RHNA, the Housing Element must describe the steps that will be taken to increase capacity commensurate with the RHNA – typically through amendments to land use and zoning regulations that could facilitate additional housing development. Such amendments, commonly referred to as “upzoning”, typically include increasing the allowable residential density or allowing housing to be built in areas that are currently restricted to only non-residential land uses. Absent accommodation for the City’s RHNA allocation, the proposed Housing Element may not be certified by HCD.
8. Beverly Hills is fully developed. Why is the RHNA allocation so high?
SCAG’s total RHNA allocation for the 6th cycle is 1,341,827 units compared to 412,137 units in the 5th cycle. There are two main reasons why the region-wide 6th cycle RHNA allocation is so much higher than the 5th cycle.
First, the 5th cycle RHNA allocation was established in 2012 while the severe economic effects of the “Great Recession” were still adversely affecting growth. As a result, the 5th cycle RHNA was uncharacteristically low. For comparison, SCAG’s 4th cycle (2006-2013) RHNA allocation was approximately 700,000 units.
Second, for the 6th cycle, the State made a major modification to the process for determining RHNA allocations. In prior RHNA cycles, total housing need was based only on projected population growth. However, for the 6th RHNA cycle, the State added existing need to the total RHNA calculation. Existing need includes households that are currently overcrowded (defined as more than one person per room) or are overpaying for housing (defined as more than 30% of gross income). The total 6th cycle RHNA allocation for the SCAG region is comprised of the sum of existing need and projected need, as follows:
Existing need: 577,422 units
Projected need: 764,405 units
Total need: 1,341,827 units
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As seen from this breakdown, if existing need were not included (as it was not in prior RHNA cycles), the total need would be similar to the 4th cycle RHNA.
With regard to jurisdictional RHNA allocations, the methodology adopted by SCAG for the 6th cycle places greater emphasis on the proximity of jobs and public transit than on vacant developable land. As a result, the coastal areas of Los Angeles and Orange counties are assigned much higher housing need as compared to prior cycles even though they generally have much less vacant land than inland areas.
9. Does the RHNA process provide any opportunity for the City to ask for a reduction in its RHNA allocation?
Theoretically, yes. State law requires SCAG to conduct an appeal process and any jurisdiction or HCD may request a revision to any jurisdiction’s preliminary RHNA allocation. However, the law establishes very limited grounds for appeal, and in past RHNA cycles very few jurisdictions have been successful in appealing their RHNA. For example, an “unrealistically high” RHNA allocation based on market trends and lack of vacant land is not considered to be legitimate grounds for appeal. It is also important to note that under State law, the appeal process is a “zero sum game” in which SCAG’s total RHNA cannot be reduced; therefore, a RHNA reduction for any jurisdiction must be offset by increases in other jurisdictions. Over the past year SCAG has held extensive discussions regarding the appropriateness of the RHNA methodology, and the current draft allocations have been overwhelmingly approved by SCAG’s membership.
10. If the preliminary RHNA allocations are adopted, will it be possible for Beverly Hills to remain in compliance with State housing law? As noted in Questions 6 and 7 above, the RHNA is a planning target and cities are not required to achieve construction of new housing units in the amount of the RHNA allocations, but must demonstrate that their land use plans and regulations allow housing development commensurate with the RHNA. Since there is almost no vacant land in Beverly Hills, the most significant opportunities for new housing development are in areas designated for non-residential or mixed use, construction of more accessory dwelling units (see below), and/or more intense development in areas designated for residential use. As part of the Housing Element update, the City will evaluate the potential for new housing development and determine whether any changes to land use plans and zoning are necessary in order to accommodate the amount of new housing assigned to the City in the RHNA.
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11. Why are cities in high-cost areas expected to have affordable housing? Low-cost housing is not economically feasible here due to very high land prices.
State law is based on the premise that every city has an obligation to accommodate a variety of housing types for persons at all income levels. All communities are dependent on a variety of lowand moderate-income workers in jobs such as landscaping, building maintenance and repair, child and elder care, medical support, personal services and retail trade. Various governmental programs provide funding assistance for affordable housing even in high-cost areas. While subsidized housing is often provided as rental apartments, cities can also encourage other housing types such as accessory dwelling units (sometimes called granny flats) on single family properties (“ADUs”) to help address this need. ADUs can also satisfy a portion of the RHNA allocation.
12. What is the process for updating the Housing Element? The City began the Housing Element update in March of 2020 by engaging a consultant, JHD Planning, LLC, to assist on the project. The consultant is working with the Planning Staff and an ad hoc committee of the Planning Commission. The update consists of a review of the existing Housing Element to assess the City’s successes and determine how the community goals may have changed since the last element was adopted in 2014. A very important part of the process is engaging with the community to understand the community’s current goals, needs, and desires.
Engaging with the community also helps City staff, the Planning Commission, and the City Council balance the community’s desires with the City’s obligations under state law. After extensive community input, the draft Housing Element will go to the Planning Commission for a public hearing(s) and recommendation, and then to the City Council for introduction and later approval.
Once the Housing Element is approved by the City Council, it will be submitted to HCD for review and certification.
13. How will the public be involved in the Housing Element Update? Public participation is key to a successful Housing Element. Community involvement helps staff and leadership understand the needs and desires of the community. Information and updates will be provided on the City’s Housing Element webpage. Staff will coordinate an initial survey followed by a series of public forums (these may be held online due to the ongoing pandemic) and discussions on housing in the community. The Housing Element will also be reviewed by the Planning Commission and then must be approved by City Council after public hearings, during which the public may provide input. The public is encouraged to participate throughout the process. If you would like to be added to the interested parties list and receive emails with updates about the Housing Element update please email: [email protected].
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14. What is the basic timeline for completion of the Housing Element Update?
Below is an estimated timeline of this process.
Phase Timeline
Kick-off - Initial Assessment and
Workplan
March 2020 – September 2020
Outreach – Initial Public Outreach September 2020 – March 2021 Draft Element, Continued Outreach April 2021 – June 2021 Public Hearings July 2021 – August 2021
City Approval September 2021
Submittal for State Review and
Certification October 2021
STILL HAVE QUESTIONS?
MORE INFO: www.beverlyhills.org/housingelementupdate
SPEAK WITH A PLANNER: (310) 285-1141 E-MAIL: [email protected] COMMUNITY DEVELOPMENT | 455 N. Rexford Drive, Beverly Hills, CA 90210 2021-2029 HOUSING ELEMENT
PUBLIC MEETING
CITY COUNCIL STUDY SESSION AT 2:30 PM &
CITY COUNCIL REGULAR MEETING AT 7:00 PM
October 12, 2021
The City of Beverly Hills invites all interested community members to attend virtual City Council meetings during which the nal Housing Element document will be considered for adoption. The City Council will begin the discussion of the Housing Element document at the 2:30 PM Study Session. Of cial action on the item, such as adoption, will take place at the 7:00 PM City Council Regular meeting. The Housing Element of the General Plan will outline the future housing goals of the City and identify policies and programs that will be implemented to meet the housing needs of the community.
Please join us! For meeting log-in details, to view the Housing Element Document, and for more information, BEVERLYHILLS.ORG/HOUSINGELEMENTUPDATE
455 N. Rexford Drive, Beverly Hills, CA 90210 | 310.285.1141
CITY OF BEVERLY HILLS
COMMUNITY DEVELOPMENT DEPARTMENT
HOUSING ELEMENT UPDATE PROJECT
The City has begun the effort to update the Housing Element of the General Plan, and we want you to be involved!
What is the
Housing
Element
update of
the General
Plan?
The City’s General Plan is the long-term plan for the City of Beverly Hills. The Housing Element is one chapter of this plan that specifically addresses the future of housing in the City. The Housing Element outlines the City’s housing needs and goals and identifies policies and programs that will be implemented to meet the housing needs of the community.
The State requires that Housing Elements be updated every eight years. The City is currently working on the Housing Element update that will cover the period from 2021 to 2029.
What is the
process for
this update?
Over the next year, City staff will work with a consultant, the Planning Commission, the City Council and the community to draft an updated Housing Element document.
Planning Commission study sessions and public workshops will be held for the public throughout the update process. When a draft document is ready, the Planning Commission and City Council will consider adoption of the document. Ultimately, the document will need review and approval by the State in order to comply with State law.
The updated Housing Element must be completed by October 2021.
How can I
participate?
Your comments, feedback and participation are an essential part of the Housing Element update process. The public is encouraged to participate in all public meetings and workshops that will be held on the Housing Element update. In addition, periodic surveys will be released in order to gather information, comments and thoughts from the public.
All updates on this project, including meeting dates and details, surveys, and educational documents will be posted on the Housing Element update webpage: www.beverlyhills.org/housingelementupdate. Scan the QR code to the right with your smartphone to visit.
Most Importantly, please send us an email to be added to the City’s interested party list at [email protected]. Adding your email to our list will ensure that you receive updates and notices about upcoming meetings.
Upcoming Virtual Informational Meeting!
A virtual informational community meeting is scheduled for February 1, 2021 at 6 PM and may be accessed at: https://www.gotomeet.me/BevPublic. Please check the Housing Element home page below for more details.
Questions? Please contact the Planning Division of the Community Development Department at (310) 285-1141, or send an email to [email protected] Or Visit: www.beverlyhills.org/housingelementupdate.
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 1/26 Housing Element Update
Project Engagement
VIEWS
463
PARTICIPANTS
91 RESPONSES
2,135
COMMENTS
193
SUBSCRIBERS
76 * Do you live or work in the City of Beverly Hills?
81 respondents
60%
19%
16%
5%
I live in Beverly Hills
I work in Beverly Hills
I live and work in Beverly Hills
I do not live or work in Beverly Hills
If you live in Beverly Hills, How long have you lived in Beverly Hills? 78 respondents
55%
19%
14%
8%
4%
0%
21+ years
I do not live in Beverly Hills
11-20 years
6-10 years
1-5 years
Less than 1 year
MOVE FILTER BY SEGMENT OPTIONS
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 2/26 If you live in Beverly Hills, select the type of housing unit you reside in:
79 respondents
59%
20%
15%
4%
1%
Single-family home
I do not live in Beverly Hills
Apartment
Condominium
Others
Do you rent or own the home you live in?
73 respondents
68%
27%
4%
Own
Rent
Others
What age range most accurately describes you?
78 respondents
42%
22%
18%
17%
1%
56 to 74 years old
26-39 years old
40 to 55 years old
75 and over
Under 25
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 3/26 What is the primary language spoken in your home?
70 Respondents
If you reside in a single-family house, does the property have a second unit / guest house / ADU?
64 respondents
83% No
17% Yes
Is this second unit / guesthouse / ADU occupied?
62 respondents
79%
13%
6%
2%
N/A
No
Yes, full time
Yes, part time
96%
6%
4%
3%
0%
0%
0%
67
4
3
2
0
0
0
English
Spanish
Other
Farsi
Mandarin
Cantonese
Korean
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 4/26 How satisfied are you with your current housing situation? 74 respondents
68%
22%
7%
4%
I am very satisfied
I am somewhat satisfied
I am dissatisfied
I am somewhat dissatisfied
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 5/26 Please elaborate on your answer, why are you satisfied or dissatisfied? 2 months ago
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Walkability, safety, City services
Affordable housing in BH is non-existent.
No street parking, no parks nearby, few amenities.
The city needs a lot more housing and ADUs
It is hard sharing responsibility for a condo building with other people, especially when the others do not appear to care about the building. I wish I could afford a home.
We lived in the city for over 60 years. We recently were forced to sell our home and lost everything we had due to a real estate fraud against us. We are unable to even rent in the city we called home for so many years. We long to be able to move back in but, even renting is very difficult. We currently live in a place we can afford but, it is not ideal and not for long.
Many places offer low income units with a waitlist that goes on for years -I don't believe this list is even looked at, ever. It is as if it exits to meet some requirement. Need help finding affordable housing.
I work in the vicinity and also I need to be close to medical care services.
I like my living situation because I have a private outdoor area and don't have to worry about neighbors sharing walls and sharing noise. It's already noisy enough with neighbors next door and I like having a separate building and property from others.
I do not support further low income or affordable housing in Beverly Hills Own and live in a three townhouse building.
The house in an original 1928 home, and a nice lot and we have maintained it so it is lovely.
I have everything I need.
Love our home, raised our family here
Cost of rent is high
Semi-private street with phenomenal views!
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 6/26 3 months ago
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I am dissatisfied because the Planning Commission and City Council have undertaken to ruin our neighborhood by unnecessarily rezoning extensive areas near residents to mixed use which will result in tall buildings with inadequate parking. By the way, I did not receive this survey by e-mail. Someone had to forward it to me. And why is this part of the survey separated from the rest? And have you bothered to ask people whether they want to add ADU's?
Love my house. Love the added income of guest unit. Love the neighborhood: Echo Park. close to work, schools and shops
Happy in our house for 39 years. Able to add an elevator for my disabled husband so can age in place I live in a great house, in a beautiful neighborhood and in a great city I would prefer to live in Beverly Hills but can't find affordable housing. I will soon be a senior (65) and as you know, Beverly Hills greatly lacks affordable Senior housing. have lived in this house 61 years it is onRodeo south and probably one of the most convenient areas of the city, I am fearful that although we are not new york it is coming Please so all in your power to try to keep it a commumity
Unpermitted construction going on. Disrespectful neighbor. Too many people coming into town. Town appears sad and grey with all the vacancies and the homelessness on burton way. Seriously considering moving out of town. Breaks my heart.
My late husband and I worked with the architects Craig Elwood and Jerry Lomax on the architectural design and construction this home. It is a mid-century total steel and glass building--totally beautiful tons when we built it, and equally beautiful now. The onlynfunctional change in all these years is the additional a vacuum elevator and some gas generators for electricity.
Location is very convenient for my lifestyle
Right size. Right location.
It's a fine apartment and we're mainly here for the School District. We'd like to buy in the not-so-distant future, so we'll probably move to a condo in the area. (Freestanding home is a bit out of our price range.)
I love my home but dislike the - pre COVID - hour/hour +15 minutes commute to travel 15 miles one way
It has always been our desire for ownership of our own home with backyard.
I am satisfied with the neighborhood and access to parts of the City. 5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 7/26 3 months ago
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sold our last house and are in the process of buying another. Renting in the meantime.
We tried for years to get into our neighborhood (south of Wilshire). We finally found our home on a single family block (one block away from us is a multifamily block), an easy walk to the BH business district. We are very satisfied with our block and neighborhood.
Older building. Poor construction, new management company isn't upholding it to previous standards.
My family moved into BH for the schools about 13 years ago. We live in a 2 bedroom apartment. We would have loved to have moved into a larger apartment years ago but rents became outrageous all over the city. So while our apartment meets our needs, it is not ideal. It feels cramped. Owners of building have changed 3 times over the years and each time with less interest in maintaining building.
We have new owners now so we will see how they care for building and apartments. We feel we have little choice but to stay here. Apartment itself is decent. Lots of light. Quiet street.
I would like to live by myself in a rented studio or 1 bedroom apartment, but the prices are too high.
We used to live in a safe, quiet neighborhood. No more. Pre-pandemic, We were invaded by traffic, congestion, chaos, and construction. Traffic spilled over to Charlesville and Gregory until emergency vehicles could no longer navigate the streets. We could not back out of our driveway for fear of speeding cut-through traffic. We have had a stable population for 70 years. Adding 10-30% over a six year period is the choking death of the city. Don't do it. we have big shortage of units in town
We love our house, our neighbors and our neighborhood.
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 8/26 Please rank the top 4 reason(s) you choose to live, or would like to live in Beverly Hills:
60 Respondents
5%
30%
67%
23%
22%
60%
10%
22%
45%
17%
35%
3
18
40
14
13
36
6
13
27
10
21
I do not want to live in Beverly Hills Rank: 1.00
Quality of local school system Rank: 1.78
Safety of neighborhood Rank: 1.90
Quality of home Rank: 2.00
Proximity to jobs Rank: 2.15
Quality / ambiance of neighborhood Rank: 2.22
Proximity to family Rank: 2.67
Cleanliness of streets and surroundings Rank: 2.92
City services and programs Rank: 2.93
Proximity to medical care Rank: 3.10
Proximity to shopping and services Rank: 3.14
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 9/26 How important are the following concerns to you?
Very
important
Somewhat
important
Not
important
Don't
know
Maintaining the character of existing
residential neighborhoods in the City
71%
Very
important
14%
Very
important
13%
Somewhat
important
2%
Not
important
-
Don't
know
Ensuring that children who grow up
in Beverly Hills can afford to live in
Beverly Hills
29%
Very
important
37%
Somewhat
important
33%
Not
important
1%
Don't
know
Ensuring that the housing market in
Beverly Hills provides a diverse range
of housing types, including singlefamily, townhomes, apartments, duplex/triplex, and condominiums to
meet the varied needs of local
residents
49%
Very
important
30%
Somewhat
important
21%
Not
important
-
Don't
know
Establishing special needs housing
for seniors, large families, veterans
and/or persons with disabilities.
31%
Very
important
51%
Somewhat
important
17%
Not
important
2%
Don't
know
Integrating affordable housing
throughout the community to create
mixed-income neighborhoods
27%
Very
important
30%
Somewhat
important
41%
Not
important
2%
Don't
know
Providing shelters and transitional
housing for the homeless, along with
services to help move people into
permanent housing
25%
Very
important
23%
Somewhat
important
42%
Not
important
9%
Don't
know
Encouraging the rehabilitation of
existing housing stock
40%
Very
important
38%
Somewhat
important
21%
Not
important
1%
Don't
know
Establishing programs to help at-risk
homeowners keep their homes
22%
Very
important
48%
Somewhat
important
28%
Not
important
2%
Don't
know
Fair/Equitable housing opportunities
and programs to help maintain and
secure neighborhoods
36%
Very
important
34%
Somewhat
important
21%
Not
important
8%
Don't
know
73 respondents
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 10/26 What type of housing do you think is most needed in the City of Beverly Hills? 61 Respondents
The City may need to consider rezoning areas to accommodate more housing units.
Where do you think these housing units should be accommodated? 59 Respondents
67%
67%
51%
51%
44%
31%
26%
15%
68%
61%
76%
54%
8%
34%
41
41
31
31
27
19
16
9
40
36
45
32
5
20
Condominiums / Townhouses Rank: 2.32
Apartments Rank: 2.37
Single-family houses Rank: 2.55
Senior Housing Rank: 2.97
ADUs/Secondary Units or "Granny Flats" Rank: 3.19
Deed restricted affordable housing Rank: 3.63
Housing for persons with Disabilities Rank: 3.69
Other Rank: 4.33
Rank: 2.00 Allowing residential units in commercial areas where they are currently not allowed
Allowing more density near future subway station areas Rank: 2.08 Allowing more density in mixed-use zones Rank: 2.11
Allowing more density in multi-family zones Rank: 2.38
Other Rank: 2.80
Allowing more density in single family areas Rank: 3.65 5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 11/26 Please elaborate on the reasoning for your rankings.
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Need to focus on low-hanging fruit and identify locations where increased density is less likely to run into significant opposition.
Areas with single family homes should be kept that way. It is difficult to find in the city already. Having larger single family homes made smaller (ie property near sunset blvd divided in half or thirds) would be preferable to building apartments, duplexes or condos. Keeping single family homes an option but making it as accessible as possible. Areas that already have multi-family homes like condos or apartments already have residents that know what they are moving into, but it wouldn't be right to change a single family home to a multi-family home because that affects the neighbors in unexpected ways.
BH is already crowded. The city was not originally built nor planned for so many large families (and multiple families living together) to reside here. The infrastructure cannot handle more multi-unit housing. In addition, our police department is too small to handle an influx of more residents. BH was meant to remain quaint, personal, and intimate, not a busy metropolis.
Reluctant to suggest many changes but more multi-unit buildings could be considered - condos or apartments
The market is based on limited and high end housing, we should not subsidize housing thru the the government (if a parent wants to help their kids live in BH that is their business). The city should, if needed pay to keep subsidized house in an other area.
We DO NOT WANT dense housing in BH, near the subways (it is back enough we have a subway, bringing crime in).
Density does not have to be a bad thing. Well-designed density near transit will enhance our community and help reduce the traffic burden.
Multi-family zones already very dense; glut on office space that could be converted to housing. I also prefer home/condo/townhouse ownership to apartments as it slows rate of vacancies/turnover.
There needs to be more development for multifamily homes and affordable options including homes for the elderly
This is nonsense. The city has already rezoned. All the city should have done was rezone existing commercial buildings to mixed use. And they should have made it easier to build ADU's. Instead the planning commission and city council set out to ruin the areas of the city where they don't live. And this horrid conduct of city officials is not going to be forgotten.
We need housing for vulnerable seniors and our work force who cannot afford the median home Priceand rentals. Younger families in mixed use rentals would revitalize our city and potentially decrease traffic impact
Don't want to adversely impact current value of single family residences 5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 12/26 3 months ago
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With limited parking one needs to be near the station in order to make use of it.
Multi family is already more dense and this would seem consistent with the area Commercial (not industrial) areas have always created communities or neighborhoods in other cities and that would work well here
Housing near convenient subway transportation "is the future"... and (eventually) as a senior, I'll want to take the subway.
I think there is currently too much construction currently being done on existing property by either expanding up or out or with additional structures on the property and creating water elements, gates or other unnecessary elements. But creating mixed use density around the subway stops, (which never should have been allowed in the city) makes the most sense.
There is a pressing need for greater density in business and commercial areas where workers are needed and where proximity to goods and services can eliminate the need for travel. This does not mean that single family areas need to be changed. There is room for both concepts in this city.
Additional density in single family areas would negatively change the garden character of the city---but additional housing is needed, at more affordable levels The City needs to provide support for the people who work and live there. Building affordable apartments could be a first step. Allowing the apartments to be in a mixed use buildings will help with the economics. Locating them near transportation corridors further helps with affordability (car not needed, for example). Except for the addition of ADU's, our current single family residentially zoned areas would be severely impacted, and I believe detrimental, to allow more density.
Need BH to provide more housing, since LA County in general needs more housing and BH has to participate
Beverly Hills is unique and there is no reason it cannot stay that way, but needs to do its part to create affordable housing where it makes sense to do it.
There is an absolute need to maintain single family residences in the areas already reserved for that in order to maintain the character of the city.
Need to repurpose empty office buildings into residential living spaces.
Pandemic has shown us we no longer need to
work in large commercial office buildings.
We have been fighting hard against legislation like SB 50 for a few years now. It is very frustrating, but it seems that some Sacramento politicians will not be satisfied until every single-family residential block is forced to have apartment buildings on them, which would absolutely destroy the character of our neighborhoods. I do support more housing and affordable housing be built in Beverly Hills, but it should be built along the major thoroughfares. Related to this, California cities should maintain their autonomy over zoning (specifically height, setbacks and design restrictions). The state of California must not be handed this authority to create one-size-fits-all standards. This is horrendous state government overreach.
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 13/26 3 months ago
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Why don't you have "Proximity to transportation" or an "Other" option for the question "Please rank the top 4 reason(s) you choose to live, or would like to live in Beverly Hills:"? It is hands down the #1 reason for where I live. Sad that we just can't think about that. You just won't handle this next round of housing properly if you keep looking at it through the lens of the automobile.
The city could allow taller residential and mixed use buildings in areas not currently zoned for single houses
These are all terrible ideas. The city is in Gridlock already (pre-pandemic). The gross over-developement this represents will destroy the quality of life for everyone in the city. Who's neighborhood are is going to be sacrificed? What neighborhood will have thousands of low-income units? There is only La Cienega with enough outdoor space to accomodate the "slums of Beverly Hills that this will create. The assumption that wealthy people take public transportation is a joke. Lessening parking requirements and increasing height is the destruction of safe, residential neighborhoods and turns the city into an urban jungle of class inequality.
By permitting mixed-use complexes on the major thoroughfares, we can add many more housing units, and create more vibrant commercial stretches - all while protecting single-family blocks for those of us who want to live in single-family houses.
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 14/26 What do you think are the most important housing related issues facing Beverly Hills today?
55 Respondents
65%
20%
5%
35%
35%
29%
22%
25%
15%
24%
24%
7%
36
11
3
19
19
16
12
14
8
13
13
4
Affordability Rank: 1.47
Lack of support for homeowners Rank: 1.64
Other Rank: 1.67
Process for building housing is too burdensome Rank: 2.37 Lack of senior housing Rank: 2.68
Not enough new housing development Rank: 2.69
Lack of deed restricted affordable housing Rank: 2.83
Lack of housing for smaller families Rank: 3.07
Too much new housing development Rank: 3.38
Lack of support for renters Rank: 3.77
Age of housing stock Rank: 3.92
Lack of housing for large families Rank: 5.25
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 15/26 Please elaborate on your answer(s) to the above question. 2 months ago
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People are being priced out of the housing market. Young people who grew up here cannot afford to purchase homes here.
When even smaller properties on the edge of the city border are selling for over $1 million, there is no option for young families to buy single family homes. There is little diversity in people in single family homes because of the cost. Apartments or condos are used while kids are younger to have them in good schools but once children are grown there is nothing keeping families tied to beverly hills. Large numbers of renters drive up the number of children in our schools, but then have no ties to the city once their children are grown. There isn't a way to settle permanently because owning a starter home is out of price reach.
Overly built homes are ruining the original beautiful style of the city, and crowding streets with less greenery/open land and more vehicles per dwelling. It is a very small footprint of a city within a large county, thus will never be able to accommodate a mass influx of people affecting our traffic, city services, and lean streets.
Need more flexibility in new buildings - and less tear-down build up new construction designs. Too many new buildings (after a tear-down) are not compatible with their neighbors buildings and much too large for the lots.
Property owners are not helped as much as tenants. We are TAXED, water hikes, etc, yet renter can "delay and not be evicted" it is grossly unfair to hard working people.
There is a lot of construction going on in BH and we all feel the burden of that. But it is mostly 1 single family house replaced with a larger single family house. Construction should be allowed or incentivized only when additional housing units are added to the supply, eg. if you demolish a single family house, you can only rebuild if you add an ADU on the lot, etc. Or demolishing an existing apartment building only if the new building will have more units (more supply).
There is a glut of high-end housing on Wilshire corridor and more coming in Beverly Hills. Mid-range housing, especially for seniors, is limited. Small family (4-5 people) housing is too expensive.
I'm probably not the only person that doesn't know what deed restricted affordable housing is. It should have been explained.
The city has dragged its feet as it were and has continued to fail to make it easier for residents to create ADU's. Also, all the city officials care about are the developers and commercial property owners--not the residents.
More affordable housing for younger people with good public transportation is important. We need to improve mobility for walking and
Bicycling in the city. Less focus on parking and more on mobility is important.
The plan check process is way to burdensome and the City is anti-development 5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 16/26 3 months ago
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Market prices are pricing many people out of market when even high end homes become overly expensive to buy and maintain
We need affordable housing to attaact people who will be engaged and employed in the City It is too costly, takes too much time to get a plan approved and for construction to start No one, except higher income folks, can afford to rent in Beverly Hills, let alone buy.
Affordable units are needed, period
Lack of imagination to create more housing where it makes sense to - mixed use areas (homes above stores on Robertson, Wilshire, etc.)
Housing is expensive in Beverly Hills but it also maintains its value.
The City desperately needs to revise the permit process for single family homes.
The City has a well deserved Reputation for
taking too and Changing Code Requirements once Permits are approved.
And NO...It is not the Architect...It is the fault of
Plan Checkers.This is WRONG!
Architectural restrictions to conform with neighborhoods style Beautiful old homes that hold the character of the City are torn down and replaced by featureless houses that emphasize interior square footage at the expense of civic aesthetic.
I do not have strong feelings about the the above, so I cannot rank them. As I stated earlier, protectingsingle family blocks, while creating new and affordable housing in Beverly Hills along the major thoroughfares is for me the most important housing related issue facing Beverly Hills Building and safety department is very difficult to work with creating delays and extra unnecessary delays and expenses for almost anything
We have had a stable population of 35,000 for 70 years. A building boom will destroy what we know as Beverly Hills and turn it into something else. What we have is great. Overcrowding is deadly in this day and age.
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 17/26 What are the biggest barriers that are keeping you from your ideal housing situation? 2 months ago
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I consider my current housing situation to be pretty ideal.
Price.
Cost of the property and yearly taxes on property. Even if I could save up for the outright cost, the yearly property taxes alone would take up almost half my income.
I live in an ideal housing situation.
I love my home others need to as well.
As a professional worker in BH, even with a good salary it is impossible to afford anything in BH, as well as nearby BH. The commute to where I can afford housing is way to far and long and adds traffic and reduces quality of life and health.
Cost/penalty for moving from large family home to small, one-story home, townhouse with yard.
