ITEM E-1 — Beverly Hills City Council, January 21, 2026 (part 1 of 3)

AGENDA REPORT
Meeting Date:

Item Number:

To:

From:

Subject:

January 21, 2026
Honorable Mayor & City Council
Cindy Gordon, AICP, Assistant Director of Community
Development/City Planner
Chloe Chen, Principal Planner
Andrez Parra, Assistant Planner

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BEVERLY

HILLS ADOPTING A GENERAL PLAN AMENDMENT TO ADOPT A

TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE PLAN AND

OVERLAY ZONE PURSUANT TO GOVERNMENT CODE SECTION
65912.161, AND MAKING A DETERMINATION OF EXEMPTION
UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA);
AND

AN ORDINANCE OF THE CITY OF BEVERLY HILLS AMENDING

VARIOUS SECTIONS OF THE BEVERLY HILLS MUNICIPAL CODE
(BHMC) TO ADOPT A TRANSIT-ORIENTED DEVELOPMENT

ALTERNATIVE PLAN PURSUANT TO GOVERNMENT CODE
SECTION 65912.161 (a), AMENDING THE ZONING MAP AND

ADOPTING THE TRANSIT-ORIENTED DEVELOPMENT

ALTERNATIVE PLAN MAP, AND MAKING A DETERMINATION OF

EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY

ACT (CEQA)
Attachments: 1. Planning Commission Report – 12/11/2025 (no attachments)

2. Planning Commission Resolution No. 2109

3. Draft Resolution - Scenario 1 (Exhibit A: General Plan Land Use Map, Exhibit B: Land Use Element Amendment, Exhibit C:

Transit-Oriented Development Alternative Plan Scenario 1 Map)

4. Draft Resolution – Scenario 2 (Exhibit A: General Plan Land Use Map, Exhibit B: Land Use Element Amendment, Exhibit C:

Transit-Oriented Development Alternative Plan Scenario 2 Map) Meeting Date: January 21, 2026

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5. Draft Resolution – Scenario 3 (Exhibit A: General Plan Land Use Map, Exhibit B: Land Use Element Amendment, Exhibit C:

Transit-Oriented Development Alternative Plan Scenario 3 Map)

6. Draft Ordinance - Scenario 1 (Exhibit A: SB 79 Radius Map, Exhibit B: Zoning Map, Exhibit C: Transit-Oriented Development Alternative Plan Scenario 1 Map)

7. Draft Ordinance - Scenario 2 (Exhibit A: SB 79 Radius Map, Exhibit B: Zoning Map, Exhibit C: Transit-Oriented Development Alternative Plan Scenario 2 Map)

8. Draft Ordinance - Scenario 3 (Exhibit A: SB 79 Radius Map, Exhibit B: Zoning Map, Exhibit C: Transit-Oriented Development Alternative Plan Scenario 3 Map)

9. Redline BHMC Sections

10. SB 79 Bill Text

11. SB 79 Radius Map

12. SB 79 Baseline Upzoning Map

13. SB 79 Baseline Upzoning Sites Inventory*

14. Alternative Plan Sites Inventory Scenario 1*

15. Alternative Plan Sites Inventory Scenario 2*

16. Alternative Plan Sites Inventory Scenario 3*

17. Public Correspondence
*Attachments 13, 14, 15, and 16 are also available online at:
https://beverlyhills.org/1135/Long-Range-Planning-Policy-Efforts _________________________________________________________________________________________________________

RECOMMENDATION
Staff recommends that the City Council:
1) Conduct the public hearing, review the Planning Commission’s recommendations, and select one of the transit-oriented development alternative plan scenarios; 2) Adopt the resolution recommending City Council adoption of a General Plan Amendment to establish a transit-oriented development alternative plan based on the scenario selected by the City Council. (Attachments 3 through 5); and 3) Waive the full reading and introduce by title only an ordinance entitled “AN

ORDINANCE OF THE CITY OF BEVERLY HILLS AMENDING VARIOUS

SECTIONS OF THE BEVERLY HILLS MUNICIPAL CODE (BHMC) TO ADOPT A

TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE PLAN PURSUANT TO SENATE BILL 79 (GOVERNMENT CODE SECTION 65912.161 (a)); AND A

DETERMINATION OF EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA) based on the scenario selected by the City Council (Attachments 6 through 8).

INTRODUCTION
This report provides information about Senate Bill (SB) 79, a bill known as the “Abundant and Affordable Homes Near Transit Act” (and codified as Government Code §65912.155 through 65912.162, inclusive), which was recently adopted by the California state legislature and signed into law by Governor Newsom on October 10, 2025 and becomes Meeting Date: January 21, 2026

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effective on July 1, 2026 (Attachment 10).1 SB 79 increases the allowable density, floor area ratio (FAR), and height for housing development projects on parcels zoned for residential, mixed use, or commercial uses located within proximity to certain transitoriented development stops, as defined in the bill. The Planning Commission report (Attachment 1) provides detailed information and a discussion regarding how the bill applies to Beverly Hills, and outlines the requirements under state law for the development of a transit-oriented development alternative plan (“alternative plan”), pursuant to Gov.

Code §65912.161(a). The alternative plan option allows the City a means to exert some level of local control over the location of the residential densities mandated by SB 79 because it allows for the limited reduction and redistribution of density within the transitoriented development zone (defined as the one-half mile radius around the transit stations). Staff has prepared three alternative plan scenarios that distribute the density in varying ways.

Staff recently presented the alternative plan scenarios to the Planning Commission on December 11, 2025, but the Commission did not reach a consensus on which scenario to recommend. However, the Commission did adopt a resolution to recommend that the City Council move forward with the adoption of an alternative plan in general (Attachment 2).

As such, staff recommends that the City Council review the General Plan Amendment, Zone Change, and draft ordinance created for each scenario, and adopt the corresponding documents for the scenario for which there is a consensus.

Alternative Plan Scenarios
The alternative plan option allows a reduction in density of up to 50% on individual sites, and for this density to be redistributed to other sites within the transit-oriented development zone, as long as the overall allowed densities and floor area ratio are maintained. Staff has prepared three alternative plan scenarios that comply with all the basic requirements for the alternative plan in state law and would reduce the density allowed on single-family residential sites by 50%, and redistribute this density to sites in the Mixed Use Overlay Zone (MUOZ) that are not directly adjacent to single-family residential zones. However, the scenarios differ in the way they redistribute units from the export sites to the import sites. Therefore, each scenario also results in different new allowed densities for areas within the transit-oriented development zone. The alternative plan creates an overlay zone comprised of several sub-areas with the following zoning provisions.

General Provisions
[BHMC 10-3-5100 through 10-5-5102.9]
The overlay zone contains general zoning provisions for any SB 79 housing development project, including applicable definitions, uses permitted, minimum density and number of units, and maximum average unit sizes. Additionally, this section requires compliance with the adopted Objective Design Standards2 a certain number of affordable units and set 1 SB 79 can become applicable to a local agency prior to July 1, 2026, if the local agency adopts an ordinance or local transit-oriented development alternative plan deemed compliant by HCD prior to July 1, 2026. 2 The Objective Design Standards (ODS) were adopted by resolution of the City Council on September 30, 2025 by Resolution No. 25-R-13565. A housing development project proposed under SB 79 provisions must comply with the ODS, unless any standard physically precludes the construction of the housing development project under the density allowed by SB 79.

Meeting Date: January 21, 2026

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forth the procedures for approval of an SB 79 project and additional density bonus concessions available for qualifying projects per SB 79.

New Baseline Zoning for All Scenarios
[BHMC 10-3-5103 through 10-5-5105.3]
The overlay zone sets forth the new baseline zoning for areas located within the ¼ mile radius, which is as follows:
• Area A (Non-Alternative Plan SB 79 Sites): The applicable baseline zoning provisions for parcels within ¼ mile from the transit-oriented development stops within a residential, mixed use, or commercial zone that are not involved in the import and export exercise for the alternative plan.
• Area B (Export Sites): The applicable zoning provisions for parcels in the singlefamily residential zones within ¼ mile from that are identified as export sites for the alternative plan. The density for these sites has been reduced by 50% (from 120 dwelling units/acre to 60 dwelling units/acre), which is then redistributed to the alternative plan import sites.
• Area C (Non-Alternative Plan Adjacency Intensifier Sites): The applicable zoning provisions for parcels located within a 200-foot radius from the transitoriented development stops within residential, mixed use, or commercial zones that are not involved in the import and export exercise for the alternative plan.

The new applicable zoning provisions are shown in Table 1.

TABLE 1.

Area Density FAR Height
A 120 du/acre 3.5 75 feet
B 60 du/acre 2.5 75 feet
C 160 du/acre 4.5 95 feet
Staff has prepared three different alternative plan scenarios that build upon the new baseline zoning for Areas A, B, and C. The allowed densities, FAR, and height limits comply with the minimum density, FAR, and height limit required by SB 79. These are also noted as the maximum density, FAR, and height limit under each scenario.

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development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites. • Area E (MUOZ ¼ Mile Import Sites): The applicable zoning provisions for parcels located within the ¼-mile radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites.
• Area F (MUOZ ¼ to ½ Mile Import Sites): The applicable zoning provisions for parcels located between the ¼ mile to ½ mile radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites.

The applicable zoning provisions for Scenario 1 are shown in Table 2.

TABLE 2.

Since the 200-foot and ¼ mile radii were able to accommodate all of the export site units, no units were redistributed to the ¼ mile to ½ mile radius in this scenario. This scenario creates a “tentpole” distribution, with the tent peaks (highest density) closest to the transitoriented development stops, and a density in the ¼ mile area around the transit-oriented development stops greater than the surrounding areas but less than the tent peak areas. • Area D (MUOZ Adjacency Intensifier Import Sites): The applicable zoning provisions for parcels located within a 200-foot radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites. • Area E (MUOZ ¼ Mile Import Sites): The applicable zoning provisions for parcels located within the ¼-mile radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels3 and receive density from the export sites.

The applicable zoning provisions for Scenario 2 are shown in Table 3. 3 Only parcels located in the City of Beverly Hills were considered for this determination.

Meeting Date: January 21, 2026

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TABLE 3.

Area Density FAR Height
D 320 du/acre 4.54 95 feet
E 165.9 du/acre 3.5 75 feet
Scenario 3 (“La Cienega Focused Scenario”)
[BHMC 10-3-5106 through 10-3-5107.3]
This scenario redistributes export site units first by maximizing distribution to MUOZ sites within the 200-foot radius from the La Cienega Boulevard/Wilshire Boulevard transitoriented development stop, and then maximizes distribution to MUOZ sites in the ¼ mile from the La Cienega Boulevard/Wilshire Boulevard transit-oriented development stop, excluding any MUOZ sites directly adjacent to single-family residential parcels. Since the 200-foot and ¼ mile radii were able to accommodate all of the export site units, no units were redistributed to the MUOZ sites within the radii surrounding the Reeves Drive/Wilshire Boulevard transit-oriented development stop. This scenario concentrates the redistribution of export site units around the La Cienega Boulevard transit stop because the majority of single-family residential export sites are located within the ¼ mile radius around the La Cienega Boulevard transit stop. This approach is consistent with previous discussions to revitalize the southeast area of the city by attracting redevelopment and reinvestment. This scenario focuses new density around the La Cienega Boulevard transit stop, and maintains the baseline SB 79 zoning for the ¼ mile radius from the Reeves Drive/Wilshire Boulevard transit stop, with the exception of reducing density on any single-family residential parcel within that radius. • Area D (La Cienega MUOZ Adjacency Intensifier Import Sites): The applicable zoning provisions for parcels located within a 200-foot radius from the transitoriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites. • Area E (La Cienega MUOZ ¼ Mile Import Sites): The applicable zoning provisions for parcels located within the ¼-mile radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites.

The applicable zoning provisions for Scenario 3 are shown in Table 4.

TABLE 4.

Area Density FAR Height
D 320 du/acre 4.5 95 feet
E 230.36 du/acre 3.5 75 feet
Planning Commission Review
At their regular meeting of December 11, 2025, the Planning Commission reviewed and discussed the alternative plan scenarios. Three Commissioners had a conflict of interest, thus to achieve a quorum of three Commissioners, a random selection of a conflicted 4 This is the proposed floor area ratio for the increased density in Scenarios 2 and 3, as staff has confirmed this FAR is feasible for the construction of the maximum development potential for any site that is identified as an import site in any scenario.

Meeting Date: January 21, 2026

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commissioner (drawing of straws) as required by Fair Political Practices Commission regulations was undertaken to select one of the conflicted Commissioners to participate.

The Commissioners who were able to participate in the discussion were: Chair Wolfe (selected by straw drawing), Vice Chair Milkowski (no conflict), and Commissioner Ross (no conflict).

The Commission considered the three different alternative plan scenarios, and did not reach a consensus on which alternative plan scenario to recommend to the City Council.

Commissioner Ross and Vice Chair Milkowski supported Scenario 3 (La Cienega Station Focused Scenario), while Chair Wolfe supported Scenario 2 (Tentpole Scenario).

Commissioner Ross and Vice Chair Milkowski were in favor of Scenario 3 because they expressed that this plan would minimize the impact to the areas around the Reeves Drive / Wilshire Boulevard station, which is an area that already experiences high levels of traffic and density of development. They noted that the eastern area of the city could potentially accommodate additional density more easily, given access to thoroughfares, and could help revitalize this area by creating a greater interest in redevelopment.

Chair Wolfe noted that while he was personally impacted, he endeavored to review the plans with a more holistic approach and would support Scenario 2. He noted that the area around the Reeves Drive / Wilshire Boulevard station has more amenities to serve additional residents in developments there, and that Scenario 3 may not result in greater investment into the southeast area specifically since the Scenario covers a wide range of the eastern portions of the city. In addition, Chair Wolfe noted that the reallocation of density around both stations would be consistent with the intent to utilize the planned Metro stations as a transit option and limit vehicular trips for any new residents of these future developments. While the Commission did not reach a unanimous consensus on the specific scenario, the participating Commissioners unanimously recommended that the City Council adopt an alternative plan scenario, without specifying which scenario, as reflected in the resolutions prepared for adoption.

Staff recommends the City Council adopt only one of the three scenarios. Staff has prepared a different resolution and draft ordinance for each of the three scenarios, and a redline of BHMC sections containing language for each of the three scenarios is included in Attachment 9.

General Plan Consistency
Staff has drafted a new policy to be added to the Land Use Element of the General Plan, which would be Land Use Policy 3.3 (Exhibit C to the draft resolutions in Attachments 3 through 5). This policy specifically states that the adoption of an alternative plan helps to preserve the character of single-family residential areas by promoting development in the MUOZ adjacent to transit and limiting density in single-family residential areas.

Interagency Coordination
Staff has met with Planning staff members of the City of Los Angeles City Planning Department to discuss the transit-oriented development alternative plan option, and the provisions of SB 79 in general. It appears that several other cities are contemplating whether they will prepare an alternative plan, but staff is not aware of any other jurisdiction that has submitted a plan to HCD yet. For example, the City of Los Angeles Planning and Land Use Management (PLUM) Committee has recommended that the Los Angeles City Meeting Date: January 21, 2026

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Council to explore the delayed effectuation option, and then work on the drafting of an alternative plan later while the delayed effectuation option is in place. Staff has also met with the City of Culver City to discuss SB 79 and the transit-oriented development alternative plan.

Staff has also met with HCD to discuss SB 79 and attempt to receive clarification on certain provisions of SB 79. Staff has received clarification from HCD that the transit-oriented development zone includes the entire ½ mile radius from the stations for the purposes of redistributing density in the alternative plan Scenario 1. Additionally, staff confirmed that the base density calculation for the maximum 200% density limit for parcels receiving redistributed units may be based on the underlying density of the MUOZ for the area between the ¼ and ½ mile radius from the stations, since this area is not subject to the base upzoning under SB 79 Staff has also confirmed that mixed use residential projects (meeting the definition of a housing development project) are a permitted use on any parcel subject to SB 79, regardless of the underlying zone, including single-family residential parcels. Staff continues to reach out to HCD for further clarification and information, including inquiries related to the ability to reduce the height limit for the singlefamily residential parcels on which density has been reduced.

Furthermore, staff has reached out to SCAG to share information regarding the mapping methodology for the radius maps from transit stops. Staff will continue to reach out to SCAG to exchange information about the mapping as it becomes available, in hopes of avoiding any inconsistencies between the City’s mapping and SCAG’s ultimate mapping.

HCD Review
Pursuant to Gov. Code Section 65912.157 (n), the alternative plan must be reviewed by HCD for consistency with the requirements of SB 79. The plan must be submitted to HCD 14 days before adoption, although HCD is not required to review the plan or provide comments at that time. Once the plan and draft ordinance is adopted, it must be submitted to HCD within 60 days, and HCD has up to 120 days to determine if the plan complies with state law. If HCD does not provide written findings during the review period, the plan/ordinance is deemed compliant by default.

SB 79 does not require that an alternative plan be adopted or approved by HCD prior to the effective date of SB 79 on July 1, 2026. However, if an alternative plan or other ordinance permitted under SB 79, is not adopted and effective as of July 1, 2026, SB 79 will take effect without any redistribution of density. As such, staff intends to allow adequate time for HCD to review the alternative plan and for the City Council to adopt any required revisions to the plan prior to July 1, 2026.

After the Planning Commission’s review, staff submitted the three different alternative plan scenarios to HCD on December 23, 2025 in order to obtain initial feedback, but as of the writing of this report, staff has not yet received comments. Given these timelines, after the City Council's review, staff will submit the adopted plan to HCD as soon as possible. In addition, SB 79 requires that HCD issue guidance regarding how the bill interacts with Housing Element requirements for the 7th cycle, which covers the planning period from 2029 to 2037, but such guidance is not required to be issued until the effective date of SB 79 (July 1, 2026). It appears that the zoning capacity redistribution in the alternative plan can count towards satisfying the Regional Housing Needs Allocation (RHNA) for the 7th cycle Housing Element, as long as the alternative plan is included in the first draft submittal of the Housing Element to HCD. This understanding is to be confirmed by HCD with the issuance of their official SB 79 guidance.

Meeting Date: January 21, 2026

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PUBLIC NOTIFICATION AND OUTREACH
The notice for this project, summarized in Table 5, was provided pursuant to the requirements set forth in BHMC §10-3-2.5, et seq. In addition, notification to a list of tribes was performed per SB 18, which requires tribal consultation notification for a General Plan Amendment.

TABLE 5. PUBLIC NOTIFICATION TABLE
Notice Type Notice Date
Notice of Public Hearing
• Mailed Notice (500’ radius + block face; via first class mail) Not required • On-site Posted Notice Not required
• Newspaper Notice
Beverly Hills Courier
Beverly Hills Weekly
12/26/2025
1/6/2026
Public Comment
Staff received several public comments at the Planning Commission, many of which noted support for a specific alternative plan scenario. The comments are included as Attachment

17. ENVIRONMENTAL REVIEW
This project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Pursuant to Government Code §65912.160(c)(2), the draft ordinance, Zone Change, and General Plan Amendment are not considered a project under CEQA (Division 13 of Public Resources Code §21000). Accordingly, staff recommends that the City Council finds the project statutorily exempt pursuant to Government Code §65912.160(c)(2).

FISCAL IMPACT
The resolution and ordinance would create a transit-oriented alternative plan to implement state law requirements. Therefore, no fiscal impact is anticipated as a result of this action.

Michael Forbes, AICP
Director of Community Development
Approved By
Attachment 1
Planning Commission Report –
12/11/2025 (no attachments)
City of Beverly Hills
Planning Division
455 N. Rexford Drive Beverly Hills, CA 90210
TEL. (310) 285-1141 FAX. (310) 858-5966
Planning Commission Report
Attachment(s):

A. Draft Resolution (Exhibit A: SB 79 Radius Map, Exhibit B: Draft Redline BHMC Sections, Exhibit C: Draft Redline Land Use Element Amendment)
B. Draft Redline BHMC Sections
C. SB 79 Bill Text
D. SB 79 Radius Map
E. SB 79 Baseline Upzoning Sites Inventory
F. Alternative Plan Sites Inventory Scenario 1
G. Alternative Plan Sites Inventory Scenario 2
H. Alternative Plan Sites Inventory Scenario 3
Please note – Attachments E, F, G, and H are available online at:
https://beverlyhills.org/1135/Long-Range-Planning-Policy-Efforts Report Author and Contact Information:

Chloe Chen, Principal Planner
(310) 285-1194
[email protected]
Meeting Date: December 11, 2025
Subject: A GENERAL PLAN AMENDMENT AND ZONE CHANGE TO AMEND

THE LAND USE MAP AND ZONING MAP, AND A DRAFT ORDINANCE

OF THE CITY OF BEVERLY HILLS AMENDING VARIOUS SECTIONS

OF THE BEVERLY HILLS MUNICIPAL CODE (BHMC) TO ADOPT A

TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE PLAN
PURSUANT TO SENATE BILL 79 (GOVERNMENT CODE SECTION
65912.161 (a)), AND MAKING A DETERMINATION OF EXEMPTION

UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
Project Applicant: City Initiated
Recommendation: Staff recommends that the Planning Commission conduct a public hearing and adopt the resolution recommending to the City Council adoption of the General Plan Amendment, Zone Change, and draft ordinance to create a transit-oriented development alternative plan (TODAP).

