Item E-7 Agenda Report — Beverly Hills City Council, August 5, 2025

2 AGENDA REPORT
Meeting Date: August 5, 2025Item Number:

To: Honorable Mayor & City Council
From: Laurence S. Wiener, City Attorney
Subject: AN ORDINANCE OF THE CITY OF BEVERLY HILLS AMENDING SHORT

TERM RENTAL REGULATIONS (TRANSIENT USES) FOR SINGLE FAMILY

AND MULTIFAMILY RESIDENTIAL ZONES, AND MAKING A

DETERMINATION OF EXEMPTION UNDER THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT (CEQA)
Attachments: 1. Ordinance

RECOMMENDATION
It is recommended that the City Council move to waive the full reading and adopt the ordinance entitled: “AN ORDINANCE OF THE CITY OF BEVERLY HILLS AMENDING SHORT TERM

RENTAL REGULATIONS (TRANSIENT USES) FOR SINGLE FAMILY AND MULTIFAMILY

RESIDENTIAL ZONES, AND MAKING A DETERMINATION OF EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).”

INTRODUCTION
This ordinance amends the Beverly Hills Municipal Code (BHMC) to modify and further restrict use regulations applicable to short term rentals in residential zones.

DISCUSSION
At its meeting of July 1, 2025, the City Council deliberated the draft ordinance and provided direction to staff regarding amendments to the draft ordinance, and continued this item to the July 15, 2025 meeting to provide time for the draft ordinance to be revised with the proposed changes.

At the July 15, 2025 meeting, the City Council conducted a first reading of the ordinance and introduced it. The City Council made further changes to the ordinance, including:
• Amending Section 1-2-1 of the BHMC to add the definition of “Responsible Person”;• Amending Section 1 0-3-205 of the BHMC to clarify penalties for violations of Title 10, Chapter 3 of the BHMC;

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E-7
Meeting Date: August 5, 2025
Amending Section 10-3-206 of the BHMC to allow for additional enforcement of the prohibition of Single-Family and Multi-Family Transient uses.

These changes have now been incorporated into the ordinance being presented to the City Council for adoption.

FISCAL IMPACTNo fiscal impact is anticipated.

Laurence S. Wiener
City Attorney
Approved By

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Attachment
I
ORDINANCE NO. 25-0-

AN ORDINANCE OF THE CITY OF BEVERLY HILLSAMENDING SHORT TERM RENTAL REGULATIONS(TRANSIENT USES) FOR SINGLE FAMILY ANDMULTIFAMILY RESIDENTIAL ZONES, AND MAKING ADETERMINATION OF EXEMPTION UNDER THECALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)

THE CITY COUNCIL OF THE CITY OF BEVERLY HILLS DOES ORDAIN AS FOLLOWS:

Section 1. During the City’s Housing Element Update Review process for the 6th cycle planning period from 2021 to 2029, the California Department of Housing and Development (HCD) directed the City to: update the Beverly Hills Municipal Code (BHMC) definitions for “One-Family or Single-Family Residence or Dwelling” and “Single Housekeeping Unit”; clarifyzoning districts that accommodate “Group Homes or Residential Care Facilities” and “TransitionalHousing and Supportive Housing” to address housing constraints on persons with disabilities;address the replacement housing requirements for the sites inventory of the Housing Element; and to amend emergency shelter regulations in compliance with state law; Section 2. On November 14, 2024, the Planning Commission held a duly noticed public hearing to discuss the proposed Amendments to the BHMC pertaining to short term rentalregulations, also known as single-family and multi-family transient uses, after which it adoptedResolution No. 2076 recommending that the City Council adopt the proposed changes (collectively, the “Amendments”). On July 1, 2025, the City Council held a duly noticed public hearing, received public testimony, and thereafter introduced this Ordinance.

Section 3. The Amendments were assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA -1-
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Guidelines, and the environmental regulations ofthe City. The Plarming Commission recommends that the City Council find the ordinance is exempt from CEQA because it can be seen with certaintythat there is no potential for such ordinance to have a significant adverse effect on the environmentpursuant to CEQA Guidelines Section 15061(b)(3). Section 15061(b)(3) of Title 14 of the California Code of Regulations states that CEQA applies only to projects which have the potentialfor causing a significant effect on the environment. The Amendments do not authorize constructionand only involve revisions to existing standards and land use limitations for certain residential zones in the City. Therefore, it can be seen with certainty that the draft ordinance has no potential to cause a significant effect on the environment and the Amendments are categorically exempt from further review under CEQA pursuant to Section 1 506 1(b)(3) and 15305 of Title 14 of theCalifornia Code of Regulations.