Cost of housing
price
Capital gains tax due on sale and the city's failure to make it easier to create ADU's. Also the city government which only cares about the interests of developers and commercial property owners and has rezoned to ruin our neighborhoods where they do not live.
None
City's over burdensome plan check and development department.
I am in the ideal situation
Affordability
Affordability
I am living in my ideal housing situation!
affordability and lack of interest by City to address
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 18/26 3 months ago
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Beverly Hills is too expensive; Los Angeles is pricing everyone out in general No barriers at this time.
We are in our ideal housing situtation
City Inexcusable Permit Delays.
Overblown Permit Fees.
We love our house and our neighborhood
Lack of affordable housing options
Prices.
None
We had the ideal housing situation. We are fighting to maintain it. Increase the population by 10-20% without major infrastructure adjustments is a disaster waiting to happen. We do not want to live in a crowded dangerous environment. We don't have it now... we sure will then. 5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 19/26 What would you like to see change in Beverly Hills as it relates to Housing in the next 10 years?
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More housing options. New product.
More housing that is AFFORDABLE
Increased density in areas where it makes the most sense and opportunities for people of different incomes to live in Beverly Hills.
Don't try to cram in more people near a subway line and not look at how that affects quality of life for them and existing residents. But that needs to be balanced by a need for more affordable housing options for ownership. I would like to see more options for young families that need outdoor space (than can be used even in a pandemic, unlike our parks). It seems that much of new development is geared towards population density geared towards working professionals and not young families. minimize multi- family dwellings, update our few, tiny parks, complete our school renovations that seem to be taking way too long, double our BHPD officer headcount to better accommodate the number of current residents, restrict overly built homes per property limits.
More design compatible construction - less size on smaller lots in the southern streets - out of control at present. More new condos and apartments to be built and more flexibility in locations allowed.
More fairness toward property owner, less restriction, rent control, and red tape More affordable housing. Not just mega-mansions. Control or tax foreign investment and/or vacant housing as this reduces supply for those of us who actually want to live here and contribute to this community. Allow for mixed use development, particularly along Wilshire and within walking distance of the new subway stations.
Fewer mega-mansions using a disproportionate amount of land, building material, water, for the number of people who occupy them.
More support for green construction. More one-way streets in south-east sector with narrow roads.
Become more affordable
Not the kind of change the PC and the CC want in areas where they don't live.
More apartments and mixes use projects.
Less restrictions on setbacks, landscaping, and size of houses that can be built on lots.
Revitalize the south east part of the city and create new multi use reasonably priced housing. 5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 20/26 3 months ago
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More senior housing so we could still serve in (and grow old in) the city we love. Also, if needed, allow affordable housing to be built that exceeds three stories! More affordable housing for young families.
Mixed use by subway stops.
More affordable units, so that pur police, firepersons, and teachers could afford to live here, near their work.
affordable units, both deed restricted and not. I would like to see the majority of these in Mixed Use buildings that line the transportation corridors
Actually creating and building new housing opportunities...not just talking about it for decades. Build and test the waters.
In areas high traffic areas and around transit zones mixed use combination of housing and business.
Expedite the BuildingPermit Process.
There is a Reason why Beverly Hills has a bad reputation for doing construction.
More historic preservation and stricter restrictions on the size of single family homes and new development.
Affordable housing. Homeless outreach
I would be fine with more mixed use along the major thoroughfares. Beverly Hills can do its part to improve the housing situation in California.
Parity with the rest of Los Angeles. We're a decade behind in many categories, and that delay has not helped our way of life in any way.
More affordable apartment units built
Improve the quality of school system that has been declining significantly over the past years. Improve safety to avoid burglaries and other crime
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 21/26 3 months ago
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DO NOT CHANGE THE CHARACTER OF THE CITY. Do not allow the city to become an urban jungle of teeming overpopulation, gridlock, and chaos. Do not create an area dedicated to low and very low income residents who cannot afford our good or services, but will require enormous demand for utilities and city resources. Do not think that we can't ruin the experience of living in Beverly Hills. The subway on Reeves makes it unsafe for nearby residents to leave their homes after dark. We have no control of who is coming in the city, Reeves park will quickly become a homeless shelter. This is in a residential neighborhood. If you destroy the value of living in BH, it will become a city for posers and status seekers. Our families will flee to safer places. Unfortunately, we live too close to Wilshire. It used to be convenient, but now our family has voted not to stay past the opening of the subway. You will have chased us away. This ridiculous housing plan will chase away the real residents who will have lost the traquility and safety of our neighborhoods.
More mixed-use complexes on major thoroughfares such as Wilshire Boulevard, Olympic Boulevard, Robertson Avenue, etc.
Less McMansions on these small lots. Houses are too big on some of those lots. 5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 22/26 What would you like to see stay the same as it relates to Housing in the next 10 years in Beverly Hills?
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Character of streets.
Quality, well-maintained housing
The Flats, Hillside, and Trousdale Estates are not very good locations for increased density (with possible exception of the Flats, politics aside).
I like that there are areas of the city for single family homes blocks for multifamily homes. I think it looks better when similar types of housing is grouped on the same block. I would not want to see duplexes or triplexes next to single family homes.
Style of homes.
Approve more mixed use though locations should be restricted. Keep good design essential - not true at present. Not height increase recommended - keep a low level city. Make walking areas essential - more mini-parks.
clean streets
Less government interference in property owner doing what they need to, less rent control, city interference, and red tape
Preserve and maintain the historic houses (single family and apartment houses) and streetscapes of Beverly Hills. It is what gives the community character, a sense of place, and sets it apart from other areas. This translates financially as well.
Tree-lined streets, proximity to schools, parks, and services.
Safety of the neighborhood
I'll leave that to the Planning Commission
Stupid question which is overly broad.
Same
Emergency services response time, concern for parks and recreation. Less speeding on the residential streets by putting in speed humps or bumps.
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 23/26 3 months ago
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The flats remain single family homes
Maintain the wonderful safety with the police and fire departments. Keep school system top grade.
Neighbour character
Stop over building!!
Te areas of elegant gardens and single family residences that enhance the beauty four city.
The garden like quality of the single family areas in the City. As land value escalates, the City is facing tremendous pressure to allow more development. Hoping the City does not buckle to this pressure To not destroy what makes Beverly Hills so special. I think it can be done and they are not mutually exclusive.
Maintaining the existing single family residence areas.
Maintaining the special character of the neighborhoods in the City.
Hopefully the constant threat from Sacramento to our single family blocks will finally have subsided, and our beautiful neighborhoods will look more or less the same.
Density and transportation equity around the two subway stops, better mix of units, easing restrictions.
Keep relatively low density of housing in City without attempting to correct inequality problems that are beyond the responsibility of a small city
We must maintain a population of around 35,000. If we add 6,000 double occupancy units through the housing plan added to the Robinson's project and others. We will have increased our population by 30%. The city can not handle it. It will be the end. We must maintain the status quo. We must fight the State. We cannot take on the pain of bad planning. We cannot open our community to violence. One incident in Westwood in the 1980s destroyed the Village as a destination. We are teetering on the same.
Keep Beverly Hills a realistic size, keep a homogeneous population, and do not let high rise development choke Wilshire to death. Once Wilshire no longer flows. No one can get to Beverly Hills businesses anymore. It happened in 2016 when Waldorf construction increased the drive time from Westwood to City Hall from 5 minutes to 25 minutes. That was the beginning of the end. Retail on Wilshire and Little Santa Monica never recovered.
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 24/26 3 months ago
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For those of us who have invested enormous amounts of money, time and love into our houses, we need to protect and preserve the existing single-family blocks in Beverly Hills. Some people want to live in condos or apartments - and that's great. But some of us want to live in a house on a block with other houses - and not smack up against a large apartment building. We need to protect our homes from the politicians who hate single-family housing and are trying to ruin our blocks.
Nicely kept and SAFE communities
5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 25/26 Are there any additional comments/suggested goals that you would like to provide the City for its 2021 Housing Element update?
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Much of what is being built now seems to want to cram in the largest building the property will allow. I think we need to review how large a property can be, especially when it comes to established areas of smaller homes that then have very large homes being built next door. It can look cramped and out of proportion for the green space around the buildings.
Improved design, mixed use allowed in restricted areas, stricter codes for tear down/build up dwellings, more multi unit buildings but with a residential focus. Improved usage of existing buildings - vacated department stores could change to condos/apartments
Great job, thank you for engaging the community like this! Let's make positive change together. Please advocate for those who may not be able to participate in this process either - the poor, disabled, or politically disenfranchised. It is our job to protect them too.
Green construction, more emphasis on housing for families (not mansions, just reasonable homes/townhouses).
Have more input from immediate area when reallocating schools A much more competently drafted and more comprehensive survey which is not in segments.
No
If you go to mulit use buildings there should be strict limits and rules on they types of signage that can be used so that it does not create light or noise impositions on the residential tenants and does not become an eyesore
Hang in there! Keep up the great work! Could we build a senior citizen/affordable housing skyscraper on Lots 12 & 13? P S. A rooftop pool and jacuzzi is all I would require... and the angle would be right for "no shadows" on single family homes to the north (keep 'em happy). Thank you all!!! Require that developers include in their design proposal affordable housing Development of granny flats as affordable housing
The City should reach out to the locally vested design community (Architects, Designers, Engineers, Contractors, etc.) by hosting either design "charettes" or "competitions" to promote creativity and innovation before considering and zoning ordinance changes none
The City currently allows too much hardscape/concrete in landscaping. 5/19/2021 Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/10021?embeddedreport=False 26/26 Loading more report objects...
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increase racial and economic diversity in housing
Thank you for your work, and thank you for protecting our single-family neighborhoods. I know the mixed-use overlay was controversial, but if it gets Sacramento off our backs, it will be worth it.
The housing plan should we sent to residents via email or mail prior to adoption and a website that allows to correspond to City council be provided during a reasonable comment period We currently have a planned, stable population and housing situation. We like being a safe, suburban neighborhood. Over building and overcrowding exponentially will destroy the quality of life of our neighborhoods.
Please keep our communities clean and safe and aesthetically nice.
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Please provide your contact information if you would like to be added to the Housing Element Update interested parties list.
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9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 1/11 Housing Element Surveys
Project Engagement
VIEWS
447
PARTICIPANTS
80 RESPONSES
1,052
COMMENTS
93 Are you a resident of the City?
77 Respondents
Do you own residential property in the City? (select all that apply) 78 Respondents
MOVE TOGGLE COMMENTS FILTER BY SEGMENT OPTIONS 90%
9%
1%
64%
21%
13%
9%
69
7
1
50
16
10
7
Yes
No
Other
Yes - single-family residential property/properties
No - only resident of the City
Yes - multi-family residential property/properties
No
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 2/11 Have you ever considered building an ADU on your property? Please explain why or why not.
76 Respondents
7 days ago
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We have an additional structure on our property that was here when we bought our home 36 years ago. It has a bathroom -it was originally used as a cabana and we now use it as an office. The only thing we may want to do at some point is to add a second story to the structure, which many of our neighbors have done.
Increased property value.
no space and uninterested
No space
To maximize the land use and value
We did not follow through because we didn't think we would be allowed to build it two stories in order to make sense for usage.
But the permitting was so expensive and difficult we did not do it.
I don’t want a stranger on my property.
Do not want to overcrowd an already overcrowded city, not to even consider the traffic and additional amount of vehicles. This is a special city and if more ADUs are allowed you become less special and have too many more people!!!
No space to build
I can convert guest rooms to rental unit, and also would like to be able to add a unit over the garage. 1) full-time living space for older family member. 2) guest space for family and visiting friends. 50%
26%
24%
38
20
18
Yes
N/A - do not own property in the City
No
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 3/11 4 months ago
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We have not considered an ADU since it is not allowed for multi- family buildings' abutting SFR Single Family Residence properties zones or on other side of alley.
Accessory Dwelling Units are critical to a City’s ability to QUICKLY expand and Diversify / Equify the supply of housing.
California and Los Angeles already have approved ADU programs. i.e.,
https://www.ladbs.org/adu/standard-plan-program/approved-standard-plans Beverly Hills needs to quickly implement a similar program.
We needed an extra bedroom for our son in college when he visited and thought we could lease it out when no longer needed in a year or two.
It would be a nice addition to have for guests
My home is the right size for our family.
Came with property
do not have enough room
I would build it. I think it’s important for the city to allow ones that have already been built and make them legal. If they already have the environmental impact titles and architectural plans but they just didn’t get it permitted it should be allowed and easier to make it a permit Without any penalty.
Yes, if space would permit.
Extra space
i have an adu already. fantastic concept
Rochelle Ginsburg
We would like to have a guesthouse that could be used by family members and friends, and potentially in the future by a caretaker as we get older.
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 4/11 Please rank the following reasons for why you decided to build an ADU or are considering building an ADU. Please provide additional comments if desired. 44 Respondents
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4 months ago
I said not planning
As new owner of a R4 property, I find it that I am subsidizeing my tenants rent. My expenses and mortgage far exceeds the current income received from rent. It is a demoralizing for landlord to hold the title to the property for not only financial benefit of The tenant but be responsible for maintaining, repairing, accept liabilities. so basically our investment dollars and our time is used in service of general public - we should be considered as a philanthropist.
I do not have a first floor bedroom and bathroom, which I need for my limited-mobility mother.
I am very close to Cerdars Sinai hospital. Not only I can help Students, Nurses and Doctors rotating there, it will help me to have some income since I am retired.
Make Beverly Hills catch up with the State and Los Angeles in terms of having an ADU program to help ease our housing supply. Not all Beverly hills needs an ADU program. It is Only needed in the South Side of the city where Multi- Unit housing ( with permit parking) already exists and if still needed, where it won't affect the aestehtics of the City.
Not Needed for SFR single homes since they can develop their properties with current building permit/plans the city has in place.
We found that redeveloping to elevate both our property and the neighborhood overall was met with massive restriction, and cost prohibitive boundaries. The total cost of our development would be nearly $20M USD, which would have resulted in revenue to the city. We could not make the project work with existing regulations and therefore could not proceed.
66%
14%
48%
50%
39%
29
6
21
22
17
Additional space (recreation/bedrooms) Rank: 1.48
Other Rank: 1.83
Additional income Rank: 2.14
Property/resale value Rank: 2.18
Helping provide more housing in the city Rank: 2.24
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 5/11 Do you currently have an ADU or are you in the process of building an ADU on your property?
63 Respondents
81%
14%
3%
2%
51
9
2
1
No
Yes - the property has an ADU
Yes - currently in process of building an ADU
Other
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 6/11 If you plan to build an ADU, how likely is it that you will build one in the next 5 years? Please explain your response in the comments.
53 Respondents
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4 months ago
4 months ago
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5 months ago
5 months ago
see above no space and no interest
see above
If I buy a home, so I can afford the mortgage.
I am waiting for higher density mandated by the state to be approved by BH city council.
City is TOO crowded !!
If I get City approval, I can start getting bids from different contractors and start it, once we get permit.
We own a house south of Olympic and west of Doheny. The current ADU rules are quite restrictive but we'd like to convert our garage if possible.
We will build an ADU only if a similar program is implemented ASAP or in 2021 such as is place in California ( Bay Area + ) and Los Angeles. Currently Beverly Hills does not allow ADU's in Multi-Family ( Apartments-Duplexes,etc,)areas of the City.
It would depend on the existing limitations placed on the project. The neighborhood South of Wilshire is in desperate need of newness. If we could find a way to make the project profitable by either limiting the affordable component, or increasing the total size allotment of the property, we could proceed.
I already have one
already built
We are thinking about it, but know that it would be an expensive thing to do, and are worried that it would be hard to get permits and inspections, and that there would be a lot of red tape. 32%
32%
25%
11%
17
17
13
6
Very Likely
Not Likely
Somewhat Likely
Other
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 7/11 No data to display...
If it is likely that you will build an ADU in the next 5 years, who would you most likely rent this unit to:
46 Respondents
No data to display...
No data to display...
No data to display...
39%
35%
24%
13%
9%
7%
7%
2%
18
16
11
6
4
3
3
1
Family member at reduced rate (or no rent)
Market rate tenant
N/A - Use as guest house
Other
Family member at market rate
Low income tenant
Employee at reduced rate (or no rent)
Employee at market rate
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 8/11 What types of resources would be the most useful to you in developing an ADU? (Rank the following from most useful to least useful, and provide additional ideas as "other") 46 Respondents
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What is most needed is A genuine effort by planning department to help owners to maximize their use of land with their suggestions , to consider going over and beyond state minimum when it makes sense and when it results in better design. It helps if planing department attitude is changed from limiting development and applying as many constraints they can find in the book to an attitude of expansion and accommodation. Specially on R4 lots.
I assure you Making 10 blocks of Wiltshire mixed use , will not result in more residential units ( high cost of land, high cost of construction will not make the projects financially feasible) but giving higher density or increase in height limit to R4 properties has a significant impact on creating more unit in more distributed over city with more owners being interested rather than one big fat developer on Wiltshire.
Dont allow
Need a careful plan to convert the guest room to a unit. Have to cut down the window and make an entry door from the side of the house.
Adding a unit over the garage need walkway and stairway which would be little challenging, but there is enough land in front of garage to allow that.
Financial Assistance programs and incentives for building an ADU in non-SFR areas. ( Apartment Buildings.Duplexes,etc,)
Not relevant to my situation.
76%
74%
70%
15%
63%
35
34
32
7
29
Pre-approved ADU plans Rank: 1.86
Example floor plans or renderings of different ADU styles Rank: 2.09 ADU Design Guidelines (i.e. explanations of ADU restrictions) Rank: 2.19 Other Rank: 2.71
List of ADU builders Rank: 3.17
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 9/11 Do you have any other comments about ADUs?
3 months ago
3 months ago
3 months ago
4 months ago
4 months ago
Annoying how I was given a hard time for having one which I used only, years ago. Now when it is convenient for city they say it is fine. Very one side laws. They actually told me to demolish my kitchen and make it into a bedroom. Now that they are legal where do I recoup all that lost money in demo and work. Thanks for nothing.
Give preferential treatment to homeowners that house low-income individuals like LA is thinking of doing.
Planing needs to visit my submitted project and increase the height of the ADU from 16’ because it is built Within the envelop of 33’ by right.
I'm happy that the city will consider adding ADU's to single family housing No
Any other comments or suggestions regarding the Housing Element Update? 3 months ago
3 months ago
3 months ago
4 months ago
4 months ago
If this is for the homeless people it won't work because they will not be living in adus and we should send the ones sent here back to the state they arrived from. They dumped them on us. unfair.
Need more affordable housing/units. Consider higher density/micro-units. Intergenerational affordable housing to combat loneliness/isolation among different generations. Consider housing for LGBTQIA+ artists and artists of color to infuse BH with a new vibrant and diverse energy that is lacking.
It is unacceptable that after many years of state mandate from state for more units city of BH is still does not have a plan. Even multi unit zoom in 750 feet or less of metro are nit giver TOC Tier1 or 2 or 3 incentives. But giving the incentives to one or 2 big developers on Wiltshire that in a rare case find it feasible to build mix use.
If the City is serious in seeing affordable housing being developed they must get more pro active.
Senior affordable housing would be the most easily attainable and creative solutions should be found.
Getting permits in the past year have been ridiculous
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 10/11 What is your gender?
18 respondents
50%
39%
11%
0%
Male
Female
Prefer not to answer
Others
What is your age?
21 respondents
33%
24%
14%
10%
10%
5%
5%
0%
56-65
46-55
Over 75
26-35
66-75
36-45
Prefer not to answer
Others
9/10/21, 2:49 PM Beverly Hills, CA - Report Creation
https://publicinput.com/Reporting/ReportPreview/11400?embeddedreport=False 11/11 Loading more report objects...
What is your race/ethnicity?
14 Respondents
What is your marital status?
16 respondents
69%
19%
6%
6%
0%
Married or Domestic Partnership
I prefer not to answer
Never Married
Divorced
Others
71%
21%
7%
0%
0%
0%
0%
0%
10
3
1
0
0
0
0
0
White
I prefer not to answer
Other
Black or African-American
Hispanic, Latino, or Spanish
Asian
American Indian or Alaska Native
Native Hawaiian or Other Pacific Islander
EXHIBIT B-1
Matrix of Responses to HCD Letter dated December 15, 2023 February 14, 2024
Responses to the State Department of Housing and Community Development (HCD) Letter 12-15-2023 City of Beverly Hills 2021-2029 Housing Element
HCD Comment
(12/15/2023
Letter)
Revised
Draft
Housing
Element
Page No.
HCD Comment Summary Response / Revision:
1. Affirmatively
Furthering Fair
Housing (AFFH)
and an Assessment
of Fair Housing
(AFH)
Outreach and
Enforcement:
Appendix A,
pages A-29 to
A-30
RCAA:
Appendix A:
page A-75 to
A-83, A-89;
Housing Plan:
pages 478 to
479; 484 to
500
Housing
Needs and
Risks:
Appendix A:
pages A-101
to A-123
Identified
Sites:
Appendix A:
page A-133 to
A-152
Goals,
Actions,
Metrics,
Milestones:
Housing Plan:
pages 478 to
479; 480 to
483; 484 to
500
The State requested additional
information to fully address the AFFH
requirements. Specifically, the state
provided comments on the following
subtopics under the AFFH section.
Outreach and Enforcement: The
comment requests that additional
information regarding how the City
complies with fair housing laws.
Racially Concentrated Areas of Affluence
(RCAA): The comment states that the
element should look at other factors such
as land use, zoning, and lack of public
investment in affordable housing to inform
appropriate policies and programs.
Disproportionate Housing Needs,
Including Displacement Risk: The
comment states that the element must
analyze displacement risk factors such as
overpayment, overcrowding, housing
conditions, and persons experiencing
homelessness.
Identified Sites and Affirmatively
Furthering Fair Housing (AFFH): The
comment states that the element needs
The City has extensively revised the AFFH section in Appendix A. These revisions include the addition of background
information and data regarding both local and regional
trends on the distribution of housing, income, specific populations, and jobs throughout the City, as well as the relationship between these factors. The Assessment of Fair Housing (AFH) has also been updated to include information on the geographic distribution of sites included in the suitable sites inventory in Appendix C, with additional related analysis.
The AFFH section previously identified fair housing issues and conditions in the City, however, this section has been further updated to reflect the findings of the revised analysis. As a result of the revisions to the AFFH section, the Housing Plan has also been revised to reflect and address the fair housing issues identified, and Implementation Program 11.1 now includes specific targeted actions and timelines related to such issues.
Specific revisions in response to the comments are noted below:
Outreach and Enforcement: added information and
narrative regarding the City’s compliance with fair housing law to Appendix A
Racially Concentrated Areas of Affluence (RCAA):
Appendix A: added description re: historical development pattern of the City; added information on the historically discriminatory practices of redlining and restrictive
covenants, and discussion of other potential factors that contributed to the development of an RCAA; added
February 14, 2024
HCD Comment
(12/15/2023
Letter)
Revised
Draft
Housing
Element
Page No.
HCD Comment Summary Response / Revision:
further information on the income
categories of identified sites by location,
and number of sites and units, and the
effect on existing patterns for all
components of the assessment of fair
housing. The element should also look at
and address whether the sites distribution
improves of exacerbates fair housing
conditions.
Goals, Actions, Metrics, and Milestones:
The comment states that the element
should include actions to promote
housing mobility (housing choices and
affordability), especially in the racially
concentrated areas of affluence. These
actions could include promoting housing
choice in lower-density areas, and using
targeted funding, promoting
development of religious institutional sites,
city-owned sites, ADU regulations, or
home sharing strategies. The element
should include a mid-cycle review of
these actions and should specify
alternative actions.
information re: current public infrastructure investment and environmental conditions.
Housing Plan: Implementation Program (Imp.) 10.4 updated to include actions for housing mobility within the RCAA, including actions to promote ADU construction; Imp. 11.1 updated to allow ancillary living quarters within existing singlefamily dwellings.
Disproportionate Housing Needs, Including Displacement Risk:
Appendix A: expanded discussion re: displacement risk;
included descriptions of the City’s various programs to address displacement (e.g. RSO program and the affordable housing placement program); added regional/local trend
data for certain factors (such as cost burdens); added local knowledge re: habitability/ maintenance issues from RSO Division; added info re: homelessness conditions and
populations in the City.
Identified Sites and Affirmatively Furthering Fair Housing (AFFH): Appendix A: updated data that was based on the
previous sites inventory, since there were some minor changes to the sites included within the sites inventory, as well as the distribution of housing unit capacity to those sites.
Goals, Actions, Metrics, and Milestones: Imp. 10.4: added action to amend ADU regulations to allow an additional ADU on properties that are greater than 13,000 square feet in area (RCAA geographic target); Imp. 10.6: added program to
perform outreach to religious institutions regarding ability to develop housing units on their sites and to connect them with affordable housing developers (per SB 4); Imp 11.1: added February 14, 2024
HCD Comment
(12/15/2023
Letter)
Revised
Draft
Housing
Element
Page No.
HCD Comment Summary Response / Revision:
specific geographic targets and metrics for the
aforementioned programs (creation of 150 new housing units in the RCAA by the end of the planning period through: 75 new ADUs allowed with the updated regulations and
additional local incentives, matching 20 participants in the homesharing program, 15 units on a religious institution site, and allowing at least 30 ancillary living quarters within existing single-family residences); added commitment to adopt
ordinance to allow ancillary living quarters within single-family residences, which are units with efficiency kitchen and bathroom access.
2. Inventory of land
suitable and
available for
residential
development,
including vacant
and sites having
realistic and
demonstrated
potential for
redevelopment
Realistic
Capacity:
Appendix C:
pages C-6 to
C-13; C-23;
Housing Plan:
pages 480 to
483
Suitability of
Nonvacant
Sites:
Appendix C:
pages C-6 to
C-13
Zoning for a
Variety of
Housing Types:
Housing Plan:
page 505
Programs:
Housing Plan:
pages 507 to
509; 478 to
479
The State requested more information on
the sites inventory in the following
categories:
Realistic Capacity: The comment states
that the element should account for the
likelihood of development of 100% nonresidential (commercial only) uses, especially in the areas identified for
potential adaptive reuse projects. The
element could also rescale the
assumptions for adaptive reuse projects
to be more conservative.
Suitability of Nonvacant Sites: The
comment states that the element must
address the extent to which existing uses
impede development in the planning
period on the identified sites. The
comment also states that if more than
50% of the RHNA for lower-income
households is identified on non-vacant
The sites inventory, or the inventory of land suitable and available for residential development, has been extensively revised to create different subcategories of sites: Underutilized sites (Tab 1), Potential Conversion/Adaptive Reuse sites (Tab 2), Developer Interest sites (Tab 3), Approved Projects sites (Tab 4), Submitted Projects sites (Tab 5), City-owned Projects sites (Tab 6), and Accessory Dwelling Units (ADUs) (Tab 7). In addition, the sites have been updated to reflect the
application of various filtering criteria that have been designed to select sites that are realistic sites for
redevelopment. Specific revisions to the comments are
shown below:
Realistic Capacity:
Appendix C: expanded discussion re: development trends in recent years, including frequency of commercial-only
developments vs. frequency of multi-family residential or mixed use residential developments (demonstrates a stronger trend towards multi-family and mixed use residential
development than new commercial development); reduced
number of units allocated to the potential adaptive
February 14, 2024
HCD Comment
(12/15/2023
Letter)
Revised
Draft
Housing
Element
Page No.
HCD Comment Summary Response / Revision:
sites, the element must demonstrate that
existing uses are not an impediment to
additional residential development and
will likely discontinue in the planning
period.
Electronic Sites Inventory: The comment
states that the City must submit an
electronic sites inventory on the HCD sites
inventory form.
Zoning for a Variety of Housing Types
(Emergency Shelters): Per AB 2339
(Government Code Section 65583), the
element must address how the City will
plan for emergency shelters and ensure
sufficient and suitable capacity.
Programs:
• Program 12.1 (Development
Standards): The program should
monitor the approval of adaptive
reuse projects to determine whether
production is on pace with the
assumptions in the sites inventory. The
program should commit to alternative
actions if production is not on pace,
such as rezoning or other actions to
accommodate the RHNA allocation.
• Program 10.4 (Accessory Dwelling
Units): The program should monitor
ADU production, and specifically
monitor ADU production for each
reuse/conversion sites with the application of the “Adaptive Reuse Uptake Filter” to be more conservative; identified and added other City-owned or City-controlled properties to make up the units: Credit Union Site (9268-9298 W. 3rd Street) - 352 affordable lower-income units, the Gale Yard Site (8401- 8423 Wilshire Blvd and 111 N. Gale Dr) - 125 affordable lower income units, and the Reeves Metro Site (9430 Wilshire Blvd) - 80 affordable housing units, for a total of 557 housing units:
Housing Plan: Imp. 10.6: has been revised to include a
description of the City-owned sites, and an outline of the next steps and commitments for the projects, including alternative actions to be taken if any of these projects do not produce the number of housing units noted.