REPORT SUMMARY
This report provides information about Senate Bill (SB) 79, a bill known as the “Abundant and Affordable Homes Near Transit Act” (and codified as Government Code §65912.155 through 65912.162, inclusive), which was recently adopted by the California state legislature and signed into law by Governor Newsom on October 10, 2025 and becomes effective on July 1, 2026 (Attachment C).1 The report discusses how the bill applies to the City of Beverly Hills, and outlines a proposed transit-oriented development alternative plan (“alternative plan”), pursuant to Gov.

Code §65912.161 (a) as a means to exert some level of local control over the location of the residential densities mandated by SB 79.

SB 79 increases the allowable density, floor area ratio (FAR), and height for housing development projects on parcels zoned for residential, mixed use, or commercial uses located within proximity 1 SB 79 can become applicable to a local agency prior to July 1, 2026, if the local agency adopts an ordinance or local transit-oriented development alternative plan deemed compliant by HCD prior to July 1, 2026.

Planning Commission Report
SB 79 Alternative Plan
December 11, 2025

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to certain transit-oriented development stops, as defined in the bill. Staff recommends that the Planning Commission review the General Plan Amendment, Zone Change, and draft ordinance to create the proposed alternative plan, and recommend its adoption to the City Council.

SB 79 Applicability
SB 79 provides a variety of new density, floor area ratio, and height allowances for housing development projects for any property zoned for residential, mixed use residential, or commercial uses and are located within ¼ mile and ½ mile of transit-oriented development stops. SB 79 defines “Tier 1” and “Tier 2” transit-oriented development stops based on the type of transit that services the stop.

The transit-oriented development stops in Beverly Hills that would qualify for SB 79’s development standards are the planned Metro Purple Line (D Line) stations, which are considered “Tier 1” stops. The two stations within the boundaries of the City of Beverly Hills are located at: 1) the northeast corner of the intersection of Wilshire Boulevard and La Cienega Boulevard; and 2) the southwest corner of the intersection of Wilshire Boulevard and Reeves Drive. The station in Century City in the City of Los Angeles in proximity to the City of Beverly Hills’s western boundary is located at the northeasterly corner of the intersection of Avenue of the Stars and Constellation Boulevard. The ¼ and ½ mile radii extend from this station into the southwestern area of the City of Beverly Hills. Staff has prepared a draft map in Attachment D 2 with the ¼ mile and ½ mile radii drawn from these stations. Based on the criteria in SB 79, only the Tier 1 standards applicable to the ¼ mile radius from a transit-oriented development stop would apply in the City of Beverly Hills3
. It is important to note that the portion of the ¼ mile radius around the Century City station does not include any properties that allow residential mixed-use, or commercial development, thus there is little impact in Beverly Hills as a result of this station. Since these are state law provisions, the new density, FAR, and height standards in SB 79 supersede any local zoning or General Plan density, FAR, and height limits that would otherwise be applicable to parcels in the ¼ radius from the transit stops. SB 79 provisions do not apply to properties with at least two dwelling units to which the rent stabilization ordinance applies4 and that have been occupied in the last seven years, and such properties in the ¼ and ½ mile radii have not been included on the maps showing impacted properties. Further, as shown on the map, there are no residential, mixed use, or commercial sites in the City of Beverly Hills portion of the ¼ mile radius around the Century City station.
2 SB 79 requires that the Metropolitan Planning Organization (MPO) for each region create the official map showing the ¼ and ½ mile radius from transit stops in which SB 79 provisions apply. City staff is in contact with the Southern California Association of Governments (SCAG), which is the MPO that would prepare the map for the region including the City of Beverly Hills, to understand how the radius will be drawn for each station. Pursuant to Government Code §65912.157 (b), the distance of a transit-oriented housing development project from a transit-oriented development stop shall be measured in a straight line from the nearest edge of the parcel containing the proposed project to a pedestrian access point for the transit-oriented development stop. The draft map prepared by staff measures the radius from both the elevator and escalator entrance at each station, with a polygon around the elevator and escalator entrances to provide a conservative measurement. 3 There are Tier 1 standards in SB 79 that also apply to the area from between a ¼ mile to ½ mile radius from the transit-oriented development stops, but these standards only apply to cities with populations of at least 35,000 people. 4 In general, condominium units, and multi-family units with deed-restricted affordable housing (including the Menorah Housing Foundation project), are not subject to the rent stabilization ordinance, and therefore, are shown on the map as being subject to SB 79 provisions.

Planning Commission Report
SB 79 Alternative Plan
December 11, 2025

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Tier 1 Development Standards
The Tier 1 development standards that would apply to all parcels zoned for residential, mixed use, or commercial uses within ¼ mile of the transit stops are shown in Table 1.

TABLE 1.

Development Standard SB 79 Provisions – Tier 1 Applicable to ¼ Mile Density • Minimum 30 dwelling units/acre
• Must allow at least 120 dwelling units/acre base density Floor Area Ratio (FAR) Must allow at least 3.5 FAR for residential floor area Height Must allow at least 75 feet
Unit Size Maximum average of 1,750 SF in project (net habitable) Intensity Multiplier Projects within 200 feet of transit stop are eligible for an additional 20 feet in height (for a total of 95 feet), an additional 40 dwelling units/acre base density (for a total of 160 du/acre), and an additional 1 FAR (for a total of 4.5)
Project Eligibility Criteria
A “housing development project” that would be eligible to utilize the new development standards in SB 79 is defined in Gov. Code §65589.5 must meet the following eligibility criteria in Table 2.

TABLE 2.

Project Eligibility Criteria Requirement
Number of units Minimum 5 dwelling units
Density Minimum 30 dwelling units/acre
Project Type • Residential only;
• Mixed use residential if:
o At least two-thirds of the new or converted
square footage is residential uses;
o At least 50 percent of the new or converted
square footage is residential uses and the
project includes at least 500 net new
residential units;
o At least 50 percent of the new or converted
square footage is residential uses and the
project includes at least 500 net new
residential units and the project involves the
demolition or conversion of at least 100,000
square feet of nonresidential uses, and the
project demolishes at least 50 percent of the
existing nonresidential uses on the site;
• Farmworker housing as defined in Health and Safety
Code §50199.7(h); or
• Transitional or supportive housing
Disqualified Project Types May not include hotels, motels, bed and breakfast inn, or Planning Commission Report
SB 79 Alternative Plan
December 11, 2025

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other transient lodging5.

Affordability Requirement If project includes more than 10 units, must include at least one of the following percentages of affordable units:
• 7% extremely low-income units;
• 10% very low-income units; or
• 13% low-income units
Projects with more than 5 units would be subject to the City’s inclusionary housing requirement, but the affordable units provided in the project may satisfy both the SB 79 and the City’s inclusionary affordability requirements (they are not cumulative).

Labor Standards For any project that is over 85 feet in height, the project must meet the labor standards of subparagraphs (A), (B), (C), (D), (F), and (G) of paragraph (8) of subdivision (a) of Gov. Code §65913.4.

Density Bonus Eligibility
In addition to the provisions under SB 79, eligible projects would be able to utilize state density bonus provisions to further increase density, and request concessions, incentives, and waivers.

The new density allowed by SB 79 would be considered the base density for the purposes of calculating the density bonus increases. Projects with at least 10 units must provide affordable units as noted in the table above, which would qualify the project to use density bonus provisions as well. However, SB 79 provides that the City is not required to approve an incentive, concession, or waiver to approve additional height if the project proposes a height greater than the height limit set by SB 79 (except for 100% affordable housing projects). SB 79 projects that have a density of at least 90 dwelling units per acre are also eligible for additional density bonus concessions as follows in Table 3.

TABLE 3.

Number Additional Concessions Eligibility Criteria
1 Provide low-income units
2 Provide very low-income units
3 Provide extremely low-income units
In addition to density bonus provisions, SB 79 projects may utilize other state law provisions, such as AB 2097, which prohibits cities from imposing parking minimums for certain types of projects located within a one-half mile distance from a major transit stop. 5 Pursuant to Government Code §65912.156 (g), transient lodging does not include: (1) A residential hotel, as defined in Section 50519 of the Health and Safety Code, or (2) After the issuance of a certificate of occupancy, a resident’s use or marketing of a unit as short-term lodging, as defined in Section 17568.8 of the Business and Professions Code, in a manner consistent with local law.

Planning Commission Report
SB 79 Alternative Plan
December 11, 2025

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Processing of SB 79 Projects
Although SB 79 supersedes local zoning regulations, it does not supersede local review processes unless the project is eligible for ministerial streamlining under other provisions of state law. Therefore, SB 79 projects will be processed through the applicable entitlement and building permit review processes. For the majority of multi-family or mixed use residential projects, this would require a Development Plan Review (DPR), a Density Bonus permit (if requested), and other necessary entitlements, which would be reviewed by the Planning Commission. SB 79 notes that if ministerial streamlining processes pursuant to SB 35 and SB 423 (Gov. Code §65913.4) apply to a jurisdiction, the project can be eligible for ministerial approval, upon meeting eligibility criteria for streamlining. Currently, ministerial streamlining does not apply to the City because the 5th cycle Housing Element Regional Housing Needs Allocation (RHNA) was met. In addition, starting on January 1, 2027, SB 79 states that the denial of an eligible project located in a high resource area (this would apply to the City of Beverly Hills) would be considered a violation of the Housing Accountability Act (HAA), unless there is substantial evidence to demonstrate that there is a health, life, or safety reason for denial of the project.

Transit-Oriented Development Alternative Plan
Pursuant to Gov. Code §65912.161, SB 79 provides an option for a local agency to enact an ordinance and/or adopt a zoning overlay to implement the provisions of SB 79. If a jurisdiction adopts a transit-oriented development alternative plan6 , which the California Department of
Housing and Community Development (HCD) deems compliant with state law by July 1, 2026, the provisions of the adopted plan would apply instead of SB 79 to the areas within the applicable radii on July 1, 2026. The alternative plan would be effective through the 7th cycle for the Housing Element (2029 to 2037) and then would need to be reevaluated in subsequent Housing Element cycles.

Staff is recommending that the City adopt an alternative plan to redistribute the densities allowed under SB 79. The purpose of the proposed redistribution is to reduce the number of new units that could be built in single-family residential neighborhoods and relocate those potential units to various properties within the Mixed-Use Overlay Zone, where the City has already planned for additional housing. Although the City is only required to allow for higher densities within ¼ mile of the transit-oriented development stops, SB 79’s alternative plan provisions allow that density to 6 SB 79 also provides the option for cities to take no action and implement the provisions of SB 79 as written in the bill.

This option could be implemented either by defaulting to state law provisions or adopting a local ordinance to update the BHMC consistent with SB 79 provisions. In addition, SB 79 provides the option for cities to delay the effective date of SB 79 up until one year following the adoption of the 7th cycle Housing Element for the jurisdiction, which would be 2030 for the City of Beverly Hills. This option requires that the ¼ mile radius area meets the following conditions: 1) at least 33% of the sites in the ¼ mile radius for each transit-oriented development stop allow at least 50% of the density and FAR added by SB 79, and 2) all sites in the radius cumulatively allow for at least 75% of the aggregate density allowed by SB 79. Staff has confirmed that the transit-oriented development zones do not meet this threshold. The option could also be used to delay SB 79 effectuation on an individual site-by-site basis, if the site meets certain conditions. In the City, there are sites would need to qualify based on the following conditions: 1) allow at least 50% of the density and FAR added by SB 79, 2) have designated historic landmarks on the site, or 3) are located at least onemile walking distance from the transit-oriented development stops. The delayed effectuation option would also need to be reviewed and approved by HCD, and an alternative plan could be adopted prior to the expiration of the delayed effectuation period. However, staff recommends that the Planning Commission move forward with the adoption of the alternative plan because there are advantages to adopting a comprehensive upzoning plan prior to the start of the 7th Housing Element cycle, rather than receiving Housing Element certification contingent upon a future rezoning plan.

Further, the alternative plan will remain valid through 2037, whereas the delayed effectuation is only valid through 2030.

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be redistributed throughout the entire transit-oriented development zone up to ½ mile from transitoriented development stops, subject to certain limitations described further below. Additionally, SB 79 allows for density to be redistributed between different transit-oriented development zones (for example, a transfer between the La Cienega Boulevard/Wilshire Boulevard zone and the Reeves Drive/Wilshire Boulevard zone) subject to certain limitations described below and so long as the overall net unit and residential floor area capacity allowed under SB 79 is maintained.

The proposed alternative plan would create an overlay zone that applies to the entire ½ mile radius around the transit-oriented development stops (the transit-oriented development zones) by adding a new article (Article 51. Transit-Oriented Development Zoning and Alternative Plan Overlay Zone) to Title 10, Chapter 3 of the Beverly Hills Municipal Code (BHMC).7 Based on the Planning Commission’s recommendation, staff will prepare a draft ordinance and amendments to the General Plan Land Use Map and Zoning Map for the City Council’s consideration to reflect the updated zoning capacity allowed. In addition, a list of sites affected by the alternative plan zoning capacity redistribution exercise demonstrates how the alternative plan complies with all applicable requirements. (Attachments E, F, G, H, which are available online at:
https://beverlyhills.org/1135/Long-Range-Planning-Policy-Efforts). The draft ordinance implementing the alternative plan would be effective July 1, 2026 to coincide with the effective date of SB 79.

Alternative Plan Requirements
Pursuant to SB 79, the alternative plan for Beverly Hills, based on Tier 1 transit stops and a population of less than 35,000 people, must comply with the following:
• Maintain at least the same total net zoned capacity for both total number of units and residential floor area allowed, across all transit-oriented development zones; o Net zoned capacity for total units shall be measured by subtracting the current number of units on the site from the number of units allowed by SB 79 development standards;
o Net zoned capacity for floor area shall be measured by subtracting the current developed floor area of the site from the amount of floor area allowed by SB 79 development standards;
• Sites shall maintain at least 50% of the maximum allowed density per SB 79; o Sites that meet the following criteria may reduce the maximum density below 50%:
 Sites in a Very High Fire Hazard Severity Zone (VHFHSZ)8 ;
 Sites vulnerable to one foot of sea level rise; and
 Sites with a historic resource designated on a local historic register as of January 1, 2025, as long as the sites excluded from the density requirements on this basis do not cumulatively exceed 10 percent of the eligible area of any transit-oriented development zone. • The plan shall not reduce the zoning capacity in any transit-oriented development zone in total units or residential floor area by more than 50 percent; and 7 Since no parcel within the ¼ mile radius from the Century City transit-oriented development stop is subject to SB 79 provisions (there are no parcels in the residential, mixed use, or commercial zones), no zoning capacity was removed or redistributed within this area in the proposed alternative plan scenarios. 8 No sites within the ¼ mile radius from the transit-oriented development stops are within the Very High Fire Hazard Severity Zone (VHFHSZ) or within an area vulnerable to one foot of sea level rise.

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• Any individual site’s maximum zoning capacity shall not exceed 200 percent of the maximum density established by SB 79.

Alternative Plan Baseline Assumptions
Based on the above, up to 50% of density from parcels located within the ¼ mile radius in which SB 79 Tier 1 provisions apply may be redistributed to parcels located within the entire ½ mile radius from the transit-oriented development stops (“Metro stations”), which is defined as the “transit-oriented development zone” in state law. There are three separate transit-oriented development zones in the city representing a ½ mile radius around Metro stations in Beverly Hills and Century City. SB 79 allows density to be redistributed across all three of these zones. The proposed alternative plan would redistribute density only within and between the transit-oriented development zones around the two stations in Beverly Hills. The alternative plan does not propose any redistribution of the density to or from the transit-oriented development zone around the Century City station, because there are no sites within the ¼ mile radius where additional density would be allowed within Beverly Hills. The portion of the zone between ¼ and ½ mile from the station would only be eligible to receive additional zoning capacity from the other zones. Staff has prepared three different scenarios for the alternative plan. All of the alternative plan scenarios are based on the following baseline conditions:

Zoning Capacity in Terms of Units
SB 79 allows for redistribution of up to 50% of the net additional unit capacity within the transitoriented development zones. This is determined by calculating the number of units that would be allowed under the SB 79 base densities and subtracting the number of existing units within the zones.

Applying the densities required by SB 79 yields a total of 19,053 dwelling units within the ¼ mile radius around the two Beverly Hills Metro stations. This is determined based on the following:
• A density of 120 units per acre is allowed on all residential, commercial, and mixed use properties within ¼ mile of the pedestrian entrance to each station, except for multi-family residential properties subject to the Rent Stabilization Ordinance. • A density of 160 units per acre is allowed on all such properties within 200 feet of the pedestrian entrance to each station (the adjacency intensifier provisions).

There are 1,375 existing dwelling units within the ¼ mile radius around both Metro stations including single-family residences, accessory dwelling units, and multi-family units. Subtracting this from the total number of allowed units results in a net increase of 17,678 dwelling units. This is the total number of units that must be maintained across the two transit-oriented development zones combined.

Staff has prepared three different alternative plan scenarios for consideration by the Planning Commission. All three scenarios reduce the base density on all single-family residential parcels within the ¼ mile radius by the maximum allowed 50%, from 120 dwelling units per acre to 60 dwelling units per acre. In each alternative plan scenario, units from these “export sites” are redistributed to “import sites” within the Mixed-Use Overlay Zone (MUOZ) that are not adjacent to single-family properties. Staff has excluded any MUOZ adjacent to single-family residential Planning Commission Report
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properties, as these sites were initially provided the lowest height limit of the MUOZ (3 stories) because this is more consistent with the height allowed for single-family residential sites, and the limit intended to mitigate any adverse impacts from redevelopment in the MUOZ on directly adjacent single-family residential areas as much as possible. Each of the three scenarios proposes a different geographic distribution of these units to the MUOZ import sites as described later in this report.

SB 79 would allow for a total of 6,123 units on all of the export sites combined at a density of 120 units per acre. With the maximum allowable reduction of 50%, 3,061 units are available for redistribution to the MUOZ import sites.

In all three scenarios, units are proposed for redistribution to the MUOZ import sites consistent with the following criteria:
• As required by SB 79, no densities exceed 200% of the base density allowed on the site.

For properties within the ¼ mile radius, the base density is 120 or 160 units per acre as provided by SB 79. For properties outside the ¼ mile radius, where SB 79 does not establish a base density for Beverly Hills, the applicable base density is 79.2 units per acre as allowed in the MUOZ.
• Sites with approved development projects are not identified as import sites. • Sites with designated historic landmarks are not identified as import sites.9 Zoning Capacity in Terms of Residential Floor Area Ratio • SB 79 mandates a minimum 3.5 floor area ratio (FAR) in the ¼ mile radius, and 4.5 FAR for properties within 200 feet of a station entry.
• The alternative plan must also ensure that the net zoned capacity in terms of floor area allowed to be constructed on a site (through the FAR limitation) is maintained after any redistribution of FAR.
o The maximum FAR allowed for the export sites was reduced from 3.5:1 to 2.5:1.

This reduction is proposed because staff analyzed the greatest development potential for any single-family residential export site and determined that at least a

2.5 FAR was required to allow the new proposed density for the site. o The aggregate amount of 3.5 or 4.5 FAR added to the import sites within each alternative plan scenario far exceeds the reduction of FAR on the export sites.

Therefore, each alternative plan scenario maintains the net zoned capacity of floor area with respect to the combined zoning capacity of import sites in the ½ mile radius and the sites subject to SB 79 in the ¼ radius, after redistribution of FAR capacity.
9 While the base zoning on any historic landmark site located within the ¼ mile radius from the transit-oriented development sites has been upzoned by SB 79 provisions, the alternative plan does not propose to redistribute any additional zoning capacity to those sites, except for the Clock Drive-In Market landmark (8423 Wilshire Boulevard, Number 31) because this site is contemplated for use in the redevelopment of the Gale Yard site and is owned by the City. The historic landmark sites that are located within the ¼ mile radius area are: Number 13, 8440 Wilshire Boulevard (Saban Theatre), Number 18, 9528 Wilshire Boulevard (Beverly Wilshire Hotel), Number 31, 8423 Wilshire Boulevard (Clock Drive-In Market), Number 35, 8554 Wilshire Boulevard (Fine Arts Ahrya Theatre), and Number 41, 9300 Wilshire Boulevard (Wilshire-Rexford Office Building).

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Height Limits
• SB 79 provides for a maximum height of 75 feet in the ¼ mile radius, and 95 feet in the 200-foot radius. All of the alternative plan scenarios maintain these height limits. While SB 79 states that the City is not mandated to approve a request through density bonus for additional height beyond the height limit allowed per SB 79, the City is not precluded from allowing additional height as an incentive to achieve the allowed densities per the alternative plan.
• In each of the alternative plan scenarios, staff recommends increasing the maximum allowed height on the MUOZ import sites from the current height limits of three to five stories allowed under the MUOZ to 75 feet, consistent with the height allowed under SB

79. This increased height will ensure that the import sites can feasibly accommodate the additional units that would be allowed under the alternative plans.