Section 4. The Amendments are consistent with the objectives, principles, and standards of the General Plan. The Housing Element of the General Plan includes Goal Hi — Maintenance and Conservation, which encourages the maintenance ofthe quality and character ofexisting housing and residential neighborhoods, and Policy Hi .5 — Conservation ofExisting Rental Housing calls for preventing the loss of existing residential units. Similarly, the Housing Element sets forth Goal H2 — Housing Supply and Diversity, which calls for the provision of a variety of housing types and adequate affordable housing supply. Goal H3 — Fair Housing and Special Needs Residents promotes equal housing opportunities for all residents, especially persons withdisabilities, homeless, and those at risk of homelessness. General Plan Land Use (LU) Policy 5.1-Neighborhood Conservation calls for the maintenance ofthe uses, densities, character, amenities,and quality of the City’s residential neighborhoods, recognizing their contribution to the City’sidentity, economic value, and quality of life. Goals LU 6 — Single-Family Residential -2-
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Neighborhoods and LU 7 — Multi-Family Residential Neighborhoods require that both singlefamily and multi-family neighborhood identities are maintained with regard to character, identity, and amenities. Amending sections of the Beverly Hills Municipal Code to limit short term rentaluses in residential zones will meet several of the stated objectives, standards, goals, and policiesofthe General Plan. The Amendments will further protect the identity ofresidential neighborhoods by prohibiting potentially adverse impacts and preserving housing opportunities for a range ofhousehold types, which will further the public interest, health, safety, morals, peace, comfort,convenience, or general welfare.

Section 5. Section 1-2-1 (Application of Definitions) of Chapter 2 (Definitions) of Title 1 (General Provisions) of the BHMC is hereby amended to add a definition of ResponsiblePerson in alphabetatical order to read as follows:
“RESPONSIBLE PERSON: Any Person who in whole or in part, directly or indirectly,causes, maintains, permits, arranges, facilitates, aids and/or abets a violation of this code.

The term “Responsible Person” includes, but is not limited to: any person or entity whohas any ownership or possessory interest in real or personal property or who is in controlthereof whether actual or constructive; acts an as an agent or broker, or on behalf ofpersons having an ownership or possessory interest in such property; has actual or ostensible control of such property; any person who has actual or apparent authority or supervises person and any other person or entity whose actions in whole or in part, directly or indirectly, causes, maintains, permits, arranges, facilitates, aids and/or abets a violationof this code.” -3-
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Section 6. The definition of “Multi-Family Transient Use” in Section 10-3-100 (Words Defined) in Article 1 (Definitions) ofChapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows, with all other definitions in Section 10-3-100remaining in place without amendment:
“MULTI-FAMILY TRANSIENT USE: Rental, lease, sublease, or similar agreement for habitation or exclusive or shared use of a multi-family dwelling unit or any portion thereof, or accessory dwelling unit(s), for a period of less than twelve (12) consecutive months; or the rental of an accessory structure, or any other feature or portion of multi-familyresidential property including but not limited to pools, game courts, and yards. The initialminimum lease term shall not preclude a lease from reverting to a month-to-month lease after the initial term has concluded. Multi-family transient uses do not include in homecaretakers occupying a multi-family residence in conjunction with providing care givingservices to the primary occupants of that residence.”Section 7. The definition of “Single-Family Transient Use” in Section 10-3-100 (Words Defined) in Article 1 (Definitions) ofChapter 3 (Zoning) ofTitle 10 (Planning and Zoning)of the I3HMC is hereby amended to read as follows, with all other definitions in Section 10-3-100 remaining in place without amendment:
“SINGLE-FAMILY TRANSIENT USE: Rental, lease, sublease, or similar agreement for habitation or exclusive or shared use of a Single-Family Residence, or Accessory Dwelling Unit(s) of a Single-Family Residence for a period of less than twelve (12) consecutivemonths; or the rental of an Accessory Structure, or any other feature or portion of Single Family Residential property including but not limited to pools, Game Courts, and Yards. -4-
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The initial minimum lease term shall not preclude a lease from reverting to a month-tomonth lease after the initial term has concluded. Single-Family Transient Uses do not include Home Occupation activities authorized pursuant to Section 10-3-4302, filming and photography activities permitted pursuant to Section 4-3-101 et seq, or in home caretakers occupying a Single-Family Residence in conjunction with providing care giving servicesto the primary occupants of the residence.”Section 8. Section 10-3-205 (Violations; Enforcement) of Article 2 (Purpose, Conflicts, Compliance and Enforcement of Provisions) ofChapter 3 (Zoning) ofTitle 10 (Planningand Zoning) of the BHMC is hereby amended to read as follows:
“10-3-205. VIOLATIONS; ENFORCEMENT:Any use, occupation, building, or structure maintained contrary to the provisions of this Chapter shall constitute a public nuisance as well subject the Responsible Persons to any remedy set forth in Title 1, Chapter 3 of this Code.