Suitability of Nonvacant Sites: Appendix C: added discussion re existing uses on sites that have been recently redeveloped; reviews the broad categories of uses that existed on sites that have pending applications for new mixed use developments, which is additional supporting information that such
commercial uses are not acting as significant impediments to redevelopment. Since these existing commercial uses are also present on many of the sites identified for potential mixed use residential development in the sites inventory, this indicates that it is likely that such uses could be discontinued for redevelopment of the site with a mixed use project. In addition, this discussion includes a broader review of trends related to commercial uses, and the factors that have
diminished the need for these uses. The discussion also includes information about the commercial uses located in different areas of the City, such as the differences in February 14, 2024
HCD Comment
(12/15/2023
Letter)
Revised
Draft
Housing
Element
Page No.
HCD Comment Summary Response / Revision:
affordability level. The program
should include alternative actions to
address if the ADU production is not
on pace.
commercial use trends in the Business Triangle area versus the Mixed Use Overlay Zone.
Electronic Sites Inventory: The City will submit the sites inventory on the HCD electronic sites inventory form.
Zoning for a Variety of Housing Types (Emergency Shelters):
Imp. 11.7 has been updated with additional language to
address the requirements of Government Code Section
65583. The program will identify a zone(s) with sufficient capacity to meet the needs for emergency shelters, including proximity to transportation and homeless shelters.
Program 12.1 (Development Standards): Imp. 12.1: revised to include a monitoring program for the production of housing units through the adaptive reuse/conversion option for the Mixed Use Overlay Zone, and commitments to undertake
actions if the production of units through this option is not on pace with the projections. These alternative actions include amendments to the zoning code to allow ministerial approval of adaptive reuse/conversion projects if there is no material addition of height, and amendments to provide further
flexibility with certain standards in the Mixed Use Overlay Zone.
Program 10.4 (Accessory Dwelling Units): Imp. 10.4: added monitoring program for ADU production, and commitments
to incentivize ADU construction and production, such as amendments to ADU regulations to allow greater flexibility for development standards, allowing an additional ADU (beyond state law requirements) to be constructed on certain
properties, or other strategies that may increase ADU
production capacity.
February 14, 2024
HCD Comment
(12/15/2023
Letter)
Revised
Draft
Housing
Element
Page No.
HCD Comment Summary Response / Revision:
3. Analysis of
potential
governmental and
nongovernmental
constraints
Housing Plan:
pages 507 to
509
Program 12.1 (Development Standards):
The program should specifically and
clearly commit to address constraints by
amending development standards
regardless of specific targets. The
program should also address permit
procedure constraints, such as findings for
architectural review.
Imp. 12.1: added commitment to review Mixed Use Overlay Zone regulations by 2024, and to revise Mixed Use Overlay Zone regulations based on the results; added commitment to revise architectural review process and findings for multifamily and mixed use developments.
4. Housing
program for lowincome
households and
assisted housing
developments
Housing Plan:
pages 473 to
475
Program 9.7 (Monitoring Affordable
Housing and Residential Displacement):
The program should commit to specific
actions to preserve units at-risk of
conversion to market rate uses. These
actions could included monitoring at-risk
units, contacting property owners,
complying with noticing requirements,
and coordinating with qualified entities
that can acquire and manage at-risk
units.
Imp. 9.7: updated information re: new expiration date for deed restriction for affordable housing for Menorah Housing project; added commitments for outreach to property
owners, assistance to tenants, and providing first right of refusal to displaced tenants.
EXHIBIT B-2
Informal Preliminary HCD Review Matrix
City of Beverly Hills Informal Preliminary Review 4
Received 1/16/2024; 1/24/2024; 1/31/2024; 2/2/2024
Prior Review: 12/15/2023
Sent: 1/22/2023, 1/26/2024, 2/2/2024; 2/5/2024
Prior HCD Finding Page # Prelim
Review
Prelim
Review
2 Prelim
Review
3 Prelim
Review
4 Notes
Affirmatively Furthering Fair Housing
Outreach and Enforcement: While the element includes a
general statement that the City complies with fair housing laws, it should provide supporting information for this conclusion such as an explanation of how the City complies with various state fair housing related laws. For more information, please see page 29 of HCD’s guidance at https://www.hcd.ca.gov/planning-andcommunitydevelopment/affirmatively-furthering-fair-housing.
A-29- Yes Yes Yes Yes
Racially Concentrated Areas of Affluence (RCAA): The element now identifies a RCAA in the City but should also specifically analyze the area to better formulate appropriate policies and programs. For example, the element should incorporate local data and knowledge and other relevant factors such as land use and zoning and lack of public investment in affordable housing.
The element should specifically add or modify programs based on a complete analysis.
A-75 ~/No/? ~/Yes Yes Yes
Disproportionate Housing Needs, including Displacement Risk:
The element still must analyze local and regional patterns related to disproportionate housing needs, including displacement risk.
This analysis must address overpayment, overcrowding, housing conditions, persons experiencing homelessness and
displacement risk. For more information, please see HCD’s guidance at https://www.hcd.ca.gov/planning-and-communitydevelopment/affirmativelyfurthering-fair-housing A-89
A-97-
~/No Yes Yes Yes
Identified Sites and Affirmatively Furthering Fair Housing (AFFH): In response to HCD’s prior review, the element now A-132- ? ? Yes Yes
includes additional analysis on how identified sites are related to various fair housing categories (e.g., race, TCAC/HCD
Opportunity Maps). However, an analysis should address the income categories of identified sites with respect to location, the number of sites and units by all income groups and how that effects the existing patterns for all components of the assessment of fair housing (e.g., segregation and integration, access to opportunity). The element should also discuss whether the distribution of sites improves or exacerbates conditions. If sites exacerbate conditions, the element should identify further program actions that will be taken to mitigate this (e.g., antidisplacement strategies).
Goals, Actions, Metrics, and Milestones: As noted above, the element does not include a complete analysis of AFFH and should add or modify programs based on a complete analysis. 462-
478-
481
483-
TBD TBD ? Yes
Goals, Actions, Metrics, and Milestones (Cont.): In addition, the element must include significant and meaningful actions to promote housing mobility (housing choices and affordability) throughout the City and in racially concentrated areas of affluence. Examples of housing mobility actions include promoting more housing choices and affordability in lowerdensity areas (e.g., missing middle or higher density housing types), targeted funding, religious institutional sites, city-owned sites, and enhancing accessory dwelling units (ADU), junior accessory dwelling units (JADU) or additional conversion of existing space, and home sharing strategies. Further, the element should include a mid-cycle review of these actions for promoting housing choices and commit to complete alternative actions by a specified date, if necessary.
462-
478-
481
483-
491
? ? ? Yes
Sites Inventory, Analysis and Adequate Sites
Realistic Capacity: While the element now discusses built densities, it should still account for the likelihood of 100 percent non-residential uses. This is particularly important with the City’s new strategy to utilize the potential for adaptive re-use of nonresidential uses. For example, the element should specifically address the likelihood of existing non-residential uses converting to residential uses given past trends. Alternatively, the element C-6-
C-23
~/Yes ~/Yes Yes Yes
could more conservatively rescale assumptions for adaptive re -
use to residential uses. Please see HCD’s prior reviews for additional information.
Suitability of Nonvacant Sites: While the element now identifies and removes sites based on various factors and development trends supporting those factors, it must still address the extent existing uses impede additional development in the planning period on identified sites such as existing leases or other conditions that perpetuate existing uses. This is particularly important given the shift in the adequate sites strategy to adaptive reuse that assumes many viable uses will discontinue in the planning period.
C-7- ~/Yes ~/Yes Yes Yes
Suitability of Nonvacant Sites (Cont.): In addition, if the housing element relies upon nonvacant sites to accommodate more than 50 percent of the RHNA for lower-income households, the housing element must demonstrate existing uses are not an impediment to additional residential development and will likely discontinue in the planning period. (Gov. Code, § 65583.2, subd. (g)(2).) Absent findings (e.g., adoption resolution) based on substantial evidence, the existing uses will be presumed to impede additional residential development and will not be utilized toward demonstrating adequate sites to accommodate the
RHNA.
N/A FYI FYI FYI FYI Revise findings as
necessary
Electronic Sites Inventory: For your information, pursuant to Government Code section 65583.3, the City must submit an electronic sites inventory with its adopted housing element. The City must utilize standards, forms, and definitions adopted by HCD. Please see HCD’s housing element webpage at
https://www.hcd.ca.gov/planning-and-community-
development/housing-elements for a copy of the form and instructions. The City can reach out to HCD at
[email protected] for technical assistance.
N/A FYI FYI FYI FYI Submit revised
inventory with
adopted element
Zoning for a Variety of Housing Types (Emergency Shelters):
Please be aware that AB 2339, codified in Government Code section 65583 adds specificity on how cities and counties plan for emergency shelters and ensure sufficient and suitable capacity. The housing element must address these new statutory requirements. For additional information and timing
501 Yes Yes Yes Yes Program 11.7
requirements, please see HCD’s memo at
https://www.hcd.ca.gov/sites/default/files/docs/planning- andcommunity/ab2339-notice.pdf.
Programs: As noted above, 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.
N/A Yes Yes Yes Yes
Program 12.1 (Development Standards): The Program now
includes various commitments, including amending zoning code if adaptive reuse projects are not proposed by 2027. However, given the reliance on this program and the lack of past trends, the Program should annually evaluate the approval of adaptive reuse projects relative to assumptions in the inventory and if production is not on pace with assumptions, specifically commit to rezone additional sites or take other action by a specified date or amend the element to demonstrate adequate sites to
accommodate the regional housing need allocation.
505- No Yes Yes Yes
Program 10.4 (Accessory Dwelling Units (ADU)): The Program commits to adopt additional incentives if twenty ADUs are not consistently permitted per year. This Program should also monitor affordability as assumed in the inventory and commit to additional actions beyond incentives (e.g., rezoning) and a specified date that alternative actions will be completed. 478- Yes Yes Yes Yes
Housing Programs: Constraints
Program 12.1 (Development Standards): The Program must
specifically and clearly commit to amend development standards regardless of whether targets are met. In addition, as noted in prior reviews, the Program should specifically address noted constraints related to permit procedures, including approval findings for architectural review.
502- Yes Yes Yes Yes
Housing Programs: At-risk Preservation
Program 9.7 (Monitoring Affordable Housing and Residential Displacement): The Program now commits to coordinate with service providers but should commit to specific actions to preserve units at-risk of conversion to market rate uses. 473- Yes Yes Yes Yes
Examples of actions include, monitoring at-risk units, contacting property owners, complying with noticing requirements,
coordinating with qualified entities that can acquire and manage at-risk units, assisting with funding and supporting tenants through education and other resources.
Other Revisions
Sites summary C-3 Pending revisions
City-owned sites C-57-
479-
No Yes Yes Program 10.6
Inclusionary 476 Program 10.2
Other (HCD use only)
Public comments TBD N/A Informal submittal
Document availability FYI FYI
Rezone timing ? N/A No prior identified
sites or shortfall
50% nonvacant resolution FYI Revise findings as
necessary
Electronic sites inventory FYI Submit with adopted
element
AB 2339 501 Yes Program 11.7
Modification authority N/A Informal submittal
Overlay N/A No lower-income
shortfall
EXHIBIT C
Addendum to the Adopted Mitigated Negative Declaration (MND)
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 Information
Chloe Chen
Senior Planner
Community Development Department, City of Beverly Hills (310) 285-1194
[email protected]
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) 1prepared 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). An amended version of the Housing Element for the 2021-2029 planning period was subsequently re-adopted by the City of Beverly Hills on February 21, 2023 (the “Amended Housing Element”) per City Council Resolution No. 23-R-13449. 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, 1 The previously adopted Initial Study/Mitigated Negative Declaration for the 2021-2029 Housing Element update can be found at: www.beverlyhills.org/environmental.
Addendum to Mitigated Negative Declaration
March 12, 2024
- 2 -
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, 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 Project, in order to address the comments provided by the State Department of Housing and Community Development (HCD), as provided most recently in a comment letter dated December 15, 2023. This addendum to the adopted IS/MND addresses the minor technical changes or additions made to the amended version of the 2021-2029 Housing Element adopted on February 21, 2023 (the “Amendments”), which will be considered 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 environmental 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;
Addendum to Mitigated Negative Declaration
March 12, 2024
- 3 -
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 effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative.
This Addendum evaluates the Amendments and demonstrates that the project revisions consist of the addition and/or revision 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 (last adopted on February 21, 2023).
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 Housing Element Cycle.
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 and an assessment of fair housing conditions;
• Appendix B includes analysis of potential constraints, including both governmental and non-govermental constraints, to meeting the City's housing needs; • Appendix C includes an evaluation of resources and opportunities available to address housing needs, including a suitable sites inventory which demonstrates adequate zoning capacity to accommodate the Regional Housing Needs Assessment (“RHNA”) allocation; • 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; and
• Appendix E describes the public participation process for the Housing Element update.
Addendum to Mitigated Negative Declaration
March 12, 2024
- 4 -
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 last adopted on February 21, 2023 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, adding further actions and commitments to existing implementation programs, revisions to the sites inventory, and adding more specific timelines for when the City will implement and accomplish certain actions in the programs. In addition, the Housing Plan was revised with more robust information and policies/programs related to the Affirmatively Furthering Fair Housing (AFFH) discussion, which is contained in Appendix A of the Housing Element. The changes in the Housing Plan include, but are not limited to the following:
• Policy H 3.7 has been added to require that the City provide assistance and services to low-income, disabled, and senior citizen households to promote aging-in-place. Services provided include in-home assistance and installation of minor features for accessibility, and further information is provided in the related Implementation Program 11.8. • Implementation Program (“Imp”) 9.2 has been updated with further background information on the Rent Stabilization Division’s current work related to monitoring and enforcing habitability standards in rent-stabilized multi-family residential buildings; • Imp. 9.3 has been updated with more details regarding the Handyworker Program and the goal to re-establish this program by 2025, and a commitment was added to provide alternative programs by 2026 if such program is not re-established, with specific information about a proposed alternative program with a local agency or non-profit organization. The program also includes a commitment that if the City does not establish an alternative program with a partner organization, the City will provide funding to subsidize eligible repairs, and a target to serve at least 5 low-income households per year; • Imp. 9.4 has been updated to include additional information about the Historic Incentive Permit and the Adaptive Reuse/Conversion program within the Mixed Use Overlay Zone. (MU Overlay Zone). A quantified objective was also added for at least 6 projects to utilize Historic Incentive Permits, including adaptive reuse/conversion projects; • Imp. 9.5 has been revised to reflect the adoption of the City’s inclusionary housing ordinance, and commits the City to evaluate revisions to the ordinance, especially as related to condominium conversions by the end of 2026;
• 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, including the establishment of a housing inspection program and pilot program to offset rent increases by 2024; Addendum to Mitigated Negative Declaration
March 12, 2024
- 5 -
• Imp. 9.7 has been revised for clarity and to add information about the City’s commitment to coordinating with a housing service provider to monitor housing resources; • Imp. 10.1 regarding Density Bonus regulations has been revised for clarity and to update the specified timeframes for actions;
• Imp. 10.2 has been revised to add more information regarding the City’s affordable housing program and update this section with more recent information, including information on a contract for a third-party housing administrator;
• Imp. 10.3 regarding the Housing Trust Fund program has been revised to update timeframes appropriately, and clarify action item language; • Imp. 10.4 has been updated with the most current accessory dwelling unit (ADU) permitting information, and includes specific timeframes for amending the City’s ADU regulations as follows:
o The City shall adopt an ordinance to revise ADU regulations by 2024 in singlefamily residential zones to exceed state required minimums (such as height and floor area);
o The City shall adopt an ordinance by the end of 2024 to allow an additional ADU beyond state law requirements on single-family residential properties that are at least 13,000 square feet in size, and deed-restrict at least one ADU on such property as a rental unit;
o The City will create a program to monitor ADU production each year by affordability level, and if there is not an average of 20 new ADUs per year by the end of 2025 (including by affordability level), the City will take actions to close this gap in production, including but not limited to:
o Revisions to ADU regulations in 2026 to allow greater flexibility for ADU development;
o Adopt an ordinance by the end of 2026 to allow an additional ADU beyond state requirements on properties less than 13,000 square feet in size and deed-restrict at least one ADU on such property as a rental unit;
o Adopt an ordinance by the end of 2027 to allow an additional ADU beyond state requirements and the additional local ADU allowances for properties greater than 13,000 square feet in size, with a requirement to include a deed-restricted affordable ADU for at least a 5-year period or other development incentives on properties greater than 13,000 square feet in area;
o Identify sites for rezoning or other strategies as needed/appropriate to accommodate ADU capacity and cover any gap in production;
o The City will provide pre-checked ADU plans for use by the public by the end of 2025; and
Addendum to Mitigated Negative Declaration
March 12, 2024
- 6 -
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. 10.5 has been updated to include more information related to the City’s ongoing sustainability and climate action initiatives;
• Imp. 10.6 has been updated with information regarding a program to perform outreach and promote the use of SB 4 provisions by religious institutions in the City, which allow the construction of housing units on religious sites. The program has been updated with further information regarding a development partnership between the City and an affordable housing developer to construct 352 units of affordable housing on the City-owned site located at 9268-9298 W. 3rd Street (known as the Credit Union Site). The program has also been updated to include information and commitments regarding two other Cityinitiated affordable housing development projects on other City-owned or City-controlled sites: 8401-8423 Wilshire Blvd (the Reeves Metro Site) and 111 N. Gale Drive (the Gale Yard Site). The Gale Yard Site is proposed to be developed with market-rate and affordable housing uses, including at least 125 affordable housing units. The Reeves Metro Site is proposed to be developed with at least 80 affordable housing units. The program has been updated with commitments related to these proposed affordable housing projects, including specific commitments and milestones for each project. These include:
o Credit Union Site
The City shall re-issue the RFP for affordable housing on other City-owned sites if project entitlements for the Credit Union Site are not approved by the end of 2026;
The City will facilitate the issuance of entitlements and building permits, and provide funding for the project as needed;
The City will construct and complete an affordable housing project by the end of the planning period with an estimated total of 352 lower income housing units;
o Gale Yard Site
The City shall enter into an agreement with a developer to create a redevelopment plan for the Gale Yard site that will include 125 affordable housing units;
The City shall acquire additional sites adjacent to the Gale Yard if such sites become available;
If the project entitlements for the Gale Yard site are not approved by the end of 2027, the City will propose to develop the 125 affordable housing units on alternate site(s);
o Reeves Metro Site
Addendum to Mitigated Negative Declaration
March 12, 2024
- 7 -
The City shall purchase the Reeves Metro site as soon as it becomes available and no later than the beginning of 2027, and shall acquire additional adjacent sites if these become available;
The City shall enter into an agreement with a developer to create a redevelopment plan for the Reeves Metro site that will include 80 affordable housing units;
If the project entitlements for the Reeves Metro site are not approved by the end of 2028, the City will propose to develop the 80 affordable housing units on alternate site(s);
o Alternative Actions for Three Projects
A program to monitor the City’s progress on these affordable housing projects, and alternative actions to accommodate any shortfall of lower income housing units identified by the end of 2026, such as identifying and/or rezoning additional sites to accommodate lower income housing units and expanding the Mixed Use Overlay Zone area.
• Imp. 11.1 has been revised extensively to include policies that address the identified fair housing issues existing in the City, as discussed within Appendix A of the Housing Element, in the Affirmatively Furthering Fair Housing (AFFH) discussion section. This program now includes a chart to clarify how the City will address fair housing issues, and includes references to other relevant implementation programs contained in the Housing Plan. More specifically, the programs are grouped under the following topic areas: Fair Housing Outreach and Enforcement, New Housing in High Opportunity Areas, Housing Mobility, Place-Based Strategies for Neighborhood Improvement, and Tenant Protection and Anti-Displacement. In order to respond to the comment in the December 2023 HCD letter regarding the Racially Concentrated Areas of Affluence (RCAA), the following goals and targets have been added to Imp. 11.1:
o Facilitate the construction of at least one affordable housing project with a minimum of 15 affordable housing units on a religious institution site(s) through SB 4 provisions;
o Facilitate the development of 150 affordable housing units in the highest resource areas of the City, including the RCAA, with a specific target to develop 50% of the 150 ADUs projected for the planning period in the RCAA; and o Create other housing mobility choices in the RCAA, including: 75 ADUs constructed through the additional ADU option beyond state law allowances on lots greater than 13,000 square feet in area, match 20 participants for homesharing opportunities in the RCAA, facilitate an affordable housing project on a religious institution site, and permit at least 30 Ancillary Living Quarters (ALQs) within single-family residences in the RCAA. An ALQ is a living area located within a single-family residential structure that includes an efficiency kitchen and access to a bathroom.
Addendum to Mitigated Negative Declaration
March 12, 2024
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o Imp. 11.1 has also been updated with further actions and specific programs to support the above targets.
• Imp. 11.2 has been updated to include a reference to the proposed affordable housing development partnership to construct 352 units of lower income housing on the Credit Union Site, and has been revised to add a target to incentivize the development of at least 250 units of senior housing and to state that the City will continue to work on other development proposals for affordable housing on City-owned sites; • Imp. 11.3 has been revised to clarify action items identified and to add more information about the senior case management program currently conducted by the City; • Imp. 11.4 has been revised to clarify action items identified and to add commitments to perform outreach regarding the availability of Alternative Living for the Aging (ALA) services;
• Imp. 11.5 has been revised to include a commitment to amend the zoning code regulations related to group homes (or community care facilities) to ensure these do not create constraints on persons with disabilities and to allow group homes for 7 or more persons with disabilities in all residential zones and other housing types of the same form. The program also includes a commitment to amend the definition of “family” to ensure this does not create constraints on persons with disabilities, and change the zoning standards as may be necessary to create objective standards for group homes. The program also includes additional information related to the City’s commitment to provide minor home improvement and repair services;
• Imp. 11.6 has been updated with information related to the City’s effort to provide services to people experiencing homelessness, including a program to partner with Step Up on Second to provide 30 units of permanent supportive housing and up to 280 nights of motel stays for the unhoused per year, through 2033;
• Imp. 11.7 has been revised to clarify action items identified and to refine the language related to the emergency shelter zoning amendment and add a timeline for this to be completed within one year of the adoption of the Housing Element; • Imp. 11.8 has been created specifically to address aging in place goals, and provides information about the current actions undertaken by the City to support aging in place, and commits the City to the following:
o The City will continue to contract for services with Jewish Family Service of Los Angeles throughout the planning period;
o The City will seek to ensure that at least 25% of the households served by this program are low-income households;
o The City will explore whether Jewish Family Service can provide minor repair services; and
o The City will target to serve up to 100 households per year, including at least 25% low income households and senior citizen households;
Addendum to Mitigated Negative Declaration
March 12, 2024
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• Imp. 12.1 has been revised with minor language changes, and to add in a commitment to amend the zoning code to remove constraints related to the redevelopment of commercial shopping centers. The program was also revised to add further commitments related to the Mixed Use Overlay Zone regulations, including:
o Periodically updating the adaptive reuse program through 2028 to provide more flexible regulations;
o Funding a study with a budget of at least $250,000 for Fiscal Year (FY) 2024-25 to provide recommendations of potential changes to the Mixed Use Overlay Zone; o Conducting outreach meetings to educate property owners in the Mixed Use Overlay Zone;
o Amending the density limit for conversion/adaptive reuse projects; o Monitoring the production of housing units for the adaptive reuse program, and proposing alternative actions if production is not on pace with assumptions by the end of 2026, including:
o Amending the regulations to create a ministerial review process for adaptive reuse projects, and to allow the addition of mezzanine levels to existing buildings and allowing more flexibility for legally nonconforming uses and the location of uses within conversion/adaptive reuse projects; and
o Alternative actions to be completed if there is a shortfall of lower income affordable housing units as a result of the projects on City-owned sites or the adaptive reuse program, including identifying and/or rezoning additional sites to accommodate affordable housing unit capacity and expanding the Mixed Use Overlay Zone area. • Imp. 12.3 has been updated with more recent information regarding approved and proposed projects and the allowable vs. approved densities on site, and has been revised to clarify 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 well as commit to specific actions to achieve the stated goals of the Housing Element. 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. While certain programs may require amendments to zoning code language or development standards, 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 any of the environmental issue areas studied in the IS/MND.
Addendum to Mitigated Negative Declaration
March 12, 2024
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Revisions to the Affirmatively 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 (AFH) 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 incorporate the following information:
• Addition of information related to regional and local trends regarding housing, income, jobs, discrimination, segregation, racial/ethnic demographics, persons with disabilities, familial status, housing needs and housing burdens, displacement, and population distribution in the City and analysis of the relationship between this data; • Addition of analysis regarding the distribution of potential suitable sites for development throughout the City, and the relationship between this distribution and population characteristics, housing types and conditions, and resources available; • Addition of information regarding resources within the City and adjacent areas, including employment resources and data and scores related to access to opportunity assets; • Revision to the summary of fair housing issues and the policies and programs to address these issues (a chart of the programs are contained in Implementation Program 11.1 in the Housing Plan), including the addition of specific targets and milestones for housing mobility and choices in the identified RCAA;
• Additional information regarding the City’s unhoused populations and programs for assistance, including local knowledge from City reports; • Addition of local knowledge regarding housing overpayment data, housing conditions of the existing housing stock in the City and programs to ensure habitability is maintained, and the history of the development patterns and zoning regulations in the City that have contributed to the development of an RCAA;
• Addition of information regarding the environmental conditions in the City; • Addition of information regarding the City’s current improvement programs and the planned locations of improvements to demonstrate equal investment into various areas of the City;
Addendum to Mitigated Negative Declaration
March 12, 2024
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• Addition of information regarding the City’s Rent Stabilization program, and Affordable Housing placement program, including the services provided to renters in the City and programs to prevent displacement of existing residents; • Addition of information regarding the City’s compliance with fair housing law; • The update and addition of data tables regarding the sites inventory distribution; and • The addition of maps with data related to fair housing issues and both regional and local trends for these issues;
Since this discussion only intends to provide greater background information and context in addition to the information already included, and also includes action items to be completed by the City. The programs aim to facilitate and incentivize the production of affordable housing to address previous patterns of unequal access, and may require the addition or modification of development standards, and 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 any of the environmental issue areas studied in the IS/MND.
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:
• The revision of information for greater clarity and accuracy, including updates to reflect information about the Mixed Use Overlay Zone;
• The revision of information related to a multi-family residential or mixed use projects proposed and approved to reflect recent project updates and to add additional projects; • The addition of information related to the City’s efforts to start updating the Mixed Use Overlay Zone, including conducting outreach meetings with property owners; • The revision to example fee tables for different types of housing projects for greater accuracy; and
• The addition of clarifying language and references to updated implementation programs for consistency between Appendix B and the Housing Plan.
Since this discussion only intends to provide greater background information and context regarding housing contraints, 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 will not result in changes to the significance findings in any of the environmental issue areas studied in the IS/MND.
Addendum to Mitigated Negative Declaration
March 12, 2024
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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 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.
Most significantly, the sites inventory has been revised by breaking down sites into the following categories, found in seven different “tabs” (included as Exhibit A to Appendix C of the revised Housing Element document):
1. Underutilized Sites (Tab 1)
2. Potential Conversion/Adaptive Reuse Sites (Tab 2)
3. Developer Interest List (Tab 3)
4. Approved Projects (Tab 4)
5. Submitted Projects (Tab 5)
6. City-owned Site for Affordable Housing Project (Tab 6)
7. Accessory Dwelling Units (Tab 7)
In order to comply with state law requirements, screening criteria based on site-specific characteristics (e.g. improvement to land ratio, age of existing buildings, existing building height, lot coverage) has been developed to determine whether a site is likely to be redeveloped and to provide additional support and substantial evidence that the level of housing development will reasonably occur. A narrative to support the likelihood of development of nonvacant sites and to demonstrate that existing uses on nonvacant sites are not an impediment to redevelopment has also been augmented. This narrative includes information regarding development trends in the City for 100% non-residential (commercial) only projects, which demonstrate a low demand for the development of new commercial buildings and a strong trend towards new developments with residential uses (either new 100% multi-family residential or mixed use projects). In addition, this narrative includes information regarding the broad categories of existing uses on sites on which Addendum to Mitigated Negative Declaration
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applications for redevelopment have been submitted, as well as information regarding general trends for commercial uses (such as auto-related uses, bank uses) in the context of current market conditions. This information demonstrates that the various types of existing uses on nonvacant sites in the Mixed Use Overlay Zone are not acting as impediments to redevelopment of the sites.