Alternative Plan Scenarios
Each alternative plan scenario complies with all of the basic requirements for the alternative plan.

However, the scenarios differ in the way they redistribute units from the export sites to the import sites. Therefore, each scenario also results in different new allowed densities for areas within the transit-oriented development zone. The alternative plan creates an overlay zone comprised of several sub-areas with the following zoning provisions.

New Baseline Zoning for All Scenarios
[BHMC 10-3-5103 through 10-5-5105.3]
The overlay zone sets forth the new baseline zoning for areas located within the ¼ mile radius, which is as follows:
• Area A (Non-Alternative Plan SB 79 Sites): The applicable baseline zoning provisions for parcels within ¼ mile from the transit-oriented development stops within a residential, mixed use, or commercial zone that are not involved in the import and export exercise for the alternative plan.
• Area B (Export Sites): The applicable zoning provisions for parcels in the single-family residential zones within ¼ mile from that are identified as export sites for the alternative 10 The Objective Design Standards (ODS) were adopted by resolution of the City Council on September 30, 2025 by Resolution No. 25-R-13565. A housing development project proposed under SB 79 provisions shall comply with the ODS, unless any standard physically precludes the construction of the housing development project under the density allowed by SB 79.

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plan. The density for these sites has been reduced by 50% (from 120 dwelling units/acre to 60 dwelling units/acre), which is then redistributed to the alternative plan import sites. • Area C (Non-Alternative Plan Adjacency Intensifier Sites): The applicable zoning provisions for parcels located within a 200-foot radius from the transit-oriented development stops within residential, mixed use, or commercial zones that are not involved in the import and export exercise for the alternative plan.

The new applicable zoning provisions are shown in Table 4.

TABLE 4.

Area Density FAR Height
A 120 du/acre 3.5 75 feet
B 60 du/acre 2.5 75 feet
C 160 du/acre 4.5 95 feet
Staff has prepared three different alternative plan scenarios that build upon the new baseline zoning for Areas A, B, and C. Staff recommends the Planning Commission recommend only one of the scenarios, and the redline BHMC sections in Attachment B provide the draft BHMC sections for each scenario. The allowed densities, FAR, and height limits comply with the minimum density, FAR, and height limit required by SB 79. These are also noted as the maximum density, FAR, and height limit under each scenario.

Scenario 1 (“Pancake Scenario”)
[BHMC 10-3-5106 through 10-3-5108.3]
This scenario redistributes export site units evenly to all parcels in the MUOZ within the entire ½ mile radius from the transit-oriented development stop, excluding any MUOZ sites that are directly adjacent to single-family residential parcels. This scenario is a “pancake” distribution in the sense that it evenly adds zoning capacity across the entire transit-oriented development zone. The densities vary in each area because an equal amount of additional density is added to the varying base densities.
• Area D (MUOZ Adjacency Intensifier Import Sites): The applicable zoning provisions for parcels located within a 200-foot radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites.
• Area E (MUOZ ¼ Mile Import Sites): The applicable zoning provisions for parcels located within the ¼-mile radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites.
• Area F (MUOZ ¼ to ½ Mile Import Sites): The applicable zoning provisions for parcels located between the ¼ mile to ½ mile radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites.

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The applicable zoning provisions for Scenario 1 are shown in Table 5.

TABLE 5.

Area Density FAR Height
D 202.29 du/acre 4.5 95 feet
E 162.29 du/acre 3.5 75 feet
F 121.49 du/acre 3.5 75 feet
Scenario 2 (“Tentpole Scenario”)
[BHMC 10-3-5106 through 10-3-5107.3]
This scenario redistributes export site units first by maximizing distribution to MUOZ sites within the 200-foot radius from the transit-oriented development stops and then maximizes distribution to MUOZ sites in the ¼ mile radius from the transit-oriented development stops, excluding any MUOZ sites directly adjacent to single-family residential parcels. Since the 200-foot and ¼ mile radii were able to accommodate all of the export site units, no units were redistributed to the ¼ mile to ½ mile radius in this scenario. This scenario creates a “tentpole” distribution, with the tent peaks (highest density) closest to the transit-oriented development stops, and a density in the ¼ mile area around the transit-oriented development stops greater than the surrounding areas but less than the tent peak areas.
• Area D (MUOZ Adjacency Intensifier Import Sites): The applicable zoning provisions for parcels located within a 200-foot radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites.
• Area E (MUOZ ¼ Mile Import Sites): The applicable zoning provisions for parcels located within the ¼-mile radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels11 and receive density from the export sites.

The applicable zoning provisions for Scenario 2 are shown in Table 6.

TABLE 6.

Area Density FAR Height
D 320 du/acre 4.512 95 feet
E 165.9 du/acre 3.5 75 feet
Scenario 3 (“La Cienega Focused Scenario”)
[BHMC 10-3-5106 through 10-3-5107.3]
This scenario redistributes export site units first by maximizing distribution to MUOZ sites within the 200-foot radius from the La Cienega Boulevard/Wilshire Boulevard transit-oriented development stop, and then maximizes distribution to MUOZ sites in the ¼ mile from the La 11 Only parcels located in the City of Beverly Hills were considered for this determination. 12 This is the proposed floor area ratio for the increased density in Scenarios 2 and 3, as staff has confirmed this FAR is feasible for the construction of the maximum development potential for any site that is identified as an import site in any scenario.

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Cienega Boulevard/Wilshire Boulevard transit-oriented development stop, excluding any MUOZ sites directly adjacent to single-family residential parcels. Since the 200-foot and ¼ mile radii were able to accommodate all of the export site units, no units were redistributed to the MUOZ sites within the radii surrounding the Reeves Drive/Wilshire Boulevard transit-oriented development stop. This scenario concentrates the redistribution of export site units around the La Cienega Boulevard transit stop because the majority of single-family residential export sites are located within the ¼ mile radius around the La Cienega Boulevard transit stop. This approach is consistent with previous discussions to revitalize the southeast area of the city by attracting redevelopment and reinvestment. This scenario focuses new density around the La Cienega Boulevard transit stop, and maintains the baseline SB 79 zoning for the ¼ mile radius from the Reeves Drive/Wilshire Boulevard transit stop, with the exception of reducing density on any single-family residential parcel within that radius.
• Area D (La Cienega MUOZ Adjacency Intensifier Import Sites): The applicable zoning provisions for parcels located within a 200-foot radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites. • Area E (La Cienega MUOZ ¼ Mile Import Sites): The applicable zoning provisions for parcels located within the ¼-mile radius from the transit-oriented development stops within the MUOZ that are not directly adjacent to single-family residential parcels and receive density from the export sites.

The applicable zoning provisions for Scenario 3 are shown in Table 7.

TABLE 7.

Area Density FAR Height
D 320 du/acre 4.5 95 feet
E 230.36 du/acre 3.5 75 feet
Staff recommends that the Planning Commission adopt a draft resolution (Attachment A) recommending one of the three scenarios presented. The resolution directs staff to prepare an amended General Plan Land Use Map and Zoning Map based on the alternative plan scenario recommended by the Planning Commission, and to prepare a draft ordinance based on the redline BHMC sections. The redline BHMC sections include code language for each scenario, and therefore, staff recommends that the Commission adopt the resolution and direct staff to strike two of the scenarios that are not recommended for adoption to the City Council.

General Plan Consistency
Staff has drafted a new policy to be added to the Land Use Element of the General Plan, which would be Land Use Policy 3.3 (Exhibit C to the draft resolution in Attachment A). This policy specifically states that the adoption of an alternative plan helps to preserve the character of singlefamily residential areas by promoting development in the MUOZ adjacent to transit and limiting density in single-family residential areas.

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in general. It appears that several other cities are contemplating whether they will prepare an alternative plan, but staff is not aware of any other jurisdiction that has submitted a plan to HCD yet. For example, the City of Los Angeles Planning and Land Use Management (PLUM) Committee has recommended that the Los Angeles City Council to explore the delayed effectuation option, and then work on the drafting of an alternative plan later while the delayed effectuation option is in place. Staff has also met with HCD to discuss SB 79 and attempt to receive clarification on certain provisions of SB 79, and continues to follow up with HCD staff, but has not yet received information. Furthermore, staff has reached out to SCAG to share information regarding the mapping methodology for the radius maps from transit stops. Staff will continue to reach out to SCAG to exchange information about the mapping as it becomes available, in hopes of avoiding any inconsistencies between the City’s mapping and SCAG’s ultimate mapping.

Given these timelines, after the Planning Commission’s review, staff will agendize this item for consideration by the City Council at their regular meeting of January 20, 2026. Staff will submit the adopted plan to HCD after the Planning Commission's review to obtain initial feedback if possible prior to the City Council hearing, and will submit the plan to HCD as soon as it is adopted by the City Council. In addition, SB 79 requires that HCD issue guidance regarding how the bill interacts with Housing Element requirements for the 7th cycle, which covers the planning period from 2029 to 2037, but such guidance is not required to be issued until the effective date of SB 79 (July 1, 2026). It appears that the zoning capacity redistribution in the alternative plan can count towards satisfying the Regional Housing Needs Allocation (RHNA) for the 7th cycle Housing Element, as long as the alternative plan is included in the first draft submittal of the Housing Element to HCD. This understanding is to be confirmed by HCD with the issuance of their official SB 79 guidance.

PUBLIC NOTIFICATION AND OUTREACH
The notice for this project, summarized in Table 1, was provided pursuant to the requirements set forth in BHMC §10-3-2.5, et seq. In addition, notification to a list of tribes was performed per SB 18, which requires tribal consultation notification for a General Plan Amendment.

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TABLE 1. PUBLIC NOTIFICATION TABLE
Notice Type Notice Date
Notice of Pending Application
• Mailed Notice (500’ radius + block
face; via first class mail) Not required
• Mailed Notice (100’ radius; via
tracked courier) Not required
• On-site Posted Notice Not required
Notice of Public Hearing
• Mailed Notice (500’ radius + block
face; via first class mail) Not required
• On-site Posted Notice Not required
• Newspaper Notice
Beverly Hills Courier
Beverly Hills Weekly
11/21/2025
11/27/2025
Public Comment
As of the writing of this report, staff has not received any public correspondence relating to this item.

ENVIRONMENTAL REVIEW
This project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Pursuant to Government Code §65912.160(c)(2), the draft ordinance, Zone Change, and General Plan Amendment are not considered a project under CEQA (Division 13 of Public Resources Code §21000). Accordingly, staff recommends that the Planning Commission finds the project statutorily exempt pursuant to Government Code §65912.160(c)(2).

RECOMMENDATION
Staff recommends that the Planning Commission conduct the public hearing and adopt the resolution recommending City Council adoption of a General Plan Amendment, Zone Change, and draft ordinance to establish a transit-oriented development alternative plan based on the scenario recommended by the Commission. The resolution directs staff to prepare an amended General Plan Land Use Map and Zoning Map based on the Commission’s recommended scenario, and to prepare a draft ordinance based on the redline BHMC sections. The redline BHMC sections include draft code language for each scenario, and therefore, staff recommends that the Commission adopt the resolution and direct staff to strike two of the scenarios that are not recommended for adoption.

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NEXT STEPS
Staff expects to present the alternative plan to the City Council for adoption in January 2026 and will submit the adopted plan to HCD for review as soon as it is adopted.

Report Reviewed By:

Michael Forbes, AICP
Director of Community Development
Attachment 2
Planning Commission Resolution No.
2109
1 RESOLUTION NO. 2109

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF BEVERLY HILLS RECOMMENDING THAT THE

CITY COUNCIL ADOPT A GENERAL PLAN AMENDMENT

AND ZONE CHANGE TO AMEND THE LAND USE MAP AND

ZONING MAP, AND A DRAFT ORDINANCE OF THE CITY OF

BEVERLY HILLS AMENDING VARIOUS SECTIONS OF THE

BEVERLY HILLS MUNICIPAL CODE (BHMC) TO ADOPT A

TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE

PLAN AND OVERLAY ZONE PURSUANT TO GOVERNMENT
CODE SECTION 65912.161(a), AND MAKING A

DETERMINATION OF EXEMPTION UNDER THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
WHEREAS, Senate Bill (SB) 79 was signed into law by Governor Newsom on October 10, 2025, codified as Government Code Section 65912.155 through 65912.162, inclusive; WHEREAS, SB 79 aims to incentivize and allow the development of housing in proximity to public transit by superseding local zoning and General Plan land use regulations; WHEREAS, there are two planned Metro Purple Line (D Line) stations located in the City of Beverly Hills that meet the definition of a “Tier 1 transit-oriented development stop” pursuant to Government Code Section 65912.156, located at the northeast corner of the intersection of Wilshire Boulevard and La Cienega Boulevard; and the southwest corner of the intersection of Wilshire Boulevard and Reeves Drive;
WHEREAS, the Metro Purple Line station located in the City of Los Angeles in proximity to the City of Beverly Hills’s western boundary at the northeasterly corner of the intersection of Avenue of the Stars and Constellation Boulevard meets the definition of a Tier 1 transit-oriented development stop, however, there are no sites in the City of Beverly Hills that are within onequarter mile of the Century City stop that are zoned for residential, mixed use, or commercial Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 2 development. Thus, SB 79’s provisions will not apply to any properties in the City of Beverly Hills that are within one-quarter mile of the Century City transit-oriented development stop; WHEREAS, Government Code Section 65912.157 increases the height limit, maximum density, and floor area allowed for any parcel zoned for residential, mixed use, or commercial development located within either a one-quarter or one-half mile radius (“the transit-oriented development zones”) from qualifying transit stops, which currently applies to the one-quarter mile radius from the Metro Purple Line stations located in the City of Beverly Hills; WHEREAS, Government Code Section 65912.161 allows a local jurisdiction to adopt a transit-oriented development alternative plan through the adoption of a zoning overlay and/or enacting ordinance to redistribute zoning capacity from parcels located within the one-quarter mile radius to parcels located within the transit-oriented development zone; and, WHEREAS, the City Council conducted a study session on the topic of the development of SB79 on November 12, 2025, and directed staff to prepare a transit-oriented development alternative plan that will redistribute zoning capacity from parcels zoned for single-family residential uses within the one-quarter mile radius from the Metro stations to parcels zoned for mixed-use residential in the Mixed Use Overlay Zone (MUOZ) located within the entire transitoriented development zone in the City, which is the one-half mile radius from Metro stations.

The Planning Commission of the City of Beverly Hills hereby finds, resolves, and determines as follows:

Section 1. At its December 11, 2025 meeting, the Planning Commission conducted a duly noticed public hearing, at which time it received oral and documentary evidence relative to the proposed amendments. The Planning Commission considered the proposed General Plan Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 3 Amendment, Zone Map amendment, and draft ordinance consisting of amendments to the City of Beverly Hills Municipal Code (BHMC) to create a transit-oriented development alternative plan pursuant to Government Code Section 65912.161, as set forth and attached hereto as Exhibits A, A.1, A.2, A.3, B, and C (the “Amendments”). Exhibit A is the SB 79 Radius Map, which reflects the one-quarter mile radius in which the provisions of SB 79 would apply, and the sites on which zoning capacity could be redistributed within the one-half mile radius area. Exhibit A.1 is the map showing Scenario 1 (Pancake Scenario), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the Mixed Use Overlay Zone (MUOZ) located within the one-half mile radius from the Metro stations. Exhibit A.2 is the map showing Scenario 2 (Tentpole Scenario), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the MUOZ located within the one-quarter mile radius from the Metro Stations. Exhibit A.3 is the map showing Scenario 3 (La Cienega Focused Scenario), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the MUOZ located within the one-quarter mile radius from the La Cienega Boulevard – Wilshire Boulevard Metro station. Exhibit B is the redline of Beverly Hills Municipal Code (BHMC) sections that amends and adds certain zoning regulations to implement the transit-oriented development alternative plan, and to clarify the applicability of existing development standards to the types of development that may be proposed within the transit-oriented development zones. The redline includes three proposed scenarios for the alternative plan redistribution of zoning capacity. Exhibit C is a draft new policy to be added to the Land Use Element of the General Plan, which specifically states that the adoption of an Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 4 alternative plan helps to preserve the character of single-family residential areas by promoting development in the MUOZ adjacent to transit and limiting density in single-family residential areas.

At the public hearing, the Planning Commission considered the SB 79 Radius Map, and three different scenarios proposed for the alternative plan redistribution of zoning capacity, as outlined within the redline of BHMC sections and the three different sites inventory lists, which are lists of parcels located within the transit-oriented development zones demonstrating that the redistribution of zoning capacity maintains the net zoned capacity in terms of both number of units and residential floor area that can be constructed, across all the transit-oriented development zones in the City. After its deliberations and review of the three different alternative plan scenarios presented, two of the three participating Commissioners supported Scenario 3 (La Cienega Focused Scenario) and one Commissioner supported Scenario 2 (Tentpole Scenario). Therefore, the Planning Commission does not make any recommendation as to a specific scenario; however, the Commission does recommend the adoption of an alternative plan and recommends that the City Council adopt amendments to the General Plan Land Use Map and the Land Use Element of the General Plan to implement an alternative plan that minimizes density increases in single-family residential neighborhoods. The Planning Commission also recommends that the City Council adopt an ordinance encapsulating the provisions substantially as shown in Exhibit B, as modified to reflect the Council-selected alternative plan.

Section 2. The Amendments were assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Pursuant to Government Code §65912.160(c)(2), the Amendments are not considered a project under CEQA (Division 13 of Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 5 Public Resources Code §21000). Accordingly, the Planning Commission finds and recommends that the City Council find the Amendments statutorily exempt pursuant to Government Code §65912.160(c)(2).

Section 3. The Planning Commission finds that the proposed Amendments are required because of the benefit to the public interest, health, safety, morals, peace, comfort, convenience, or general welfare, and that such Amendments are consistent with the general objectives, principles, and standards of the General Plan, as a means to exercise the limited local control, as authorized by SB 79, to redistribute portions of the additional density required by SB

79. 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 H 1 – Maintenance and Conservation, which encourages the maintenance of the quality and character of existing housing and residential neighborhoods, and Policy H 1.5 – Conservation of Existing Rental Housing calls for preventing the loss of existing residential units. Similarly, the Housing Element sets forth Goal H 2 – Housing Supply and Diversity, which calls for the provision of a variety of housing types and adequate affordable housing supply. Policy H 2.5 – Adaptive Reuse calls for the support of innovative strategies for the adaptive reuse of residential and commercial structures to provide for a wide range of housing types. Policy H 2.8 – Transit-Oriented Housing promotes greater connections from residential neighborhoods and new residential development to existing transit stops, including the anticipated subway stations. Policy H 2.9 – Jobs-Housing Balance promotes 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 Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 6 County. Policy H 2.10 – Workforce Housing encourages the City to study and develop programs to increase the amount of rental and ownership housing affordable to the local workforce. General Plan Land Use (LU) Policy 5.1 – Neighborhood Conservation calls for the maintenance of the uses, densities, character, amenities, and quality of the City’s residential neighborhoods, recognizing their contribution to the City’s identity, economic value, and quality of life. Goals LU 6 – Single-Family Residential Neighborhoods and LU 7 – Multi-Family Residential Neighborhoods require that both single-family and multi-family neighborhood identities are maintained with regard to character, identity, and amenities.

The proposed Amendments to create a transit-oriented development alternative plan will meet several of the stated objectives, standards, goals, and policies of the General Plan, as it will locate greater housing opportunities in close proximity to transit stops. There are numerous parcels located within the one-quarter mile radius to which rent stabilization requirements apply, which are exempted from SB 79 provisions; therefore, there are limited sites available within the onequarter mile area to which the zoning capacity could be redistributed. As such, the transit-oriented development alternative plan concentrates zoning capacity on MUOZ parcels in the one-half mile radius area, with greater density located in areas that are along major commercial corridors with better pedestrian access to the Metro stations.

This is consistent with the City’s desire to increase affordable and workforce housing opportunities, especially in the MUOZ, and reduce greenhouse gas (GHG) emissions by locating more housing near job centers and transit. The Amendments will further protect the identity of residential neighborhoods by relocating zoning capacity from existing established single-family residential areas to the MUOZ corridors in the transit-oriented development zone, which will mitigate potential adverse impacts and preserve housing opportunities for a range of household Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 7 types by further promoting and incentivizing the development of mixed use residential projects.