For any violation of the prohibitions on Single-Family or Multi-Family Transient Uses pursuant to Title 10, Chapter 3 of this Code, in addition to the penalties set forth above,any and all Responsible Persons,jointly and severally, shall be required pay to any transienttenant all monies paid to or received by any Responsible Person as a direct or indirect result of the unlawful transient uses and shall also remit to the City all Transient Occupancy Taxes that would have been due had the transient use not been unlawful.

The City Attorney and City Prosecutor are authorized to initiate any civil or criminal action to enforce this section and to recover for the benefit of any transient tenant any monies that -5-
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they may be due under this section. Any monies due to a transient tenant under this section that are not claimed or if the transient tenant cannot be located within three (3) years by the City, the monies shall be remitted to the State of California as unclaimed funds.” Section 9. Section 10-3-206 (Limitation of Actions) of Article 2 (Purpose, Conflicts, Compliance and Enforcement of Provisions) of Chapter 2 (Zoning) of Title 10 (Planning and Zoning) is hereby amended to read as follows:
“1 0-3-206. ADDITIONAL ENFORCEMENT:For any knowing violation of the prohibition on Single-Family or Multi-Family Transient Uses pursuant to Chapter 3 of Title 10 of this Code, any Person who collects and remitsTransient Occupany Tax to the City may seek an injunction or other relief to prevent orremedy violations. The prevailing party in such an action shall be entitled to damages andto recover reasonable costs and attorney’s fees.” Section 10. Section 10-3-40 1 (Uses and Buildings Permitted) of Article 4 (One-Family Residential Zone (R-1)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC ishereby amended to read as follows:
“10-3-401: USES AND BUILDINGS PERMITTED:Except as otherwise provided in this article, no lot, premises, building or portion thereof inzone R-1 shall be erected, constructed, built, altered, enlarged, built upon, used, oroccupied for any purpose except as a private one-family residence, family daycare homes licensed pursuant to state law, small or large residential community care facility operating -6-
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in compliance with section 10-3-2778 of this chapter, or transitional or supportive housing.”
Section 11. Section 10-3-406 (Businesses Prohibited) of Article 4 (One-Family Residential Zone (R-1)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows:
“10-3-406: BUSINESSES PROHIBITED; MINIMUM INITIAL RENTAL PERIODS:

A. Except as provided in article 43 of this chapter, no business shall be conducted ormaintained in any building or upon any lot or premises, or upon any portion of eitherthereof, in zone R- 1. All property and buildings in zone R- 1 hereby are limited to strictly private one-family residential uses except as otherwise provided in this article. A singlefamily transient use of a “single-family residence” or “accessory dwelling unit”, as defined in section 10-3-100 of this chapter, by a single housekeeping unit is prohibited in a single-family residence, accessory dwelling unit(s), or other accessory structure(s) of a single-family residence, including but not limited to pools, game courts, or yards.

Except as otherwise provided in this article, no lot, premises, building or portion thereof inzone R-1.X shall be erected, constructed, built, altered, enlarged, built upon, used, oroccupied for any purpose except as a private one-family residence, family daycare homeslicensed pursuant to state law, small or large residential community care facility operatingin compliance with section 10-3-2778 of this chapter, or transitional or supportive housingstructured as a single-family residence.”Section 13. Section 10-3-508 (Businesses Prohibited) of Article 5 (One-Family Residential Zone (R- 1 .X)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows:
“10-3-508: BUSINESSES PROHIBITED; MIMIUM INITIAL RENTAL PERIODS:

Except as otherwise provided in this article, no lot, premises, building or portion thereof in zone R-l.5X shall be erected, constructed, built, altered, enlarged, built upon, used, oroccupied for any purpose except as a private one-family residence, family daycare home licensed pursuant to state law, small or large residential community care facility operating in compliance with section 10-3-2778 ofthis chapter, or transitional or supportive housingstructured as a single-family residence.”Section 17. Section 10-3-704 (Businesses Prohibited) of Article 7 (One-Family Residential Zone (R-1 .5X)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) ofthe BHMCis hereby amended to read as follows:
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“10-3-704: BUSINESSES PROHIBITED; MINIMUM INITIAL RENTAL PERIODS:

A single-family transient use of a “single-family residence” or “accessory dwelling unit”,as defined in section 10-3-100 of this chapter, by a single housekeeping unit is prohibitedin a single-family residence, accessory dwelling unit(s), or other accessory structure(s) ofa single-family residence, including but not limited to pools, game courts, or yards.B. A “single-family residence” or “accessory dwelling unit”, as defined in section 10-3- 100 of this chapter, may be rented or leased (as evidenced by a written rental or lease agreement, or by evidence of occupancy for at least one year), provided that the initial lease term shall be at least one year. This provision does not apply to transitional housing, emergency shelters, congregate care facilities, or supportive housing.” Section 20. Section 10-3-90 1 (Uses and Buildings Permitted) of Article 9 (One-Family Residential Zone (R-1.6X)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning ofthe BHMC is hereby amended to read as follows:
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“10-3-901: USES AND BUILDINGS PERMITTED:

Except as otherwise provided in this article, no lot, premises, building or portion thereof in zone R- 1 .6X shall be erected, constructed, built, altered, enlarged, built upon, used, oroccupied for any purpose except as a private one-family residence, family daycare home licensed pursuant to state law, small or large residential community residential care facility operating in compliance with section 10-3-2778 of this chapter, or transitional orsupportive housing structured as a single-family residence.” Section 21. Section 10-3-904 (Businesses Prohibited) of Article 9 (One-Family Residential Zone (R-1 .6X)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning ofthe BHMC is hereby amended to read as follows:
“10-3-904: BUSfNESSES PROHIBITED; MINIMUM INITIAL RENTAL PERIODS:A. Except as provided in article 43 of this chapter, no business shall be conducted or maintained in any building or upon any lot or premises, or upon any portion of either thereof, in zone R-1.6X. All property and buildings in zone R-l.6X hereby are limited to strictly private one-family residential uses except as otherwise provided in this article. Asingle-family transient use of a “single-family residence” or “accessory dwelling unit”, as defined in section 10-3-100 of this chapter, by a single housekeeping unit is prohibited ina single-family residence, accessory dwelling unit(s), or other accessory structure(s) of a single-family residence, including but not limited to pools, game courts, or yards.

B. A “single-family residence” or “accessory dwelling unit”, as defined in section 10-3- 100 of this chapter, may be rented or leased (as evidenced by a written rental or lease agreement, or by evidence of occupancy for at least one year), provided that the initial -13-
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lease term shall be at least one year. This provision does not apply to transitional housing, emergency shelters, congregate care facilities, or supportive housing.”Section 22. Section 10-3-100 1 (Uses and Buildings Permitted) of Article 10 (One Family Residential Zone (R-1.7X)) of Chapter 3 (Zoning) ofTitle 10 (Planning and Zoning) oftheBHMC is hereby amended to read:
“10-3-1001: USES AND BUILDINGS PERMITTED:Except as otherwise provided in this article, no lot, premises, building or portion thereof inzone R-1 .7X shall be erected, constructed, built, altered, enlarged, built upon, used, or occupied for any purpose except as a private one-family residence, family daycare homelicensed pursuant to state law, small or large residential community care facility operatingin compliance with section 10-3-2778 ofthis chapter, or transitional or supportive housingstructured as a single-family residence.”Section 23. Section 10-3-1004 (Businesses Prohibited) of Article 10 (One-Family Residential Zone (R-1 .7X)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) ofthe BHMCis hereby amended to read:
“10-3-1004: BUSINESSES PROHIBITED; MINIMUM INITIAL RENTAL PERIODS:A. Except as provided in article 43 of this chapter, no business shall be conducted ormaintained in any building or upon any lot or premises, or upon any portion of eitherthereof, in zone R-1.7X. All property and buildings in zone R-1.7X hereby are limited to strictly private one-family residential uses except as otherwise provided in this article. Asingle-family transient use of a “single-family residence” or “accessory dwelling unit”, as -14-
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defined in section 10-3-100 of this chapter, by a single housekeeping unit is prohibited in a single-family residence, accessory dwelling unit(s), or other accessory structure(s) of asingle-family residence, including but not limited to pools, game courts, or yards.B. A “single-family residence” or “accessory dwelling unit”, as defined in section 10-3- 100 of this chapter, may be rented or leased (as evidenced by a written rental or lease agreement, or by evidence of occupancy for at least one year), provided that the initial lease term shall be at least one year. This provision does not apply to transitional housing, emergency shelters, congregate care facilities, or supportive housing”.Section 24. Section 10-3-1101 (Uses and Buildings Permitted) of Article 11 (OneFamily Residential Zone (R-1.8X)) of Chapter 3 (Zoning) ofTitle 10 (Planning and Zoning) ofthe BHMC is hereby amended to read as follows:
“10-3-1101: USES AND BUILDINGS PERMITTED:Except as otherwise provided in this article, no lot, premises, building or portion thereof inzone R-1.8X shall be erected, constructed, built, altered, enlarged, built upon, used, oroccupied for any purpose except as a private one-family residence, family daycare home licensed pursuant to state law, small or large residential community care facility operatingin compliance with section 10-3-2778 ofthis chapter, or transitional or supportive housingstructured as a single-family residence.”Section 25. Section 10-3-1104 (Businesses Prohibited) of Article 11 (One-Family Residential Zone (R-1 .8X)) of Chapter 3 (Zoning) ofTitle 10 (Planning and Zoning) ofthe BHMC is hereby amended to read as follows:
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“10-3-1104: BUSINESSES PROHIBITED; MINIMUM INITIAL RENTAL PERIODS:

A. Except as provided in article 43 of this chapter, no business shall be conducted or maintained in any building or upon any lot or premises, or upon any portion of eitherthereof, in zone R-l.8X. All property and buildings in zone R-l.8X hereby are limited to strictly private one-family residential uses except as otherwise provided in this article. Asingle-family transient use of a “single-family residence” or “accessory dwelling unit”, as defined in section 10-3-100 of this chapter, by a single housekeeping unit is prohibited in a single-family residence, accessory dwelling unit(s), or other accessory structure(s) of asingle-family residence, including but not limited to pools, game courts, or yards.B. A “single-family residence” or “accessory dwelling unit”, as defined in section 10-3- 100 of this chapter, may be rented or leased (as evidenced by a written rental or lease agreement, or by evidence of occupancy for at least one year), provided that the initial lease term shall be at least one year. This provision does not apply to transitional housing, emergency shelters, congregate care facilities, or supportive housing”.

Section 26. Section 10-3-1209 (Businesses Prohibited; Exceptions) of Article 12 (Multiple Residential Zone (R-4)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) ofthe BHMC is hereby amended to read as follows:
“10-3-1209: BUSINESSES PROHIBITED; EXCEPTIONS; MINIMUM INITIAL RENTAL PERIODS:

B. A “multi-family dwelling” or “accessory dwelling unit”, as defined in section 10-3-100ofthis chapter, may be rented or leased (as evidenced by a written rental or lease agreement,or by evidence of occupancy for at least one year) provided that the initial lease term shall be at least one year. This provision does not apply to transitional housing, emergency shelters, congregate care facilities, or supportive housing.”Section 27. A new section, “Section 10-3-123 1.5 (Uses Prohibited)” is hereby added to Article 12.3 (Multiple-Family Residential-Commercial Parking Zone (RMCP)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC to read as follows:
“10-3-1231.5: USES PROHIBITED:

A “multi-family dwelling” or “accessory dwelling unit”, as defined in section 10-3-100 ofthis chapter, may be rented or leased (as evidenced by a written rental or lease agreement, or by evidence of occupancy for at least one year), provided that the initial lease term shallbe at least one year. This provision does not apply to transitional housing, emergency shelters, congregate care facilities, or supportive housing.”Section 28. Section 10-3-1304 (Businesses Prohibited, Exceptions) of Article 13 (Residential Income and Multiple Dwelling Zone (R-4X1)) of Chapter 3 (Zoning) of Title 10(Planning and Zoning) of the BHMC is hereby amended to read as follows:
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“10-3-1304: BUSINESSES PROHIBITED; EXCEPTIONS; MINIMUM INITIAL RENTAL PERIODS:

A. Except as provided in article 43 of this chapter, no business shall be conducted ormaintained in any building or upon any lot or premises, or upon any portion of either thereof, in zone R-4X1 except for the business of an apartment house. All property andbuildings in zone R-4X1 hereby are limited to residential uses, except as otherwise provided in this article. A multi-family transient use as defined in section 10-3-100 ofthis chapter is prohibited in a multi-family residence, or accessory dwelling unit(s), or otheraccessory structure(s) of a multi-family residence, including but not limited to pools,game courts, or yards.B. A “multi-family dwelling” or “accessory dwelling unit”, as defined in section 10-3- 100 of this chapter, may be rented or leased (as evidenced by a written rental or lease agreement, or by evidence of occupancy for at least one year), provided that the initial lease term shall be at least one year. This provision does not apply to transitional housing, emergency shelters, congregate care facilities, or supportive housing”.Section 29. Section 10-3-1503 (Businesses Prohibited; Exceptions) of Article 15 (Multiple Residential Zone (R-3)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of theBHMC is hereby amended to read as follows:
“10-3-1503: BUSINESSES PROHIBITED; EXCEPTIONS; MINIMUM INITIALRENTAL PERIODS:

A. Except as provided in article 43 of this chapter, no business shall be conducted ormaintained in any building or upon any lot or premises, or upon any portion of either -18-
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thereof, in zone R-3, except the business of an apartment house. All property and buildings in zone R-3 hereby are limited to residential uses, except as otherwise providedin this article. A multi-family transient use as defined in section 10-3-100 ofthis chapter is prohibited in a multi-family residence, or accessory dwelling unit(s), or other accessorystructure(s) of a multi-family residence, including but not limited to pools, game courts, or yards.B. A “multi-family dwelling” or “accessory dwelling unit”, as defined in section 10-3- 100 of this chapter, may be rented or leased (as evidenced by a written rental or lease agreement, or by evidence of occupancy for at least one year), provided that the initiallease term shall be at least one year. This provision does not apply to transitional housing,emergency shelters, congregate care facilities, or supportive housing.”Section 30. Section 10-3-1543 (Businesses Prohibited; Exceptions) of Article 15.3 (Residential Parking Zone (R-4-P)) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows:
“10-3-1543: BUSINESSES PROHIBITED; EXCEPTIONS; MINIMUM INITIALRENTAL PERIODS:

A. Except as provided in article 43 of this chapter, no business shall be conducted ormaintained in any building or upon any lot or premises, or upon any portion of eitherthereof, in zone R-4, except the business of an apartment house. All property andbuildings in zone R-4 hereby are limited to residential uses, except as otherwise provided in this article. A multi-family transient use as defined in section 10-3-100 of this chapteris prohibited in a multi-family residence, or accessory dwelling unit(s), or other accessory -19-
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structure(s) of a multi-family residence, including but not limited to pools, game courts, or yards.B. A “multi-family dwelling” or “accessory dwelling unit”, as defined in section 10-3- 100 of this chapter, may be rented or leased (as evidenced by a written rental or lease agreement, or by evidence of occupancy for at least one year), provided that the initiallease term shall be at least one year. This provision does not apply to transitional housing,emergency shelters, congregate care facilities, or supportive housing”.Section 31. Section 10-3-1877 (Restricted Uses) of Article 18.7 (Mixed Use (MU) Overlay Zone) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows:
“10-3-1877: RESTRICTED USES; MIMIMUM INITIAL RENTAL PERIODS:The following restrictions shall apply to mixed use development in the MU Overlay Zone:

A. No medical uses may be included in a mixed use development.B. No entertainment uses including, but not limited to, cabarets, nightclubs, and adult entertainment businesses, may be included in a mixed use development.

C. Residential uses included as part of a mixed use development shall be permitted in all portions of the development regardless of the underlying zone, except that residential uses shall not be permitted within the first forty feet (40’) of depth from any street-facingproperty line of the first floor, except as otherwise allowed through the development planreview request.

D. Commercial uses included as part of a mixed use development shall only be permitted in those portions of the development in which the underlying zone is a commercial zone -20-
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unless otherwise approved through a zone text amendment request. Further, no commercial uses shall be allowed above the third story of a mixed use development.

E. A “multi-family dwelling” or “accessory dwelling unit”, as defined in section 10-3- 100 of this chapter, may be rented or leased (as evidenced by a written rental or lease agreement, or by evidence of occupancy for at least one year), provided that the initial lease term shall be at least one year. This provision does not apply to transitional housing,emergency shelters, congregate care facilities, or supportive housing.F. The planning commission shall have authority through conditions imposed on adevelopment plan review permit to prohibit uses not specified herein, on a use by use basis,if it finds that the proposed uses will have a significant adverse impact on adjacent uses, or will not promote harmonious development of the area.”
Section 32. Section 10-3-302 (Permitted And Conditionally Permitted Uses For Residential Zoning Districts And Zoning District Overlays) of Article 3 (Establishment Of Zones;Permitted And Conditionally Permitted Uses) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows:
“The following charts establish permitted uses and conditionally permitted uses in allresidential zoning districts and zoning district overlays:

A. Single-Family Residential Zones: Except as otherwise provided in this article, no lot, premises, building or portion thereof in a single-family residential zone shall be erected, constructed, built, altered, enlarged, built upon, used, or occupied for any purposeexcept:
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ALLOWED USES AND PERMIT REQUIREMENTS FOR SINGLE-FAMILY

RESIDENTIAL ZONING DISTRICTS AND ZONING DISTRICT OVERLAYS P = Permitted use UP = Use permit CUP = Conditional use permit R-1 R- R- R- R- R- R- R

1.X 1.5 1.5X 1.5X2 1.6X 1.7X 1.8X
Accessory dwelling units and junior accessory P P P P P P P Pdwelling units (subject to article 50 of thischapter) Single-family dwelling P P P P P P P P
Transitional and supportive housing I:

Single-family structure P P P P P P P P
Family daycare homes, licensed pursuant to P P P P P P P Pstate lawCommunity residential care facility2 (state licensed):

Small (serving 6 or fewer) P P P P P P P P
Large (serving 7 or more) P3 P3 P3 P3 P3 P3 P3 P3
Educational institutions CUP CUP4 CUP CUP4Museums CUP CUP CUPPublic utility uses (except as provided in CUP CUP CUPsection 10-3-2754 of this chapter)Religious institutions CUP CUPPublic libraries CUPPublicly owned playgrounds CUPHome occupations (subject to section 10-3- P P P P P P P 4303 of this chapter)
Notes:
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2. For the purposes of this section, residential care facilities for the elderly, as defined instate law, shall be treated the same as community residential care facilities. Communityresidential care facilities shall comply with the requirements in section 10-3-2778 of thischapter.