The majority of sites in Tab 1 are located within the Mixed Use Overlay Zone, and sites were kept in Tab 1 upon meeting at least three out of the six screening criteria. The thresholds for such criteria were based on proposed or approved mixed use development projects in nearby cities (West Hollywood, Santa Monica, and Pasadena), and this data is available in Exhibit B attached to Appendix C. Similarly, screening criteria were developed for Tab 2, which is focused on identifying sites that may be more suitable for a conversion/adaptive reuse mixed use development.
These criteria were based on research of adaptive reuse scholarly articles and news articles that detail the types of building and site characteristics that make this type of development more feasible. Sites that met at least four of the six criteria were kept in the list, in order to be more conservative on the estimated development potential for this type of mixed use development. The “Adaptive Reuse Uptake Filter” has also been developed and applied to the list of sites in Tab 2 that substantially reduces the total unit calculation on each site in order to further ensure that the estimate the total number of units on these sites is conservative. Additionally, descriptions of each building listed on Tab 2 has been provided as further information and support for inclusion on the Adaptive Reuse list. Background information related to the distribution of sites by level of affordability within Tabs 1 and 2, and research regarding adaptive reuse trends, market conditions, and a case study has also been added. The subsequent sections discussing the rest of the sites inventory tabs have been updated with more recent project and permitting data and descriptions about each category of the sites inventory. References to implementation programs have also been revised for consistency, and the residential sites summary (Table C-1) has also been updated to reflect the revised unit counts within the sites inventory. Tab 6 has also been updated to include additional City-owned or City-controlled sites on which affordable housing projects are proposed in the future. The three sites in Tab 6 that would be able to accommodate at least 557 lower income affordable housing units.
As a result of these revisions to the sites inventory, the total number of units that could be constructed on the parcels listed in the inventory has decreased from 7,930 units to 6,272 units.
However, the City sites on the inventory still exceed the required RHNA numbers and meet quantified objectives included in the Housing Element.. The changes to Appendix C consisted of the addition of further background information and adjustments to the unit allocations in the sites inventory, with a reduction to the total number of sites under Tab 2 and the addition of sites under Tab 6. The updates incorporated into the Amended Housing Element will not 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 any of the environmental issue areas studied in the IS/MND.
Revisions to the Discussion of Public Participation (Appendix E of the Housing Element) Appendix E of the Housing Element contains information on the public outreach efforts undertaken by the City throughout the Housing Element update process. This section has been revised to reflect the City’s most recent outreach efforts, which have been primarily focused on Addendum to Mitigated Negative Declaration
March 12, 2024
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the effort to begin exploring updates to the Mixed Use Overlay Zone, consistent with the action items noted in Implementation Program 12.1 of the Housing Plan. Information regarding past and planned outreach activities related to the update of the Mixed Use Overlay Zone has been added, including information about past community meetings, and public hearings with the City Council and Planning Commission. Furthermore, information regarding public comments and correspondence received by the City has been added, and a summary of how the Housing Element addresses the content of these comments has also been included.
Other Minor Revisions and Addition of Information
Generally, other minor changes to the Housing Element appendices were made for consistency or clarity, including changes related to formatting and minor language changes.
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.
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. The fact that the refined sites inventory was narrowed, and the amount of housing accommodated is reduced from 7,930 to 6,272, demonstrates that potential impacts of the contemplated Amendments are reduced from those contemplated in the 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 and addition of data related to Affirmatively Furthering Fair Housing (AFFH) and an Assessment of Fair Housing, and revisions to the sites inventory based on a new set of Addendum to Mitigated Negative Declaration
March 12, 2024
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screening criteria. 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 and public service uses are 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 narrow the inventory and remove sites that were previously identified to accommodate housing units, and the total number of units that could potentially be accommodated in the sites inventory has been revised from 7,930 to 6,272 units. 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. Three City-owned or City-controlled sites were added to the sites inventory, which include two sites in the Mixed Use Overlay Zone, one site in the Public Service Zone, and a portion of one site in the R4 Multiple Residential Zone. The two sites located in the Mixed Use Overlay Zone were previously assessed as part of the Negative Declaration (ND) adopted for the Mixed Use Overlay Zone, and were previously included in prior versions of the sites inventory. Since the Public Service Zone allows public services uses, and municipal facilities, and the R4 Multiple Residential Zone allows multi-family uses, there are no changes to the the development patterns or changes in the pattern of land uses established in the General Plan. The proposed City-initiated projects for affordable housing on these sites are consistent with the land uses contemplated for these zones, and environmental analysis for the specific project proposal will be conducted in the future.
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 and projects 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 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, they are therefore within the scope of the current General Plan Addendum to Mitigated Negative Declaration
March 12, 2024
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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 an overall reduction in the number of sites and number of units 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. Three City-owned or City-controlled sites were added to the sites inventory, which include two sites in the Mixed Use Overlay Zone, one site in the Public Service Zone, and a portion of one site in the R4 Multiple Residential Zone. The two sites located in the Mixed Use Overlay Zone were previously assessed as part of the Negative Declaration (ND) adopted for the Mixed Use Overlay Zone, and were previously included in prior versions of the sites inventory. Since the Public Service Zone allows public services uses, and municipal facilities, and the R4 Multiple Residential Zone allows multi-family uses, there are no changes to the the development patterns or changes in the pattern of land uses established in the General Plan. The proposed City-initiated projects for affordable housing on these sites are consistent with the land uses contemplated for these zones, and environmental analysis as may be required for the specific project proposal will be conducted in the future.
Environmental review of any implementing actions and projects would occur at that time when project details are known. As a result, no additional mitigation measures or alternatives were necessary. However, the previously adopted mitigation measures, as Addendum to Mitigated Negative Declaration
March 12, 2024
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set forth in the attached Mitigation Monitoring and Reporting Program, which was previously adopted, will remain applicable to the Project. 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.
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 an overall reduction in the number of mixed use sites and number of units 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. Three City-owned or City-controlled sites were added to the sites inventory, which include two sites in the Mixed Use Overlay Zone, one site in the Public Service Zone, and a portion of one site in the R4 Multiple Residential Zone. The two sites located in the Mixed Use Overlay Zone were previously assessed as part of the Negative Declaration (ND) adopted for the Mixed Use Overlay Zone, and were previously included in prior versions of the sites inventory. Since the Public Service Zone allows public services uses, and municipal facilities, and the R4 Multiple Residential Zone allows multi-family uses, there are no changes to the the development patterns or changes in the pattern of land uses established in the General Plan. The proposed City-initiated projects for affordable housing on these sites are consistent with the land uses contemplated for these zones, and environmental analysis as may be required for the specific project proposal will be conducted in the future. Environmental review of any implementing actions and projects would occur at that time when project details are known. As a result, no additional mitigation measures or alternatives were necessary. However, the previously adopted mitigation measures, as set forth in the attached Mitigation Monitoring and Reporting Program, which was previously adopted, will remain applicable to the Project.
Addendum to Mitigated Negative Declaration
March 12, 2024
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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. .
_______________________________ March 12, 2024
CHLOE CHEN, SENIOR PLANNER
2021-2029 Beverly Hills Housing Element
Mitigation Monitoring and Reporting Program
1 MITIGATION MONITORING AND REPORTING PROGRAM
The Final Initial Study-Mitigated Negative Declaration prepared and adopted by the City of Beverly Hills identifies certain mitigation measures that will be implemented to reduce the impacts associated with the 2021-2029 Beverly Hills Housing Element Update. The California Environmental Quality Act (CEQA) requires a responsible agency to adopt a monitoring and reporting program for assessing and ensuring compliance with any required mitigation measures applied to proposed development. As stated in section 21081.6(a)(1) of the Public Resources Code:
... the public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment.
Section 21081.6 also provides general guidelines for implementing mitigation monitoring programs and indicates that specific reporting and/or monitoring requirements, to be enforced during project implementation, shall be defined as part of adopting a mitigated negative declaration.
The mitigation monitoring table lists those mitigation measures that may be included as conditions of approval for the project. To ensure that the mitigation measures are properly implemented, a monitoring program has been devised which identifies the timing and responsibility for monitoring each measure.
The project applicant will have the responsibility for implementing the measures, and the various City of Beverly Hills departments will have the primary responsibility for monitoring and reporting the implementation of the mitigation measures.
2021-2029 Beverly Hills Housing Element
Mitigation Monitoring and Reporting Program
2 Mitigation Measure Action Required
When
Monitoring
to Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial Date Comments
Biological Resources
MM-BR-1. Applicable projects must comply with
General Plan Implementation Program 2.2 to
conduct a biological survey prior to the
disturbance of any area where there is potential
for a special-status biological species, avian
migratory or raptor species, or other protected
species to be present and undergo consultation
with appropriate State and Federal Agencies if
appropriate.
Any future project applicant for
a project located in any area
where there is a potential for
special-status biological species
to be present shall conduct a
pre-construction biological
survey. The City shall verify and
review completion of the survey
results. If appropriate, the
Applicant shall undergo
consultation with appropriate
State and Federal Agencies and
provide verification to the City
for review.
Review and
verification
prior to
issuance of any
construction
permit.
Review and
verification once
prior to issuance
of any
construction
permit. After
each additional
survey (as
necessary).
Project
Applicant,
Community
Development
Department
MM-BR-2. If, during the course of construction
for a housing project, it is necessary to trim or
remove vegetation that could impact nesting
birds or raptors, the work shall be completed in
compliance with the Migratory Bird Treaty Act
(16 USC Sections 703-712)
The Applicant shall verify that
any trimming or removal of
vegetation will not impact
nesting birds or raptors. If that
cannot be verified, the Applicant
shall complete a nesting bird
survey, which will be reviewed
and verified by the City. The City
shall ensure that work is
completed in compliance with
the Migratory Bird Treaty Act
Review and
verification
prior to
issuance of any
construction
permit.
Review and
verification once
prior to issuance
of any
construction
permit. After
each additional
survey (as
necessary).
Project
Applicant,
Community
Development
Department
Cultural Resources
MM-CR-1. In the event that any prehistoric or
historic subsurface archaeological features or
deposits are discovered during the course of
construction, the project applicant must notify
City officials, and temporarily suspend or
redirect earth disturbing work within a 100
meter radius of a potential resource. Work shall
not resume in the area until after the find is
appropriately mitigated. Potential mitigations
could include:
The Project Applicant shall notify
the Community Development
Department if a feature or
deposit is uncovered. Work shall
be temporarily suspended or
redirected. The applicant shall
provide proof to the City that a
certified archaeologist has
investigated and has made
appropriate recommendations.
During ground
disturbing
construction
activities.
Ensure measure
is identified on
Project plans
prior to issuance
of grading or
construction
permits.
Continuously
throughout
ground disturbing
construction
activities.
Project
Applicant,
Construction
Contractor,
Community
Development
Department
2021-2029 Beverly Hills Housing Element
Mitigation Monitoring and Reporting Program
3 Mitigation Measure Action Required
When
Monitoring
to Occur
Monitoring
Frequency
Responsible
Agency or
Party
Compliance Verification
Initial Date Comments
•Retaining a qualified professional archeologist
to assess the nature, extent, and significance of
the archeological features or deposits.
•If the features and/or deposits are determined
to be significant by the archeologist, the
archaeologist shall identify appropriate actions
to mitigate impacts to the features and/or
deposits including but not limited to, avoidance,
documentation, or other appropriate actions.
•Requiring the qualified professional
archeologist to provide all workers associated
with earth disturbing work an orientation
regarding directions to be taken if cultural
resources are discovered.
•Undertaking a data collection effort to map
archeological features/deposits
•Curation of the artifacts as specified by the
archeologist.
MM-CR-2. Projects must adhere to the
requirements of State Health and Safety Code
Section 7050.5 and Public Resources Code
Section 5097.98. If human remains are
unearthed during construction, State Health and
Safety Code Section 7050.5 states that pursuant
to Public Resources Code Section 5097.98, no
further disturbance shall occur until the County
Coroner has made the necessary findings as to
origin and disposition of the remains. If the
remains are determined to be of Native
American descent, then the coroner must notify
the Native American Heritage Commission
within the prescribed time period.
If human remains are found
and/or exposed, the Project
Applicant shall document and
submit written proof that the
procedures listed in this
mitigation measure have been
implemented and complied
with.
During all
project
construction
activities.
Continuously
throughout
project
construction.
Project
Applicant,
Community
Development
Department
Attachment 2
Planning Commission Resolution No.
2052
1 RESOLUTION NO. 2052
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF BEVERLY HILLS RECOMMENDING THAT THE
CITY COUNCIL ADOPT AMENDMENTS TO THE 2021-2029
HOUSING ELEMENT, MAKING FINDINGS RELATED
THERETO, AND ADOPT AN ADDENDUM TO AN ADOPTED
MITIGATED NEGATIVE DECLARATION
The Planning Commission of the City of Beverly Hills hereby finds, resolves, and determines as follows:
Section 1. On October 12, 2021, the City Council conducted a duly noticed public hearing regarding the City’s 2021-2029 Housing Element and, in advance of the October 15, 2021 statutory deadline for such adoptions in the Southern California Association of Governments region, adopted Resolution No. 21-R-13370 adopting the 2021-2029 Housing Element and finding, among other things, as follows:
A. The State of California requires every municipality to periodically update the Housing Element of its General Plan to review the housing needs of the community and revise its policies, programs and objectives to address those needs. Jurisdictions such as the City of Beverly Hills that are within the Southern California Association of Governments region are required to update their Housing Elements for the 6th planning cycle, which covers the 2021- 2029 planning period.
B. On May 27, 2021, the Planning Commission reviewed a draft of the 2021-2029 Housing Element. The City Council on June 1, 2021, reviewed the draft 2021-2029 Housing Element.
Thereafter, on June 2, 2021, the draft element was submitted to the State Department of Housing DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 2 and Community Development (HCD) for review and comment pursuant to Section 65585 (b) of the Government Code. On July 30, 2021, HCD provided written comments on the draft 2021- 2029 Housing Element for the City’s consideration. The City revised the draft 2021-2029 Housing Element in response to the findings of HCD.
C. On September 23, 2021 the Planning Commission conducted a duly noticed public hearing regarding the draft 2021-2029 Housing Element, as revised in response to HCD’s July 30, 2021 comments, reviewed the comments and responses as summarized in Exhibit B of Resolution No. 21-R-13370, and thereafter adopted Resolution No. 1958, recommending that the City Council adopt the revised 2021-2029 Housing Element and authorize and direct the City Manager and Community Development Director to make any technical or clerical revisions of clarifications to the Housing Element as may be required by HCD in order to obtain a finding of substantial compliance with State law, and to adopt a mitigated negative declaration for the project. The City Council thereafter made necessary findings and adopted the 2021-2029 Housing Element on October 12, 2021.
D. Pursuant to the California Environmental Quality Act (CEQA) the City Council considered a mitigated negative declaration (MND) for the 2021-2029 housing element project, including all comments submitted to the City regarding the MND, and found, in its independent judgment and analysis, that there was no substantial evidence that the project will have a significant impact on the environment with the adoption of the identified mitigation measures, and adopted the MND for the 2021-2029 housing element project, and adopted the Mitigation Monitoring and Reporting Program for the project.
DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 3 Section 2. The City Council, in adopting the 2021-2029 Housing Element, concluded that the Housing Element substantially complied with the requirements of California’s Housing Element Law, and submitted the adopted Housing Element to HCD pursuant to Government Code Section 65585(g) for HCD’s review pursuant to Government Code Section 65585(h).
Section 3. On January 14, 2022, HCD provided comments on the Housing Element adopted by the City on October 12, 2021, and asserted that the Housing Element needed certain revisions in order to comply with State Housing Element Law. Staff engaged with HCD staff in an effort to address the comments and prepared a revised version of the Housing Element (the “September 2022 Housing Element”).
Section 4. Staff presented the September 2022 Housing Element to the Planning Commission on August 25, 2022, and City Council on September 20, 2022. Thereafter, on September 28, 2022, staff submitted the September 2022 Housing Element to HCD for further review, seeking HCD’s concurrence that the September 2022 Housing Element substantially complied with Housing Element Law.
Section 5. On November 28, 2022, HCD provided comments on the September 2022 Housing Element, again asserting that further revisions were necessary in order to comply with State Housing Element Law. HCD’s letter again acknowledged that the September 2022 Housing Element addressed many statutory requirements, but did not certify the Housing Element. City staff reviewed the further comments, prepared responses to each of the comments and made further revisions to the September 2022 Housing Element, which were included in the February 2023 Housing Element (the “February 2023 Housing Element”), and which included the cumulative revisions in response to HCD’s January 2022 and November 2022 comment letters. On February DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 4 23, 2023, the City Council made necessary findings and adopted Resolution No. 23-R-13449 adopting the February 2023 Housing Element.
Section 6. On March 13, 2023, the City submitted the adopted February 2023 Housing Element to HCD for review. HCD responded with a letter dated May 12, 2023 with further comments to be addressed in order for the Housing Element, in HCD’s opinion, to comply with state law requirements. City staff reviewed the comments and prepared responses to each of the comments and made extensive revisions to the February 2023 Housing Element. This revised version of the Housing Element was submitted to HCD on October 18, 2023 (the “October 2023 Housing Element”), and included both responses to the May 12 HCD letter, and cumulative responses from previous HCD letters.
Section 7. HCD’s review of the October 2023 Housing Element was provided to the City in a letter dated December 15, 2023. HCD had further comments to be addressed in order for the Housing Element, in HCD’s opinion, to comply with state law requirements. City staff has reviewed the comments and made further revisions to the October 2023 Housing Element, which incorporates feedback provided by HCD staff. After several rounds of revisions and review with HCD staff, the revised Housing Element (the “Amended Housing Element”) was submitted to HCD for review on February 14, 2024. The Amended Housing Element is attached hereto as Exhibit A and includes revisions responsive to the December 15, 2023 HCD letter, as well as cumulative responses from previous HCD letters.
Section 8. The City’s adopted Housing Element was also challenged in court by Californians for Homeownership, and in September of 2023, the court issued a writ finding that the February 2023 Housing Element did not comply with certain requirements of Housing Element DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 5 law. The revisions incorporated in the Amended Housing Element are intended to address not only HCD’s comments, but also the issues identified in the court’s decision in the Californians for Homeownership litigation.
Section 9. Staff prepared an Addendum to the Mitigated Negative Declaration (MND) prepared for and adopted in conjunction with initial approval of the Housing Element in October 2021. The Addendum is attached as Exhibit C to this resolution. Given the analysis presented in the Addendum, the Planning Commission hereby finds 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 MND for the adopted 2021-2029 Housing Element; and, that there are no changes with respect to the circumstances under which the project is undertaken that will require revisions to the adopted MND. The adoption of amendments includes changes that are limited to technical revisions and the addition of information in response to a letter from HCD dated December 15, 2023. The primary changes to the adopted Housing Element that will be evaluated in the addendum include: changes to the policies and programs in the Housing Plan, such as the addition of greater details and specific timelines, the addition of a more extensive section on Affirmatively Furthering Fair Housing (AFFH), and changes to the sites inventory to add further detail regarding the selection of included sites and to remove possible sites to accommodate housing. In addition, the sites inventory was revised to reduce or increase the housing unit capacity on various sites, which involved both the removal of certain sites and clarification of which City-owned sites were identified for affordable housing projects. However, the overall unit capacity was decreased by approximately 200 units. The fact that the refined sites inventory was narrowed, and the amount of housing accommodated is reduced from 7,930 to 6,272, demonstrates that potential impacts of the contemplated Amendments are reduced from DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 6 those contemplated in the IS/MND. Therefore, pursuant to CEQA Guidelines Section 15164, the Planning Commission recommends that the City Council adopt the Addendum to the previously adopted MND setting forth 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.
The Planning Commission also finds that the previously adopted Mitigation Monitoring and Reporting Program (included in the Addendum in Exhibit C) shall be fully enforced and applicable to the adoption of the Amended Housing Element. The records, documents, and other materials related to the environmental review are available at the City of Beverly Hills Community Development Department, 455 N. Rexford Drive, Beverly Hills, California 90210.
Section 10. The Planning Commission has reviewed the Amendments to the 2021-2029 Housing Element, as set forth in the Amended Housing Element attached hereto as Exhibit A, at a duly noticed public hearing on February 29, 2024. During this meeting, the Commission received oral and documentary evidence relative to the proposed Amendments. Based on substantial evidence in the record, including but not limited to the staff reports, and written and oral testimony, the Planning Commission finds as follows:
Section 11. The commercial properties listed in the Sites Inventory are located along the City’s commercial corridors across the City’s entire land area and generally within proximity to high quality transit. The potential mixed-use residential development of these properties represents new housing opportunities that did not exist prior to the City’s adoption of its Mixed Use Overlay Zone ordinance, Ordinance No. 20-O-2825, on November 17, 2020. The fact that mixed-use entitlements for projects with similar development envelopes as now permitted under the Mixed Use Overlay Zone ordinance were previously sought by property owners and approved by the City demonstrates significant developer interest in these types of projects. In adopting the DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 7 Mixed Use Overlay Zone ordinance, the City Council found and determined that it “would expand the type of development and variety of housing units that are available in the City, act as a catalyst to revitalize commercial corridors, and create an opportunity to provide housing units without displacing existing residents.” Further, the City vigorously defended a lawsuit challenging the ordinance, which was filed on behalf of local residents, and the City prevailed in that litigation.
Section 12. The City of Beverly Hills is a built out city, and thus it is impossible to develop a Sites Inventory that has more than 50 percent vacant sites. To preserve existing housing stock and to maximize the potential for development, however, the City sought to identify vacant or near-vacant sites, wherever possible. As such, the sites contained in the Sites Inventory include a number of vacant sites, sites used only as surface parking lots, and parcels that are partially occupied by surface parking lots. In the previous Housing Element planning period (2014-2021), there were a total of 190 multi-family units approved, and the City exceeded its RHNA allocation for such planning period by a significant margin. As identified in Appendix C, since the beginning of this current Housing Element planning period (2021-2029), there are a 653 units with approved entitlements, and 407 multi-family units currently under review in the entitlement process. In addition, there are a total of 133 units with issued building permits since the start of the planning period. 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 entire past planning period.
Section 13. The Planning Commission finds that the Amended Housing Element contains substantial evidence to demonstrate that existing uses do not constitute an impediment to additional residential development during the planning period. This evidence includes information DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 8 regarding recent development trends in the City for 100% non-residential (commercial) only projects, which demonstrate a low demand for the development of new commercial buildings and a strong trend towards new developments with residential uses (either new 100% multi-family residential or mixed use projects). This information consists of a review of the number of recently submitted commercial-only projects versus multi-family or mixed use projects, and the location of any new commercial development in the City. The data shows that for properties located in the Mixed Use Overlay Zone, the trend largely skews towards projects that include residential uses, and new commercial developments are not typically located within the Mixed Use Overlay Zone, but are rather located within the City’s commercial core, known as the Business Triangle Area. In addition, the Housing Element includes a review of the various types of existing uses on sites for which development applications have been submitted, and a discussion regarding the general trends for commercial uses (such as auto-related uses, bank uses) in the context of current market conditions. These conditionsinclude changes in demand for certain commercial uses and consumer behaviors as a result of changing lifestyles and needs, in light of current economic conditions, use of technology to provide convenient services, and the aftermath of the COVID-19 pandemic. This information is evidence that the existing uses in the Mixed Use Overlay Zone do not act as impediments to the redevelopment of non-vacant sites, since all of the categories of existing uses on sites in the Mixed Use Overlay Zone have existed on sites currently proposed for redevelopment.
Section 14. Furthermore, the information included in Appendix B, and Table C-3 of Appendix C of the Amended Housing Element, along with other evidence in the record, provides substantial evidence to support the finding that existing uses are likely to be discontinued during the planning period, and is hereby incorporated by reference. The Planning Commission finds that DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 9 even if some of the existing uses on the sites included in the Sites Inventory are not discontinued, based on the incentives created by the Mixed Use Overlay Zone and the number of residential sites included in the Sites Inventory, in conjunction with the various programs included in the Housing Element and Housing Plan, the Housing Element provides opportunities for 6,272 units on properties included in the Sites Inventory, which includes 3,168 units in excess of the RHNA requirement of 3,104 units, and this provides ample opportunity for housing production during the 2021-2029 planning period sufficient to meet the City’s RHNA allocations. Further, the Planning Commission finds that there is an opportunity for an additional 4,402 units (3,655 units on underutilized sites, and 747 units available for potential conversion mixed use projects) under the Mixed Use Overlay Zone, as well as opportunities for additional accessory dwelling units (ADUs).
Section 15. For the foregoing reasons, and based on the additional evidence in the record, the Planning Commission hereby finds, that the existing uses on the non-vacant sites identified in the site inventory to accommodate the RHNA are likely to be discontinued during the planning period and therefore do not constitute an impediment to planned residential development on the sites during the planning period pursuant to Government Code Section 65583.2(g)(2). The Planning Commission also finds that the Amended Housing Element incorporates substantial evidence to demonstrate that certain inventory sites smaller than half an acre are adequate to accommodate a portion of the City’s lower income housing needs, as there are often sites less than half an acre redeveloped with multi-family residential or mixed use projects that include affordable housing units for lower income households. The Planning Commission finds that all the inventory sites relied upon to meet the City’s RHNA allocation for lower income housing allow for development densities in excess of the 30 dwelling units per acre default density pursuant to DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 10 Government Code Section 65583.2(c)(3)(B)(iv), and the majority of such sites allow almost three times that default density, with a density of 79.2 dwelling units per acre.
Section 16. The Planning Commission does hereby recommend to the City Council the adoption of the Amendments to the 2021-2029 Housing Element, as set forth in Exhibit A, which is attached hereto and incorporated by reference.
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DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB 11 Section 17. The Secretary of the Planning Commission shall certify to the passage, approval, and adoption of this resolution, and shall cause this resolution and his/her Certification to be entered in the Book of Resolutions of the Planning Commission of the City.
Adopted: February 29, 2024
________
Gary B. Ross
Chair of the Planning Commission of the
City of Beverly Hills
Attest:
________
Masa Alkire, AICP
Secretary of the Planning Commission
Approved as to form: Approved as to content:
________ ________
David M. Snow Masa Alkire, AICP
Assistant City Attorney Assistant Director/City Planner Community Development Department
EXHIBIT A: Amended 2021-2029 Housing Element
EXHIBIT B: Matrix of Responses to HCD Letter dated December 15, 2023 EXHIBIT C: Addendum to the Adopted Mitigated Negative Declaration (MND) DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB
EXHIBIT A
Amended 2021-2029 Housing Element
DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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HOUSING
Adopted on ______________________, per City Council Resolution No. ___________
Certified by the State on ________________________
Table of Contents
Role and Purpose of Housing Element................................................. 460 Introduction ............................................................................................. 461 Housing Plan ............................................................................................ 462 Goals and Policies............................................................................... 462 Housing Programs................................................................................ 467 Quantified Objectives ........................................................................ 512 Appendices
Appendix A: Community Profile ............................................... A-1 Appendix B: Potential Constraints on Housing Production and Conservation .............................................................. B-1 Appendix C: Housing Resources............................................... C-1 Appendix D: Review of Past Accomplishments ..................... D-1 Appendix E: Public Participation .............................................. E-1 DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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Role and Purpose of Housing Element
The Housing Element is a required component of the City’s General Plan. State law establishes detailed requirements for Housing Elements, which are summarized in California Government Code Section 65583:
The housing element shall consist of an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the preservation, improvement, and development of housing. The housing element shall identify adequate sites for housing, including rental housing, factory-built housing, mobile homes, and emergency shelters, and shall make adequate provisions for the existing and projected needs of all economic segments of the community.
Consistent with this legislative directive, the purpose of this Housing Element is to facilitate the provision of an adequate supply of safe, affordable housing for all community members regardless of income, including those with special housing needs.
State law recognizes that in order for the private market to adequately address housing needs, local governments must adopt plans and regulatory mechanisms that provide opportunities for and do not unduly constrain housing production.
This Housing Element identifies strategies and programs for:
1) Housing Maintenance and Conservation
2) Housing Supply and Diversity
3) Fair Housing and Special Needs Residents
4) Removing Governmental Constraints
A key component of this Housing Element is the analysis of potential sites for residential development and the establishment of housing programs to accommodate the City’s share of future housing needs for all income groups as identified through the Regional Housing Needs Assessment (RHNA) planning process. The RHNA process is discussed further in Appendix A, while Appendix C includes an evaluation of potential sites where additional housing development could occur. State law requires that the inventory of potential housing development sites must be sufficient to accommodate the RHNA allocation in each income category. As described in Appendix C, the Mixed Use Overlay Zone and accessory dwelling units – or ADUs – are expected to provide the most significant opportunities for additional housing in Beverly Hills over the next eight years.
State law requires that the Housing Element be consistent with the policies and programs set forth in other elements of the City’s General Plan. The City will ensure that future updates of other General Plan elements include review and, if necessary, modification in order to maintain consistency among all General Plan elements.