Section 5. The Planning Commission does hereby recommend to the City Council the adoption of amendments to the General Plan Land Use Map and the Land Use Element of the General Plan (Exhibit C) to implement an SB 79 alternative plan based on one of the Scenarios (Exhibits A.1, A.2, A.3) and an ordinance encapsulating the provisions substantially as shown in Exhibit B, as modified to reflect the Council-selected alternative plan. //
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Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 8 Section 7. 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: December 11, 2025
Jeff Wolfe
Chair of the Planning Commission of the
City of Beverly Hills
Attest:

Michael Forbes, AICP
Secretary of the Planning Commission
Approved as to form: Approved as to content:

David M. Snow Michael Forbes, AICP
Assistant City Attorney Director of Community Development EXHIBIT A: SB 79 Radius Map
EXHIBIT A.1: Scenario 1 (“Pancake Scenario”) Map
EXHIBIT A.2: Scenario 2 (“Tentpole Scenario”) Map
EXHIBIT A.3: Scenario 3 (“La Cienega Focused Scenario”) Map EXHIBIT B: Redline BHMC Sections
EXHIBIT C: Draft Redline Land Use Element Amendment
Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 9 EXHIBIT A: SB 79 Radius Map
Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 9850
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S CLARK DR

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N ORLANDO AV
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AVENUE OF THE STARS

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GREGORY WY

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N ROBERTSON BLVD

DAYTON WY

S PECK DR
W 6TH ST

N KINGS RD

S BEDFORD DR

N LA PEER DR

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S CAMDEN DR

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N REXFORD DR

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N PALM DR

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N CRESCENT DR

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N FOOTHILL RD

N ELM DR

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S CROFT AV

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N SANVICENTE BLVD

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EL TOVAR PL

N ALPINE DR

S HAMEL DR

GLEN WY

S LE DOUX RD

S WOOSTER ST

S KINGS RD

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COMMERCIAL
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ROBBINS DR

N LINDEN DR

N GALE DR

N ARNAZ DR

TOWER DR

S HAMILTON DR

S GALE DR

N HAMEL DR

N WILLAMAN DR

NORWICH DR

N CARSON RD

N STANLEY DR

N LE DOUX RD

N LA CIENEGA BLVD
CE
PA
NTURY
RK LN
Created By: City of Beverly Hills Community Development Department - Planning Division Map Date: 12-10-2025
m
Draft SB 79 Base Upzone Map
Metro D Line Rail StationsStation PortalsPedestrian Entrance1/4 Mile Radius From Entrance (TIER1)1/2 Mile Radius From Entrance200' Adjacency Intensifier Radius Single-Family ResidentialMulti-Family ResidentialCommercial Generalized Land UseSB 79 Assessment
Beverly Hills City Limits
Additional Data
0 0.25 0.13
Miles
Base SB 79 (120 du/ac)SB 79 AdjacencyIntensifier (160 du/ac) SB 79 Area
Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 10 EXHIBIT A.1: Scenario 1 (“Pancake Scenario”) Map
Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 11 EXHIBIT A.2: Scenario 2 (“Tentpole Scenario”) Map
Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 9850
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8857 8853 8845 8839
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8820 8800
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8826 8818 401
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8924 8920 8840
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9212 0 9200
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8950 8912 8906 8900
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9030
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272 273
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9018 9014 9006
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9031
332
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9090
0 0
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137
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9153 9135
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363 361
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9225 9221
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0 0 9134
129
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120
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252
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232
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353
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264
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0 0
9250 9242 9230
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9355 9349 9343 9337 369
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9319 9313 9307 9301
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9379 9373 9367
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9350 9334
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9407 9401
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9312 9306 9300
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9425 9419
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9384 9378
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9626 9620 9614 9608 9600
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316
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315
9830 9800 9840
9850
213
217
221
225
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233
237
241
245
249
253
257
139
155
161
136
130
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195
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152 153
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261
264 265 264 265
260
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248
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240
236
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224
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259
267
264
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121
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0 9660 9654 9642 401
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426
244
240
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232
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224
220
216
212
208
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9480
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405
415
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404
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468 472
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496 499
488
304
300
201
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215
219
223
227
231
235
239
140
136
132
139
125 0
9680
148
9610 9600
325
329
333
337
341
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9625 9619 9609 353
344
340
328
324
229
260
329
220
269
443
233
237
241
245
249
253
257
261
265 264
260
254
9570
9550
140
136
124
0 145
148
144
128
9536
131
149
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256
252
248
244
240
236
232
228
224
220
216
212
333
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341
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350 9517
344
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336
332
328
324
217
208
320
204
200
301
305
309
315
317
321
325
329
333
337
316
312
308
304
300
9501
9505 9503
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351
353
216
212
208
204
200
141
132
151
151
9504
150
9460
0 239
321
333
337
0 344
340
336
332
328
324
230
226
222
218
214
208
204
200
301
305
309
313
305
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315
317
321
325
329
333
337
341
345
9741
324
320
316
312
308
304
300
201
205
209
215
219
9720
125
145
149
312
243
133
336
250
341
355
357
359
0 247
251
255
259
264 267
258
254
250
246
242
238
152
345
9561 9553 9545 355
344
340
336
332
328
324
141
145
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9617
148
144
140
136
132
9620
128
201
205
209
215
219
223
227
231
235
239
243
247
251
152
201
205
209
213
255
259
264 265
258
254
250
246
242
238
234
230
332
328
324
320
316
312
308
304
300 301
305
309
246
242
238
234
230
226
222
218
214
208
204
200
317
315
0 0
133
137
140 141
136
0 317
321
325
329
333
337
341
345
9595 9587 9579 351
209
9749
223
9679
317
234
0 226
344
340
336
332
216
212
204
200
0 140
138
132
128
124
9830
137
344
340
320
318
312
308
304
9762
330
324
350
227
231
235
239
243
247
251
255
259
265 264
260
332
256
222
218
214
208
204
200
301
305
309
313
252
248
244
240
236
232
228
224
220
216
212
208
148
133
137
141
136
132
144
0 9700 9700
321
325
329
333
337
341
345
350 9683 9675 9667
344
0 340
0 137
201
205
209
215
219
223
227
231
235
239
243
247
336
332
328
324
320
316
312
308
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300 301
305
230
226
222
218
214
208
204
200
9634
133
141
145
238
309
315
317
321
325
329
333
337
341
345
9633
9937
9941
9945
9961
9973
9955
9940
9921
9956
9952
9948
9944
9940
9936
9932
9928
9924
9920
9929
285
268
228
224
204
251
9641
149
153
9657 9649
344
340
336
332
328
324
320
316
208
120
201
205
217
221
225
229
233
237
241
153
245
255
259
262 265
258
254
250
246
242
133
9740
129
133
154 153
150
249
253
257
261
9749 265
260
256
252
248
244
240
336
349
301
305
309
315
317
321
200
145
9725
148
9730
0 120
136
9876
9900
9844
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9855
9859
9869
9889
9929
9933
144
236
325
9884
153
9882
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9966
9962
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9936
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9924
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329
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337
341
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9725 9709 355
344
340
336
9937
9941
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9949
9953
237
239
241
243
245
247
0 249
232
228
224
220
216
212
208
204
200
213
253
257
261
265
269
273
256
252
248
244
240
245
277
9901
9916
132
9744
9754
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9935
0 9949
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9975
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0 0
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9904
9900
201
203
9905
9909
9915
9917
9921
9925
9929
9990 9933
9800
121
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0 9960
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9939
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9957
9961
233
236 237
232
9913
9917
9925
9988
241
0 0
9374
111
462
250
9900

S CLARK DR

N ROBERTSON BLVD

GALAXY WY

N ORLANDO AV
WILLEY
LN

AVENUE OF THE STARS

WILSHIRE BLVD

BEVERWILDR

N DOHENY DR

N LA CIENEGA BLVD

GREGORY WY

WESTMOUNTDR

BEVERLY BLVD

N ROBERTSON BLVD

DAYTON WY

S PECK DR
W 6TH ST

N KINGS RD

S BEDFORD DR

N LA PEER DR

SMITHWOOD DR

S CAMDEN DR

CARMELITA AV

S LA CIENEGA BLVD

HILLGREEN DR

N REXFORD DR

ROSEWOOD AV

BEVERLY

CONNECTION
WY

RAMAGE ST

WHITWORTH DR

S REEVES DR

WHITTIER DR

W OLYMPIC BLVD

S BEVERLY DR

HAYES DR

S ORLANDO AV

S SWALL DR

CARMELITA
PL

BURTON WY
W 3RD ST

S CORNING ST

S WILLAMAN DR

ALDEN DR

MARYLAND DR

WALDEN DR

DANIELS DR

S ROBERTSON BLVD

EDRIS DR

BEVERLY

GREEN DR

S SHIRLEY PL

S DOHENY DR

S LA PEER DR

N OAKHURST DR

N PALM DR

NALPINE DR

N MAPLE DR

RANGELY AV

MELROSE AV

FOOTHILL RD

S LA PEER DR

S CREST DR

S WETHERLY DR

S DOHENY DR
GARDEN
LN

S OAKHURST DR

WESTMOUN T CIR

LOMITAS AV

CARDIFF AV

S ELM DR

REXFORD DR

N SHERBOURNE DR

GLENVILLE DR

AW/ALMONT DR

ASHCROFT AV

BEVERLY PL

S RODEO DR

HARTFORD WY

N ALMONT DR

CENTURY PARK
PK E

HILLGREEN
PL

DAYTON WY

CLIFTON WY

NEMO ST

LE DOUX RD

LA CIENEGA BLVD

HOLT AV

ROSEWOOD AV

S ARNAZ DR

S HAMEL RD

CHARLEVILLE BLVD

DORRINGTON AV

GREGORY WY

SCHUMACHER DR

TRENTON DR

N SAN VICENTE BLVD

N SWALL DR

WEST KNOLL DR

S ROXBURY DR

N LA PEER DR

N WETHERLY DR

COLGATE AV

N DOHENY DR

NEWMAN ST

S MCCARTY DR

WHITWORTH
DR

S WETHERLY DR

MORENO DR

S ALMONT DR

N CLARK DR

S SWALL DR

S CLARK DR

GEORGE BURNSRD

N ROXBURY DR

NBEDFORD DR

N CAMDEN DR

N RODEO DR

S EL CAMINO DR

S SHERBOURNE DR

N CRESCENT DR

ROXBURY DR

OAKWOOD AV

ELEVADO AV

CHALMERS DR

CENTURYPARK E

HEATH AV
W 4TH ST
W 1ST ST

VIRGINIA PL

N ALFRED ST

N CROFT AV

CARMELITA
AV

DREXELAV

S CRESCENT DR

S PALM DR

S REXFORD DR

N BEVERLY DR

S MAPLE DR

S CANON DR

S ALMONT DR

S SPALDING DR

S LINDEN DR

BRIGHTON WY

SUNSET BLVD

CLINTON AV

S SANTA MONICA BLVD

N REXFORD DR
OXFORD
WY

GRACIE ALLEN DR

CIVIC CENTER DR

S ROBERTSON BLVD

S ALFRED ST

LASKY DR
S
VI
AN
CENTE
BLVD

S LASKY DR

N HAMILTON DR

SANTA MONICA BLVD

N CANON DR

S STANLEY DR
W 5TH ST

BENEDICT CANYON DR

CENTURY
HILL

AE/DOHENY
DR

N ALTA DR

N HILLCREST RD

NSIERRA DR

NARDEN DR

N ELM DR

N FOOTHILL RD

ORANGE ST

OAKHURST
DR

S CASTELLO AV

CONSTELLATION BLVD

CLINTON ST

DURANT DR

S CARSON RD

SANTA YNEZ
WY

MOORE DR

AS/MELROSE AV

RANGELY ST

LITTLE SANTA MONICA BLVD

S SAN VICENTE BLVD

S LA JOLLA AV

S ORLANDO AV

ALVIRA ST

PARK WY

SANTA MONICA BLVD
VIA

RODEO DR

YOUNG DR

HUNTLEY DR

WESTBOURNE DR

AN/MELROSE AV

N FOOTHILL RD

N ELM DR

AW/LA CIENEGA BL

HARLAND AV

S CROFT AV

AE/LA CIENEGA BL

N SANVICENTE BLVD

BLACKBURN AV

EL TOVAR PL

N ALPINE DR

S HAMEL DR

GLEN WY

S LE DOUX RD

S WOOSTER ST

S KINGS RD

S SHENANDOAH ST

S BEDFORD ST

S HOLT AV

S SHERBOURNE DR

S LA CIENEGA BLVD

OLYMPIC PL

COMMERCIAL
CENTER
ST

AW/ROBERTSON BL

LINDENHURST AV

SANTA MONICA BLVD

BONNER DR

ROBBINS DR

N LINDEN DR

N GALE DR

N ARNAZ DR

TOWER DR

S HAMILTON DR

S GALE DR

N HAMEL DR

N WILLAMAN DR

NORWICH DR

N CARSON RD

N STANLEY DR

N LE DOUX RD

N LA CIENEGA BLVD
CE
PA
NTURY
RK LN
Created By: City of Beverly Hills Community Development Department - Planning Division Draft Map Date: 12-10-2025
m
Transit-Oriented Development Alternative Plan
Metro D Line Rail StationsStation PortalsPedestrian Entrance1/4 Mile Radius From Entrance (TIER1)1/2 Mile Radius From Entrance200' Adjacency Intensifier Radius Single-Family ResidentialMulti-Family ResidentialCommercial Generalized Land UseSB 79 Assessment
Beverly Hills City Limits
Additional Data
0 0.25 0.13
DRAFT Miles
Scenario 2 Map - "Tentpole Scenario"
Area A - Base Quarter MileSites (120 du/ac)Area B - SFR Exporter Sites(60 du/ac)Area C - Base 200 Ft Sites(160 du/ac)Area D - 200 Ft ImporterSites (320 du/ac)Area E - Quarter MileImporter Sites (165.90 du/ac) TODAP Area
Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 12 EXHIBIT A.3: Scenario 3 (“La Cienega Focused Scenario”) Map Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 9850
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434
438
442
446
450
454
458
451
447
443
439
458
462
466
470
475
435
431
427
423
419
462
466
470
438
442
446
439
435
431
427
423
417
9528
420
422
493
489
485
481
477
476
447
438
426
430
472
468
486
480
498
1219
1225
485
493
1201
1205
1215
9750
450
454
458
462
466
464
460
456
452
448
444
440
426
420
412
408
404
443
439
435
431
427
419
450
475
468
9648
423
455
430
465
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9570
479
442
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450
454
458
462
474
479
475
471
467
316
312
308
304
300
353
9467
315
9830 9800 9840
9850
213
217
221
225
229
233
237
241
245
249
253
257
139
155
161
136
130
120
169
177
195
150
201
211
436
484
475
463
9800 9804
459
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474
439
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459
463
467
471
475
479
483
487
491
493
201
205
261
217
9860
495
316
312
308
304
300 301
305
309
313
317
321
325
316
312
308
304
300
201
205
209
215
217
221
225
145
149
152 153
144
148
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229
233
237
241
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261
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260
256
252
248
244
240
236
232
228
224
225
233
241
245
249
253
259
267
264
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256
252
121
248
432
416
0 9660 9654 9642 401
418
422
426
244
240
236
232
228
224
220
216
212
208
204
9480
401
405
415
421
425
429
433
437
404
407
497
468 472
476
480
484
9809
9805
9801
496 499
488
304
300
201
205
209
215
219
223
227
231
235
239
140
136
132
139
125 0
9680
148
9610 9600
325
329
333
337
341
345
9625 9619 9609 353
344
340
328
324
229
260
329
220
269
443
233
237
241
245
249
253
257
261
265 264
260
254
9570
9550
140
136
124
0 145
148
144
128
9536
131
149
447
256
252
248
244
240
236
232
228
224
220
216
212
333
337
341
345
350 9517
344
340
336
332
328
324
217
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320
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200
301
305
309
315
317
321
325
329
333
337
316
312
308
304
300
9501
9505 9503
9507
9509
351
353
216
212
208
204
200
141
132
151
151
9504
150
9460
0 239
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0 344
340
336
332
328
324
230
226
222
218
214
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315
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321
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333
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341
345
9741
324
320
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312
308
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300
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215
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9720
125
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312
243
133
336
250
341
355
357
359
0 247
251
255
259
264 267
258
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246
242
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152
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246
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200
317
315
0 0
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9595 9587 9579 351
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9634
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336
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145
9725
148
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0 120
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277
9901
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233
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9988
241
0 0
9374
111
462
250
9900

S CLARK DR

N ROBERTSON BLVD

GALAXY WY

N ORLANDO AV
WILLEY
LN

AVENUE OF THE STARS

WILSHIRE BLVD

BEVERWILDR

N DOHENY DR

N LA CIENEGA BLVD

GREGORY WY

WESTMOUNTDR

BEVERLY BLVD

N ROBERTSON BLVD

DAYTON WY

S PECK DR
W 6TH ST

N KINGS RD

S BEDFORD DR

N LA PEER DR

SMITHWOOD DR

S CAMDEN DR

CARMELITA AV

S LA CIENEGA BLVD

HILLGREEN DR

N REXFORD DR

ROSEWOOD AV

BEVERLY

CONNECTION
WY

RAMAGE ST

WHITWORTH DR

S REEVES DR

WHITTIER DR

W OLYMPIC BLVD

S BEVERLY DR

HAYES DR

S ORLANDO AV

S SWALL DR

CARMELITA
PL

BURTON WY
W 3RD ST

S CORNING ST

S WILLAMAN DR

ALDEN DR

MARYLAND DR

WALDEN DR

DANIELS DR

S ROBERTSON BLVD

EDRIS DR

BEVERLY

GREEN DR

S SHIRLEY PL

S DOHENY DR

S LA PEER DR

N OAKHURST DR

N PALM DR

NALPINE DR

N MAPLE DR

RANGELY AV

MELROSE AV

FOOTHILL RD

S LA PEER DR

S CREST DR

S WETHERLY DR

S DOHENY DR
GARDEN
LN

S OAKHURST DR

WESTMOUN T CIR

LOMITAS AV

CARDIFF AV

S ELM DR

REXFORD DR

N SHERBOURNE DR

GLENVILLE DR

AW/ALMONT DR

ASHCROFT AV

BEVERLY PL

S RODEO DR

HARTFORD WY

N ALMONT DR

CENTURY PARK
PK E

HILLGREEN
PL

DAYTON WY

CLIFTON WY

NEMO ST

LE DOUX RD

LA CIENEGA BLVD

HOLT AV

ROSEWOOD AV

S ARNAZ DR

S HAMEL RD

CHARLEVILLE BLVD

DORRINGTON AV

GREGORY WY

SCHUMACHER DR

TRENTON DR

N SAN VICENTE BLVD

N SWALL DR

WEST KNOLL DR

S ROXBURY DR

N LA PEER DR

N WETHERLY DR

COLGATE AV

N DOHENY DR

NEWMAN ST

S MCCARTY DR

WHITWORTH
DR

S WETHERLY DR

MORENO DR

S ALMONT DR

N CLARK DR

S SWALL DR

S CLARK DR

GEORGE BURNSRD

N ROXBURY DR

NBEDFORD DR

N CAMDEN DR

N RODEO DR

S EL CAMINO DR

S SHERBOURNE DR

N CRESCENT DR

ROXBURY DR

OAKWOOD AV

ELEVADO AV

CHALMERS DR

CENTURYPARK E

HEATH AV
W 4TH ST
W 1ST ST

VIRGINIA PL

N ALFRED ST

N CROFT AV

CARMELITA
AV

DREXELAV

S CRESCENT DR

S PALM DR

S REXFORD DR

N BEVERLY DR

S MAPLE DR

S CANON DR

S ALMONT DR

S SPALDING DR

S LINDEN DR

BRIGHTON WY

SUNSET BLVD

CLINTON AV

S SANTA MONICA BLVD

N REXFORD DR
OXFORD
WY

GRACIE ALLEN DR

CIVIC CENTER DR

S ROBERTSON BLVD

S ALFRED ST

LASKY DR
S
VI
AN
CENTE
BLVD

S LASKY DR

N HAMILTON DR

SANTA MONICA BLVD

N CANON DR

S STANLEY DR
W 5TH ST

BENEDICT CANYON DR

CENTURY
HILL

AE/DOHENY
DR

N ALTA DR

N HILLCREST RD

NSIERRA DR

NARDEN DR

N ELM DR

N FOOTHILL RD

ORANGE ST

OAKHURST
DR

S CASTELLO AV

CONSTELLATION BLVD

CLINTON ST

DURANT DR

S CARSON RD

SANTA YNEZ
WY

MOORE DR

AS/MELROSE AV

RANGELY ST

LITTLE SANTA MONICA BLVD

S SAN VICENTE BLVD

S LA JOLLA AV

S ORLANDO AV

ALVIRA ST

PARK WY

SANTA MONICA BLVD
VIA

RODEO DR

YOUNG DR

HUNTLEY DR

WESTBOURNE DR

AN/MELROSE AV

N FOOTHILL RD

N ELM DR

AW/LA CIENEGA BL

HARLAND AV

S CROFT AV

AE/LA CIENEGA BL

N SANVICENTE BLVD

BLACKBURN AV

EL TOVAR PL

N ALPINE DR

S HAMEL DR

GLEN WY

S LE DOUX RD

S WOOSTER ST

S KINGS RD

S SHENANDOAH ST

S BEDFORD ST

S HOLT AV

S SHERBOURNE DR

S LA CIENEGA BLVD

OLYMPIC PL

COMMERCIAL
CENTER
ST

AW/ROBERTSON BL

LINDENHURST AV

SANTA MONICA BLVD

BONNER DR

ROBBINS DR

N LINDEN DR

N GALE DR

N ARNAZ DR

TOWER DR

S HAMILTON DR

S GALE DR

N HAMEL DR

N WILLAMAN DR

NORWICH DR

N CARSON RD

N STANLEY DR

N LE DOUX RD

MIXED USE OR MIXED USE DEVELOPMENT: The development of a site with two (2) or more different land uses, such as, but not limited to, a combination of residential, office or retail uses in a single or physically integrated group of structures or the development of a combination of different land use in a single zone.