3. A zoning clearance prior to the submittal of an application for building permit is required to verify the compliance of the community residential community care facility with the applicable requirements in section 10-3-2778 of this chapter.

4. Public educational institutions only.

B. Multiple-Family Residential Zones: Except as otherwise provided in this article, no lot, premises, building or portion thereof in a multiple-family residential zone shall beerected, constructed, built, altered, enlarged, built upon, used, or occupied for any purposeexcept:

ALLOWED USES AND PERMIT REQUIREMENTS FOR MULTIPLE-FAMILY

RESIDENTIAL ZONES AND ZONING DISTRICT OVERLAYS
P = Permitted use CUP = Conditional use permit
R-4 RMCP Special R- R- R- R
Needs 4X1 4X2 3 4-PHousingOverlay
Zone
Single-family dwelling P P P P P
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Accessory dwelling units and junior accessory dwelling P P P P p P units (subject to article 50 of this chapter)Multiple-family dwellings P P P p P P Transitional and supportive housing:

Single-family structure P1 P’ P’ P’ P’
Multi-family structure P’ P’ P’ P’ P’
Family daycare homes, licensed pursuant to state law P P P P P PEmergency shelters (subject to section 10-3-1275 of this Pchapter) Single room occupancy housing (SRO) CUP
Community residential care facilities2 (state licensed):

Small (6 or fewer) P P P P P P
Large (7 or more) P3 P3 P3 P3 P3 P3
Public library P P P
Childcare uses licensed pursuant to state law CUP CUP CUP CUP Educational institutions CUP CUP CUP CUP
Multiple-family congregate housing for the elderly or CUP disabled pursuant to article 12.8 of this chapterMultiple-family housing for the elderly or disabled CUP CUP CUP CUPpursuant to article 12.5 of this chapterMuseums CUP CUP CUP CUPPublic utility uses4 CUP CUP CUP CUPReligious institutions CUP CUP CUP CUPRestaurants located in nonconforming hotels (subject to CUP CUP CUP CUPsection 10-3-1207 of this chapter)Convenience retail uses (subject to section 10-3-1233 of CUP this chapter)
Public parking uses CUPAncillary retail uses6 PAncillary parking facilities6 P Notes:
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1. Transitional or supportive housing is permitted in residential zones subject to the same standards as similar residential uses; therefore, if such housing is configured as a multiplefamily residence, it is regulated as such and is subject to all regulations applied to residences in the multiple-family residential zone where it is located.2. For the purposes of this section, residential care facilities for the elderly, as defined instate law, shall be treated the same as community residential care facilities. Community residential care facilities shall comply with the requirements in section 10-3-2778 of thischapter.3. A zoning clearance prior to the submittal of an application for building permit isrequired to verify the compliance of the community residential community care facility with the applicable requirements in section 10-3-2778 of this chapter.4. Except as provided in section 10-3-2754 of this chapter.

5. Uses allowed in the special needs housing overlay zone are in addition to any use allowed in the underlying zoning district.6. If approved by the planning commission as part of a planned development pursuant to article 18.4 of this chapter.(Ord. 17-0-2724, eff. 2-10-2017; amd. Ord. 24-0-2892, eff. 4-18-2024; Ord. 24-0-2894,eff. 6-7-2024).” Section 33. Subsection A of Section 10-3-303 (Permitted And Conditionally Permitted Uses For Nonresidential Zoning Districts And Zoning District Overlays And Supportive Housing) of Article 3 (Establishment Of Zones; Permitted And Conditionally Permitted Uses) Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows, with all other provisions of Section 10-3-303 remaining without amendment:
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“10-3-303: PERMITTED AND CONDITIONALLY PERMITTED USES FOR

NONRESIDENTIAL ZONING DISTRICTS AND ZONING DISTRICT OVERLAYS AND SUPPORTIVE HOUSING:

A. Permitted Uses: Uses for all nonresidential zones and zoning district overlays are listed in the article addressing each specific zone or zoning district overlay. Unless otherwise specified by the zoning district overlay or specific project approval, multi-family transient uses shall be prohibited.”
Section 34. Section 10-3-4302 (Prohibited Home Occupation Activities) of Article 43 (Home Occupations) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows:
“10-3-4302: PROHIBITED HOME OCCUPATION ACTIVITIES:

Notwithstanding any other provision to the contrary, no person shall engage in, permit, carry on, or conduct any of the following activities as a home occupation at any time in a residential zone:

A. Repair, servicing, alteration, assembly, upholstery, or construction of any automobile or other motor vehicle as defined in the California Vehicle Code; B. Any hotel use or any other transient lodging use for compensation or benefit of any kind, including, but not limited to, the operation of bed and breakfast inns, hostels, hotels, or any similar operation;
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C. Restaurant, excluding a restaurant or caterer that delivers goods or services to a residential site, has a principal place of business outside of any residential zone, andconducts no administrative or processing function within a residential zone; D. Caterer, unless a permit shall have first been obtained from the director of building and safety approving any equipment to be installed and operated in connection with the catering business;
E. Rental of any residence, or any portion thereof, for events or activities such as parties, banquets, auctions, or similar activities, except in connection with nonprofit and/or charity functions, provided such nonprofit or charity functions are limited to one time per quarter not to exceed four (4) times in any twelve (12) month period; F. All activities regulated under title 4, chapter 2 of this code; G. Activities regulated under title 4, chapter 3 and chapter 4, article 5 ofthis code except as authorized by permit under title 4 of this code and consistent with the provisions ofthisarticle; H. Any activity that would produce biohazardous or medical waste, as those terms are defined in the California Health and Safety Code, or involves the storage of materials in amanner that would result in a change in the occupancy classification of a residentialstructure under the city’s building code, mechanical code, fire code or plumbing code, or that would otherwise violate any building or fire code or other law; I. Conduct any use, other than a residential use, prohibited in the C-3 zone; J. Conduct any use conditionally permitted in the C-3 zone; -27-
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K. Manufacturing, excluding activities or occupation such as: 1) artists, authors or composers; 2) dressmakers, seamstresses, or tailors; and 3) home crafts, including, withoutlimitation, model making, rug weaving, quilting, needle work, jewelry making, woodworking, and other similar activities which are consistent with the primary use of thedwelling as a residence, provide that such activities are limited to the use of tools andequipment commonly available for personal residential use.L. Single-family transient uses and multi-family transient uses, as defined in 10-3-100 of this chapter, including the use of any residence, accessory dwelling unit, accessory structure, or any other feature or portion of a residential property including but not limited to pools, game courts, and yards.”
Section 35. Subsection A of Section 1-3-3 11 (Administrative Fine; Citations and Compliance Orders) ofArticle 3 (Administrative Penalties) ofChapter 3 (Code Violations) of Title 1 (General Provisions) of the BHMC is hereby amended to read as follows:
“A. For any violation of this code for which the violation would otherwise be an infraction, the administrative fine shall be one hundred dollars ($100.00) for a first violation; two hundred dollars ($200.00) for a second violation of the same provision ofthis code within a twelve (12) month period; and five hundred dollars ($500.00) for each additional violation of the same provision of this code within a twelve (12) month period.For any violation of this code for which there is no specific administrative fineestablished in this code, the fine imposed shall be that set forth in a resolution adopted bythe city council. -28-
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1. For any violation of the prohibition on single-family or multi-family transient uses pursuant to Chapter 3 of Title 10 of this code, the administrative fine shall be the maximum allowed under state law for the first, second, and each additional violation.Each and every day of operation of a single-family or multi-family transient use within a rolling 12-month period shall constitute a separate and additional violation.2. In addition to operating a single-family or multi-family transient use, it shall alsoconstitute a separate violation of this code, subject to the a) administrative fines as provided in subsection 1, and b) any other enforcement action allowed by law, or c) any combination thereo, to advertise or list a single-family or multi-family transient use byany means and on any medium, whether or not the actual location or address of the property is included in the advertisement or listing. Each and every day an advertisement or listing is visible and accessible by the public within a rolling 12-month period shall constitute a separate and additional violation.”
Section 36. Severability. If any section, subsection, subdivision, sentence, clause, phrase, or portion of this Ordinance or the application thereof to any person or place, is for any reason held to be invalid or unconstitutional by the final decision of any court of competent jurisdiction, the remainder of this Ordinance shall be and remain in full force and effect.

Section 37. Publication. The City Clerk shall cause this Ordinance to be published at least once in a newspaper of general circulation published and circulated in the City within fifteen(15) days after its passage in accordance with Section 36933 ofthe Government Code, shall certify to the adoption of this Ordinance, and shall cause this Ordinance and her certification, together with proof of publication, to be entered in the Book of Ordinances of the Council of this City. -29-
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Section 38. Effective Date. This Ordinance shall go into effect and be in full force and effect at 12:01 a.m. on the thirty-first (31st) day after its passage.

Adopted:

Effective:

SHARONA R. NAZARIAN, PSYD
Mayor of the City of Beverly Hills,California
ATTEST:
______________________(SEAL)
HUMA ARMEDCity Clerk
APPROVED AS TO FORM: APPROVED AS TO CONTENT:

LAURENCE S. WIENER NANCY HUNT-COFFEY
City Attorney City Manager
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Beverly Hills City CouncilAugust 5, 2025

Beverly Hills City Council
August 5, 2025