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Introduction
The Housing Element is organized into the following sections:
The Housing Element Policy Document, which includes the following sections:
• Role and Purpose of the Housing Element: Summarizes the guiding State requirements for Housing Elements.
• Introduction: Summarizes the organization of the Housing Element.
• Housing Plan: Presents Beverly Hills’ 2021-2029 housing strategy to address the community’s housing needs and
includes housing goals, policies, and programs.
In addition, detailed background and technical information for the Beverly Hills Housing Element is provided in the following Appendices:
Appendix A. Community Profile: Analysis of housing needs in Beverly Hills, including population demographics, residents with special needs, housing characteristics, assessment of fair housing conditions, and current rent and ownership trends.
Appendix B. Potential Constraints on Housing Production and Conservation: Review of potential market, governmental, and environmental constraints which may impact the community’s ability to meet housing needs.
Appendix C. Housing Resources: Analysis of land, financial, and organizational resources available to address housing needs, including a parcel-specific inventory of sites that could accommodate housing development.
Appendix D. Review of Past Accomplishments: Evaluation of accomplishments in achieving the goals and policies of the prior Housing Element (2014-2021).
Appendix E. Public Participation: Materials and information related to community outreach conducted for the Housing Element Update.
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Housing Plan
The Housing Plan includes the City’s goals, policies, programs and quantified objectives for meeting the community’s housing needs during the 2021-2029 period.
Goals and Policies
H1 Maintenance and Conservation. Maintain and enhance the quality and character of existing housing and residential neighborhoods.
H 1.1 Neighborhood Character. Maintain the character
and quality of residential neighborhoods. (Imp. 9.1,
9.2)
H 1.2 Healthy and Safe Housing. Support healthy
neighborhoods by addressing public health and
safety issues, performing property inspections, and
eliminating threats to public health. (Imp. 9.2)
H 1.3 Home Repair Assistance. Provide assistance to
low- and moderate-income households to
encourage the adequate maintenance and
rehabilitation of existing housing. (Imp. 9.3)
H 1.4 Historic Preservation. Promote the preservation of historically and architecturally significant buildings
and the quality of historic neighborhoods through
land use, design and housing policies. (Imp. 9.4)
H 1.5 Conservation of Existing Rental Housing. Regulate the conversion of rental apartments to
condominium ownership. In addition, monitor the
potential loss of existing residential units that are
removed as part of a new multi-family residential
or mixed-use development. (Imp. 9.5)
H 1.6 Rent Stabilization. Continue to provide tenant
protections through the City’s Rent Stabilization
Ordinance. (Imp. 9.6)
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Goals and Policies
H 1.7 Preservation of Affordable Housing. Support
preservation of publicly subsidized rental housing
to maintain affordability for lower-income
households. (Imp. 9.7)
H2 Housing Supply and Diversity. Provide a variety of housing types and adequate affordable housing supply to meet the existing and future needs of the community.
H 2.1 Affordable Housing Incentives. Offer incentives,
including density bonuses, where feasible, to offset
or reduce the costs of developing affordable
housing, including the reduction of entitlement
and permitting fees for projects that include a
certain percentage of affordable housing units.
Proactively seek out new approaches in the
provision of affordable housing. (Imp. 10.1, 11.2,
12.2)
H 2.2 Inclusionary Housing. Continue to implement an
inclusionary housing program to integrate
affordable units within market rate developments,
and increase the availability of affordable housing
throughout the community. (Imp. 10.2)
H 2.3 Housing Trust Fund. Continue to maintain a
Housing Trust Fund to financially assist nonprofit
and for-profit developers in the creation of
affordable housing. (Imp. 10.3)
H 2.4 Accessory Dwelling Units. Promote accessory
dwelling units (ADUs) through various programs,
including regulatory incentives, as a means of
providing lower-cost housing options for seniors,
caretakers, and others. (Imp. 10.4)
H 2.5 Adaptive Reuse. Support innovative strategies for the adaptive reuse of residential and commercial
structures to provide for a wide range of housing
types. (Imp. 12.1)
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Goals and Policies
H 2.6 Site Information. Provide information to residential developers regarding sites that may be suitable for
new affordable housing development. (Imp. 10.6)
H 2.7 Environmentally Sustainable Housing. Promote
conservation of water and energy, use of
sustainable building materials and droughtresistant landscaping to reduce the operating costs and carbon emissions associated with
housing. (Imp. 10.5)
H 2.8 Transit-Oriented Housing. Promote access, where
feasible, from residential neighborhoods and new
residential development to existing transit stops
and to the anticipated subway stations. (Imp.
12.1)
H 2.9 Jobs-Housing Balance. Promote programs seeking
to provide housing opportunities for people who
work in the City as a means of reducing long
commutes, easing local traffic, improving air
quality and helping to achieve a balanced
regional jobs-housing distribution for the western
portion of Los Angeles County. (Imp. 10.6)
H 2.10 Workforce Housing. Study and develop programs
to increase the amount of rental and ownership
housing affordable to the local workforce. (Imp.
10.3, 10.4)
H 2.11 Partnerships for Affordable Housing. Explore
opportunities for partnerships with adjacent
jurisdictions and other governmental agencies in
the provision of housing. Collaborate with nonprofit organizations to provide greater access to affordable housing funds. (Imp. 10.6)
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Goals and Policies
H3 Fair Housing and Special Needs Residents. Promote equal housing opportunities for all residents; including Beverly Hills’ special needs populations, so residents have a choice of appropriate housing.
H 3.1 Affirmatively Further Fair Housing Practices.
Promote fair housing and non-discrimination in the
sale and rental of housing by coordinating with
organizations that provide information, counseling
and mediation on fair housing laws and landlordtenant disputes. (Imp. 11.1) H 3.2 Senior Housing. Support the provision of a variety of housing options for seniors to foster
independence and the ability of seniors to remain
in the community as they age. (Imp. 11.2)
H 3.3 Senior Support Services. Continue to offer housing support services for seniors, including case
management and home-share programs. (Imp.
11.3, 11.4)
H 3.4 Housing Accessibility. Address the special housing needs of persons with disabilities through
implementation of reasonable accommodation
procedures, homeowner’s assistance grants, and
supportive housing. (Imp 11.4, 11.5)
H 3.5 Homeless Programs. Continue to provide support
to community service organizations that assist the
homeless through provision of housing and
services. (Imp. 11.6)
H 3.6 Low Barrier Navigation Centers. Support and allow low barrier navigation centers in mixed use and
non-residential zones that permit multi-family uses.
(Imp 11.7)
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Goals and Policies
H 3.7 Aging in Place Assistance. Provide assistance and services to low-income, disabled, and senior
citizen households to allow aging in place,
including in-home assistance and installation of
minor features for accessibility. (Imp. 11.8)
H4 Reducing Constraints. Mitigate potential governmental constraints on the maintenance, improvement and
development of housing, while maintaining community
character.
H 4.1 Zone for a Variety of Housing Types. Facilitate the provision of a variety of housing types for special
needs populations, including persons with
disabilities, the homeless, and persons at risk of
homelessness. (Imp. 12.1, 12.3)
H 4.2 Development Standards. Evaluate and modify
development standards as appropriate to better
facilitate the provision of affordable housing. (Imp.
12.1)
H 4.3 Fee Reduction. Conduct a housing development
fee study to provide fee waivers for entitlement
and permitting costs, to facilitate the production of
affordable, senior, and workforce housing. (Imp
12.2)
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Housing Programs
The Housing Element programs described below have been
numbered to follow sequentially behind the City’s other General Plan Programs, which are numbered 1.0 – 8.0.
9.0 Conserve and Improve Existing Housing Stock
Imp 9.1 Upkeep and Maintenance of Vacated Buildings
The City requires the exterior of vacated multi-family structures that will be demolished for redevelopment to be adequately maintained as a condition of tentative map approvals and extensions.
Action Items:
• Maintain list of all vacant properties in City
• Monitor vacant sites on ongoing basis
• Work with property owners to assure properties are maintained appropriately
Timeline: Ongoing
Funding Source: Department Budget
Responsible City Section: Community Preservation Division, Community Development Department
Imp 9.2 Property Maintenance
The City requires housing to be maintained in an aesthetic, safe and habitable manner consistent with City codes. The program is run as part of the City’s comprehensive Code Enforcement program (Community Preservation) and is structured as a reactive, complaintdriven inspection process. The Community Preservation Division does not perform regular or systematic housing inspections.
The Rent Stabilization Division investigates and follows up on maintenance or habitability issues that arise within rent-stabilized units, which comprises about 52% of the City’s housing stock. The Division provides support to both tenants and landlords of rent-stabilized properties in the City by providing information on the program, including that they hold an educational community outreach meeting annually to inform tenants, landlords, contractors, and members of the public regarding any previous or upcoming changes to the Rent Stabilization regulations, and the calculation of allowance rent increases.
Action Items:
• Investigate and enforce property maintenance issues as they arise through Community Preservation Actions
• Investigate and follow up on property maintenance or
habitability issues within rent-stabilized units
Timeline: On-going
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Funding Source: Department Budget
Responsible City Section: Rent Stabilization Division, Community Preservation Division, Community Development Department Imp 9.3 Home Repair and Improvement
The Handyworker Program (also known as the Residential
Rehabilitation Program) provides minor home repair, and improved security and mobility assistance to low-income tenants and homeowners in single- and multi-family units. Assistance is provided at no cost to the qualifying low-income owner or tenant. The City provides community outreach, applicant screening, pre-construction site visits, repairs and remodeling, and confirmation that the property meets the City’s standards for habitability. The Handyworker Program was discontinued during the COVID-19 pandemic, due to concerns related to working within the homes of vulnerable populations and the inability to find contractors and program managers willing to execute the program.
• Population Served: Extremely Low, Very-Low- and Low- income (up to 80% AMI) households
• Eligible Repairs: Interior/Exterior Repairs, Energy Conservation Activities, Security/ Safety Improvements
• Maximum Award Amount: $15,000
Action Items:
• Re-establish the Handyworker Program by 2025
o If program is not re-established by 2025, staff will provide the City Council with alternative program options for
implementation that will achieve the same goals related to home repair and improvement in early 2026, and the
City will establish an alternative program or partner with a local agency or non-profit organization that can
provide such services, such as Rebuilding Together
o Alternatively, if the City is unable to establish a program or partner to provide these services, the City commits to provide funding to subsidize eligible repairs.
Target: Serve 5 low-income households per year in multi-family housing units
Timeline: 2025-2026
Funding Source: CDBG or General Fund
Responsible City Section: Community Services Department; City Manager’s Office
Imp 9.4 Historic Preservation Program
Historic Preservation is a tool that can be used to maintain the City’s historic housing stock. Beverly Hills has a rich history and legacy of architecturally significant buildings. The City has adopted a Historic DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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Preservation Element within the General Plan to provide the foundation for the City’s preservation activities. The Historic Preservation Ordinance (Article 32 of Chapter 3, Zoning Code) implements the goals, policies and programs of the General Plan, and establishes the review authority of the Cultural Heritage Commission.
Alterations to designated historic resources are formally reviewed and approved by the Cultural Heritage Commission and/or City Staff.
Beverly Hills’ “Historic Preservation Guidelines” along with the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings provide the basis for Commission and staff review of Appropriateness.
Mills Act Program
The City has implemented and continues to explore incentives to promote the preservation of historic sites and structures. Through the Mills Act program, owners of designated historic single-family residential or commercial theater properties can enter into a contract with the City to reduce their property taxes in exchange for agreeing to maintain the property’s historic character. The Mills Act program was adopted as a pilot program in 2011, and became permanent in January 2020.
Historic Incentive Permit
The City adopted an ordinance to create the Historic Incentive Permit (Article 32.5 of Chapter 3, Zoning Code), which provides a process for owners of locally designated historic landmarks to request waivers or deviations from certain development standards. This program is intended to help preserve historic structures by providing flexibility for property owners to make certain improvements or changes while still preserving the integrity of the historic resource. The permit is also subsidized, in order to incentivize the use of this program (50% of the fee is refunded back to the applicant if the project is approved).
Adaptive Reuse (Residential Conversion) Program
The City currently allows the conversion of existing commercial buildings to mixed use residential projects pursuant to the Mixed Use Overlay Zone regulations. This program can help preserve potentially historic buildings or landmarked properties, as it may allow a repurposing of the building without significant exterior modifications.
In addition, adaptive reuse projects within potentially historic buildings may qualify for the use of tax incentives or more flexible building codes (such as historic building code exemptions).
Action Items:
• Continue to administer the Historic Preservation program • Promote the use of the adaptive reuse/conversion option in the Mixed Use Overlay Zone (MU Overlay Zone) by conducting
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Zone, including holding targeted meetings and community meetings
• Complete work on a new multi-family residential historic survey by end of 2025
Quantified Objective: at least 6 projects utilizing Historic Incentive Permits during the 2021-2029 Housing Element cycle, , including adaptive reuse/conversion projects utilizing Historic Incentive Permits Timeline: On-going.
Funding Source: Departmental Budget
Responsible City Section: Community Development Department Imp 9.5 Condominium Conversions
This program limits the loss of rental housing units due to the conversion of existing apartment buildings to condominiums by setting an annual cap and providing protections for tenants. Currently, apartment buildings proposed for conversion to condominium ownership are subject to the City’s condominium conversion regulations (Beverly Hills Municipal Code Sections 10-2-710, 711, and 712). These regulations set forth a series of tenant protections including tenant noticing, relocation provisions, right of first purchase, and extended lease provisions for senior and disabled households. These regulations also set an annual limit on the number of conversions allowed.
The City’s inclusionary housing ordinance applies to condominium conversion projects, which requires that at least 1 deed restricted affordable housing unit is provided for a project with 5 to 9 total units (or the provision of an in lieu fee), and that 10% of the units are deed restricted affordable housing units for a project with 10 or more total units. These units would be set aside for rental for certain income ranges. The funds that are collected from the inclusionary housing inlieu fee for residential developments are placed in the City’s Affordable Housing Trust Fund. The City will bring forward another discussion with the Planning Commission regarding the in-lieu fees by 2026 to discuss whether any changes need to be made to the inclusionary housing regulations, and whether this requirement should apply to commercial development as well.
Action Items:
• Evaluate revisions to the inclusionary housing ordinance applicable to condominium conversions and, as appropriate, amend the ordinance by the end of 2026.
• Continue to evaluate potential partnerships with developers or non-profit organizations to construct affordable housing in the City.
Timeline: 2025-2026
Funding Source: Department Budget
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Responsible City Section: Community Development Department Imp 9.6 Rent Stabilization
In 2018, the City created a new Rent Stabilization Division within the Community Development Department, for the purpose of
administering the Rent Stabilization Ordinance (BHMC Article 4, Chapters 5 and 6), staffing the Rent Stabilization Commission, and providing other housing services to the community. The Rent Stabilization Office administers the Rent Stabilization Program which affects approximately 7,800 apartment units in the City. For Chapter 6 tenants, the Ordinance limits annual rent increases to no more than three percent or the calculated Consumer Price Index (CPI) percentage for the year, whichever is higher. For Chapter 5 tenants, the annual rent increase is based on a monthly calculation of the Consumer Price Index (CPI) percentage from year-to-year or eight percent, whichever is lower. The Ordinance provides tenant protections through the enforcement of Just Cause eviction protections which prohibit arbitrary evictions and limit the allowable reasons for which a landlord may pursue an Unlawful Detainer action.
The program also requires that landlords register their properties with the Rent Stabilization Division on an annual basis and 30 days following any new occupancy in order to monitor information about existing multi-family units in the City and ensure compliance with the Rent Stabilization Ordinance. Rent Stabilization staff have responded to a median number of 4,865 calls per Calendar Year over the past five years from residents or landlords, with a median number of 498 cases opened per Calendar Year over the same period. Most complaints are resolved within 45 days, with the remainder being referred for “stepped up enforcement action”, including but not limited to citations and further legal action.
The major services provided by the Rent Stabilization Division include:
• Establishing the maximum allowable rent increase for rental dwelling units subject to the Rent Stabilization Ordinance (BHMC Article 4, Chapters 5 and 6)
• Processing rent appeals and registration amendments
• Assisting landlords with mandatory annual registration • Offering referrals for no-cost tenant-landlord legal services (through Bet Tzedek) and mediation services (through the Loyola Center for Conflict Resolution)
• Conducting annual community outreach, including multiple workshops and trainings annually to explain landlord and tenant rights and responsibilities under the Rent Stabilization Ordinance
• Providing dedicated code enforcement staff to investigate habitability complaints within rent-stabilized units
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• Receiving, reviewing, and processing applications and Notices, including those related to No Fault evictions to ensure tenant protections throughout the proceedings
• Processing and resolving complaints related to violations of the Rent Stabilization Ordinance, including unpermitted rent increases, evictions, and surcharges
• Receiving, reviewing, and ensuring compliance with the Means and Method Plan for all contractors conducting a
permitted work for more than a day in tenant-occupied
buildings
Facilitating the Rent Stabilization Commission's monthly meetings
Additional housing services conducted by the City include:
• Operating an aging-in-place group to determine the needs of vulnerable populations and senior citizens and coordinate service delivery
• Acting as an intermediary between tenants and landlords to achieve better housing outcomes and prevent evictions when possible
• Educating landlords and clients on available funding, such as through the CA COVID-19 rent relief program (i.e. Housing is Key).
Action Items:
• Continue the administration and application of the City’s Rent Stabilization Ordinance (RSO) by investigating tenant
complaints regarding unlawful rent increases, service
reductions, evictions and relocations
• Create a program for annual inspections of housing to be conducted by the Rent Stabilization Office by 2024
• Develop a rental assistance pilot program to help offset annual rent increases in 2024
• Ensure compliance with residential unit replacement state law (SB 330/SB 8 and Density Bonus law, if applicable) whenever redevelopment of existing residential properties occurs in the multi-family residential areas or mixed use overlay zone Target: Investigate all complaints and resolve within 45 days Timeline: On-going throughout the planning period
Funding Source: Department Budget
Responsible City Section: Rent Stabilization Office, Community Development Department
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Imp 9.7 Monitoring Affordable Housing and Residential
Displacement
The City of Beverly Hills currently has a deed-restricted affordable housing project providing 150 units of affordable rental housing to very-low-income seniors located at 225 N. Crescent Drive (known as the Menorah Housing Foundation Project). This project was originally financed under the HUD Section 202 program with project-based Section 8 certificates providing ongoing affordability. This property has a recorded covenant from 1986 (Document No. 86-704717) that states “the residential portion of the property shall be used for housing for senior citizens and handicapped persons”. In addition, this covenant states that if such uses are discontinued, the property shall not be used for any purpose except one approved by the City, and that if the rental rates are no longer subject to the control of a Federal, State, or other public agency, that the rental rates shall be set by the City’s Planning Commission. This covenant runs with the property and is binding on future owners and successors, and therefore, this project is not considered to be at risk of conversion during the planning period.
Based on HUD’s Multi-Family Housing database (as of January 2024), the financing for the Menorah project was restructured in November 2022 with the deed restriction with HUD running through November 2042. HUD has established the renewal of Section 8 assistance for seniors and disabled as a priority. Given that this project is owned by a nonprofit, which has the mission to provide long-term affordable housing, the risk of conversion of this project is limited. Furthermore, the City will continue to coordinate with the service provider to monitor Section 8 renewals, advise tenants in advance of any potential conversion dates, and provide opportunities to continue affordability covenants. The City is committed to keeping this housing resource as affordable housing for seniors and intends to maintain the project as an affordable housing project regardless of the life of the covenant.
The City also has two existing very low-income affordable units at 9265 Burton Way, two moderate-income affordable units at 8600 Wilshire Boulevard, and three low income units at 321-327 South Elm Drive. In addition, a multi-family housing project located at 250 N. Crescent Drive is currently under construction, which will contain one very-lowincome affordable unit, and there are a total of 39 deed restricted affordable housing units in the pipeline (either in submitted or approved projects), and 39 deed restricted affordable units contained in conceptual or preliminary phases. The City has established the Affordable Housing Guidelines for the monitoring and management of additional deed-restricted units that are developed.
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In addition, the City annually monitors the deed-restricted housing units located in private developments.
• Number of Units: 158
• Number of Affordable Units: 150 Extremely Low and Very Low Income for Senior/Disabled, 3 Very Low Income, 3 Low Income, and 2 Moderate Income
• Year Built: 1988 (Menorah Housing Foundation. 225 N. Crescent Drive), 2018 (9265 Burton Way), 2018 (321-327 S. Elm Drive), 2020 (8600 Wilshire Boulevard), , 2023 (250 N. Crescent Drive). • Affordability Covenant: 40 years (Menorah Housing
Foundation), 30 years (Burton Way), in perpetuity (8600 Wilshire Boulevard), 30 years (S. Elm Drive), 55 years (250 N. Crescent Drive)
The City is committed to monitoring and discouraging the displacement of residential units as a result of new multi-family residential or mixed-use developments.
Action Items:
• Continue review all projects for compliance with the no-netloss and replacement requirement provisions of SB 330/SB 8 and state Density Bonus law as projects are submitted for review to the Planning Division and implement the requirements of SB 330/SB 8.
• Create an internal working group with staff from the Planning Division, Community Services Department, Policy and
Management Department, and Rent Stabilization Division to discuss various Housing Element implementation programs related to their scope of work and discuss any ongoing efforts the City is undertaking to provide and preserve affordable housing. This group will meet on a quarterly basis, starting in 2024. At least annually, the working group will report to the City Council with recommendations for preservation strategies. • Annually coordinate with the affordable housing service provider to monitor the housing, advise tenants in advance of any potential conversion dates, and provide opportunities to continue affordability covenants for the Menorah Housing Foundation Project. The City is committed to keeping this housing resource as affordable housing for seniors and intends to maintain the project as an affordable housing project DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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regardless of the life of the covenant. In the event of a potential conversion, the City will:
o Ensure that the property owners comply with State
noticing requirements prior to conversion (three-year,
one-year, and six-month noticing)
o Contact interested nonprofit housing developers in
acquiring and maintaining the project as affordable
housing
o Assist in the pursuit of housing funds for preservation o Assist tenants in pursuing special Housing Choice
Vouchers set aside by the LACDA for tenants displaced
as a result of the expiration of project-based Section 8 contracts
o Provide first right of refusal to displaced tenants if the conversion is due to redevelopment that will result in
inclusionary or other affordable units.
Timeline: On-going
Funding Source: Department Budget
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10.0 Provide New Housing Opportunities
Imp 10.1 Density Bonus
Under State Density Bonus Law, applicants of residential projects of five or more units may apply for a density bonus and additional incentive(s) if the project provides affordable housing units. In addition to the density bonus, eligible projects may receive development incentives, depending on the proportion of affordable units and level of income targeting.
In recent years the State Legislature has amended Density Bonus law. In order to ensure that City regulations are consistent with State requirements, the City will process an amendment to the Municipal Code in 2024.
Action Items:
• Process a zone text amendment to update the density bonus code sections in conformance with state law by 2024 and will consider the creation of a menu of incentives to help streamline the processing of density bonus projects
• Promote the use of density bonus incentives through the City’s website and through an updated Affordable Housing Brochure, which will be published by 2024.
Timeline: 2024, ongoing
Funding Sources: Department Budgets
Responsible City Section: City Manager’s Office; Community Development Department
Imp 10.2 Inclusionary Housing
In 2019, the City established an interim inclusionary housing program requiring a minimum percentage of units in a development to be pricerestricted as affordable to lower- and moderate-income households.
The ordinance also allows the payment of in lieu fees or provision of offsite affordable units for projects of a certain size. The City will continue to implement this program and contribute in-lieu fees generated from the program to the City’s Housing Trust Fund.
Any Incentives offered under the Inclusionary Housing program will be linked with incentives offered under the City’s Density Bonus program (Imp 10.1a). The City will monitor the use of the inclusionary housing program, and report annually to the Planning Commission and City Council on the number of affordable units constructed in the City.
The City implements an affordable housing placement program in which applicants are placed into deed restricted affordable housing units that are constructed in new housing developments. In 2023, the DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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City allocated $150,000 to be used for a contract with a third-party housing administrator to implement this program.
Action Items:
• Continue to implement and enforce the inclusionary housing requirement on all applicable housing projects (both multi-family and mixed use projects) submitted for review to the Planning Division.
• Amend the inclusionary housing code sections to clarify that inclusionary housing requirements apply to multi-family ADU conversions and adaptive reuse/residential conversion mixed use projects
• Coordinate any update to these requirements if needed when the density bonus code sections are updated.
• Annual reporting to the Planning Commission and City Council on success of the inclusionary housing program.
• Maintain contract with an affordable housing program
administrator to assist with the placement of households into affordable housing units (39 affordable housing units are currently proposed in submitted projects, and the City currently maintains 158 affordable housing units).
Timeline: Throughout the planning period
Funding Sources: Department Budgets; Inclusionary Housing In-lieu Fees.
Responsible City Section: City Manager’s Office; Community Development Department
Imp 10.3 Housing Trust Fund
The City has limited access to state and federal housing resources, and therefore faces practical and financial constraints in its ability to facilitate the construction of affordable housing. To create a more viable funding source, in 2017 the City established an Affordable Housing Trust Fund that is used to support construction of affordable housing. Trust Fund resources include development agreements and inlieu fees from the Inclusionary Housing Program. An official Affordable Housing Program may be established to manage the Trust Fund and establish parameters for allocation of funds towards projects, including consideration of priority assistance to projects which include a portion of units affordable to extremely-low-income households.
Action Items:
• Create an affordable housing working group that will meet on a quarterly basis to discuss potential affordable housing projects and initiatives, starting in 2024.
• Explore creation of an Affordable Housing Trust Fund
management program
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Timeline: 2023-2029
Funding Sources: Inclusionary Housing In-lieu Fees, Development Agreements, General Fund
Responsible City Section: City Manager’s Office; Community Development Department
Imp 10.4 Accessory Dwelling Units
Accessory Dwelling Units (ADUs) can provide affordable housing options to the elderly, young adults, caregivers and other household employees while also generating income for homeowners. In recent years, the State Legislature has adopted significant changes to State law to encourage ADU production. These changes have resulted in a dramatic increase in the number of ADUs permitted by the City each year. For example, the City issued building permits for 19 ADUs in 2021, 25 permits in 2022 and 25 permits in 2023.
The City is currently processing a Municipal Code amendment to revise ADU regulations in conformance with current State law and will take various steps detailed below to further encourage the provision of ADUs.
Action Items:
• Adopt an ordinance by the first quarter of 2024 that updates code to comply with state law, and allows by-right approval of ADUs in single family zones that exceed state required minimums, including:
o Explore increasing the by-right ADU size to further
incentivize ADU creation
o Consider allowance for an increase in the permitted
height up to the height of the primary residence for ADUs built above a garage in single-family zones
o Consider allowances for reduced setback requirements
where privacy is not compromised
• Amend zoning code regarding ADUs in multi-family zones by 2025 to remove barriers to construction of units above existing garages and allowing additional height
• Adopt an ordinance by the end of 2024 to allow an additional ADU beyond state law requirements on single-family residential properties that are at least 13,000 square feet in size and deedrestrict at least one ADU on such property as a rental unit • Provide ADU plan(s) created and pre-plan checked by the City by the end of 2025
• Hold workshops twice a year for the public to explain ADU regulations and answer questions
• Provide a handout for new ADU landlords as part of the building permit application package by 2024 for single-family properties, and by the end of 2025 for multi-family residential properties; handout will include questionnaire regarding the intended use of DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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the ADU, and whether such ADU will be rented and the
estimated rental rate (such information will be used for analysis purposes and will not affect permit status)
• Update and maintain an existing webpage specifically for ADU regulations with frequently asked questions and contact information for planning and building and safety staff
• Report annually to the Planning Commission and City Council on the number of ADUs constructed in the City
• Monitor ADU production each year, by affordability level. if ADU production is not on track to achieve an average of 20 new ADUs per year by the end of 2025, including the affordability targets, the City will take appropriate actions depending on the magnitude of the gap in ADU production. Actions may include any of the following:
o Revisit ADU regulations in 2026 to allow greater flexibility for ADU development
o Adopt an ordinance by end of 2027 to allow an additional ADU beyond state requirements and the additional local
ADU allowance for properties greater than 13,000 square feet with a requirement to include a deed-restricted
affordable ADU for at least a 5-year period; or other
development incentives on properties greater than 13,000 square feet in area
o Adopt an ordinance by the end of 2026 to allow an
additional ADU beyond state requirement on properties
less than 13,000 square feet in size and deed-restrict at least one ADU on such property as a rental unit
o Identify additional sites or rezoning if necessary, to meet overall RHNA allocation
o Other strategies as appropriate to accommodate ADU
capacity proportionate to any ADU production gap
• Revise the City’s ADU informational brochure to reflect current development standards
Timeline: 2023, 2025, 2026, 2027
Funding Sources: Department Budgets.