MULTI-FAMILY (MULTIPLE-FAMILY) HOUSING DEVELOPMENT: A housing development that includes more than one dwelling units on a property. Accessory dwelling units (ADUs) constructed pursuant to state law or article 50 of this chapter shall not be considered a multi-family housing project.

ONE-FAMILY OR SINGLE-FAMILY RESIDENCE OR DWELLING: "One-family residence or dwelling" shall mean a building, together with any accessory buildings, which is designed or used by only one single housekeeping unit (as defined in this section 10- 3-100 ), including supportive and transitional housing providing accommodations for six or fewer employees pursuant to California Health and Safety Code Section 17021.5. "Single-family residence or dwelling" shall have the same meaning as "one-family residence or dwelling".

TITLE 10, CHAPTER 3, ARTICLE 24
10-3-2401: APPLICABILITY:

TITLE 10, CHAPTER 3, ARTICLE 28
10-3-2800: APPLICABILITY:

Except as specifically provided in articles 12.5 and 12.8 of this chapter to accommodate housing for seniors and disabled persons, the development standards set forth in this article shall apply to all properties zoned R-4, R-4X1, and R-4X2. In addition, where specifically noted, the development standards shall apply to R-3 properties. The construction of a multi-family housing development as defined in this chapter shall comply with the development standards in this article, regardless of the underlying Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 zone in which the multi-family housing development is constructed, unless specifically noted as inapplicable to properties in the R-3 zone. Nothing required by this article shall be construed to supersede the requirements set forth in chapter 2, article 7 of this title regarding the conversion of the form of ownership of an existing rental apartment building that has been determined by the planning commission to be a "character contributing building" in accordance with section 10-2-707 of this title to a common interest development within the meaning and definitions of that article.

TITLE 10, CHAPTER 3, ARTICLE 18.7
10-3-1878: APPLICABILITY OF UNDERLYING ZONE REGULATIONS:

Except as otherwise specifically provided in this article for mixed use developments, development in a MU Overlay Zone shall comply with the zoning regulations applicable to the underlying zone. In addition, the construction of a mixed use development as defined in this chapter shall comply with the development standards in this article, regardless of the underlying zone in which the mixed use development is constructed.

Nothing in this article shall require a development to comply with the provisions of the MU Overlay Zone if the development fully conforms to the requirements of the underlying zone.
[ADDING NEW SECTION]
10-3-1889: OBJECTIVE DESIGN STANDARDS:

Notwithstanding any other provision of this chapter or provision to the contrary, the Objective Design Standards adopted by the City Council on September 30, 2025 by Resolution No. 25-R-13565, as may be amended from time to time (ODS), shall apply to a mixed use development constructed pursuant to this article, except that any Objective Design Standard that would physically preclude the construction of the mixed use development project shall not be required.

A. Architectural Review Exemption: Projects meeting all applicable ODS shall be exempt from architectural review pursuant to section 10-3-3007.J (Architectural Review Required) of this code. All other discretionary entitlements as required by this code remain applicable.

B. Concurrent Compliance: Projects subject to the ODS must also comply with all applicable development standards set forth in this article.

Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 C. Resolving Conflicts Between Standards: Where a design element is regulated by this article and the ODS, the more restrictive standard shall govern unless stated otherwise within the ODS.

D. Advisory Guidelines: In addition to the mandatory Objective Design Standards, advisory design guidelines, which do not impose mandatory requirements, may be voluntarily used by applicants during the applicable project review process. [NEW ARTICLE CREATED]
TITLE 10, CHAPTER 3, ARTICLE 51
ARTICLE 51. SB 79 ALTERNATIVE PLAN OVERLAY ZONE
10-3-5100: DEFINITIONS: The following definitions shall apply for the purposes of implementing the regulations of this article.

HOUSING DEVELOPMENT PROJECT: A housing development project is a use that consists of any of the following:

1. Residential units only;

2. Mixed use residential if:

A. At least two-thirds of the new or converted square footage is residential uses;
B. At least 50 percent of the new or converted square footage is residential uses and the project includes at least 500 net new residential units; C. At least 50 percent of the new or converted square footage is residential uses and the project includes at least 500 net new residential units and the project involves the demolition or conversion of at least 100,000 square feet of nonresidential uses, and the project demolishes at least 50 percent of the existing nonresidential uses on the site;
D. Farmworker housing as defined in Health and Safety Code §50199.7(h); or E. Transitional or supportive housing.

A housing development project shall not include a project of which any portion is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging. For the purposes of this subdivision, the term “other transient lodging” does not include either of the following:

1. A residential hotel, as defined in Section 50519 of the Health and Safety Code.

2. After the issuance of a certificate of occupancy, a resident’s use or marketing of a unit as short-term lodging, as defined in Section 17568.8 of the Business and Professions Code, in a manner consistent with local law.

Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 NET HABITABLE SQUARE FOOTAGE: The finished and heated floor area fully enclosed by the inside surface of walls, windows, doors, and partitions, and having a headroom of at least six and one-half feet, including working, living, eating, cooking, sleeping, stair, hall, service, and storage areas, but excluding garages, carports, parking spaces, cellars, half-stories, and unfinished attics and basements.

RESIDENTIAL FLOOR AREA RATIO (FAR): The ratio of net habitable square footage dedicated to residential use to the area of the lot.

SENATE BILL (SB) 79: The state bill known as the “Abundant and Affordable Homes Near Transit Act” and codified as Government Code §65912.155 through 65912.162, inclusive that was adopted by the California state legislature and signed into law by the Governor of California on October 10, 2025, as it may be amended from time to time.

SB 79 HOUSING DEVELOPMENT PROJECT: A housing development project as defined in this section proposed on property subject to the SB 79 Alternative Plan Overlay Zone that invokes the provisions of this Article.

TRANSIT-ORIENTED DEVELOPMENT STOPS: The Tier 1 transit-oriented development stops as defined in Government Code Section 65912.157(n) and (p) located in the City of Beverly Hills from which a radius is measured include the Metro stops located at: 1) the northeast corner of the intersection of Wilshire Boulevard and La Cienega Boulevard; and 2) the southwest corner of the intersection of Wilshire Boulevard and Reeves Drive. The Tier 1 transit-oriented development stop located in the City of Los Angeles in proximity to the City of Beverly Hills’s western boundary, and from which a radius is measured include the Metro stop located at the northeasterly corner of the intersection of Avenue of the Stars and Constellation Boulevard. The radius measured from these transitoriented development stops shall be measured in a straight line from the pedestrian access point of the stop.

TRANSIT-ORIENTED DEVELOPMENT ZONE: The geographic area within onehalf mile of a transit-oriented development stop. 10-3-5101: SB 79 ALTERNATIVE PLAN OVERLAY ZONING APPLICABILITY:

Notwithstanding any other provision of this code, pursuant to Government Code Sections 65912.155 through 65912.162, but excluding Section 65912.158, or any successor statute, the zoning provisions as enumerated in this article shall apply to only those parcels located in the R-1, R-1.X, R-1.5, R-1.5X, R-1.5X2, R-1.6X, R-1.7X, R-1.8X, R-4, RMCP, R-4X1, R-4X2, R-3, R-4-P, C-3, C-3T-1, C-3T-2, C-3T-3, C-3A, and C-3B zones located within the SB 79 Alternative Plan Overlay Zone and shown on the “SB 79 Alternative Plan Overlay Zone Map”, as measured from the transit-oriented development Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 stops defined in this article. The Community Development Department shall maintain the “SB 79 Alternative Plan Overlay Zone Map”, a copy of which is on file in City Hall and is incorporated in this chapter by reference, and said map shall govern as to the outline of any zones identified on such map.
10-3-5102: GENERAL PROVISIONS: The construction of a housing development project shall comply with the provisions of the underlying zone and any applicable overlay zone, and the applicable development standards in this chapter for the development of a singlefamily dwelling, multi-family housing project, or mixed use housing project as enumerated in Articles 18.7, 24, and 28 of this chapter, respectively, except that any SB 79 housing development project shall comply with the provisions of this Article, which shall prevail over any conflicting provision in this chapter, including conflicting provisions in the underlying zone or any other applicable overlay zone.
10-3-5102.1: USES PERMITTED: Notwithstanding any other provision of this chapter and notwithstanding the restrictions of the underlying zone or other applicable overlay zone, a SB 79 housing development project shall be a permitted use on parcels subject to the SB 79 Alternative Plan Overlay Zone standards set forth in this article. 10-3-5102.2: MINIMUM DENSITY: The minimum density for a SB 79 housing development project shall be 30 dwelling units per acre. 10-3-5102.3: MINIMUM NUMBER OF UNITS: A SB 79 housing development project shall include a minimum of 5 dwelling units.
10-3-5102.4: MAXIMUM AVERAGE UNIT SIZE: The average total area of floor space for the proposed units in a SB 79 housing development project shall not exceed 1,750 net habitable square feet.
10-3-5102.5: OBJECTIVE DESIGN STANDARDS: Notwithstanding any other provision of this chapter or provision to the contrary, the Objective Design Standards adopted by the City Council on September 30, 2025 by Resolution No. 25-R-13565, and as may be amended from time to time, shall apply to a SB 79 housing development project authorized pursuant to this article, except that any Objective Design Standard that would physically preclude the construction of the SB 79 housing development project shall not be required.

A. Architectural Review Exemption: Projects meeting all applicable ODS standards shall be exempt from architectural review pursuant to section 10-3-3007.J (Architectural Review Required) of this code. All other discretionary entitlements as required by this code remain applicable.

B. Concurrent Compliance: Projects subject to the ODS must also comply with all applicable development standards set forth in this article.

D. Advisory Guidelines: In addition to the mandatory Objective Design Standards, advisory guide may be included in the ODS. which are intended to be advisory, do not impose mandatory requirements, and may be voluntarily used by applicants. 10-3-5102.6: AFFORDABLE UNITS REQUIRED:

A. Units Required. In addition to complying with the inclusionary requirements in Article 48 of this Chapter, SB 79 housing development projects with 10 or more dwelling units must provide affordable units in the project as follows: a minimum of 7% extremely lowincome units as defined in Section 50106 of the Health and Safety Code, 10% very lowincome units as defined in Section 50105 of the Health and Safety Code, or 13% lowincome units, as defined in Section 50079.5 of the Health and Safety Code. The percentages shall be calculated based on the base density unit count for the SB 79 housing development project, prior to the application of state law density bonus.

Notwithstanding the foregoing, an SB 79 housing development project shall provide at a minimum the number of affordable housing units required by \Section 10-3-4803 of this chapter.

B. Affordability Terms. The units shall have an affordable housing cost, as defined in Section 50052.5 of the Health and Safety Code, or an affordable rent, as defined in Section 50053 of the Health and Safety Code. All affordable rental units included in the housing development project required by this section shall remain affordable for a minimum of 55 years and all affordable ownership units included shall remain affordable for a period of 45 years, as guaranteed by a covenant and agreement between the City and the applicant, and recorded with the City Clerk of the County of Los Angeles. 10-3-5102.7: STATE LAW DENSITY BONUS APPLICABILITY: A SB 79 housing development project shall be eligible for a density bonus, incentives or concessions, waivers or reductions of development standards, and parking ratios pursuant to Government Code Section 65915, and the density allowed under this article shall be used as the base density for purposes of density bonus calculations.

A. Request for Height Increase. Pursuant to Government Code Section 65912.157(d), the City is not required to grant a waiver, incentive, or concession pursuant to Government Code Section 65915 for additional height beyond that specified in this Article, except as provided in subparagraph (D) of paragraph (2) of subdivision (d) of Section 65915.

B. Additional Concessions. A SB 79 housing development project with a minimum density of 90 dwelling units per acre and that otherwise meets the eligibility requirements of Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 Section 65915, including, but not limited to, affordability requirements, shall be eligible for additional concessions pursuant to Section 65915 as follows:

1. Three additional concessions for a housing development project providing housing for extremely low-income households.

2. Two additional concessions for a housing development project providing housing for very low-income households.

3. One additional concession for a housing development project providing housing for low-income households.
10-3-5102.8: PROCEDURES FOR APPROVAL: Unless subject to alternate processing as may be required by state law, a housing development project is subject to development plan review pursuant to Article 31 of this Chapter.
10-3-5102.9: OVERLAY ZONE SUBAREAS ZONING CAPACITY:

A. The SB 79 Alternative Plan Overlay Zone is divided into subareas as shown on the SB 79 Alternative Plan Overlay Zone adopted by the City Council and on file with the Community Development Department. The following sections provide the maximum density, maximum floor area ratio, and maximum height for SB 79 housing development projects within each subarea.

B. The maximum number of units allowed on a parcel shall be determined by multiplying the maximum allowed density by the acreage of the parcel. If the calculation results in fractional units, the number shall be rounded up to the next whole number. 10-3-5103: AREA A PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area A, which includes parcels that are located within onequarter mile of a transit-oriented development stop, as shown on the SB 79 Alternative Plan Overlay zone map.
10-3-5103.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in Area A is 120 dwelling units per acre. 10-3-5103.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 3.5 to 1 shall be permitted for a SB 79 housing development project in Area A. 10-3-5103.3: HEIGHT LIMITATION: A maximum height of 75 feet shall be permitted for a SB 79 housing development project in Area A.
10-3-5104: AREA B PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area B, which includes parcels within a single-family residential Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 zone and are located within one-quarter mile of a transit-oriented development stop, as shown on the SB 79 Alternative Plan Overlay zone map.
10-3-5104.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in the Area B is 60 dwelling units per acre. 10-3-5104.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 2.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5104.3: HEIGHT LIMITATION: A maximum height of 75 feet shall be permitted for a SB 79 housing development project.
10-3-5105: AREA C PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area C, which includes all parcels that are located within a 200- foot radius of a transit-oriented development stop, as shown on the SB 79 Alternative Plan Overlay zone map.
10-3-5105.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in the Area C is 160 dwelling units per acre. 10-3-5105.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 4.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5105.3: HEIGHT LIMITATION: A maximum height of 95 feet shall be permitted for a SB 79 housing development project.
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SCENARIO 1 (“Pancake Scenario”): This scenario distributes reallocated units evenly across all MUOZ sites in the entire ½ mile radius, excluding any MUOZ sites that are directly adjacent to single-family residential.
10-3-5106: AREA D PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area D, which includes all parcels in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a single-family residential zone and are located within a 200-foot radius of a transit-oriented development stop, as shown on the SB 79 Alternative Plan Overlay zone map. 10-3-5106.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in the Area D is 202.29 dwelling units per acre.

Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 10-3-5106.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 4.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5106.3: HEIGHT LIMITATION: A maximum height of 95 feet shall be permitted for a SB 79 housing development project.
10-3-5107: AREA E PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area E, which includes all parcels in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a single-family residential zone and are located between 200 feet and one-quarter mile of a transitoriented development stop, as shown on the SB 79 Alternative Plan Overlay zone map. 10-3-5107.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in the Area E is 162.29 dwelling units per acre. 10-3-5107.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 3.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5107.3: HEIGHT LIMITATION: A maximum height of 75 feet shall be permitted for a SB 79 housing development project.
10-3-5108: AREA F PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area F, which includes all parcels in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a single-family residential zone and are located between one-quarter to one-half mile of a transit-oriented development stop, as shown on the SB 79 Alternative Plan Overlay zone map. 10-3-5108.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in the Area F is 121.49 dwelling units per acre. 10-3-5108.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 3.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5108.3: HEIGHT LIMITATION: A maximum height of 75 feet shall be permitted for a SB 79 housing development project.
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Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 SCENARIO 2 (“Tentpole Scenario”): This scenario maximizes distribution of reallocated units to MUOZ sites in the 200-foot radius, and the ¼ mile radius, excluding any MUOZ site
directly adjacent to single-family.
10-3-5106: AREA D PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area D, which includes all parcels in the in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a singlefamily residential zone and are located within 200 feet of a transit-oriented development stop, as shown on the SB 79 Alternative Plan Overlay zone map. 10-3-5106.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in Area D is 320 dwelling units per acre. 10-3-5106.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 4.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5106.3: HEIGHT LIMITATION: A maximum height of 95 feet shall be permitted for a SB 79 housing development project.
10-3-5107: AREA E PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area E which includes all parcels in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a single-family residential zone and are located between 200 feet and one-quarter mile of a transitoriented development stop, as shown on the SB 79 Alternative Plan Overlay zone map. 10-3-5107.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in Area E is 165.9 dwelling units per acre. 10-3-5107.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 3.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5107.3: HEIGHT LIMITATION: A maximum height of 75 feet shall be permitted for a SB 79 housing development project.
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SCENARIO 3 (“La Cienega Focused Scenario”): This scenario maximizes distribution of reallocated units to MUOZ sites in the entire ½ mile radius from the La Cienega Blvd /Wilshire Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 Blvd station, excluding any MUOZ sites directly adjacent to single-family residential.
10-3-5106: AREA D PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area D, which includes all parcels in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a single-family residential zone and are located within 200 feet of the transit-oriented development stop located at the northeast corner of the intersection of Wilshire Boulevard and La Cienega Boulevard, as shown on the SB 79 Alternative Plan Overlay zone map. 10-3-5106.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in Area D is 320 dwelling units per acre. 10-3-5106.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 4.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5106.3: HEIGHT LIMITATION: A maximum height of 95 feet shall be permitted for a SB 79 housing development project.
10-3-5107: AREA E PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area E which includes all parcels in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a single-family residential zone and are located between 200 feet and one-quarter mile of the transitoriented development stop located at the northeast corner of the intersection of Wilshire Boulevard and La Cienega Boulevard, as shown on the SB 79 Alternative Plan Overlay zone map.
10-3-5107.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in Area E is 230.36 dwelling units per acre. 10-3-5107.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 3.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5107.3: HEIGHT LIMITATION: A maximum height of 75 feet shall be permitted for a SB 79 housing development project.

Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 14 EXHIBIT C: Draft Redline Land Use Element Amendment
Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 Proposed Amendment to Land Use Element of the
City of Beverly Hills General Plan
(Changes in red)
Goals and Policies
LU 3 Managed Change. Managed change that respects and is complementary to the qualities that distinguish the City as a community, is orderly and well-planned, provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure.

LU 3.1 Conservation. Conserve existing residential neighborhoods, and non-residential areas where new development builds on and enhances the viability of existing business sectors that are the City's strengths, promotes transit accessibility, is phased to coincide with infrastructure funding and construction, and designed to assure transitions and compatibility with adjoining residential neighborhoods. (Imp. 1.3, 2.1, 2.2) LU 3.2 Fair Share of Regional Housing Needs. Meet State requirements to accommodate the City's fair share of regional housing needs, contingent upon the ability to maintain the qualities that distinguish and contribute to the livability of the City and not unduly burden the City's fiscal resources. (Imp. 1.1, 1.2, 2.1)
LU 3.3 Transit-Oriented Development Alternative Plan (TODAP). Comply with residential density increases required by State housing law Senate Bill (SB) 79 by adopting a TODAP that redistributes net zoned capacity from single-family residential parcels affected by SB 79 to Mixed Use Overlay Zone (MUOZ) sites that are not directly adjacent to single-family residential zones, as permitted by SB 79.

The TODAP provides limited local control and promotes the preservation of the City’s residential character by minimizing density increases in single-family residential zones and encouraging greater housing production near planned transit stops and within the City’s (MUOZ).

Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

CITY OF BEVERLY HILLS )
I, KAREN MYRON, Recording Secretary of the Planning Commission of the City of Beverly Hills, California, do hereby certify that the foregoing is a true and correct copy of Resolution No. 2109 duly passed, approved and adopted by the Planning Commission of said City at a meeting of said Commission on December 11, 2025, and thereafter duly signed by the Secretary of the Planning Commission, as indicated; and that the Planning Commission of the City consists of five (5) members and said Resolution was passed by the following vote of said Commission, to wit:

AYES: Commissioner Ross, Vice Chair Milkowski, Chair Wolfe NOES: None
ABSTAIN: None
ABSENT: Commissioner Demeter
RECUSED: Commissioner Kaplan
________________________________

KAREN MYRON
Recording Secretary of the
Planning Commission
City of Beverly Hills, California
Docusign Envelope ID: D722F8EB-D11A-4129-8911-3249470B9F67 Certificate Of Completion
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Beverly Hills, CA 90210
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COMM DEV COMMISSION SPECIALIST,

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Attachment 3
Draft Resolution - Scenario 1 (Exhibit A:

General Plan Land Use Map, Exhibit B:

Land Use Element Amendment, Exhibit
C: Transit-Oriented Development
Alternative Plan Scenario 1 Map)
SCENARIO ONE (“PANCAKE”)
[DRAFT] RESOLUTION NO. 26-R-____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BEVERLY

HILLS ADOPTING A GENERAL PLAN AMENDMENT TO ADOPT A

TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE PLAN AND

OVERLAY ZONE PURSUANT TO GOVERNMENT CODE SECTION
65912.161, AND MAKING A DETERMINATION OF EXEMPTION

UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT
(CEQA)
WHEREAS, Senate Bill (SB) 79 was signed into law by Governor Newsom on October 10, 2025, codified as Government Code Section 65912.155 through 65912.162, inclusive; WHEREAS, SB 79 aims to incentivize and allow the development of housing in proximity to public transit by superseding local zoning and General Plan land use regulations; WHEREAS, there are two planned Metro Purple Line (D Line) stations located in the City of Beverly Hills that meet the definition of a “Tier 1 transit-oriented development stop” pursuant to Government Code Section 65912.156, located at the northeast corner of the intersection of Wilshire Boulevard and La Cienega Boulevard; and the southwest corner of the intersection of Wilshire Boulevard and Reeves Drive;
WHEREAS, the Metro Purple Line station located in the City of Los Angeles in proximity to the City of Beverly Hills’s western boundary at the northeasterly corner of the intersection of Avenue of the Stars and Constellation Boulevard meets the definition of a Tier 1 transit-oriented development stop, however, there are no sites in the City of Beverly Hills that are within onequarter mile of the Century City stop that are zoned for residential, mixed use, or commercial development. Thus, SB 79’s provisions will not apply to any properties in the City of Beverly Hills that are within one-quarter mile of the Century City transit-oriented development stop; WHEREAS, Government Code Section 65912.157 increases the height limit, maximum density, and floor area allowed for any parcel zoned for residential, mixed use, or commercial development located within either a one-quarter or one-half mile radius (“the transit-oriented development zones”) from qualifying transit stops, which currently applies to the one-quarter mile radius from the Metro Purple Line stations located in the City of Beverly Hills; WHEREAS, Government Code Section 65912.161 allows a local jurisdiction to adopt a transit-oriented development alternative plan through the adoption of a zoning overlay and/or enacting ordinance to redistribute zoning capacity from parcels located within the one-quarter mile radius to parcels located within the transit-oriented development zone; and, WHEREAS, the City Council conducted a study session on the topic of the development of SB79 on November 12, 2025, and directed staff to prepare a transit-oriented development alternative plan that will redistribute zoning capacity from parcels zoned for single-family residential uses within the one-quarter mile radius from the Metro stations to parcels zoned for mixed-use residential in the Mixed Use Overlay Zone (MUOZ) located within the entire transitoriented development zone in the City, which is the one-half mile radius from Metro stations.

WHEREAS, on December 11, 2025, the Planning Commission conducted a duly noticed public hearing, during which it considered the proposed General Plan Amendment, Zone Map Amendment, and draft ordinance consisting of amendments to the City of Beverly Hills Municipal Code (BHMC) to create a transit-oriented development alternative plan pursuant to Government Code Section 65912.161. More specifically, the Planning Commission considered the SB 79 Radius Map, and three different scenarios proposed for the alternative plan redistribution of zoning capacity, as outlined within the redline of BHMC sections and the three different sites inventory lists, which are lists of parcels located within the transit-oriented development zones demonstrating that the redistribution of zoning capacity maintains the net zoned capacity in terms of both number of units and residential floor area that can be constructed, across all the transit-oriented development zones in the City. After its deliberations and review of the three different alternative plan scenarios presented, two of the three participating Commissioners supported Scenario 3 (La Cienega Focused Scenario) and one Commissioner supported Scenario 2 (Tentpole Scenario). The Planning Commission did not make any recommendation as to a specific scenario; however, the Commission did adopt Resolution No. 2109, recommending that the City Council adopt an alternative plan and amendments to the General Plan Land Use Map and the Land Use Element of the General Plan to implement an alternative plan that minimizes density increases in single-family residential neighborhoods. The Planning Commission also recommended that the City Council adopt an ordinance, as modified to reflect the Council-selected alternative plan. Thereafter, on December 23, 2025, the draft amendments and alternative plan were submitted to the State Department of Housing and Community Development (HCD) for review and comment pursuant to Government Code §65912.160(d)(1)(A).

The City Council of the City of Beverly Hills hereby finds, resolves, and determines as follows:

Section 1. At its January 21, 2025 meeting, the City Council conducted a duly noticed public hearing, at which time it received oral and documentary evidence relative to the proposed amendments. The City Council considered the proposed General Plan Amendment, Zone Map Amendment, and draft ordinance consisting of amendments to the BHMC to create a transitoriented development alternative plan (“alternative plan”) pursuant to government code section 65912.161, as set forth and attached hereto as Exhibit A, B, and C. Exhibit A is the General Plan Land Use Map, which reflects amendments that refer to the adopted alternative plan map for affected areas of the city, as shown in Exhibit C. Exhibit B is a draft new policy to be added to the Land Use Element of the General Plan, which specifically states that the adoption of an alternative plan helps to preserve the character of single-family residential areas by promoting development in the MUOZ adjacent to transit and limiting density in single-family residential areas. Exhibit C is the map depicting the alternative plan Scenario 1 (“Pancake Scenario”), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the Mixed Use Overlay Zone (MUOZ) located within the one-half mile radius from the Metro stations and is included for reference. This resolution adopts the General Plan Amendments, consisting of the changes shown in Exhibits A and B (the “GP Amendments”).

Section 2. The amendments were assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Pursuant to Government Code §65912.160(c)(2), the Amendments are not considered a project under CEQA (Division 13 of Public Resources Code §21000). Accordingly, the City Council finds the amendments statutorily exempt pursuant to Government Code §65912.160(c)(2).

The GP Amendments are consistent with the objectives, principles, and standards of the General Plan. The Housing Element of the General Plan includes Goal H 1 – Maintenance and Conservation, which encourages the maintenance of the quality and character of existing housing and residential neighborhoods, and Policy H 1.5 – Conservation of Existing Rental Housing calls for preventing the loss of existing residential units. Similarly, the Housing Element sets forth Goal H 2 – Housing Supply and Diversity, which calls for the provision of a variety of housing types and adequate affordable housing supply. Policy H 2.5 – Adaptive Reuse calls for the support of innovative strategies for the adaptive reuse of residential and commercial structures to provide for a wide range of housing types. Policy H 2.8 – Transit-Oriented Housing promotes greater connections from residential neighborhoods and new residential development to existing transit stops, including the anticipated subway stations. Policy H 2.9 – Jobs-Housing Balance promotes 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. Policy H 2.10 – Workforce Housing encourages the City to study and develop programs to increase the amount of rental and ownership housing affordable to the local workforce. General Plan Land Use (LU) Policy 5.1 – Neighborhood Conservation calls for the maintenance of the uses, densities, character, amenities, and quality of the City’s residential neighborhoods, recognizing their contribution to the City’s identity, economic value, and quality of life. Goals LU 6 – Single-Family Residential Neighborhoods and LU 7 – Multi-Family Residential Neighborhoods require that both single-family and multi-family neighborhood identities are maintained with regard to character, identity, and amenities.

The proposed GP Amendments to create a transit-oriented development alternative plan will meet several of the stated objectives, standards, goals, and policies of the General Plan, as it will locate greater housing opportunities in close proximity to transit stops. There are numerous parcels located within the one-quarter mile radius to which rent stabilization requirements apply, which are exempted from SB 79 provisions; therefore, there are limited sites available within the one-quarter mile area to which the zoning capacity could be redistributed. As such, the transitoriented development alternative plan concentrates zoning capacity on MUOZ parcels in the onehalf mile radius area, with greater density located in areas that are along major commercial corridors with better pedestrian access to the Metro stations.

This is consistent with the City’s desire to increase affordable and workforce housing opportunities, especially in the MUOZ, and reduce greenhouse gas (GHG) emissions by locating more housing near job centers and transit. The GP Amendments will further protect the identity of residential neighborhoods by relocating zoning capacity from existing established single-family residential areas to the MUOZ corridors in the transit-oriented development zone, which will mitigate potential adverse impacts and preserve housing opportunities for a range of household types by further promoting and incentivizing the development of mixed use residential projects.

The transit-oriented development alternative plan will further promote the development of housing with fewer displacement impacts to existing residential areas, as the MUOZ applies to commercially zoned parcels and therefore does not include parcels developed with existing multifamily units, except for three condominium mixed use projects. Furthering development in the MUOZ will help preserve naturally occurring affordable housing units, and protect existing multifamily residential units that are subject to the City’s rent stabilization provisions from demolition, as development in the MUOZ does not require demolition of existing multi-family residential units. Specifically, Scenario One redistributes density across the MUOZ within the entire one-half mile radii around the planned Metro stations, which will promote transit use and reduce vehicular use by new residents of developments in the MUOZ, and allow housing in areas of the city wellserved by amenities and resources. The proposed distribution in the one-half mile will spread the density across the city’s major commercial corridors more evenly, resulting in a gentler increase in density in the areas around the transit stations, and in areas of the city which can support new development. Further, the creation of the transit-oriented development alternative plan is consistent with the new draft policy in the Land Use Element, LU 3.3 which states that the plan helps to preserve the character of single-family residential areas by promoting development in the MUOZ adjacent to transit and limiting density in single-family residential areas. Based on the foregoing reasons, the City Council finds that the transit-oriented development alternative plan will further the public interest, health, safety, morals, peace, comfort, convenience, or general welfare.

Section 4. The City Council does hereby adopt the GP Amendments for a transit-oriented alternative plan as set forth in Exhibits A and B, which are attached hereto and incorporated by reference.
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Section 6. The City Clerk shall certify to the passage, approval, and adoption of this resolution, and shall cause this resolution and his/her Certification to be entered into the Book of Resolutions of the Council of the City.

Section 7. Effective Date. The GP Amendments approved by this resolution shall go into effect and be in full force and effect at 12:01 a.m. on July 1, 2026, provided that SB 79 is in effect at that time.

Adopted: January 21, 2026
SHARONA R. NAZARIAN
Mayor of the City of Beverly Hills,
California
ATTEST:
(SEAL)

HUMA AHMED
City Clerk
APPROVED AS TO FORM: APPROVED AS TO CONTENT:

DAVID M. SNOW NANCY HUNT-COFFEY
City Attorney City Manager
EXHIBIT A: General Plan Land Use Map
EXHIBIT B: Land Use Element Amendment
EXHIBIT C: Transit-Oriented Development Alternative Plan Scenario 1 Map EXHIBIT A: General Plan Land Use Map
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SUMM IT
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PARK WY
S
H
A
M
E
L
D
R

EVELYN PL
WAL
LACE
R
DGE

TROU S DALE
PL
S
A
N
YS
DI RO
DR

ROBERT LN
COVE
WY

N STANLEY DR

MA R TI N
L N

N LE DOUX RD

CHALETTE DR
±
0 0.25 0.5
Miles
Legend
Single-Family Residential
Low Density
Medium Density
High Density
Multi-Family Residential
Very Low Density
Low Density
Low Medium Density
Medium Density
High Density
Commercial
Low Density General
Low Density General or
Medium Density Retail
Low Density General or
Medium Density Retail
Medium Density
Commercial
Low Density General and
Municipal
Mixed Use
Mixed Use #2
Mixed Use #3
M-PD-5 Overlay Zone
SP Specific Plan Beverly Hills
Garden
SP Specific Plan - 9900
Wilshire
SP Specific Plan- Beverly
Hilton
SP Specific Plan - Hotel
Overlay Specific Plan -
One Beverly Hills
Mixed Use Overlay
SB 79 Alternative Plan
Area
Parks and Quasi-Public Uses
Park
Public Bldg
Public School
Railroad
Maximum
Density
(DU/Acre)
Maximum
Height
(Feet)
1 4
6 22
40 40
45 55

2.0 (FAR)**

5.0 (FAR)

3.6 (FAR)

1.5 - 2.0
(FAR)

2.0 (FAR)

4.0 (FAR)

2.5 (FAR)

79.2*
Refer to Transit-Oriented
Development Alternative Plan Map***
31-45
30 40
60 45
85 92
45 100
61 60
47 Refer to Mixed-Use
Overlay Zone Map
60 * The maximum density for the Mixed Use Overlay
may vary for residential conversion/adaptive reuse projects, calculated pursuant to BHMC Section 10-3-1888
** FAR may be increased as permitted by BHMC
Section 10-3-2745. B. Per Ord. 25-O-2910
*** Qualifying residential and mixed-use projects are a permitted use for eligible sites within the SB 79
Alternative Plan area per BHMC Section 10-3-5102.1
General Plan Land Use Designations
DRAFT
Alt Plan Scenario 1
Map Created By: City of Beverly Hills Community Development Department - Planning Division January 9, 2026
EXHIBIT B: Land Use Element Amendment
Proposed Amendment to Land Use Element of the
City of Beverly Hills General Plan
(Changes in red)
Goals and Policies
LU 3 Managed Change. Managed change that respects and is complementary to the qualities that distinguish the City as a community, is orderly and well-planned, provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure.

EXHIBIT C: Alternative Plan Scenario 1 Map
9850
9933
9950
223
272
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211
152
141
301
328
135
234
308
144
9601
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0 9323
0 314 315
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443
439
435
431
427
423
419
474
439
451
455
459
463
467
471
475
479
483
487
491
493
201
205
261
217
9860
495
316
312
308
304
300 301
305
309
313
317
321
325
316
312
308
304
300
201
205
209
215
217
221
225
145
149
152 153
144
148
225
229
233
237
241
245
249
253
257
261
264 265 264 265
260
256
252
248
244
240
236
232
228
224
225
233
241
245
249
253
259
267
264
260
256
252
121
248
432
416
0 9660 9654 9642 401
418
422
426
244
240
236
232
228
224
220
216
212
208
204
9480
401
405
415
421
425
429
433
437
404
407
497
468 472
476
480
484
9809
9805
9801
496 499
488
304
300
201
205
209
215
219
223
227
231
235
239
140
136
132
139
125 0
9680
148
9610 9600
325
329
333
337
341
345
9625 9619 9609 353
344
340
328
324
229
260
329
220
269
443
233
237
241
245
249
253
257
261
265 264
260
254
9570
9550
140
136
124
0 145
148
144
128
9536
131
149
447
256
252
248
244
240
236
232
228
224
220
216
212
333
337
341
345
350 9517
344
340
336
332
328
324
217
208
320
204
200
301
305
309
315
317
321
325
329
333
337
316
312
308
304
300
9501 9503
9505
9507
9509
351
353
216
212
208
204
200
141
132
151
151
9504
150
9460
0 239
321
333
337
0 344
340
336
332
328
324
230
226
222
218
214
208
204
200
301
305
309
313
305
309
315
317
321
325
329
333
337
341
345
9741
324
320
316
312
308
304
300
201
205
209
215
219
9720
125
145
149
312
243
133
336
250
341
355
357
359
0 247
251
255
259
264 267
258
254
250
246
242
238
152
345
9561 9553 9545 355
344
340
336
332
328
324
141
145
149
9617
148
144
140
136
132
9620
128
201
205
209
215
219
223
227
231
235
239
243
247
251
152
201
205
209
213
255
259
264 265
258
254
250
246
242
238
234
230
332
328
324
320
316
312
308
304
300 301
305
309
246
242
238
234
230
226
222
218
214
208
204
200
317
315
0 0
133
137
140 141
136
0 317
321
325
329
333
337
341
345
9595 9587 9579 351
209
9749
223
9679
317
234
0 226
344
340
336
332
216
212
204
200
0 140
138
132
128
124
9830
137
344
340
320
318
312
308
304
9762
330
324
350
227
231
235
239
243
247
251
255
259
265 264
260
332
256
222
218
214
208
204
200
301
305
309
313
252
248
244
240
236
232
228
224
220
216
212
208
148
133
137
141
136
132
144
0 9700 9700
321
325
329
333
337
341
345
350 9683 9675 9667
344
0 340
0 137
201
205
209
215
219
223
227
231
235
239
243
247
336
332
328
324
320
316
312
308
304
300 301
305
230
226
222
218
214
208
204
200
9634
133
141
145
238
309
315
317
321
325
329
333
337
341
345
9633
9937
9941
9945
9961
9973
9955
9940
9921
9956
9952
9948
9944
9940
9936
9932
9928
9924
9920
9929
285
268
228
224
204
251
9641
149
153
9657 9649
344
340
336
332
328
324
320
316
208
120
201
205
217
221
225
229
233
237
241
153
245
255
259
262 265
258
254
250
246
242
133
9740
129
133
154 153
150
249
253
257
261
9749 265
260
256
252
248
244
240
336
349
301
305
309
315
317
321
200
145
9725
148
9730
0 120
136
9876
9900
9844
9849
9855
9859
9869
9889
9929
9933
144
236
325
9884
153
9882
9970
9966
9962
9958
9936
9932
9930
9924
9920
329
333
337
341
345
9725 9709 355
344
340
336
9937
9941
9945
9949
9953
237
239
241
243
245
247
0 249
232
228
224
220
216
212
208
204
200
213
253
257
261
265
269
273
256
252
248
244
240
245
277
9901
9916
132
9744
9754
9907
9919
9935
0 9949
9953
9975
9915
0 0
9912
9904
9900
201
203
9905
9909
9915
9917 9921
9925
9929
9990 9933
9800
121
125
149
9970
0 9960
9952
9950
9930
9901
9909
9939
9945
9949
9953
9957
9961
233
236 237
232
9913
9917
9925
9988
241
0 0
9374
111
462
250
9900