Responsible City Section: Community Development Department Imp 10.5 Sustainability and Green Building
“Green buildings” are structures that are designed, renovated, re-used or operated in a manner that enhances resource efficiency and sustainability. These structures reduce water consumption, improve energy efficiency, and reduce a building’s overall environmental impact. The City of Beverly Hills has adopted the current version of the California Green Building Standards Code (CALGreen). One CAL Green requirement that the City currently implements is a requirement for DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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every single-family residence to have solar and back-up power for new projects, which helps increase climate change resiliency amongst properties in the City.
Beverly Hills has also adopted a Sustainable City Plan in conjunction with recent amendments to its General Plan. The overall goal of the Sustainable City Plan is to reduce the City’s carbon footprint by providing a model framework for sustainable practices for the environment, the economy and social equity. The City is also currently working on the development of a Climate Action and Adaptation Plan, which will identify specific strategies that the City will implement to reduce greenhouse gas (GHG) emissions and prepare for the impacts of climate change.
Action Items:
• Implement the Sustainable City Plan as stipulated in the plan and, when adopted, the City’s Climate Action and Adaption Plan.
Timeline: Ongoing.
Funding Sources: Department Budget
Responsible City Sections: Community Development, Public Works Departments
Imp 10.6 Partnerships with Affordable Housing Developers In today’s housing market, creative approaches are required to finance and build affordable and special needs housing. Beverly Hills successfully partnered with the non-profit Menorah Housing Foundation to achieve development of 150 units of affordable senior housing, and has contracted with Alternative Living for the Aging for implementation of the senior shared housing program in the past. Both of these organizations own and manage numerous affordable housing developments for seniors in greater Los Angeles and can serve as potential resources for future senior housing in Beverly Hills. Several other local non-profits have an excellent track record in securing State and federal funds to build quality, affordable housing.
The City will actively participate in conferences, symposiums, and affordable housing related events such as: the Southern California Association of Nonprofit Housing annual conference. The City will work to select an affordable housing developer to develop an affordable housing project, and will support in this effort through leveraging local Housing Trust Funds, assisting in the application for State and federal financial resources, facilitating project entitlement, and providing a package of incentives such as fee deferrals and relaxed development standards.
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special needs through priority processing, fee waivers or deferrals, modified development standards, concessions and incentives for housing developments that include units affordable to lower- and moderate-income households, administrative support for grant funding applications, and annual outreach and coordination with affordable housing developers.
The City previously released a Request for Qualifications/ Conceptual Proposals (RFQ/P) on April 1, 2022 to identify qualified development teams that are offering conceptual development programs that meet the City’s goals and objectives for development of an affordable housing project on a City-owned property. The City will pursue the development of affordable housing on City-owned sites during the planning period, and has identified the following sites for affordable housing projects (further information on these sites is provided in Appendix C).
Credit Union Site (9268-9298 W. 3rd Street): The City Council recently approved a negotiation agreement with the West Hollywood Housing Corporation to partner with them and develop affordable housing on this site. A total of 352 lower income (low and very low income) units are proposed to be developed on this City-owned site.
Gale Yard Site (8401-8423 Wilshire Blvd & 111 N. Gale Drive): The City is currently working on a plan to redevelop the Gale Yard sites. The project is in early stages of development, but the City has previously conducted outreach to discuss project features that are desired by the community/neighbors. The uses identified in these outreach sessions included market-rate housing, affordable housing, tourist/visitor information station for the metro stop, a drop-off for the metro stop, a police substation, and retail/commercial uses. This feedback will be considered for any future development proposal at the site. A total of 125 affordable housing units are proposed to be developed on this site, along with other community-serving uses.
Reeves Metro Site (9430 Wilshire Blvd): The City is also actively working to acquire a property located on the south side of Wilshire Drive at the intersection with South Reeves Drive. The property is currently owned by the Los Angeles Metropolitan Transit Authority (Metro). Metro’s current construction of the subterranean Metro Station servicing the City’s business triangle includes this property and the property will be included in the surface level portal providing access to this station. The City has the right of first refusal on a Metro sale of the property once station construction has been completed. . The City is planning to acquire this site and develop a total of 80 affordable housing units at this location.
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Action Items:
The City will:
• Create an affordable housing working group that will meet on a quarterly basis to discuss potential affordable housing projects and initiatives, starting in 2024
• Perform outreach to religious institutions to provide information and educate them regarding the availability of SB 4 provisions to construct housing units and to connect them with potential affordable housing developers
• Adopt an ordinance by the end of 2027 to incorporate SB 4 provisions into the zoning code.
• Credit Union Site Actions:
o Enter into an agreement with an affordable housing
developer as a partner for the development and
management of an affordable housing project with
affordable housing units for a mix of lower income
households by 2023
Construct and complete affordable housing
project by end of planning period with an
estimated total of 352 lower income (low and very
low income) housing units
Facilitate the issuance of entitlements and building
permits and provide funding for this project as
needed
If project entitlements are not approved by the end
of 2026, the City commits to re-issue the RFP for
affordable housing on other City-owned sites, and
take steps to pursue a different affordable housing
project that can accommodate the potential
shortfall of low-income units for the remainder of
the planning period
• Gale Yard Site Actions:
o Enter into an agreement with a developer to create a
redevelopment plan for the Gale Yard sites, including at least 125 affordable lower income housing units
o Ensure that any temporary construction use of the sites is discontinued by 2026 (unless Metro extends construction timeline)
o Acquire additional sites adjacent to the Gale Yard if such sites become available for sale
o Facilitate the issuance of entitlements and building
permits and provide funding for this project as needed
o If the project entitlements are not approved by the end of 2027, the City will propose to develop the 125 affordable lower income housing units on an alternate site or sites, DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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including City-owned or City-controlled sites and will
amend the Housing Element to reflect this commitment
• Reeves Metro Site Actions:
o Purchase site from Metro as soon as it becomes available and no later than the beginning of 2027
o Ensure that any temporary construction use of the site is discontinued by 2027 (unless Metro extends construction timeline)
o Acquire additional sites adjacent to the Reeves Metro site if such sites become available for sale
o Enter into an agreement with an affordable housing
developer to create a development proposal that
includes at least 80 affordable lower income housing units o Facilitate the issuance of entitlements and building
permits and provide funding for this project as needed
o If the project entitlements are not approved by the end of 2028, the City will propose to develop the 80 affordable lower income housing units on an alternate site or sites, including City-owned or City-controlled sites and will
amend the Housing Element to reflect this commitment
• Alternative Actions:
o The City will monitor and report the City’s progress on these affordable housing projects each year.
o If there is a shortfall of lower income (very low and low income) affordable housing units by the end of 2026 as a result of a lack of progress on any of the above identified affordable housing projects, the City will complete actions by the end of 2028 to accommodate this shortfall that
may include but are not limited to:
Identify additional sites that may accommodate
lower income housing units, including other Cityowned or City-controlled sites Rezone sites to accommodate additional housing
capacity, such as changing the allowable density
on multi-family residential sites and/or mixed use
overlay zoned sites
Expand the mixed use overlay zone to include
additional commercially zoned areas of the City
Timeline: 2023, 2025, 2026, 2027, 2028
Funding Source for Administrative Costs: Department Budget Funding Source for Development Cost: Housing Trust Fund Responsible City Section: City Manager’s Office; Community Development Department
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11.0 Promote Equal Housing Opportunities and Special
Needs Housing
Imp 11.1 Affirmatively Further Fair Housing
Under State law, affirmatively further fair housing means “taking meaningful actions, in addition to combatting discrimination, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity based on protected characteristics.” As a participating jurisdiction in the Los Angeles County Community Development Block Grant (CDBG) program, fair housing services are coordinated by the County Development Authority on behalf of the City. The County currently contracts with the Housing Rights Center (HRC) to serve as the provider of fair housing and tenant-landlord information for its participating jurisdictions, including Beverly Hills. HRC provides fair housing investigation and coordinates referral services to assist individuals who may have been the victims of discrimination. Many of the people who contact HRC have basic questions about landlord and tenant rights and responsibilities; HRC’s housing counselors provide clients with comprehensive information to help resolve tenant/landlord issues. The City will continue to promote fair housing practices and refer fair housing complaints to the Housing Rights Center. As a means of furthering fair housing education and outreach in the local community, the City will advertise the fair housing program through placement of fair housing services brochures at public counters in City Hall and the library, at the Roxbury Park Community Center, and on the City’s website.
In addition, the City will undertake the following actions intended to foster an inclusive community and enhance access to opportunity for all:
Based on the Analysis of Fair Housing, the following programs have been integrated in order to Affirmatively Further Fair Housing. The programs bolded in the chart reflect the programs that are specific to Imp. 11.1 and do not appear in other programs.
Program Specific Actions Timeline Geographic
Targeting
Eight-Year
Metric
Fair Housing Outreach and Enforcement
10.6:
Partnerships
with
Affordable
Housing
Developers
Create an
affordable housing
working group that
will meet on a
quarterly basis to
discuss potential
affordable housing
In 2024
and
quarterly
thereafter
Ongoing,
2027 for
Citywide
Religious
institutions in
the City,
especially if
located within
Create a
working group
and facilitate
the
development
of 250 lower
income units
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projects and
initiatives.
Perform outreach
to religious
institutions to
provide
information and
educate them
regarding the
availability of SB 4
provisions to
construct housing
units and to
connect them with
potential
affordable housing
developers;
Adopt an
ordinance by end
of 2027 to
incorporate SB 4
provisions into the
zoning codes
ordinance
adoption
the identified
RCAA
Facilitate the
construction
of at least one
affordable
housing
project with
at least 15
affordable
housing units
on religious
institution
site(s) through
SB 4 provisions
11.1:
Affirmatively
Furthering Fair
Housing - Fair
Housing
Outreach
and
Enforcement
Post informational
flyers on fair
housing at public
counters, libraries,
and on the City’s
website.
Provide a virtual
option for public
meetings to
increase ability of
all members of the
public to
participate.
Advertise the units
on affordable
housing websites
with a regional
reach.
Provide annual
education to
Annually;
Ongoing
Citywide with
emphasis on
southern areas.
Host one
housing rights
training and
one staff
training
annually.
Increase
dissemination
of
informational
flyers by 10%
and at two
community
events
annually.
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landlords and
tenants regarding
applicable laws
and protections.
Continue to refer
tenants to HRC
and Loyola Center
for Conflict
Resolution.
Host housing rights
trainings for
landlords and
tenants, including
presentation on
discrimination by
Housing Rights
Center annually.
Conduct annual
staff trainings with
the City Attorney’s
Office for staff
members to
understand new
legislation and fair
housing
requirements as
applicable to local
requirements and
housing project
applications.
11.1:
Affirmatively
Furthering Fair
Housing:
Partnerships
and Housing
Opportunities
Forge partnerships
with non-profit or
community groups
serving underrepresented ethnic
and racial
minorities to
promote greater
access to housing
opportunities.
Connect with
leadership from
SAGE, Advocacy
and Services for
Annually Citywide Annually
participate in
outreach
efforts to nonprofits and
community
groups on
housingrelated
opportunities.
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LGBTQ+ Elders, to
explore how the
City can serve this
population’s
housing needs.
Continue to
provide fee-free
consultation for
property owners
exploring housing
development in
order to discuss the
provision of
affordable units in
housing
developments,
and provide
information on fair
housing as it relates
to housing
development.
Provide all known
affordable housing
available units to
the Housing Rights
Center of Los
Angeles for listing in
the "Project Place"
monthly rental
listing.
Monthly Citywide Provide an
inventory of
affordable
housing to the
HRC.
New Housing in High Opportunity Areas
10.1: Density
Bonus
Update the density
bonus code
amendment and
promote
incentives.
By 2024. Citywide (all
highest
resource
areas).
Facilitate the
development
of 180
affordable
units in highest
resource
areas.
10.2:
Inclusionary
Housing
Report to the
Planning
Commission and
City Council on
success of the
inclusionary
housing program.
Annually N/A Facilitate the
development
of 150
affordable
units in highest
resource
areas.
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10.3: Housing
Trust Fund
Enter into an
agreement with
affordable housing
developer to
develop an
affordable housing
project on Cityowned land.
In 2023 City-owned
sites.
Facilitate the
development
of one
affordable
housing
project on a
City-owned
site.
10.4: ADUs Facilitate the
development of
ADUs and promote
ADUs on the city
website and
outreach materials.
Survey applicants
for new ADUs to
determine if the
ADU will be rented
and if so, what the
rent amount will be
to monitor the
affordability of
ADUs in the City.
Ongoing Citywide,
especially all
highest
resource
areas,
particularly in
areas with high
median
incomes and
the identified
RCAA.
Facilitate the
development
of 150 ADUs
during the
planning
period within
high resource
areas,
particularly in
the identified
RCAA. 50% of
the 150 ADUs
are targeted
for
construction
in the
identified
RCAA. Provide
educational
materials on fair
housing rights and
responsibilities,
including the
recently added
protection on
source of income.
Adopt an
ordinance by the
end of 2024 to
allow an additional
ADU beyond state
requirements on
single-family
residential
properties that are
at least 13,000
square feet in size
and deed-restrict
at least one ADU
By 2024,
2025, and
2026
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on such property
as a rental unit.
Monitor ADU
production each
year, by
affordability level.
if ADU production is
not on track to
achieve an
average of 20 new
ADUs per year by
the end of 2025,
including the
affordability
targets, the City will
take appropriate
actions depending
on the magnitude
of the gap in ADU
production.
Actions may
include any of the
following:
• Revisit ADU
regulations in
2026 to allow
greater
flexibility for
ADU
development
• Adopt an
ordinance by
end of 2027 to
allow an
additional ADU
beyond state
requirements
and the
additional
local ADU
allowance for
properties
greater than
13,000 square
feet, with a
requirement to
include a
deedrestricted
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affordable
ADU for at least
a 5-year
period; or other
development
incentives on
properties
greater than
13,000 square
feet in area
• Adopt an
ordinance by
the end of 2026
to allow an
additional ADU
beyond state
requirement on
properties less
than 13,000
square feet in
size and deedrestrict at least
one ADU on
such property
as a rental unit
• Identify
additional sites
or rezoning if
necessary, to
meet overall
RHNA
allocation
• Other
strategies as
appropriate to
accommodate
ADU capacity
proportionate
to any ADU
production
gap
11.1:
Affirmatively
Furthering Fair
Housing:
Incentives for
Affordable
Housing
Continue a
program to
provide low cost
conceptual review
to provide
preliminary
comments on
housing
development
projects prior to
Ongoing;
By 2025
Citywide (all
highest
resource
areas).
Continue to
offer
incentives for
housing
developers
and explore
additional
incentives
with the goal
of facilitating
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formal submittal to
the City, within a
60-day turnaround.
Study and create
additional
incentives to
promote the mixed
use program,
including
promoting the
ability to
adaptively reuse
existing
commercial
buildings, to
facilitate the
creation of new
units in high
opportunity areas.
Continue to
explore
opportunities for
the City to
purchase or
support the
purchase of
underutilized land
for potential future
affordable housing
projects.
the
development
of 500
affordable
units.
Housing Mobility
11.1:
Affirmatively
Furthering Fair
Housing –
Housing
Mobility
Choices
Notify adjacent
jurisdiction housing
departments when
affordable units are
available.
Adopt an
ordinance by end
of 2026 to define
and explicitly
permit a new
and/or existing
ancillary living
quarters (quarters
providing an
efficiency kitchen
Annually
2026 for
ordinance
adoption
By end of
planning
period for
housing
mobility
net new
units in the
RCAA
Adjacent
jurisdictions.
High resource
areas, and
specifically the
identified
RCAA
Increase
noticing of
affordable
housing
opportunities
to adjacent
jurisdictions.
Target to
increase
housing
mobility
options by 150
units in the
identified
RCAA by the
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and bathroom
access) within
existing single-
family residences
beyond state law
allowances for
ADUs and beyond
additional ADUs
allowed under the
local program for
properties that are
more than 13,000
SF (see Imp. 10.4).
Converted space
meeting the
definition of a
housing unit may
be counted
toward the City’s
RHNA.
Annually monitor
the increase of
housing mobility
units in the
identified RCAA. If
increase in housing
mobility options are
not on track with
target for a total of
150 units in the
identified RCAA by
end of 2027, City
will take further
action to facilitate
construction of
affordable housing
units in the RCAA,
through actions
that include but
are not limited to
the following: • Adopt an
ordinance by
end of 2028 to
allow an
additional ADU or
other
development
incentives on
properties
end of the
planning
period
through the
following: • 75 ADUs
constructed
through the
additional
ADU option
beyond
state law
allowances
on lots
greater than
13,000
square feet
(see Imp.
10.4)
• Match 20
participants
for
homesharing
opportunities
in the RCAA
(see Imp.
11.4)
• Facilitate the
construction
of at least
one
affordable
housing
project with
at least 15
affordable
housing units
on religious
institution
site(s)
through SB 4
provisions
(see Imp.
10.6)
• Permit at
least 30
ancillary
living
quarters
within single
family
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greater than
13,000 square
feet in area, with
a requirement to
include a deedrestricted
affordable ADU
for at least a 5-
year period
• Adopt an
ordinance by
end of 2028 to
allow an
additional
conversion ADU
within an existing
structure beyond
on properties
greater than
13,000 square
feet in area
residences in
the RCAA
11.2: Senior
Housing
Development
Preserve existing
senior housing in
the City, and
provide assistance
as needed to
conserve the
affordability of this
housing and
incentivize
additional senior
housing projects.
Ongoing Citywide Facilitate the
development
of one senior
housing
project during
the planning
period.
11.3: Senior
Case
Management
Program
Provide additional
services, including
disseminating
information, referral
and crisis
intervention,
consultation and
advocacy, and
assistance to
families to further
support the senior’s
independent living.
Annually;
ongoing.
Citywide with
emphasis on
central area of
City (tract
7008.01) where
there are more
elderly persons
and persons
with disabilities.
Assist 10
households
annually
through the
senior case
management
program.
11.4 Senior
Homesharing
Program
Continue to
partner with and
fund ALA to help
provide services to
Ongoing Citywide, with
emphasis on
the identified
RCAA
Match 10
participants
for
homesharing
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senior residents,
including the home
sharing program
Perform outreach
with residents at
least once a year
regarding the
availability of ALA
services
opportunities
in the RCAA
11.5: Housing
Opportunities
for Persons
with
Disabilities
11.1:
Affirmatively
Furthering Fair
Housing:
Zoning Code
Amendments
Re-establish the
home repair
program and
continue to
implement the
reasonable
accommodation
process.
Amend the zoning
code to remove
constraints for
persons with
disabilities,
emergency and
transitional
housing, and
residential care
facilities
Ongoing;
By 2024
Citywide with
emphasis on
tract 7008.01.
Assist 5
households
annually.
Facilitate the
development
of one
housing
development
for special
needs
populations
(persons with
disabilities,
seniors, etc.).
11.7:
Emergency
Shelter and
Low Barrier
Navigation
Center
Regulations
Establish a program
to promote low
barrier navigation
centers and
amend the
emergency shelter
development
standards to
incorporate recent
changes to State
law
Planning
period
Citywide Establish a
program for
low barrier
navigation
centers and
emergency
shelters during
the planning
period.
Place-Based Strategies for Neighborhood Improvement
9.2: Property
Maintenance
9.6: Rent
Stabilization
Continue to
dedicate one fulltime code
enforcement
officer to the Rent
Stabilization
Division to
Ongoing Citywide with
emphasis on
western tracts
where there
are more
aging housing
units.
Respond to
complaints
and ensure
100% of
violations are
addressed for
compliance
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investigate and
respond to housing
complaints,
including
investigating
habitability
violations, issuing
citations, and
ensuring
compliance with
all habitability
standards.
with all
habitability
standards.
9.3: Home
Repair and
Improvement
Re-establish the
Home Repair and
Improvement
(Handyworker)
grants for lowerincome
households, and
alternatively
partner with a local
agency or nonprofit organization
to provide these
services.
Develop
information and
outreach for
property owners
regarding
rehabilitation and
maintenance of
housing units.
By 2025 Western tracts
where there
are more
aging housing
units.
Assist 5
households
annually.
11.1:
Affirmatively
Furthering Fair
Housing:
Mixed Use
Overlay
Implement the
streetscape design
standards from the
adopted
Complete Streets
plan applicable to
the Mixed-Use
Overlay Zone.
Continue to
provide
adequately zoned
sites for multi-unit
housing in infill
areas or
By 2025 Mixed-use
overlay zone.
Implement
streetscape
design
standards.
Facilitate the
development
of at least two
housing
developments
using the
Mixed-Use
Overlay Zone.
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commercial
corridors in closer
proximity to major
transportation hubs
for diverse housing
types that include
both rental and
ownership
opportunities
through the
implementation of
the Mixed-Use
Overlay Zone.
11.1:
Affirmatively
Furthering Fair
Housing:
Capital
Improvement
Projects
Complete CIP
projects, such as
complete streets,
parks and park
improvements,
street and sidewalk
improvements,
outlined under the
2023/24 budget.
Planning
period
Citywide with
emphasis in
southern tracts.
Complete
three CIP
projects
during the
planning
period.
11.1:
Affirmatively
Furthering Fair
Housing: Livework Housing
Explore changes to
the Mixed Use
Overlay Zone
regulations,
including to allow
the creation of
work-live units.
By 2025 Citywide with
emphasis on
southern tracts.
If feasible,
amend the
Zoning Code
to allow livework units.
11.1:
Affirmatively
Furthering Fair
Housing:
Complete
Streets
Promote updates
to the public rightof-way that will
improve mobility
for all, including in
areas next to transit
hubs and within the
mixed use overlay
zone through the
adopted
Complete Streets
Plan.
Work with the
Transportation
Division as they
implement the
Complete Streets
Plan and identify
any underserved
Planning
period
Transit hubs
and mixed-use
overlay zone.
Facilitate the
development
of three
projects under
the Complete
Streets Plan
during the
planning
period.
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areas with regard
to transit, schools,
ADA
accommodations
and include these
in a work plan
Tenant Protection and Anti-Displacement
11.1:
Affirmatively
Furthering Fair
Housing:
Replacement
Housing
Amend the Zoning
Code to address
the replacement
housing
requirements (per
AB 1397)
By 2024 Citywide Require
replacement
housing for
100% of units
affordable to
the same or
lower income
level as
applicable.
9.6: Rent
Stabilization
Continue
implementing Rent
Stabilization
Division services,
including resolving
complaints within
45 days.
Implement
program for
systematic or
annual inspections
of housing by the
Rent Stabilization
Office.
Ongoing
By 2024
Southern areas
where cost
burden and
sensitive
communities
are more
prevalent.
Maintain
administration
of program to
existing 7,700
units and
resolve all
complaints
within 45 days
of opening.
Draft and
initiate
inspection
program.
9.7:
Monitoring
Affordable
Housing and
Residential
Displacement
Monitor and
maintain existing
affordable housing
and enforce
requirements, such
as replacement
housing, as
necessary.
Ongoing Citywide Maintain
affordability
of 158 units.
11.1:
Affirmatively
Furthering Fair
Housing:
Retrofit
Programs
Maintain and
continue to
implement the
mandatory Seismic
Retrofit Program for
multi-family
properties.
Ongoing;
By 2025
Citywide Assist 3
households
annually.
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Study the use of
incentives to
expand of the
voluntary seismic
retrofit program
applicable to
single-family
residential and
commercial
properties.
11.1:
Affirmatively
Furthering Fair
Housing:
Aging in
Place and
Eviction
Protections
Continue to
convene the Aging
in Place Group
(staff committee)
created in 2019
that coordinates
the nurse
practitioner
program, Bet
Tzedek, JFS, RSO,
and Code
Enforcement to
review cases of
vulnerable
households seeking
assistance and
coordinate all
available city and
non-profit services
with the goal of
preventing
eviction.
Continue to
prevent unlawful
eviction and fund
legal aid
organizations such
as Bet Tzedek that
provide tenant
education and
representation
regarding
landlord/tenant
disputes to
residents of the
City.
Annually Citywide with
emphasis on
multi-family
neighborhoods
and southern
tracts where
sensitive
communities
are more
prominent.
Convene the
Aging in
Place Group
annually with
the goal of
assisting 3
households at
risk of eviction
annually.
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Conduct targeted
outreach for
Commission
vacancies with the
Public Information
Office to ensure
there is broad
representation
from all
areas/affected
populations in the
City.
11.8 Aging in
Place
Assistance
Continue to
contract for
services with Jewish
Family Service of
Los Angeles
throughout the
planning period
(until 2029) and
seek to convert the
existing grant
program into a
contract with
Jewish Family
Service of Los
Angeles by 2025.
Explore whether
Jewish Family
Service of Los
Angeles can
provide minor
repair services
through the use of
contractors or
partnerships with
other organizations
to provide these
services.
Continue to
convene the Aging
in Place Group
(staff committee)
created in 2019
that coordinates
the nurse
practitioner
program, Bet
Tzedek, JFS, RSO,
Annually
2025-2026
Citywide with
emphasis on
multi-family
neighborhoods
and southern
tracts where
sensitive
communities
are more
prominent.
The City will
seek to ensure
that at least
25% of
households
served by the
Jewish Family
Services
program are
low-income
households.
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Timeline: See above chart for more detail
Funding Source: General Fund
Responsible City Section: Community Services Department; Community Development Department, City Manager’s Office
and Code
Enforcement to
review cases of
vulnerable
households seeking
assistance and
coordinate all
available city and
non-profit services
with the goal of
preventing
eviction.
Imp 11.2 Senior Housing Development
The need for senior housing in the City is significant and growing. Approximately 22 percent of Beverly Hills residents are senior citizens compared to only 13 percent in the entire SCAG region, and 58 percent of the City’s senior renter households are lower income (<80% AMI). The City is actively pursuing development of an affordable housing project targeted towards Beverly Hills’ extremely-low- and lower-income residents.
In addition, as noted in Imp. Program 10.6, the City is currently taking steps to partner with an affordable housing developer to construct an affordable housing project on a City-owned site. Towards this goal, the City has committed to the following:
• Enter into an agreement with an affordable housing developer as a partner for the development and management of an affordable housing project with at least 250 affordable housing units for a mix of lower income (low and very low income) households on city owned land (9268-9298 W. 3rd Street) by 2023
o Construct and complete affordable housing project by end of planning period
o City will facilitate the issuances of entitlements and building permits and provide funding for this project as needed
o If project entitlements are not approved by the end of 2026, the City commits to re-issue the RFP for affordable housing on other City-owned sites, and take steps to pursue a different affordable housing project that can accommodate the potential shortfall of low-income units for the remainder of the planning period Action Items:
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• Incentivize the development of at least 250 units of senior housing by providing the following:
o Flexible development standards (reduced parking requirements, modified setbacks, etc.)
o Density bonuses
o City support in affordable housing funding applications (priority to those that support deeper targeting to ELI households) o Deferral/reduction in development fees
o Direct financial assistance through Housing Trust Fund o Project entitlement assistance
• Continue to work on development proposals for affordable housing projects on City-owned sites
• Continue to preserve existing senior housing in the City, and provide assistance as needed to conserve the affordability of this housing Timeline: Continue to build partnerships with affordable housing developers throughout the planning period. Develop a project concept and release an RFQ to develop a senior housing project in the City affordable to the City’s lower- and extremely-low-income residents during the planning period.
Funding Source for Administrative Costs: Department Budget Funding Source for Development Cost: Housing Trust Fund Responsible City Section: City Manager’s Office; Community Development Department
Imp 11.3 Senior Case Management Program
The City contracts with Jewish Family Service to provide a comprehensive case management program to assist frail elderly residents to remain independent and in their homes.
Jewish Family Service provides broad case management services through the Roxbury Park Community Center, including information, referral and crisis intervention, serving approximately 250 seniors thus far.
Action Items:
• Continue to provide the following continuum of supportive services as provided to seniors who are frail, economically needy, and/or socially isolated:
• Comprehensive assessment – In-home psycho-social assessment of functional abilities, health status, mental and cognitive abilities, support network, financial health, safety risks, eligibility for government benefits and other programs. The comprehensive assessment includes:
o Development of an individual care plan – Identifies senior’s needs and associated services that will allow continued independence
o Service coordination – Coordination with appropriate
services, including in-home care-workers, ERS, home
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delivered meals, assistance to obtain governmental benefits, arranging for other community-based services, transportation assistance, and coordination of services with medical
providers, family, and social supports
o Emergency Response Systems (ERS) – ERS are medical
devices placed in a senior’s home and connected to a
central emergency location
o Monitoring/ home visits: Social workers make regularly scheduled home visits to assure quality of services, and that changing needs are met
• Provide additional services, including disseminating information, referral and crisis intervention, consultation and advocacy, and assistance to families to further support the senior’s independent living
Timeline: Annually, through the budget allocation process Funding Source: CDBG, City of Beverly Hills Community Assistance Fund Responsible City Section: Community Services Department Imp 11.4 Senior Homesharing Program
Alternative Living for the Aging (ALA) provides a free shared housing program which matches older people with others (younger and older) interested in sharing their homes. Housing counselors at ALA interview each potential housemate and obtain references, leaving the decision to the potential housemates whether to make a match. Sharing a home promotes independent living, provides additional income for the provider, an affordable rent for the seeker, and the potential for deeper relationships for both. The average age of community members in Beverly Hills is growing older, and shared housing promotes the efficient use of the housing stock, and can help address the housing needs of seniors in our community. The City has provided funds to ALA in the past to help fund their housemate matching service, and anticipates the program will funded again in future years when there are fewer budget constraints. Beverly Hills residents continue to have access to ALA’s home sharing program.
Action Items:
• Continue to partner with and fund ALA to help provide services to senior residents, including the home sharing program
• Perform outreach with residents at least once a year regarding the availability of ALA services
Timeline: Evaluate Community Assistance Grant Funds and determine grant amount annually.
Funding Source: City of Beverly Hills Community Assistance Grant Funds Responsible City Section: Human Services Division, Community Services Department
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Imp 11.5 Housing Opportunities for Persons with Disabilities The City understands the significant and wide-ranging housing needs faced by persons with disabilities and their families. The Westside Regional Center (WRC) reports that nearly 60 percent of their adult clients with developmental disabilities live with their parents, and as these parents age and become frailer, their adult disabled children will require alternative housing options. There are several housing types appropriate for persons living with a developmental disability, including: licensed community care facilities and group homes; supervised apartment settings with support services; and for persons able to live more independently, rent subsidized, affordable housing. For persons with physical disabilities, housing accessibility is essential, ideally located in close proximity to services and transit. The City will work with the WRC to implement an outreach program informing Beverly Hills’ families of housing and services available for persons with developmental disabilities, including making information available on the City’s website.
Beverly Hills supports the provision of housing for those with disabilities, including developmental disabilities, through several means, including:
• By-right zoning for licensed community care facilities (6 or fewer residents) in all residential zones, and provisions for larger care facilities (7 or more residents) in residential zones subject to a use permit
• Adoption of Ordinance 12-O-2633 in November 2012 to specifically define transitional and supportive housing as a residential use of property, and to permit in all residential zone districts subject only to those restrictions and processing requirements that apply to other residential dwellings of the same type in the same zone. • Addition of Article 36.7 to the Municipal Code, establishing a procedure for an individual with a disability to request a reasonable accommodation from zoning and building standards.
Action Items:
• Review and amend the zoning code to revise the definition of “family” to ensure that this does not create constraints on persons with disabilities
• Review and amend the zoning code to revise the regulations pertaining to group homes (also known as community care facilities) to ensure that these regulations do not create constraints on persons with disabilities and to allow group homes for 7 or more persons in all residential zones and other housing types of the same form o If additional standards for group homes are deemed
necessary as part of this review, such standards shall be objective and have clear parameters for review and
approval
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• Continue to implement the reasonable accommodation process and proactively inform applicants about the reasonable
accommodation process when appropriate
• Re-establishment of the Home Repair and Improvement
(Handyworker) grants for lower-income households that may be used for accessibility improvements by 2025 or establishment of an alternative equivalent program
o Seek to provide minor home improvement and repair services through the City’s existing work with Jewish Family Service of Los Angeles, and seek to ensure that 25% of the households served by this program are low-income households.
o Alternatively, if the City is unable to establish a program or partner to provide these services, the City commits to provide funding to subsidize eligible repairs.
Timeline: Continue coordination with the Westside Regional Center to publicize information on available regional resources for housing and services. Pursue State and Federal funds available for supportive housing and services in future affordable housing projects. Process a Municipal Code amendment in 2024 to update definitions of transitional and supportive housing and family consistent with Government Code Sec. 65582 and allow supportive housing by-right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses pursuant to Government Code Sec. 65651.
Funding Source: CDBG, City of Beverly Hills Community Assistance Grant Funds Responsible City Section: City Manager’s Office, Community Development Department; Community Services Department
Imp 11.6 Funding for Homeless Services
Beverly Hills launched the Beverly Hills Homeless Outreach Team (BHOT); formerly CLASP (Changing Lives and Sharing Places) to provide Homeless Outreach and Engagement starting in 2008. The program provides street outreach workers (through Step Up On Second) to assess the needs of homeless individuals in the City, provide case management, and to refer them to the appropriate services and shelter. Shelter is offered through People Assisting the Homeless (PATH), in which the City funds 1,500 shelter bed nights on an annual basis. The City is also partnering with Step Up on Second to provide 30 units of Permanent Supportive Housing and up to 280 nights of motel stays for the unhoused per year, for the next 10 years (through 2033).
Through its Community Assistance Grant Program, the City funds a variety of service organizations that serve the unhoused and persons at risk of homelessness. These organizations/programs include the All Saints Homeless Assistance & Home Again Program, the Westside Food Bank, the Los Angeles Free Clinic (Saban), and Maple Counseling Center.
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The Community Services Division also holds a monthly homelessness collaboration meeting with partner organizations to share information amongst the member groups.
Action Items:
• Continue to work with service providers and contracted partners to provide services and case management to individuals experiencing homelessness
Service Providers: Step Up on Second; PATH; various other service agencies Timeline: Annual funding allocations
Funding Source: City of Beverly Hills Community Assistance Grant Funds Responsible City Section: Human Services Division, Community Services Department
Imp 11.7 Emergency Shelter and Low Barrier Navigation Center Regulations The California legislature adopted AB 101 in 2019, which requires the by-right allowance of low barrier navigation centers that meet specific standards in mixed use zones and non-residential zones that permit multi-family uses.
Action Items:
• Establish a program to promote low barrier navigation centers that will reduce barriers to entry for housing and to help move people into permanent housing
• Amend the emergency shelter development standards and the definition of shelter. The amendments will identify a zone(s) that allows residential sufficient capacity without discretionary review to meet the need for emergency shelters, including proximity to transportation and homeless shelters and appropriate development standards, which include but are not limited to parking requirements, pursuant to Government Code Sec. 65583(a)(4)(A)(2).
Timeline: Adopt regulations in compliance with state law and establish a program to implement the regulations within one year of adoption of the Housing Element
Funding Source: Departmental Budget
Responsible City Section: Community Development Department DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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Imp 11.8 Aging in Place Assistance
The City currently provides a grant to the Jewish Family Service of Los Angeles to provide a variety of services, including in-home care, grocery shopping assistance, housekeeping, and improvements for accessibility such as installing safety grab-bars in bathrooms and staircases or pre-fabricated wheelchair ramps. In addition, the program assists households with arrangement of other services that allow aging in place, such as scheduling Meals on Wheels deliveries, monitoring visits, support for caregivers, telephone reassurance, and Philips Lifeline service. The grant serves approximately 100 clients each year, including senior, disabled and lower income populations.
The City also currently holds a monthly Aging in Place Group (staff committee) created in 2019 that coordinates the nurse practitioner program, Bet Tzedek, JFS, RSO, Human Services and Community Preservation to review cases of vulnerable households seeking assistance and coordinate all available city and non-profit services with the goal of preventing eviction. The group also discusses current services provided and to share information amongst members.
• Population Served: Extremely Low, Very-Low- and Low- income (up to 80% AMI) households; Senior Citizen households
• Services: In-home assistance, home accessibility improvements, aging in place services, care management
• Maximum Award Amount: $505,000
Action Items:
• The City commits to continuing to contract for services with Jewish Family Service of Los Angeles throughout the planning period (until 2029).
o The City will seek to convert the existing grant program into a contract with Jewish Family Service of Los Angeles by 2025. o The City will seek to ensure that at least 25% of households served by this program are low-income households.
o The City will also explore whether Jewish Family Service of Los Angeles can provide minor repair services through the use of contractors or partnerships with other organizations to provide these services.
o Continue to hold monthly aging in place meetings
Target: Serve up to 100 households per year, including at least 25% low-income households and senior citizen households
Timeline: 2025-2026
Funding Source: Community Assistance Grant Funding (General Fund) Responsible City Section: Community Services Department; City Manager’s Office
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12.0 Remove Governmental Constraints
Imp 12.1 Development Standards
The City’s development standards are aimed at ensuring the quality and appropriateness of development; however, some standards may have the effect of constraining the provision of certain housing types, and are considered below. The Housing Element constraints analysis identifies the City’s minimum unit size as a disincentive to the construction of smaller, more affordable units for the City’s workforce.
In addition, the Element identifies the City’s height districts and parking location requirements as potential constraints to development. With the adoption of its Housing Element in 2011, the City committed to reducing minimum unit size requirements, and to conducting an analysis of the multi-family development standards to identify any standards identified as a constraint, and implement revisions as may be warranted. As part of the update to the density bonus ordinance to define a list of by-right development incentives (refer to Program 10.1), the City is committed to allowing reduced unit sizes ranging from 20-40% for projects that incorporate affordable units.
Action Items:
• Changes to Multi-Family Development Standards and Approval Process:
o Replacing the current density calculation for multi-family projects in the Zoning Code with simplified units per acre measurement
o Reduce minimum unit size for multi-family buildings
o Modifying development standards for single-lot multi-family projects
o Allowing greater flexibility in the type and location of multifamily parking o Amending the code to clarify that the same number of units can be rebuilt on properties that have more units than
currently would be allowed
o Simplify modulation requirements for multifamily projects by 2025
o Amend code sections 10-3-12.5 and 10-3-12.8 related to incentives for construction multiple-family housing for the elderly and disabled and multiple-family congregate housing for elderly and disabled persons to ensure code provisions are not inhibiting such development
o Adopt objective design standards for multi-family housing projects and create materials for multi-family applicants that clearly state design standards by 2026
o Adopt code changes to streamline the approval process to allow Director-level approvals for Architectural Review of multi-family housing and mixed use projects with affordable DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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housing; bring this topic forward for discussion by the Planning Commission by 2024
o Adopt code changes to create specific and objective
findings tied to the development of objective design
standards for Architectural Review approval of multi-family and mixed use projects
o Providing additional incentives for workforce housing over and above those contained in the provisions of the State Density Bonus
• Review of and Amendments to the Mixed Use Overlay Zone:
o Periodically update the adaptive reuse program through 2028 to more easily allow the conversion of existing
commercial structures to residential uses, including existing legally nonconforming hotels in residential areas
o Amend the zoning code to remove constraints that may exist related to the redevelopment of commercial shopping
centers into mixed use developments
o Review the mixed use overlay zone regulations by 2024 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. The City will commit to funding a study with a budget of at least $250,000 for FY 2024-25 to provide recommendations for potential changes to the mixed use
overlay zone
o Based on the results of the mixed use overlay zone study conducted in 2024, the City will further modify the mixed use overlay zone regulations, which could include:
Changes to the mixed use regulations to address
barriers to the utilization of the mixed use standards
Increases to density and height on specific sites
located within ¼ mile of a major transit stop
Expansions the mixed use overlay zone area to other
commercially zoned areas of the City to
accommodate any unit shortfalls
o City will conduct outreach meetings (community meeting and Planning Commission study sessions) to educate
property owners in the Mixed Use Overlay Zone about the regulations, as well as discuss potential changes to the regulations that may further the use of these regulations for projects, starting in 2023
o Amend the mixed use overlay zone regulations related to conversion/adaptive reuse projects to clarify that such projects may calculate density with the use of the minimum unit size of 500 square feet by the end of 2023
o The adaptive reuse projects currently have a target housing unit production of 150 units per year. The City will periodically DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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monitor the production progress of adaptive reuse projects every year.
o If the production of housing units through adaptive reuse is not on pace with the targets per the monitoring program by the end of 2026 to meet the overall production target, the City will take the following actions within 12 months:
Will amend the zoning code to allow ministerial
approval of adaptive reuse projects in the Mixed Use
Overlay Zone that do not add any material height to
the existing building
Will modify the adaptive reuse regulations to allow the addition of mezzanine levels to existing buildings that are being converted
Amend the adaptive reuse regulations to provide
more flexibility with regard to legally nonconforming
uses and the location of uses within the building.
o If there is a shortfall of lower income (very low and low income) affordable housing units by the end of 2026 as a result of any of the affordable housing projects identified in Imp. 10.6 or the adaptive reuse program, the City will
complete actions by the end of 2028 to accommodate this shortfall that may include but are not limited to:
Identify additional sites that may accommodate lower
income housing units, including other City-owned or
City-controlled sites
Rezone sites to accommodate additional housing
capacity, such as changing the allowable density on
multi-family residential sites and/or mixed use overlay zoned sites
Expand the mixed use overlay zone to include
additional commercially zoned areas of the City
Timeline: 2024, 2025, 2026, 2027, 2028
Funding Source: Departmental Budget
Responsible City Section: Community Development Department Imp 12.2 Reduced Fees for Affordable Housing
The California legislature passed AB 641 in 2007 which helps to address the cash flow problems inherent in many affordable housing projects during the construction phase. For affordable housing developments in which at least 49 percent of the units are affordable to lower-income households, AB 641 prohibits local governments from requiring the payment of local developer fees prior to receiving a certificate of occupancy.
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Beverly Hills collects various fees from development to cover the costs of processing permits and providing services and facilities.
Actions Items:
• Utilize an economic consultant to prepare a comprehensive Citywide fee study, including an evaluation of the economic benefit of providing waivers or reductions of certain taxes and fees including certain project fees for developments containing very-low, low- and moderate-income housing units, as well as for housing developed under the City’s modified standards for Multiple-family Residences for Elderly and Handicapped Persons (Deed Restricted) by 2026
Timeline: Conduct a housing development fee study and adopt modified development fees for projects with a certain percentage of affordable housing by 2026.
Funding Source: Department Budget
Responsible City Section: Community Development Department Imp 12.3 Efficient Development Permit Review
The City is committed to ensuring efficient development plan review and proactively providing information to the public about housing development opportunities in the City. The City’s Community Development Department has been restructured to provide more efficient permitting through:
• Establishment of a dedicated group of Zoning and Building staff focused on processing permits
• Hiring an Urban Designer to help streamline design review for development applications
The City has completed an analysis of recently approved housing projects in the City to determine if projects are being constructed at maximum densities. For the most part, because of density bonus law, projects are meeting or exceeding the maximum allowable density of a site, as illustrated by the following projects:
• 9265 Burton Way – 17 units allowed, 23 units proposed (with the application of density bonus) and approved
• 208 N. Crescent Drive – 4 units allowed, 10 proposed (with the application of density bonus) and approved
• 250 N. Crescent Drive – 7 units allowed, 8 proposed (with the application of density bonus) and approved
• 149-159 S. Maple Drive – 19 units allowed, 29 proposed and approved
• 457 Oakhurst Drive – 8 units allowed, 6 proposed and approved DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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• 425-429 N. Palm Drive – 25 units allowed, 20 units proposed and approved
• 340 S. Rexford Drive – 3 units allowed, 3 units proposed and approved
• 227 Tower Drive – 5 units allowed, 10 proposed (with the application of density bonus) and approved
The City has also hired three additional staff members in the Planning Division in 2022 to help expedite the review and processing of projects, as well as to help distribute information to the public. Furthermore, the City has created the Major Projects Unit, which is staffed by one Project Manager, one Senior Planner, one Senior Plan Review Engineer, one Building Inspector and one Management Analyst, who exclusively process applications for projects that include a Development Agreement (among other multiple entitlement requests). These additional staff members will help provide more efficient development review. In addition, the City currently allows the simultaneous submittal of entitlement applications and plan checks for the same project, as long as the plan check review is acknowledged to be at risk of changing once the entitlement is processed.
Action Items:
• Meet with project applicants to review zoning regulations if a housing project is submitted with proposed densities below the permitted density in the zone
• Provide fee-free consultations with developers to discuss potential housing projects prior to submittal in order to ensure that developer understands regulations, processes, and options for development
• Update the zoning code to reduce inefficiencies and
uncertainty in the development review process (see Imp. 12.1) o As part of the Code update, streamlined review
procedures will be established for qualifying housing
developments under SB 35 (Government Code Sec.
65913.4)
• To assist applicants and improve transparency, zoning requirements, development standards and fees will be posted on the City website and the City will create user-friendly guides on various housing development related topics
Timeline: Adopt updated processing procedures in the Zoning Code during the planning period; prepare written procedures for SB 35 streamlined permit review in 2023; post development regulations and fees on the City website throughout the planning period.
Funding Source: Departmental Budget
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Quantified Objectives
Beverly Hills has developed the following quantified objectives for housing production, housing rehabilitation, and housing preservation based on the policies and programs set forth in the Housing Element.
Table 1 2021-2029 Quantified Objectives
Income Group New
Construction Rehabilitation Conservation
Extremely Low 504 150
Very Low 504 50 3
Low 680 50 3
Moderate 602 2
Above Moderate 814
Total 3,104 100 158
The quantified objectives for new construction are based on the Regional Housing Needs Assessment (RHNA) for this planning period. (Please refer to Appendix A for further discussion regarding the RHNA and Appendix B regarding potential sites where additional housing can be accommodated.)
Quantified objectives for rehabilitation are based on assumptions for assistance provided through Programs 9.1 through 9.3.
Conservation objectives are based on the continued affordability of the Beverly Hills Senior Housing development.
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A DR
SP
SP
SP
SP
General Plan Land Use Designations - City of Beverly Hills Legend
Mixed use overlay
Single family residential
Low density
Medium density
High density
Multi-family residential
Very low density
Low density
Low medium density
Medium density
High density
Commercial
Low density general
Low density general or medium
density retail
Low density general or medium
density retail
Medium density commercial
Low density general and
municipal
Mixed use
Mixed use #2
Mixed use #3
M-PD-5 overlay zone
Specific plan - hotel uses
Specific plan - Beverly Hills
Gardens
Specific plan - 9900 Wilshire
Specific plan - Beverly Hilton
Overlay specific plan - One
Beverly Hills
Parks and quasi-public uses
Parks
Public buildings
Public schools
Railroad
Maximum
density
(DU/Acre)
Maximum
height
(feet)
1 4
6 22
40 40
45 50
33 - 45
30 40
60 60
2.0 (FAR)
5.0 (FAR)
5.0 (FAR)
3.6 (FAR)
1.5 - 2.0
(FAR)
4.0 (FAR)
2.0 (FAR)
45 85
100
92 45
60 61
This map is for informational purposes. The City of
Beverly Hills makes no representations or warranties
of any kind with respect to the accuracy of the
information or data furnished herein.
Map produced by: City of Beverly Hills - IT - GIS
455 N. Rexford Dr. Beverly Hills, CA 90210
September 14, 2023
SP
SP
SP
SP
79.2*
1 DU/ 550 SF Site Area
refer to mixeduse overlay
zone map
E
0 970 1,940Feet
1:19,500
2.5 (FAR) 47
* The maximum density for the Mixed Use Overlay Zone
may vary for residential conversion/adaptive reuse projects, but shall not exceed existing building floor area divided by 500 square feet, pursuant to BHMC Section 10-3-1888
SP
DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB
BEVERLY BLVD
CINTHIA ST
N ORLANDO AVE N ORLANDO AVE
SAN
YSIDRO DR
SAN YSIDRO DR
S ROBERTSON BLVD
D E VO N AVE
LO
M A V SI TA DR
LARRABEE
N DOHENY
DR
W SUNSET BLV D
C OL DWATER
CANYON DR
COLDWATER CANYON DR
S BEVERLY DR
W PICO BLVD
WILSHIRE BLVD WILSHIRE BLVD WILSHIRE BLVD
WILSHIRE BLVD
SANTA MONICA BLVD
SANTA MONICA BLVD
CRESCENT DR
WARNALL AVE
W 3RD ST
SAN VICENTE BLVD
S CAMDEN DR
SUNSET BLVD
SUNSET BLVD
MORENO DR
N OAKHURST DR
N MAPLE DR
N PALM DR
N MAPLE DR
S BEDFORD DR
BENEDICT C ANYON DR
FOX HILLS DR
CENTURY
PARK
N LE DOUX RD
LAKE DR
N HAMEL DR
BENECIA
AVE
SCHUMACHER
DR
HOLLOWAY
DOHENY
ALFRED
RD
N ROXBURY DR
N BEDFORD DR
N RODEO DR
BEVERWIL
S WOOSTER ST
REEVES ST
GLENVILLE DR
CARDIFF AVE
CLUB
VIEW
DR
LAUREL WAY
N CROFT AVE
S DOHENY DR
S P ALDING DR SPALDING DR
BRIER DR
EASTBORNE AVE
ANGELO DR
W OLYMPIC
BLVD
HARTFORD WAY
KEITH AVE
N SIERRA DR
N
CANON
DR
PECK DR
TOW ER
RD
N CRESCENT
DR
N
CRESCENT
DR
MELROSE
VIDOR DR
DAYTON WAY
SHERWOOD
S ALFRED ST
W 4TH ST
DURANT DR
ALPINE DR
ALPINE
DR
HILLC REST
RD
HILLCREST
RD
MELROSE AVE
LL O YD PL
WHITTIER
DR
WHITT EI R
DR
SUM MIT DR
CARMELITA
AVE
CHEROKEE LN
FOOTHILL
RD
PARK WAY
N REXFORD
DR
N REXFORD DR
N DOHENY DR
N WETHERLY DR
CIVIC CENTER DR
N LA PEER DR
N SWALL DR
N CLARK DR
LOMITAS
AVE
DICKS ST
BLACKBURN AVE
S HAMEL DR
TRENTON DR
ALTA DR
KINGS
N CROFT AVE
OLIVE
RANGELY AVE
DORRINGTON AVE
KINGS
N ELM
DR
S CANON DR
S OAKHURST DR
S WETHERLY DR
S ELM DR
ALF RED
S SWALL DR
WALDEN DR
S ALMONT DR
S CLARK DR
REEVES DR
S PALM DR
ELCAMINO DR
S MAPLE DR
S CRESCENT DR
S LINDEN DR
MCCARTY DR
S REXFORD DR
S ROXBURY DR
BONNER
LAKE FRANKLIN DR
S CORN NI G ST
N BEVE R LY
DR
N LINDEN DR
S GALE DR
ARDEN DR
ROBERT LN
KINGS
N
PALM
DR
N CARSON RD
FE R R ARIDR
N
MAPLE
DR
HEATH AVE
N STANLEY DR
EDRIS DR
STANLEY
HILLS
DR
CLARK ST
FOOTHILL RD
EVELYN PL
REXFORD DR
ENSLEY
AVE
PALM AVE
MARILY
N DR
N OAKHURST DR
S ORLANDO AVE
BRIGHTON WAY
MGM DR
HOLT AVE
MOUNTAIN DR
N ELM DR
N ALMONT DR
HILL CREST
DR
NORWICH
N HAMILTON DR
W
O
O
DLAND
DR
COV E WAY
BEVERLY
PK
CHALETTE DR
RI DGE M ONT DR
N LA CIENEGA BLVD
GREGORY WAY
GREGORY WAY
OLYMPIC BLVD OLYMPIC BLVD
OLYMPIC BLVD
S RODEO DR
S LA PEER DR
WHITWORTH DR
S SHENANDOAH ST
S BEDFORD ST
S SHERBOURNE DR
S HOLT AVE
S LA CIENEGA BLVD
OLYMPIC BLVD
CHALMERS DR
OAKHURST DR
CANFIELD AVE
S CREST DR
L VI ON AI AVE
S LA JOLLA AVE
ALVIRA
ST
GALAXY W AY
S BEVERLY DR
AVENUE OF THE STARS
CONSTELLATION BLVD
CENTURY PK W
THAYER
AVE HOLMBY AVE
S BEVERLY GLEN B L VD
S
BEVE RLY
GLEN BLV
D
CO
MSTO
C K AVE
VIRGINIA
SMITHWOOD
DANIELS AVE
CASTELLO
MOORE
WILLAMAN DR
MARYLAND
W 5TH ST
DREXEL AVE
COLGATE AVE
N ROBERTSON BLVD
N ARNAZ DR
W 3RD ST
ALDEN DR
W 3RD ST
ALDEN DR
BURTON WAY
S SAN VICENTE BLVD
OAKWOOD AVE
BEVERLY BLVD
ASHCROFT AVE
ROSEWOOD AVE
N PALM DR
ROSEWOOD AVE
WESTBOUR NE
WESTMOUN T
WEST KNOLL
N DOHENY DR
N CAMDEN DR
N
BEVERLY DR
CARMELITA AVE
ELEVADO AVE
SUNSET BLVD
SU NSET BLVD
N SANTA MONICA BLVD
S SANTA MONICA BLVD
PANDORA
AVE
N ROXBURY DR
N CRESCENT
DR
N BEVERLY DR
N
REXFO
R
D
D R
S CH U YLER
RD
WALLACE RI D GE HILLC
REST R
C
D
ARLA RIDGE
LOMA VIS TA D RARKELL DR
C ARLA RIDGE
CASTLE PL
TRO USDA L E PL
MAR T I N LN
HAYNES
CALLE
V
SI TA
DR
LAGO V I STA
DR
SUM
MI T
DR
SA N
YSIDRO DR
TO WER RD
T
O
W ER G
ROV E
DR
SU
MMIT RI DG
E DR
LAUREL
WAY
FRANKL NI CAN YO N
D
R
W ONDERLAND AVE
L O OKOUT MOUNTAIN AVE
BL U
E JAY WAY
R
ISING GLEN R
D
WALNUT DR
RIDPATH DR
KIRKW O O D DR
G R A ND VIE W
APPIAN WAY
NIGHTIN G ALE DR
KINGS
Q UEENS RD
SUNSE T PLAZA DR
T HRA S HER
S EI RRA
A LTA
WAY
N DOHEN Y
D R
HILLDALE
HAMMOND ST
HANCOCK AVE
N
DOHENY
DR
SUNS E T PL A Z A
LON D ONDERRY
N WETHE R L Y
DR
R U G BY PL
A PPIAN WAY
S UNSET CREST
HILLGREEN
DR
LASKY DR
HACIENDA
FOUNTAIN AVE
ALTA LOMA
WEST KNOLL
CLINTON AVE
CHARLEVILLE BLVD
W PICO BLVD
CHARLEVILLE BLVD
LOMITAS AVE
N BEV ERLY
DR
S
BEVERLY DR
HUNTLEY
N LA CIENEGA BLVD
BURTON WAY
CLIFTON WAY
SHA D
OW HI L L WAY
LO MA
LIND
A DR
Zoning Map - City of Beverly Hills
ZONES
SINGLE FAMILY RESIDENTIAL
R-1 One-Family Residential Zone
R-1.X One-Family Residential Zone
R-1.5X One-Family Residential Zone
R-1.5X2 One-Family Residential Zone
R-1.6X One-Family Residential Zone
R-1.7X One-Family Residential Zone
R-1.8X One-Family Residential Zone
MULTI-FAMILY RESIDENTIAL
R-3 Multiple Residential Zone
R-4 Multiple Residential Zone
R-4X1 Residential Income and Multiple Dwelling Zone
R-4X2 Multiple Residential Zone
R-4-P Residential Parking Zone
RMCP Multiple-Family Residential-Commercial Parking
Zone
COMMERCIAL
C-3 Commercial Zone
C-3A Commercial Zone
C-3B Commercial Zone
C-3T-1 Commercial-Transition Zone
C-3T-2 Commercial-Transition Zone
C-3T-3 Commercial-Transition Zone
C-5 Commercial Zone
INSTITUTIONAL/GOVERNMENT
Church Zone
P-S Public Service Zone
S School
T-1 Transportation Zone
Parks, Reservoirs, Government (Unzoned)
SPECIFIC PLAN AREAS & OVERLAY
9900 Wilshire Specific Plan
Beverly Hilton Specific Plan
Beverly Hills Garden Specific Plan
Beverly Hills Hotel Specific Plan
One Beverly Hills Overlay Specific Plan
C-3 (AR) Adaptive Reuse Planned Development Overlay
Zone
C-H(O) Commercial Hotel Overlay Zone
C-R Commercial-Retail Overlay Zone
C-R-PD Commercial Retail Planned Development Overlay
Zone
E-O-PD Entertainment Office Planned Development
Overlay Zone
M-PD-2 Mixed Use Planned Development Overlay Zone
M-PD-3 Mixed Use Planned Development Overlay Zone
M-PD-4 Mixed Use Planned Development Overlay Zone
M-PD-5 Mixed Use Planned Development Overlay Zone
Medical Use Overlay Zone
T-O Transportation Overlay Zone
Mixed Use Overlay Zone
Hillside Area and Central Area Boundary
City Boundary
This map is for informational purposes. The City of
Beverly Hills makes no representations or warranties
of any kind with respect to the accuracy of the
information or data furnished herein.