S CLARK DR

N ROBERTSON BLVD

GALAXY WY

N ORLANDO AV
WIL
L
E
Y
L
N

AVENUE OF THE STARS

WILSHIRE BLVD
BE

VERWIL DR

N DOHENY DR

N LA CIENEGA BLVD

GREGORY WY

WESTMOUNT DR

BEVERLY BLVD

N ROBERTSON BLVD

DAYTON WY

S PECK DR
W 6TH ST N KINGS RD

S BEDFORD DR

N LA PEER DR

SMITHWOOD DR

S CAMDEN DR

CARMELITA AV

S LA CIENEGA BLVD

HILLGREEN
DR

N REXFORD DR

ROSEWOOD AV BEVERLY CONNECTION WY

RAMAGE ST

WHITWORTH DR

S REEVES DR

WHITTIER DR

W OLYMPIC BLVD

S BEVERLY DR

HAYES DR

S ORLANDO AV

S SWALL DR

CARMELITA
PL

BURTON WY
W 3RD ST

S CORNING ST

S WILLAMAN DR

ALDEN DR

MARYLAND DR

WALDEN DR

DANIELS DR

S ROBERTSON BLVD

EDRIS DR BEVERLY
GREEN
DR

S SHIRLEY PL

S DOHENY DR

S LA PEER DR

N OAKHURST DR

N PALM DR

N ALPINE
DR

N MAPLE DR

RANGELY AV

MELROSE AV

FOOTHILL RD

S LA PEER DR

S CREST DR

S WETHERLY DR

S DOHENY DR

GARDENLN

S OAKHURST DR

WESTMOUN T CIR

LOMITAS AV

CARDIFF AV

S ELM DR

REXFORD DR

N SHERBOURNE DR

GLENVILLE DR

AW/ALMONT DR

ASHCROFT AV

BEVERLY PL

S RODEO DR

HARTFORD WY

N ALMONT DR

CENTURY PARK
PK E

HILLGREEN
PL

CLIFTON WY

NEMO ST

LE DOUX RD

LA CIENEGA BLVD

HOLT AV

ROSEWOOD AV

S ARNAZ DR

S HAMEL RD

CHARLEVILLE BLVD

DORRINGTON AV

GREGORY WY

SCHUMACHER DR

TRENTON
DR

N SAN VICENTE BLVD

N SWALL DR

WEST KNOLL DR

S ROXBURY DR

N LA PEER DR

N WETHERLY DR

COLGATE AV

N DOHENY DR

NEWMAN ST

S MCCARTY DR

WHITWORTH
DR

S WETHERLY DR

MORENO DR

S ALMONT DR

N CLARK DR

S SWALL DR

S CLARK DR
G
E
O
R
G
E BU
R
N
S
R
D

N ROXBURY DR

N BEDFORD DR

N CAMDEN DR

N RODEO DR

S EL CAMINO DR

S SHERBOURNE DR

N CRESCENT DR

ROXBURY DR

OAKWOOD AV

ELEVADO AV

CHALMERS DR

CENTURY PARK E

HEATH AV
W 4TH ST
W 1ST ST

VIRGINIA PL

N ALFRED ST

N CROFT AV

CARMELITA
AV

DREXEL AV

S CRESCENT DR

S PALM DR

S REXFORD DR

N BEVERLY DR

S MAPLE DR

S CANON DR

S ALMONT DR

S SPALDING DR

S LINDEN DR

BRIGHTON WY

SUNSET BLVD

CLINTON AV

S SANTA MONICA BLVD N REXFORD DR
OX
FORD
WY

GRACIE ALLEN DR

CIVIC CENTER DR

S ROBERTSON BLVD
S
A
L
F
RED
ST

LASKY DR

VICENTE
SAN
BLVD

S LASKY DR

N HAMILTON DR

SANTA MONICA BLVD

N CANON DR

S STANLEY DR
W 5TH ST

BENEDICT CANYON DR

CENTURY
HILL

AE/DOHENY
DR
N
ALTA
DR

N HILLCREST RD
N
SIER
RA
D
R
N
ARDEN
DR
N
ELM
DR

N FOOTHILL
RD

ORANGE ST

OAKHURST
DR

S CASTELLO AV

CONSTELLATION BLVD

CLINTON ST

DURANT DR

S CARSON RD
SANTA
YN
EZ
WY

MOORE DR

AS/MELROSE AV

RANGELY ST

LITTLE SANTA MONICA BLVD

S SAN VICENTE BLVD

S LA JOLLA AV

S ORLANDO AV

ALVIRA ST

PARK WY

SANTA MONICA BLVD
R
VIA

ODEO DR

YOUNG DR

HUNTLEY DR

WESTBOURNE DR

AN/MELROSE AV

N FOOTHILL RD

N ELM DR

AW/LA CIENEGA BL

HARLAND AV

S CROFT AV

AE/LA CIENEGA BL
N
SAN

VICENTE
BLVD

BLACKBURN AV

EL TOVAR PL

N ALPINE DR

S HAMEL DR
G
LEN
WY

S LE DOUX RD

S WOOSTER ST

S KINGS RD

S SHENANDOAH ST

S BEDFORD ST

S HOLT AV

S SHERBOURNE DR

S LA CIENEGA BLVD

OLYMPIC PL
C
OMMER
CIAL
CEN
T
E
R
S
T

AW/ROBERTSON BL

LINDENHURST AV

SANTA MONICA BLVD

BONNER DR

ROBBINS DR

N LINDEN DR

N GALE DR

N ARNAZ DR

TOWER DR

S HAMILTON DR

S GALE DR

N HAMEL DR

N WILLAMAN DR

NORWICH DR

N CARSON RD

N STANLEY DR

N LE DOUX RD

N LA CIENEGA BLVD
CE
PA
NTURY
RK LN
Created By: City of Beverly Hills Community Development Department - Planning Division Draft Map Date: 12-29-2025
±
Transit-Oriented Development Alternative Plan
Metro D Line Rail Stations
Station Portals
Pedestrian Entrance
1/4 Mile Radius From Entrance (TIER
1)
1/2 Mile Radius From Entrance
200' Adjacency Intensifier Radius
SB 79 Assessment
Beverly Hills City Limits
Additional Data
0 0.13 0.25
DRAFT Miles
Scenario 1 Map - "Pancake Scenario"
Area A - Base Quarter Mile
Sites (120 du/ac)
Area B - SFR Exporter Sites
(60 du/ac)
Area C - Base 200 Ft Sites
(160 du/ac)
Area D1 - 200 Ft Importer
Sites (202.29 du/ac)
Area E1 - Quarter Mile
Importer Sites (162.29 du/ac)
Area F1 - Quarter to Half Mile
Importer Sites (121.49 du/ac)
TODAP Area
Attachment 4
Draft Resolution – Scenario 2 (Exhibit A:

General Plan Land Use Map, Exhibit B:

Land Use Element Amendment, Exhibit
C: Transit-Oriented Development
Alternative Plan Scenario 2 Map)
SCENARIO TWO (“TENTPOLE”)
[DRAFT] RESOLUTION NO. 26-R-____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BEVERLY

HILLS ADOPTING A GENERAL PLAN AMENDMENT TO ADOPT A

TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE PLAN AND

OVERLAY ZONE PURSUANT TO GOVERNMENT CODE SECTION
65912.161, AND MAKING A DETERMINATION OF EXEMPTION

The City Council of the City of Beverly Hills hereby finds, resolves, and determines as follows:

Section 1. At its January 21, 2025 meeting, the City Council conducted a duly noticed public hearing, at which time it received oral and documentary evidence relative to the proposed amendments. The City Council considered the proposed General Plan Amendment, Zone Map Amendment, and draft ordinance consisting of amendments to the BHMC to create a transitoriented development alternative plan (“alternative plan”) pursuant to government code section 65912.161, as set forth and attached hereto as Exhibit A, B, and C. Exhibit A is the General Plan Land Use Map, which reflects amendments that refer to the adopted alternative plan map for affected areas of the city, as shown in Exhibit C. Exhibit B is a draft new policy to be added to the Land Use Element of the General Plan, which specifically states that the adoption of an alternative plan helps to preserve the character of single-family residential areas by promoting development in the MUOZ adjacent to transit and limiting density in single-family residential areas. Exhibit C is the map showing Scenario 2 (Tentpole Scenario), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the MUOZ located within the one-quarter mile radius from the Metro Stations, and is included for reference. This resolution adopts the General Plan Amendments, consisting of the changes shown in Exhibits A and B (the “GP Amendments”).

Section 4. The GP Amendments are consistent with the objectives, principles, and standards of the General Plan. The Housing Element of the General Plan includes Goal H 1 – Maintenance and Conservation, which encourages the maintenance of the quality and character of existing housing and residential neighborhoods, and Policy H 1.5 – Conservation of Existing Rental Housing calls for preventing the loss of existing residential units. Similarly, the Housing Element sets forth Goal H 2 – Housing Supply and Diversity, which calls for the provision of a variety of housing types and adequate affordable housing supply. Policy H 2.5 – Adaptive Reuse calls for the support of innovative strategies for the adaptive reuse of residential and commercial structures to provide for a wide range of housing types. Policy H 2.8 – Transit-Oriented Housing promotes greater connections from residential neighborhoods and new residential development to existing transit stops, including the anticipated subway stations. Policy H 2.9 – Jobs-Housing Balance promotes 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. Policy H 2.10 – Workforce Housing encourages the City to study and develop programs to increase the amount of rental and ownership housing affordable to the local workforce. General Plan Land Use (LU) Policy 5.1 – Neighborhood Conservation calls for the maintenance of the uses, densities, character, amenities, and quality of the City’s residential neighborhoods, recognizing their contribution to the City’s identity, economic value, and quality of life. Goals LU 6 – Single-Family Residential Neighborhoods and LU 7 – Multi-Family Residential Neighborhoods require that both single-family and multi-family neighborhood identities are maintained with regard to character, identity, and amenities.

This is consistent with the City’s desire to increase affordable and workforce housing opportunities, especially in the MUOZ, and reduce greenhouse gas (GHG) emissions by locating more housing near job centers and transit. The GP Amendments will further protect the identity of residential neighborhoods by relocating zoning capacity from existing established single-family residential areas to the MUOZ corridors in the transit-oriented development zone, which will mitigate potential adverse impacts and preserve housing opportunities for a range of household types by further promoting and incentivizing the development of mixed use residential projects.

3.3 which states that the plan helps to preserve the character of single-family residential areas by promoting development in the MUOZ adjacent to transit and limiting density in single-family residential areas. Based on the foregoing reasons, the City Council finds that the transit-oriented development alternative plan will further the public interest, health, safety, morals, peace, comfort, convenience, or general welfare.

Section 5. The City Council does hereby adopt the GP Amendments and transit-oriented alternative plan as set forth in Exhibits A, and B, which are attached hereto and incorporated by reference.
//
//
//
//
//
Section 6. The City Clerk shall certify to the passage, approval, and adoption of this resolution, and shall cause this resolution and his/her Certification to be entered into the Book of Resolutions of the Council of the City.

Adopted: January 21, 2026
SHARONA R. NAZARIAN
Mayor of the City of Beverly Hills,
California
ATTEST:
(SEAL)

HUMA AHMED
City Clerk
APPROVED AS TO FORM: APPROVED AS TO CONTENT:

DAVID M. SNOW NANCY HUNT-COFFEY
City Attorney City Manager
EXHIBIT A: General Plan Land Use Map
EXHIBIT B: Land Use Element Amendment
EXHIBIT C: Transit-Oriented Development Alternative Plan Scenario 2 Map EXHIBIT A: General Plan Land Use Map
SP
SP
SP
SP
SP
SP
SP
SP

LAURELWY

COLDWATER CANYON DR
W 3RD ST

S PECK DR

SCHUYLER
RD

S ELM DR

S CLARK DR

S BEDFORD DR

ELEVADO AV

S OAKHURST DR
S D
O
H
E
N
Y
D
R
S
W
E
T
H
E
RLY DR
S SWA
L
L
D
R
S LA P
E
E
R
D
R

WILSHIRE BLVD

GREGORY WY

W OLYMPIC BLVD

BEVERLY BLVD

DAYTON WY

SUNSET BLVD

DOHENY RD
N

BEVERLY DR
LOMA
VISTA
D
R

WHITTIER
DR
N

REXFORD DR

MORENO DR

CARMELITA AV

LEXINGTON RD
N

MAPLE DR

ANGELO DR

S BEVERLY DR

S REEVES DR

MOUNTAIN DR

BURTON WY

ALDEN DR

N OAKHURST DR

N PALM DR

FOOTHILL RD

N ALPINE DR

BENEDICT CANYON DR

S RODEO DR

CLIFTON WY

CHARLEVILLE BLVD

WALDEN DR
N
SWA
L
L
D
R

LOMITAS AV
N
L

A PEER DR
N A

LMONT DR TRENTON DR
TOWER
RD

N CLARK DR

N WETHERLY DR

S ROXBURY DR

N DOHENY DR

S MCCARTY DR

N ROXBURY DR

N BEDFORD DR

N CAMDEN DR

N RODEO DR

S EL CAMINO
D
R

S CAMDEN DR

N CRESCENT DR

S CRESCENT DR

S PALM DR

S REXFORD DR

S MAPLE DR

S CANON DR
S A
L
M
O
NT DR

S SPALDING DR

S LINDEN DR
WO
ODLAND
DR

N FOOTHILL RD

BRIGHTON WY
CA
R
LA
RDG
E
ARKEL
L
D
R

S SANTA MONICA BLVD

CIVIC CENTER DR

LASKY DR

CINTHIA ST

HARTFORD WY

LAGO VISTADR
N
SIERRA
D
R
N
H
A
M
LI T
ON D
R

SANTA MONICA BLVD

N CANON DR
N

HILLCREST RD

N LINDEN DR
M
A
R
LI Y N
D
R

CAROL Y NWY
N

N ALTA DR

ARDEN DR

N ELM DR

DURANT DR

SUMM IT DR

PARK WY
S H
A
M
EL D
R

EVELYN PL

WALLACE
R
DGE

TROU S DALE
PL
S
A
N
YSI
D
RO
DR

ROBERT LN
COVE
WY

N STANLEY DR

MA R TI N L N

N LE DOUX RD

2.0 (FAR)**

5.0 (FAR)

3.6 (FAR)

1.5 - 2.0
(FAR)

2.0 (FAR)

4.0 (FAR)

2.5 (FAR)

79.2*
Refer to Transit-Oriented
Development Alternative Plan Map***
31-45
30 40
60 45
85 92
45 100
61 60
47 Refer to Mixed-Use
Overlay Zone Map
60 * The maximum density for the Mixed Use Overlay
may vary for residential conversion/adaptive reuse projects, calculated pursuant to BHMC Section 10-3-1888
** FAR may be increased as permitted by BHMC
Section 10-3-2745. B. Per Ord. 25-O-2910
*** Qualifying residential and mixed-use projects are a permitted use for eligible sites within the SB 79
Alternative Plan area per BHMC Section 10-3-5102.1
General Plan Land Use Designations
DRAFT
Alt Plan Scenarios 2 & 3
Map Created By: City of Beverly Hills Community Development Department - Planning Division January 9, 2026
EXHIBIT B: Land Use Element Amendment
Proposed Amendment to Land Use Element of the
City of Beverly Hills General Plan
(Changes in red)
Goals and Policies
LU 3 Managed Change. Managed change that respects and is complementary to the qualities that distinguish the City as a community, is orderly and well-planned, provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure.

EXHIBIT C: Transit-Oriented Development Alternative Plan Scenario 2 Map 9850
9933
9950
223
272
220
211
152
141
301
328
135
234
308
144
9601
321 320
0 221
320
209
0 320
415
497
434
470
474
438
467
9430
434
422 422
450
9424
121
228
235
350
312
221
9378
132
357
357
304
229
349
9215
220
137
121
0 209
337
9101
216
152
210
304
217
136
450
438
439
471
485
137
220
329
8913
328
165
212
225
125
205
211
212
225
221
226
235
234
143
147 147
159 160
161
116
125
117
406
340
309
8844
300
200
205 215
115
8949
174
116
510
525
606
509
622
614
523
630
602
507
614
402
411
343
321
325 327
318
410
9247
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9313
425
312 313
201 201
115
124
443
441
429
430
439
447
339
203
202
232
400
225
440
337
451
620
523
631
0 714
515
617
801
715
727
710 605
606
619
521
512
511
0 0
0 510
508
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619
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0 522
520
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510
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0 9880
511
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509
9882
9884
9886
0 0
509
708
706 704 702
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603
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803
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9937
9941
9945
9961
9973
9955
9940
9921
9956
9952
9948
9944
9940
9936
9932
9928
9924
9920
9929
285
268
228
224
204
251
9641
149
153
9657 9649
344
340
336
332
328
324
320
316
208
120
201
205
217
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233
237
241
153
245
255
259
262 265
258
254
250
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242
133
9740
129
133
154 153
150
249
253
257
261
9749 265
260
256
252
248
244
240
336
349
301
305
309
315
317
321
200
145
9725
148
9730
0 120
136
9876
9900
9844
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9855
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9889
9929
9933
144
236
325
9884
153
9882
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329
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345
9725 9709 355
344
340
336
9937
9941
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237
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0 249
232
228
224
220
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212
208
204
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253
257
261
265
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273
256
252
248
244
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245
277
9901
9916
132
9744
9754
9907
9919
9935
0 9949
9953
9975
9915
0 0
9912
9904
9900
201
203
9905
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9917 9921
9925
9929
9990 9933
9800
121
125
149
9970
0 9960
9952
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9901
9909
9939
9945
9949
9953
9957
9961
233
236 237
232
9913
9917
9925
9988
241
0 0
9374
111
462
250
9900

S CLARK DR

N ROBERTSON BLVD

GALAXY WY

N ORLANDO AV
WIL
L
E
Y
L
N

AVENUE OF THE STARS

WILSHIRE BLVD
B
E
V
E
RWIL
D
R

N DOHENY DR

N LA CIENEGA BLVD

GREGORY WY

WESTMOUNT DR

BEVERLY BLVD

N ROBERTSON BLVD

DAYTON WY

S PECK DR
W 6TH ST N KINGS RD

S BEDFORD DR

N LA PEER DR

SMITHWOOD DR

S CAMDEN DR

CARMELITA AV

S LA CIENEGA BLVD

HILLGREEN
DR

N REXFORD DR

ROSEWOOD AV BEVERLY CONNECTION WY

RAMAGE ST

WHITWORTH DR

S REEVES DR

WHITTIER DR

W OLYMPIC BLVD

S BEVERLY DR

HAYES DR

S ORLANDO AV

S SWALL DR

CARMELITA
PL

BURTON WY
W 3RD ST

S CORNING ST

S WILLAMAN DR

ALDEN DR

MARYLAND DR

WALDEN DR

DANIELS DR

S ROBERTSON BLVD

EDRIS DR BEVERLY
GREEN
DR

S SHIRLEY PL

S DOHENY DR

S LA PEER DR

N OAKHURST DR

N PALM DR

N ALPINE
DR

N MAPLE DR

RANGELY AV

MELROSE AV

FOOTHILL RD

S LA PEER DR

S CREST DR

S WETHERLY DR

S DOHENY DR

GARDENLN

S OAKHURST DR

WESTMOUN T CIR

LOMITAS AV

CARDIFF AV

S ELM DR

REXFORD DR

N SHERBOURNE DR

GLENVILLE DR

AW/ALMONT DR

ASHCROFT AV

BEVERLY PL

S RODEO DR

HARTFORD WY

N ALMONT DR

CENTURY PARK
PK E

HILLGREEN
PL

CLIFTON WY

NEMO ST

LE DOUX RD

LA CIENEGA BLVD

HOLT AV

ROSEWOOD AV

S ARNAZ DR

S HAMEL RD

CHARLEVILLE BLVD

DORRINGTON AV

GREGORY WY

SCHUMACHER DR

TRENTON
DR

N SAN VICENTE BLVD

N SWALL DR

WEST KNOLL DR

S ROXBURY DR

N LA PEER DR

N WETHERLY DR

COLGATE AV

N DOHENY DR

NEWMAN ST

S MCCARTY DR

WHITWORTH
DR

S WETHERLY DR

MORENO DR

S ALMONT DR

N CLARK DR

S SWALL DR

S CLARK DR
G
E
O
R
G
E
B
U
R
N
S
R
D

N ROXBURY DR

N BEDFORD DR

N CAMDEN DR

N RODEO DR

S EL CAMINO DR

S SHERBOURNE DR

N CRESCENT DR

ROXBURY DR

OAKWOOD AV

ELEVADO AV

CHALMERS DR

CENTURY PARK E

HEATH AV
W 4TH ST
W 1ST ST

VIRGINIA PL

N ALFRED ST

N CROFT AV

CARMELITA
AV

DREXEL AV

S CRESCENT DR

S PALM DR

S REXFORD DR

N BEVERLY DR

S MAPLE DR

S CANON DR

S ALMONT DR

S SPALDING DR

S LINDEN DR

BRIGHTON WY

SUNSET BLVD

CLINTON AV

S SANTA MONICA BLVD N REXFORD DR
OX
FORD
WY

GRACIE ALLEN DR

CIVIC CENTER DR

S ROBERTSON BLVD
S
A
L
F
R
E
D
ST

LASKY DR

VICENTE
SAN
BLVD

S LASKY DR

N HAMILTON DR

SANTA MONICA BLVD

N CANON DR

S STANLEY DR
W 5TH ST

BENEDICT CANYON DR

CENTURY
HILL

AE/DOHENY
DR
N
ALTA
DR

N HILLCREST RD
N
SIE
R
RA
D
R
N
ARDEN
DR
N
ELM
DR
N

FOOTHILL
RD

ORANGE ST

OAKHURST
DR

S CASTELLO AV

CONSTELLATION BLVD

CLINTON ST

DURANT DR

S CARSON RD
SANTA
YN
EZ
WY

MOORE DR

AS/MELROSE AV

RANGELY ST

LITTLE SANTA MONICA BLVD

S SAN VICENTE BLVD

S LA JOLLA AV

S ORLANDO AV

ALVIRA ST

PARK WY

SANTA MONICA BLVD
RO
VIA
DEO DR

YOUNG DR

HUNTLEY DR

WESTBOURNE DR

AN/MELROSE AV

N FOOTHILL RD

N ELM DR

AW/LA CIENEGA BL

HARLAND AV

S CROFT AV

AE/LA CIENEGA BL
N
SAN

VICENTE
BLVD

BLACKBURN AV

EL TOVAR PL

N ALPINE DR

S HAMEL DR
G
LEN
WY

S LE DOUX RD

S WOOSTER ST

S KINGS RD

S SHENANDOAH ST

S BEDFORD ST

S HOLT AV

S SHERBOURNE DR

S LA CIENEGA BLVD

OLYMPIC PL
C
O
M
M
E
R
CIAL
C
E
N
T
E
R
S
T

AW/ROBERTSON BL

LINDENHURST AV

SANTA MONICA BLVD

BONNER DR

ROBBINS DR

N LINDEN DR

N GALE DR

N ARNAZ DR

TOWER DR

S HAMILTON DR

S GALE DR

N HAMEL DR

N WILLAMAN DR

NORWICH DR

N CARSON RD

N STANLEY DR

N LE DOUX RD

N LA CIENEGA BLVD

CENTURY

PARK LN
Created By: City of Beverly Hills Community Development Department - Planning Division Draft Map Date: 12-29-2025
±
Transit-Oriented Development Alternative Plan
Metro D Line Rail Stations
Station Portals
Pedestrian Entrance
1/4 Mile Radius From Entrance (TIER
1)
1/2 Mile Radius From Entrance
200' Adjacency Intensifier Radius
SB 79 Assessment
Beverly Hills City Limits
Additional Data
0 0.13 0.25
DRAFT Miles
Scenario 2 Map - "Tentpole Scenario"
Area A - Base Quarter Mile
Sites (120 du/ac)
Area B - SFR Exporter Sites
(60 du/ac)
Area C - Base 200 Ft Sites
(160 du/ac)
Area D2 - 200 Ft Importer
Sites (320 du/ac)
Area E2 - Quarter Mile
Importer Sites (165.90 du/ac)
TODAP Area
Attachment 5
Draft Resolution – Scenario 3 (Exhibit A:

General Plan Land Use Map, Exhibit B:

Land Use Element Amendment, Exhibit
C: Transit-Oriented Development
Alternative Plan Scenario 3 Map)
SCENARIO THREE (“LA CIENEGA FOCUSED”)
[DRAFT] RESOLUTION NO. 26-R-____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BEVERLY

HILLS ADOPTING A GENERAL PLAN AMENDMENT TO ADOPT A

TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE PLAN AND

OVERLAY ZONE PURSUANT TO GOVERNMENT CODE SECTION
65912.161, AND MAKING A DETERMINATION OF EXEMPTION

The City Council of the City of Beverly Hills hereby finds, resolves, and determines as follows:

Section 1. At its January 21, 2025 meeting, the City Council conducted a duly noticed public hearing, at which time it received oral and documentary evidence relative to the proposed amendments. The City Council considered the proposed General Plan Amendment, Zone Map Amendment, and draft ordinance consisting of amendments to the BHMC to create a transitoriented development alternative plan (“alternative plan”) pursuant to government code section 65912.161, as set forth and attached hereto as Exhibit A, B, and C. Exhibit A is the General Plan Land Use Map, which reflects amendments that refer to the adopted alternative plan map for affected areas of the city, as shown in Exhibit C. Exhibit B is a draft new policy to be added to the Land Use Element of the General Plan, which specifically states that the adoption of an alternative plan helps to preserve the character of single-family residential areas by promoting development in the MUOZ adjacent to transit and limiting density in single-family residential areas. Exhibit C is the map showing Scenario 3 (La Cienega Focused Scenario), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the MUOZ located within the one-quarter mile radius from the La Cienega Boulevard – Wilshire Boulevard Metro station, and is included for reference. This resolution adopts the General Plan Amendments, consisting of the changes shown in Exhibits A and B (the “GP Amendments”).