Map produced by: City of Beverly Hills - IT - GIS
455 N. Rexford Dr. Beverly Hills, CA 90210
October 05, 2021
TROUSDALE
ESTATES
HILLSIDE
AREA
CENTRAL
AREA
E
0 970 1,940Feet
1:19,500
N ROBERTSON BLVD S ROBERTSON BLVD
DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
2021-2029 Housing Element
A-1 | Page
Appendix A: Community Profile
A. Demographic Profile....................................................................... A-7
1. Population Growth Trends........................................................ A-7
2. Age Characteristics .................................................................. A-7
3. Household Size and Overcrowding ........................................ A-8
4. Employment............................................................................... A-9 B. Special Needs Populations .......................................................... A-10
1. Senior Households ................................................................... A-10
2. Persons with Disabilities........................................................... A-12
3. Female-Headed Households................................................. A-15
4. Large Households.................................................................... A-15
5. Unhoused Persons ................................................................... A-15
6. Farm Workers............................................................................ A-16
7. Extremely-Low-Income Households...................................... A-17 C. Housing Stock Characteristics ..................................................... A-18
1. Housing Growth ....................................................................... A-18
2. Housing Type, Tenure, and Vacancy ................................... A-19
3. Housing Age and Condition.................................................. A-21
4. Housing Costs and Affordability ............................................ A-22
5. Assisted Housing at Risk of Conversion................................. A-26 D. Regional Housing Needs Assessment......................................... A-27 E. Fair Housing Assessment ............................................................... A-29
1. Assessment of Fair Housing..................................................... A-29
2. Future Programs and Policies to Affirmatively Further Fair Housing ................................................................................... A-154 A community’s demographics (the statistical study of a population’s characteristics) affect the type and amount of housing that is needed in the community. This section addresses the population, housing, and employment characteristics in Beverly Hills.
DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
2021-2029 Housing Element
A-2 |Page
Tables
Table A-1 Income Categories and Affordable Housing Costs – Los Angeles County ......................................................... A-23 Table A-2 Assisted Housing Inventory, Beverly Hills........................ A-27 Table A-3 Regional Housing Needs Assessment 2021-2029,
Beverly Hills......................................................................... A-28 Table A-4 Racial/Ethnic Dissimilarity Trends – Los Angeles County (1990-2020) .......................................................... A-43 Table A-5 Racial/Ethnic Composition of Neighboring Cities and County (2021) ........................................................... A-44 Table A-6 Racial/Ethnic Composition (2010-2021) ........................ A-48 Table A-7 Disability Status by Race, Age, and Type – L.A.
County (2021) ................................................................... A-53 Table A-8 Disability Status by Race, Age, and Type – Beverly Hills (2021) .......................................................................... A-56 Table A-9 Households with Children (2010-2021) ........................... A-61 Table A-10 Households by Income and Tenure – Los Angeles County (2022) ................................................................... A-64 Table A-11 Households by Income and Tenure – Beverly Hills (2022) .................................................................................. A-66 Table A-12 Population Below the Poverty Level by
Race/Ethnicity (2021)....................................................... A-71 Table A-13 Median Household Income by Race/Ethnicity
(2021) .................................................................................. A-75 Table A-14 Domains and List of Indicators for Opportunity Maps (2021) .................................................................................. A-84 Table A-15 Opportunity Indices by Race/Ethnicity – Los
Angeles County (2020).................................................... A-89 Table A-16 TCAC Opportunity Map Scores by Tract (2021)........... A-91 Table A-17 Housing Problems and Cost Burden by
Race/Ethnicity – L.A. County (2019) ............................ A-103 Table A-18 Housing Problems and Cost Burden by Household Type – L.A. County (2019).............................................. A-103 Table A-19 Housing Problems and Cost Burden by
Race/Ethnicity – Beverly Hills (2019)............................. A-106 Table A-20 Housing Problems and Cost Burden by Household Type – Beverly Hills (2019) .............................................. A-109 Table A-21 Overcrowded Households by Tenure – Los Angeles County (2020) ................................................................. A-111 Table A-22 Overcrowded Households by Tenure – Beverly Hills (2020) ................................................................................ A-113 Table A-23 Substandard Housing Conditions by Tenure – L.A.
County (2020) ................................................................. A-114 Table A-24 Substandard Housing Conditions by Tenure –
Beverly Hills (2020)........................................................... A-116 Table A-25 Characteristics of Persons Experiencing
Homelessness – LA County (2022)................................ A-121 Table A-26 Distribution of RHNA Units by Non-White Population . A-134 DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
2021-2029 Housing Element
A-3 | Page
Table A-27 Distribution of RHNA Units by Population of Persons with Disabilities................................................................ A-135 Table A-28 Distribution of RHNA Units by Children in Married Couple Households ....................................................... A-135 Table A-29 Distribution of RHNA Units by Children in FemaleHeaded Households...................................................... A-135 Table A-30 Distribution of RHNA Units by LMI Households............ A-136 Table A-31 Distribution of RHNA Units by Cost Burdened Owners..... A144 Table A-32 Distribution of RHNA Units by Cost Burdened Renters A-144 Table A-33 Distribution of RHNA Units by Sensitive Communities At Risk of Displacement ................................................ A-145 Table A-34 Distribution of RHNA Units by Tract and AFFH Variable........................................................................... A-151 Table A-35 Summary of Fair Housing Issues.................................... A-153 Figures
Figure A-1. Population Trends – Beverly Hills vs. SCAG Region 2000-2020 ............................................................................. A-7 Figure A-2. Population by Age and Gender – Beverly Hills............... A-7 Figure A-3. Household Size by Tenure – Beverly Hills .......................... A-8 Figure A-4. Overcrowding by Tenure – Beverly Hills vs. SCAG Region .................................................................................. A-9 Figure A-5. Employment by Industry – Beverly Hills............................. A-9 Figure A-6. Employment by Occupation – Beverly Hills vs. SCAG Region ................................................................................A-10 Figure A-7. Elderly Households by Income and Tenure –
Beverly Hills.........................................................................A-11 Figure A-8. Disabilities by Type – Beverly Hills ....................................A-12 Figure A-9. Disabilities by Type Among Seniors – Beverly Hills vs.
SCAG Region.....................................................................A-12 Figure A-10.Disabilities by Employment Status – Beverly Hills...........A-13 Figure A-11.Developmental Disabilities – Beverly Hills ......................A-14 Figure A-12.Female-Headed Households – Beverly Hills...................A-15 Figure A-13.Agricultural Employment – Beverly Hills..........................A-17 Figure A-14.Extremely-Low-Income Households – Beverly Hills........A-17 Figure A-15.Housing Permits by Type 2000-2018 – Beverly Hills vs.
SCAG Region.....................................................................A-18 Figure A-16.Housing by Type – Beverly Hills vs. SCAG Region..........A-19 Figure A-17.Housing by Tenure – Beverly Hills and SCAG Region ...A-19 Figure A-18.Housing Tenure by Householder Age – Beverly Hills.....A-20 Figure A-19.Vacant Units by Type – Beverly Hills vs. SCAG Region ................................................................................A-20 Figure A-20.Housing Units by Year Built – Beverly Hills vs. SCAG Region ................................................................................A-21 Figure A-21.Substandard Housing Units – Beverly Hills vs. SCAG Region ................................................................................A-22 DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
2021-2029 Housing Element
A-4 |Page
Figure A-22.Percentage of Income Spent on Rent – Beverly Hills.. A-24 Figure A-23.Percentage of Income Spent on Rent by Income Category – Beverly Hills.................................................... A-24 Figure A-24.Median Price for Existing Homes – Beverly Hills vs.
SCAG Region .................................................................... A-25 Figure A-25.Monthly Owner Costs – Beverly Hills vs. SCAG Region................................................................................ A-25 Figure A-26.Mortgage Cost by Income Category – Beverly Hills ... A-25 Figure A-27.Cost Burden by Income Category – Beverly Hills......... A-26 Figure A-28.Regional Public Housing Buildings, FHEO Inquiries by City, and HCV Recipients by Tract................................. A-34 Figure A-29.Public Housing Buildings, FHEO Inquiries, and HCVs.... A-36 Figure A-30.Regional Racial/Ethnic Minority Population by Block Group (2010)..................................................................... A-45 Figure A-31.Regional Racial/Ethnic Minority Population by Block Group (2018)..................................................................... A-46 Figure A-32.Regional Racial/Ethnic Majority Populations by Tract (2018)........................................................................ A-47 Figure A-33.Racial/Ethnic Minority Population by Block Group (2010) .................................................................................. A-49 Figure A-34.Racial/Ethnic Minority Population by Block Group (2018) .................................................................................. A-50 Figure A-35.Diversity Index by Block Group (2018)........................... A-51 Figure A-36.Regional Population of Persons with Disabilities by Tract (2019)........................................................................ A-54 Figure A-37.Population of Persons with Disabilities by Tract (2019) .................................................................................. A-57 Figure A-38.Households with Children in Neighboring Cities and County (2021) ................................................................... A-59 Figure A-39.Regional Population of Children Residing in SingleParent Female-Headed Households by Tract (2019).. A-60 Figure A-40.Population of Adults Living Alone by Tract (2019) ....... A-62 Figure A-41.Population of Children Residing in Single-Parent Female-Headed Households by Tract (2019)............... A-63 Figure A-42.Regional LMI Household Population by Block Group (2020) .................................................................................. A-65 Figure A-43.LMI Household Populations by Block Group (2020)..... A-67 Figure A-44.Regional R/ECAPs and TCAC Areas of High
Segregation and Poverty ................................................ A-69 Figure A-45.Poverty Status by Tract (2019) ........................................ A-70 Figure A-46.Regional RCAA Tracts (2019).......................................... A-73 Figure A-47.Regional Median Income by Block Group (2019)....... A-74 Figure A-48.Capital Improvement Project Map for Fiscal Year 2023-24 ............................................................................... A-79 Figure A-49.RCAA Tract (2019)............................................................ A-80 Figure A-50.Median Income by Block Group (2019)........................ A-81 Figure A-51.Renter-Occupied Housing by Tract (2016) ................... A-82 Figure A-52.Beverly Hills Zoning Map .................................................. A-83 DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
2021-2029 Housing Element
A-5 | Page
Figure A-53.Regional TCAC Opportunity Area Composite
Scores by Tract (2022)......................................................A-86 Figure A-54.TCAC Opportunity Area Composite Scores by Tract (2022) ..................................................................................A-92 Figure A-55.Regional HUD Jobs Proximity Index by Block Group (2017) ..................................................................................A-95 Figure A-56.Regional TCAC Economic Score by Tract (2022).........A-96 Figure A-57.Jobs Proximity Score by Tract (2022)..............................A-98 Figure A-58.TCAC Economic Score by Tract (2022) .........................A-99 Figure A-59.Regional TCAC Education Score by Tract (2022) ..... A-100 Figure A-60.TCAC Education Score by Tract (2022)...................... A-101 Figure A-61.Regional Population of Cost Burdened Owners by Tract (2021)..................................................................... A-104 Figure A-62.Regional Population of Cost Burdened Renters by Tract (2021)..................................................................... A-105 Figure A-63.Population of Cost Burdened Owners by Tract (2021) ............................................................................... A-109 Figure A-64.Population of Cost Burdened Renters by Tract (2021) ............................................................................... A-110 Figure A-65.Regional Overcrowded Households by Tract (2021) A-112 Figure A-66.Overcrowded Households by Tract (2021) ................ A-113 Figure A-67.Regional Age of Housing Structures by Tract (2021) . A-115 Figure A-68.Age of Housing Structures by Tract (2021) ................. A-116 Figure A-69.Regional Sensitive Communities At Risk of
Displacement by Tract (2022)...................................... A-118 Figure A-70.Sensitive Communities At Risk of Displacement by Tract (2022)..................................................................... A-119 Figure A-71.LA County Population of Persons Experiencing Homelessness (2017-2022) ............................................ A-120 Figure A-72.Emergency Shelters – Los Angeles County (2021) .... A-121 Figure A-73.Beverly Hills Census Tracts (2020)................................. A-124 Figure A-74.Cook Plan of Beverly Hills (1929) .................................. A-130 Figure A-75.Home Owners Loan Corporation Redlining Map, Los Angeles and Vicinity Map...................................... A-132 Figure A-76.Home Owners Loan Corporation Redlining Grade Map (University of Richmond, 2021)............................ A-133 Figure A-77.Distribution of RHNA Units by Non-White Population (2019) ............................................................................... A-137 Figure A-78.Distribution of RHNA Units by Disabled Population (2021) ............................................................................... A-138 Figure A-79.Distribution of RHNA Units by Children in Married Couple Households (2021) ........................................... A-139 Figure A-80.Distribution of RHNA Units by Children in FemaleHeaded Households (2021).......................................... A-140 Figure A-81.Distribution of RHNA Units RCAAs (2019)..................... A-142 Figure A-82.Distribution of RHNA Units by TCAC Opportunity Area................................................................................. A-143 DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
2021-2029 Housing Element
A-6 |Page
Figure A-83.Distribution of RHNA Units by Overpaying Owners (2021) ................................................................................ A-146 Figure A-84.Distribution of RHNA Units by Overpaying Renters (2021) ................................................................................ A-147 Figure A-85.Distribution of RHNA Units by Sensitive Communities At Risk of Displacement................................................. A-148 Figure A-86.Sites Inventory ................................................................. A-152 DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
2021-2029 Housing Element
A-7 | Page
A. Demographic Profile
1. Population Growth Trends
Beverly Hills had an estimated 2020 population of 33,775 including 121 living in group quarters, according to the California Department of Finance. The chart below describes the population trend in Beverly Hills from 2000 to 2020. Over this period the population of Beverly Hills has remained relatively steady compared to a 0.7 percent increase for the entire SCAG region.
Figure A-1. Population Trends – Beverly Hills vs. SCAG Region 2000-2020
2. Age Characteristics
The age characteristics of a community have important effects on housing demand. Different age groups have distinct lifestyles, income levels, and family types and sizes that influence preferences and the ability to afford housing.
According to recent Census estimates, the population of Beverly Hills was 47.5 percent male and 52.5 percent female (Figure A-2). The share of the population of Beverly Hills under 18 years of age was 19.5 percent, which was lower than the regional share of 23.4 percent.
Beverly Hills’s seniors (65 and above) made up 21.6 percent of the population, which was notably higher than the regional share of 13 percent.
Figure A-2. Population by Age and Gender – Beverly Hills DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
2021-2029 Housing Element
A-8 |Page
3. Household Size and Overcrowding
Household Size
Figure A-3 illustrates the range of household sizes in Beverly Hills for owners, renters, and overall. The most commonly occurring household size was one person (37.8%), and the second most commonly occurring household size was two people (31.2%). Beverly Hills had a higher share of single-person households than the SCAG region overall (37.8% vs. 23.4%) and a lower share of 7+ person households than the SCAG region overall (0% vs. 3.1%).
Figure A-3. Household Size by Tenure – Beverly Hills
Overcrowding
The State defines an overcrowded housing unit as one occupied by more than 1.0 persons per room (excluding kitchens, bathrooms, porches, and hallways). A unit with more than 1.5 occupants per room is considered severely overcrowded. The incidence of overcrowding is a general measure of whether there is an available supply of adequately sized and affordable housing units.
Overcrowding can occur when the high cost of housing either forces a household to “double up” with another household or live in a smaller housing unit in order to afford food and other basic needs.
Overcrowding can also occur if a community lacks housing units of adequate size to meet the need of large households. In either case, overcrowding can potentially lead to more rapid deterioration of homes, a shortage of on-site parking, and other household problems such as stress and adverse health impacts.
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Figure A-4. Overcrowding by Tenure – Beverly Hills vs. SCAG Region
As shown in Figure A-4, overcrowding in Beverly Hills is less of a problem than for the SCAG region in general. However, renters experience overcrowding at a higher rate than owners.
4. Employment
Strongly correlated with household income, employment has an important impact on housing needs. Higher-paying jobs provide broader housing opportunities for residents, while lower-paying jobs can result in more limited housing options. In addition, employment growth is a major factor affecting the demand for housing in a community.
Beverly Hills is a major employment center and part of a larger concentration of economic activity in the Westside area of Los Angeles County. Recent Census employment data reported that Beverly Hills had 16,639 workers living within its borders who worked across 13 major industrial sectors (Figure A-5). The most prevalent industry was Education & Social Services with 3,373 employees (20.3% of total), and the second most prevalent industry was Professional Services with 2,834 employees (17% of total).
Figure A-5. Employment by Industry – Beverly Hills
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As shown in Figure A-6, recent employment statistics found the most prevalent occupational category in Beverly Hills was Management, in which 10,085 (60.6% of total) employees worked. The second most prevalent type of work was Sales, which employed 4,283 persons (25.7% of total) in Beverly Hills.
Figure A-6. Employment by Occupation – Beverly Hills vs.
SCAG Region
B. Special Needs Populations
State law recognizes that certain households have more difficulty finding decent and affordable housing due to special circumstances, including but not limited to the following: economic status, age, disability, household size, and household type.
Special needs populations in Beverly Hills include:
• Senior households,
• Persons with disabilities,
• Female-headed households,
• Large households,
• Unhoused persons,
• Farmworkers, and
• Extremely-low-income households
1. Senior Households
Addressing the diverse housing needs of Beverly Hills’ senior population requires strategies that foster independent living (such as home accessibility improvements, accessory dwelling units, rehabilitation assistance), as well as strategies that encourage the provision of a variety of supportive living environments for seniors of all income levels.
Federal housing regulations define an “elderly family” as one consisting of two persons, one or both of whom are aged 62 or over.
Recent data compiled by the U.S. Department of Housing and Urban Development (HUD) reported that of 4,574 such households in Beverly Hills, 24.2 percent earned less than 30 percent of the area median DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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income compared to 24.2 percent in the SCAG region, while 31.9 percent earned less than 50 percent of the area median income compared to 30.9 percent in the SCAG region (Figure A-7).
Figure A-7. Elderly Households by Income and Tenure –
Beverly Hills
Seniors are the largest special needs group in Beverly Hills and are considered to have special housing needs because fixed incomes, higher health care costs, and physical disabilities make it more difficult to find suitable and affordable housing. Concurrent with trends throughout the nation, this population is expected to continue increasing as the baby-boom generation enters retirement.
Senior Housing Resources
To help address the housing needs of its senior population, in 1987, the City partnered with the non-profit Menorah Housing Foundation to develop the 150-unit Beverly Hills Senior Housing project (located at 225 N. Crescent Drive) for very low–income senior/handicapped residents. Other housing-related service programs available to seniors in the community include:
• Senior Case Management Program assists seniors to live as independently as possible in the community. Seniors are linked to various services such as shuttle buses and discount taxi coupons, meal services, caregivers, assistance with government forms, and counseling.
• Senior Multi-Family and Single-Family Rehabilitation
Program provides minor homes repairs, improved security, and mobility aids for low-income tenants and homeowners. • A Roommate Matching Service for seniors is offered through Alternative Living for the Aging.
Through the Beverly Hills Community Services Department, a variety of programs and supportive services are also offered, many of which are targeted towards senior residents, including classes and information programs, free transit shuttle services, case management, pro bono legal services through Bet Tzedek, and lunch services.
A key focus of this Housing Element is to establish policies and programs to address the diverse housing needs of the City’s seniors.
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2. Persons with Disabilities
Data on disabilities provides important context for assessing current and future needs for accessible housing units. Note that because some disability types are not recorded for children, calculating disabilities as a percentage of total population may not be a reliable indicator. As Beverly Hills’ population continues to age, the number of residents with disabilities is expected to increase.
Figure A-8. Disabilities by Type – Beverly Hills
As seen in Figure A-8, the most commonly occurring disability among Beverly Hills residents was an ambulatory disability. Among Beverly Hills seniors, 20 percent experienced an ambulatory disability compared to 22.9 percent of seniors in the SCAG region (Figure A-9).
Figure A-9. Disabilities by Type Among Seniors – Beverly Hills vs. SCAG Region
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In Beverly Hills, 38.6 percent of the population with a disability was employed, compared to 72.9 percent of those without a disability (Figure A-10).
Figure A-10. Disabilities by Employment Status – Beverly Hills Supportive services for those with disabilities in Beverly Hills include:
• Meals-on-Wheels program that delivers meals to individuals who are temporarily or permanently disabled.
• Senior Lunch Pick-Up Program that allows seniors to pick up meals for every day of the week from a City community
facility.
• Housing Rehabilitation Program provides assistance by funding permits to construct accessibility accommodations for low- and moderate-income disabled households.
• For individuals unable to live in a primarily independent setting, two assisted living residential community-care facilities are located within Beverly Hills:
• The Watermark at Beverly Hills (formerly BridgePoint at Beverly Hills) (75 units)
• Sunrise Assisted Living (127 units)
• Shuttle Services for seniors are free within the City and to some medical facilities in adjacent areas.
• Stroke Support Group Program, which provides resocialization meetings, field trips, and social outings for those who have suffered strokes.
These facilities provide residential support and supportive services for such daily tasks as medication management, coordination of health care services and customized diets, housekeeping, laundry, and transportation needs.
Developmental Disabilities
Developmental disabilities fall within the definition of a disability and are further defined as a disability that originates before an individual reaches 18 years of age, continues, or can be expected to continue indefinitely, and constitutes a substantial disability for that individual, including mental retardation, cerebral palsy, epilepsy, and autism.
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State law requires the Housing Element to specifically analyze the housing needs of persons with developmental disabilities, and to identify resources available to serve this population.
Figure A-11. Developmental Disabilities – Beverly Hills The California Department of Developmental Services (DDS) provides community-based services to persons with developmental disabilities and their families through a statewide system of 21 regional centers.
The goal of these centers is to: 1) prevent/minimize institutionalization of developmentally disabled persons and their dislocation from family and community; and 2) enable this population to lead more productive lives. The Westside Regional Center, located in Culver City, serves the Beverly Hills community, and provides a point of entry to services for persons with developmental disabilities.
The regional centers have identified several community-based housing types appropriate for persons living with a developmental disability: licensed community care facilities and group homes; supervised apartment settings with support services; homes for persons with special health care and intensive support needs; and for persons able to live more independently, rent-subsidized homes, affordable inclusionary units, and Section 8 rental vouchers.
The City of Beverly Hills supports the provision of housing for persons with disabilities and has adopted provisions in its zoning code to enable community care facilities and supportive housing, and has also established procedures for granting reasonable
accommodations from code requirements. Several of the City’s housing programs targeted at facilitating production of affordable housing – including Inclusionary Housing, the Housing Trust Fund, Affordable Housing Development Assistance, and Density Bonus Incentives programs (see Housing Accomplishments Section in Appendix D for more information) – also assist residents with developmental disabilities.
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3. Female-Headed Households
Female-headed households often have modest incomes, and typically have a special need for such services as childcare and health care, among others. Many of these households need assistance with housing subsidies, as well as accessible and affordable day care.
As shown in Figure A-12, recent Census estimates reported that 7.6 percent of Beverly Hills households were female-headed (compared to 14.3 percent in the SCAG region), 3.9 percent were female-headed and with children (compared to 6.6 percent in the SCAG region), and
0.2 percent were female-headed and with children under 6 (compared to 1.0% in the SCAG region).
Figure A-12. Female-Headed Households – Beverly Hills
4. Large Households
Large households, defined as those with five or more members, have special needs due to the limited availability of adequately sized affordable housing units. Large renter households are vulnerable to overcrowding due to the shortage of affordable rental units with 3+ bedrooms, which typically consist of single-family homes. As shown previously in Figure A-3 (page A-8) the most common household size in Beverly Hills was one person (37.8%) while the second most commonly occurring household was two people (31.2%). Beverly Hills had a higher share of single-person households than the SCAG region overall (37.8% vs. 23.4%) and a lower share of 7+ person households than the SCAG region overall (0% vs. 3.1%); therefore, the need for large units is likely to be lower than in many areas.
5. Unhoused Persons
Housing insecurity and homelessness continue to affect California and urban areas nationwide, and can often result in unhoused conditions.
A homeless count conducted by the Los Angeles Homeless Services Authority (LAHSA) in 2020 indicated that on any given day there are an estimated 63,706 persons experiencing homelessness in Los Angeles County. These include families that might be displaced through evictions, women and children experiencing abusive family DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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situations, persons with substance abuse problems, or persons with mental illness. Beverly Hills is located within LAHSA Service Planning Area (SPA) 5, which had a 2020 unhoused estimate of 6,009 people, of which 17 unsheltered persons1 and one RV were reported in Beverly Hills. In the most recent LAHSA homeless count from 2023, there were 39 unhoused persons identified.
Beverly Hills launched the CLASP (Changing Lives and Sharing Places) program in 2008, providing street outreach workers through Step Up on Second to assess the particular needs of unhoused individuals, and to refer them to the appropriate services. Depending on individual needs, social service referrals include mental health counseling, medical care and access to benefits, vocational training, substance abuse treatment, and transitional housing.
The City of Beverly Hills contracts with PATH (People Assisting the Homeless) to provide emergency housing for unhoused individuals going through the CLASP program, providing annual Community Assistance Grant funding (General Fund) to provide an average of 1,825 bed-nights for unhoused individuals residing in the City.
Through its annual Community Services Assistance Grant application, the City allocates General Fund monies to a variety of service organizations that support the City’s commitment to the provision of a social service safety net for the most vulnerable members of the community. Many of these organizations serve the unhoused and atrisk unhoused population. For example, in 2020/21, the All Saints Homeless Assistance Program, the Westside Food Bank, PATH (People Assisting the Homeless), Step Up on Second, Bet Tzedek, Jewish Family Services and Saban Community Clinic were among the agencies awarded nearly $935,000 in City funds.
6. Farm Workers
Farm workers are identified as persons whose primary income is earned through seasonal agricultural labor. In many parts of California, agricultural production is an important contribution to local economies. Beverly Hills has no land used for commercial agriculture, and recent Census data reported only 11 persons in the City employed in farming, forestry, or fishing occupations (Figure A-13).
Given the absence of farm workers in the community, no specialized housing programs are targeted to this group.
1 This is a point-in-time count provided from LAHSA data.
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Figure A-13. Agricultural Employment – Beverly Hills
7. Extremely-Low-Income Households
Extremely-low-income (ELI) is defined as households with annual incomes up to 30 percent of the countywide median, or $23,190 for a family of 4 in Los Angeles County in 2020/21. Figure A-14 summarizes characteristics of ELI households in Beverly Hills as reported by HUD.
The largest racial/ethnic category of ELI households in Beverly Hills is Hispanic (22.1% compared to 16% of total population). ELI households were more than twice as likely to be renters as owners (20.7% vs 9.3%).
Projected future need for ELI households is shown in Table A-3 in Section D below.
Figure A-14. Extremely-Low-Income Households – Beverly Hills DocuSign Envelope ID: E0A8EBFF-E849-4C07-9990-720DA9F26FEB City of Beverly Hills General Plan
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Common housing problems faced by ELI households include high housing cost burden and overcrowding. Programs included in this Housing Element to address the needs of ELI households include the following:
• Senior Housing Development
• Rent Stabilization
• Senior Case Management
• Senior Home Sharing
• Second Units
• Home Repair and Improvement
• Monitoring Affordable Housing
• Housing Trust Fund
In addition to these programs, the City accommodates a variety of housing types through its zoning ordinance to address the needs of ELI households, including transitional housing, supportive housing, emergency shelters, and community care facilities.
C. Housing Stock Characteristics
The Census defines a housing unit as a house, an apartment, a mobile home or trailer, a group of rooms, or a single room occupied as separate living quarters. Separate living quarters are those in which the occupants live separately from other individuals in the building and that have direct access from outside the building or through a common hall. This section identifies the characteristics of Beverly Hills’ physical housing stock including housing growth trends, housing conditions, and housing affordability.
1. Housing Growth
Figure A-15 shows housing permit trends in Beverly Hills during 2000- 2018 by housing type. As in most areas of California, housing production dropped significantly during the “Great Recession” but has recovered somewhat since 2008.
Figure A-15. Housing Permits by Type 2000-2018 – Beverly Hills vs. SCAG Region
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2. Housing Type, Tenure, and Vacancy
Housing Type
Figure A-16 summarizes recent estimates of the housing stock in Beverly Hills. Of the City’s approximately 16,443 housing units, the most prevalent housing type was multi-family, 5+ units with 8,475 units. The share of all single-family units (both detached and attached) in Beverly Hills was 36.7 percent, which is significantly lower than the 61.7 percent share in the entire SCAG region.
Figure A-16. Housing by Type – Beverly Hills vs. SCAG Region Housing Tenure
Housing tenure refers to whether a housing unit is owned or rented.