Section 3. The City Council finds that the proposed GP Amendments are required because of the benefit to the public interest, health, safety, morals, peace, comfort, convenience, or general welfare, and that such Amendments are consistent with the general objectives, principles, and standards of the General Plan, as a means to exercise the limited local control, as authorized by SB 79, to redistribute portions of the additional density required by SB 79 Section 4. The GP Amendments are consistent with the objectives, principles, and standards of the General Plan. The Housing Element of the General Plan includes Goal H 1 – Maintenance and Conservation, which encourages the maintenance of the quality and character of existing housing and residential neighborhoods, and Policy H 1.5 – Conservation of Existing Rental Housing calls for preventing the loss of existing residential units. Similarly, the Housing Element sets forth Goal H 2 – Housing Supply and Diversity, which calls for the provision of a variety of housing types and adequate affordable housing supply. Policy H 2.5 – Adaptive Reuse calls for the support of innovative strategies for the adaptive reuse of residential and commercial structures to provide for a wide range of housing types. Policy H 2.8 – Transit-Oriented Housing promotes greater connections from residential neighborhoods and new residential development to existing transit stops, including the anticipated subway stations. Policy H 2.9 – Jobs-Housing Balance promotes 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. Policy H 2.10 – Workforce Housing encourages the City to study and develop programs to increase the amount of rental and ownership housing affordable to the local workforce. General Plan Land Use (LU) Policy 5.1 – Neighborhood Conservation calls for the maintenance of the uses, densities, character, amenities, and quality of the City’s residential neighborhoods, recognizing their contribution to the City’s identity, economic value, and quality of life. Goals LU 6 – Single-Family Residential Neighborhoods and LU 7 – Multi-Family Residential Neighborhoods require that both single-family and multi-family neighborhood identities are maintained with regard to character, identity, and amenities.

This is consistent with the City’s desire to increase affordable and workforce housing opportunities, especially in the MUOZ, and reduce greenhouse gas (GHG) emissions by locating more housing near job centers and transit. The GPAmendments will further protect the identity of residential neighborhoods by relocating zoning capacity from existing established single-family residential areas to the MUOZ corridors in the transit-oriented development zone, which will mitigate potential adverse impacts and preserve housing opportunities for a range of household types by further promoting and incentivizing the development of mixed use residential projects.

The transit-oriented development alternative plan will further promote the development of housing with fewer displacement impacts to existing residential areas, as the MUOZ applies to commercially zoned parcels and therefore does not include parcels developed with existing multifamily units, except for three condominium mixed use projects. Furthering development in the MUOZ will help preserve naturally occurring affordable housing units, and protect existing multifamily residential units that are subject to the City’s rent stabilization provisions from demolition, as development in the MUOZ does not require demolition of existing multi-family residential units. Specifically, Scenario Three concentrates redistributed density across the MUOZ within the one-quarter mile radius around the La Cienega Boulevard – Wilshire Boulevard station, which will promote transit use and reduce vehicular use by new residents of developments in the MUOZ, and allow housing in areas of the city well-served by amenities and resources. Additionally, this scenario may encourage reinvestment and redevelopment in the eastern and southeastern area of the city, consistent with previous City initiatives. Further, the creation of the transit-oriented development alternative plan is consistent with the new draft policy in the Land Use Element, LU

Section 5. The City Council does hereby adopt the Amendments and transit-oriented alternative plan as set forth in Exhibits A, and B, which are attached hereto and incorporated by reference.
//
//
//
Section 6. The City Clerk shall certify to the passage, approval, and adoption of this resolution, and shall cause this resolution and his/her Certification to be entered into the Book of Resolutions of the Council of the City.

Adopted: January 21, 2026
SHARONA R. NAZARIAN
Mayor of the City of Beverly Hills,
California
ATTEST:
(SEAL)

HUMA AHMED
City Clerk
APPROVED AS TO FORM: APPROVED AS TO CONTENT:

DAVID M. SNOW NANCY HUNT-COFFEY
City Attorney City Manager
EXHIBIT A: General Plan Land Use Map
EXHIBIT B: Land Use Element Amendment
EXHIBIT C: Transit-Oriented Development Alternative Plan Scenario 3 Map EXHIBIT A: General Plan Land Use Map
SP
SP
SP
SP
SP
SP
SP
SP

LAURELWY

COLDWATER CANYON DR
W 3RD ST

S PECK DR

SCHUYLER
RD

S ELM DR

S CLARK DR

S BEDFORD DR

ELEVADO AV

S OAKHURST DR
S D
O
H
E
N
Y
D
R
S
W
E
T
H
E
RLY DR
S SWA
L
L
D
R
S LA P
E
E
R
D
R

WILSHIRE BLVD

GREGORY WY

W OLYMPIC BLVD

BEVERLY BLVD

DAYTON WY

SUNSET BLVD

DOHENY RD
N

BEVERLY DR
LOMA
VISTA
D
R

WHITTIER
DR
N

REXFORD DR

MORENO DR

CARMELITA AV

LEXINGTON RD
N

MAPLE DR

ANGELO DR

S BEVERLY DR

S REEVES DR

MOUNTAIN DR

BURTON WY

ALDEN DR

N OAKHURST DR

N PALM DR

FOOTHILL RD

N ALPINE DR

BENEDICT CANYON DR

S RODEO DR

CLIFTON WY

CHARLEVILLE BLVD

WALDEN DR
N
SWA
L
L
D
R

LOMITAS AV
N
L

A PEER DR
N A

LMONT DR TRENTON DR
TOWER
RD

N CLARK DR

N WETHERLY DR

S ROXBURY DR

N DOHENY DR

S MCCARTY DR

N ROXBURY DR

N BEDFORD DR

N CAMDEN DR

N RODEO DR

S EL CAMINO
D
R

S CAMDEN DR

N CRESCENT DR

S CRESCENT DR

S PALM DR

S REXFORD DR

S MAPLE DR

S CANON DR
S A
L
M
O
NT DR

S SPALDING DR

S LINDEN DR
WO
ODLAND
DR

N FOOTHILL RD

BRIGHTON WY
CA
R
LA
RDG
E
ARKEL
L
D
R

S SANTA MONICA BLVD

CIVIC CENTER DR

LASKY DR

CINTHIA ST

HARTFORD WY

LAGO VISTADR
N
SIERRA
D
R
N
H
A
M
LI T
ON D
R

SANTA MONICA BLVD

N CANON DR
N

HILLCREST RD

N LINDEN DR
M
A
R
LI Y N
D
R

CAROL Y NWY
N

N ALTA DR

ARDEN DR

N ELM DR

DURANT DR

SUMM IT DR

PARK WY
S H
A
M
EL D
R

EVELYN PL

WALLACE
R
DGE

TROU S DALE
PL
S
A
N
YSI
D
RO
DR

ROBERT LN
COVE
WY

N STANLEY DR

MA R TI N L N

N LE DOUX RD

2.0 (FAR)**

5.0 (FAR)

3.6 (FAR)

1.5 - 2.0
(FAR)

2.0 (FAR)

4.0 (FAR)

2.5 (FAR)

79.2*
Refer to Transit-Oriented
Development Alternative Plan Map***
31-45
30 40
60 45
85 92
45 100
61 60
47 Refer to Mixed-Use
Overlay Zone Map
60 * The maximum density for the Mixed Use Overlay
may vary for residential conversion/adaptive reuse projects, calculated pursuant to BHMC Section 10-3-1888
** FAR may be increased as permitted by BHMC
Section 10-3-2745. B. Per Ord. 25-O-2910
*** Qualifying residential and mixed-use projects are a permitted use for eligible sites within the SB 79
Alternative Plan area per BHMC Section 10-3-5102.1
General Plan Land Use Designations
DRAFT
Alt Plan Scenarios 2 & 3
Map Created By: City of Beverly Hills Community Development Department - Planning Division January 9, 2026
EXHIBIT B: Land Use Element Amendment
Proposed Amendment to Land Use Element of the
City of Beverly Hills General Plan
(Changes in red)
Goals and Policies
LU 3 Managed Change. Managed change that respects and is complementary to the qualities that distinguish the City as a community, is orderly and well-planned, provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure.

EXHIBIT C: Transit-Oriented Development Alternative Plan Scenario 3 Map 9850
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0 0
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9625 9619 9609 353
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9501 9503
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141
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9720
125
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336
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9561 9553 9545 355
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128
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255
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264 265
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312
308
304
300 301
305
309
246
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238
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226
222
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208
204
200
317
315
0 0
133
137
140 141
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9595 9587 9579 351
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330
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252
248
244
240
236
232
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224
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216
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148
133
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0 9700 9700
321
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350 9683 9675 9667
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133
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153
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262 265
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248
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336
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0 249
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9913
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0 0
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111
462
250
9900

S CLARK DR

N ROBERTSON BLVD

GALAXY WY

N ORLANDO AV
WIL
L
E
Y
L
N

AVENUE OF THE STARS

WILSHIRE BLVD
B
E
V
E
RWIL
D
R

N DOHENY DR

N LA CIENEGA BLVD

GREGORY WY

WESTMOUNT DR

BEVERLY BLVD

N ROBERTSON BLVD

DAYTON WY

S PECK DR
W 6TH ST N KINGS RD

S BEDFORD DR

N LA PEER DR

SMITHWOOD DR

S CAMDEN DR

CARMELITA AV

S LA CIENEGA BLVD

HILLGREEN
DR

N REXFORD DR

ROSEWOOD AV BEVERLY CONNECTION WY

RAMAGE ST

WHITWORTH DR

S REEVES DR

WHITTIER DR

W OLYMPIC BLVD

S BEVERLY DR

HAYES DR

S ORLANDO AV

S SWALL DR

CARMELITA
PL

BURTON WY
W 3RD ST

S CORNING ST

S WILLAMAN DR

ALDEN DR

MARYLAND DR

WALDEN DR

DANIELS DR

S ROBERTSON BLVD

EDRIS DR BEVERLY
GREEN
DR

S SHIRLEY PL

S DOHENY DR

S LA PEER DR

N OAKHURST DR

N PALM DR

N ALPINE
DR

N MAPLE DR

RANGELY AV

MELROSE AV

FOOTHILL RD

S LA PEER DR

S CREST DR

S WETHERLY DR

S DOHENY DR

GARDENLN

S OAKHURST DR

WESTMOUN T CIR

LOMITAS AV

CARDIFF AV

S ELM DR

REXFORD DR

N SHERBOURNE DR

GLENVILLE DR

AW/ALMONT DR

ASHCROFT AV

BEVERLY PL

S RODEO DR

HARTFORD WY

N ALMONT DR

CENTURY PARK
PK E

HILLGREEN
PL

CLIFTON WY

NEMO ST

LE DOUX RD

LA CIENEGA BLVD

HOLT AV

ROSEWOOD AV

S ARNAZ DR

S HAMEL RD

CHARLEVILLE BLVD

DORRINGTON AV

GREGORY WY

SCHUMACHER DR

TRENTON
DR

N SAN VICENTE BLVD

N SWALL DR

WEST KNOLL DR

S ROXBURY DR

N LA PEER DR

N WETHERLY DR

COLGATE AV

N DOHENY DR

NEWMAN ST

S MCCARTY DR

WHITWORTH
DR

S WETHERLY DR

MORENO DR

S ALMONT DR

N CLARK DR

S SWALL DR

S CLARK DR
G
E
O
R
G
E
B
U
R
N
S
R
D

N ROXBURY DR

N BEDFORD DR

N CAMDEN DR

N RODEO DR

S EL CAMINO DR

S SHERBOURNE DR

N CRESCENT DR

ROXBURY DR

OAKWOOD AV

ELEVADO AV

CHALMERS DR

CENTURY PARK E

HEATH AV
W 4TH ST
W 1ST ST

VIRGINIA PL

N ALFRED ST

N CROFT AV

CARMELITA
AV

DREXEL AV

S CRESCENT DR

S PALM DR

S REXFORD DR

N BEVERLY DR

S MAPLE DR

S CANON DR

S ALMONT DR

S SPALDING DR

S LINDEN DR

BRIGHTON WY

SUNSET BLVD

CLINTON AV

S SANTA MONICA BLVD N REXFORD DR
OX
FORD
WY

GRACIE ALLEN DR

CIVIC CENTER DR

S ROBERTSON BLVD
S
A
L
F
R
E
D
ST

LASKY DR

VICENTE
SAN
BLVD

S LASKY DR

N HAMILTON DR

SANTA MONICA BLVD

N CANON DR

S STANLEY DR
W 5TH ST

BENEDICT CANYON DR

CENTURY
HILL

AE/DOHENY
DR
N
ALTA
DR

N HILLCREST RD
N
SIE
R
RA
D
R
N
ARDEN
DR
N
ELM
DR
N

FOOTHILL
RD

ORANGE ST

OAKHURST
DR

S CASTELLO AV

CONSTELLATION BLVD

CLINTON ST

DURANT DR

S CARSON RD
SANTA
YN
EZ
WY

MOORE DR

AS/MELROSE AV

RANGELY ST

LITTLE SANTA MONICA BLVD

S SAN VICENTE BLVD

S LA JOLLA AV

S ORLANDO AV

ALVIRA ST

PARK WY

SANTA MONICA BLVD
RO
VIA
DEO DR

YOUNG DR

HUNTLEY DR

WESTBOURNE DR

AN/MELROSE AV

N FOOTHILL RD

N ELM DR

AW/LA CIENEGA BL

HARLAND AV

S CROFT AV

AE/LA CIENEGA BL
N
SAN

VICENTE
BLVD

BLACKBURN AV

EL TOVAR PL

N ALPINE DR

S HAMEL DR
G
LEN
WY

S LE DOUX RD

S WOOSTER ST

S KINGS RD

S SHENANDOAH ST

S BEDFORD ST

S HOLT AV

S SHERBOURNE DR

S LA CIENEGA BLVD

OLYMPIC PL
C
O
M
M
E
R
CIAL
C
E
N
T
E
R
S
T

AW/ROBERTSON BL

LINDENHURST AV

SANTA MONICA BLVD

BONNER DR

ROBBINS DR

N LINDEN DR

N GALE DR

N ARNAZ DR

TOWER DR

S HAMILTON DR

S GALE DR

N HAMEL DR

N WILLAMAN DR

NORWICH DR

N CARSON RD

N STANLEY DR

N LE DOUX RD

N LA CIENEGA BLVD

CENTURY

PARK LN
Created By: City of Beverly Hills Community Development Department - Planning Division Draft Map Date: 12-29-2025
±
Transit-Oriented Development Alternative Plan
Metro D Line Rail Stations
Station Portals
Pedestrian Entrance
1/4 Mile Radius From Entrance (TIER
1)
1/2 Mile Radius From Entrance
200' Adjacency Intensifier Radius
SB 79 Assessment
Beverly Hills City Limits
Additional Data
0 0.13 0.25
DRAFT Miles
Scenario 3 Map - "La Cienega Focused Scenario"
Area A - Base Quarter Mile
Sites (120 du/ac)
Area B - SFR Exporter Sites
(60 du/ac)
Area C - Base 200 Ft Sites
(160 du/ac)
Area D3 - 200 Ft Importer
Sites (320 du/ac)
Area E3 - Quarter Mile
Importer Sites (230.36 du/ac)
TODAP Area
Attachment 6
Draft Ordinance - Scenario 1 (Exhibit A:

SB 79 Radius Map, Exhibit B: Zoning
Map, Exhibit C: Transit-Oriented
Development Alternative Plan Scenario
1 Map)
-1-
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SCENARIO ONE (“PANCAKE”)
ORDINANCE NO. 25-O-____

AN ORDINANCE OF THE CITY OF BEVERLY HILLS

AMENDING VARIOUS SECTIONS OF THE BEVERLY HILLS
MUNICIPAL CODE (BHMC) TO ADOPT A TRANSITORIENTED DEVELOPMENT ALTERNATIVE PLAN PURSUANT TO GOVERNMENT CODE SECTION 65912.161
(a), AMENDING THE ZONING MAP AND ADOPTING THE

TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE

PLAN MAP, AND MAKING A DETERMINATION OF

EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT (CEQA)

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

Section 1. At its meeting of November 12, 2025, City Council conducted a study session on the topic of the development of SB79 on and directed staff to prepare a transit-oriented development alternative plan that will redistribute zoning capacity from parcels zoned for singlefamily residential uses within the one-quarter mile radius from the Metro stations to parcels zoned for mixed-use residential in the Mixed Use Overlay Zone (MUOZ) located within the entire transitoriented development zone in the City, which is the one-half mile radius from Metro stations.

Section 2. On December 11, 2025, the Planning Commission held a duly noticed public hearing to discuss the proposed Amendments to the BHMC pertaining to the creation of a transit-oriented development alternative plan pursuant to Government Code Section 65912.161 (a), after which it adopted Resolution No. 2109 recommending that the City Council adopt the proposed changes to implement the transit-oriented development alternative plan.

Section 3. At its January 21, 2025 meeting, the City Council conducted a duly noticed public hearing, at which time it received oral and documentary evidence relative to the proposed -2-
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amendments. The City Council considered the draft ordinance consisting of amendments to the BHMC to create a transit-oriented development alternative plan (“alternative plan”) pursuant to government code section 65912.161. After deliberating, the City Council reached a consesnsus to adopt the alternative plan Scenario 1 (“Pancake Scenario”), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the Mixed Use Overlay Zone (MUOZ) located within the one-half mile radius from the Metro stations. Exhibit A is the SB 79 Radius Map, which reflects the one-quarter mile radius in which the provisions of SB 79 would apply, and the sites on which zoning capacity could be redistributed within the one-half mile radius area. Exhibit B is the Zoning Map, which reflects amendments that refer to the adopted alternative plan map for affected areas of the city, as shown in Exhibit C. Exhibit C is the map depicting the alternative plan Scenario 1 (“Pancake Scenario”), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the Mixed Use Overlay Zone (MUOZ) located within the one-half mile radius from the Metro stations. This ordinance adopts the zoning amendments and maps in Exhibits A, B, and C (collectively, the “Amendments”), which amend the zoning map by adopting the TransitOriented Development Alternative Plan map to create and implement the transit-oriented development alternative plan.

Section 4. The Amendments were assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Pursuant to Government Code §65912.160(c)(2), the Amendments are not considered a project under CEQA (Division 13 of Public Resources Code §21000). Accordingly, the City Council finds the ordinance exempt from -3-
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CEQA because the Amendments are statutorily exempt pursuant to Government Code §65912.160(c)(2).

Section 5. The Amendments are consistent with the objectives, principles, and standards of the General Plan. The Housing Element of the General Plan includes Goal H 1 – Maintenance and Conservation, which encourages the maintenance of the quality and character of existing housing and residential neighborhoods, and Policy H 1.5 – Conservation of Existing Rental Housing calls for preventing the loss of existing residential units. Similarly, the Housing Element sets forth Goal H 2 – Housing Supply and Diversity, which calls for the provision of a variety of housing types and adequate affordable housing supply. Policy H 2.5 – Adaptive Reuse calls for the support of innovative strategies for the adaptive reuse of residential and commercial structures to provide for a wide range of housing types. Policy H 2.8 – Transit-Oriented Housing promotes greater connections from residential neighborhoods and new residential development to existing transit stops, including the anticipated subway stations. Policy H 2.9 – Jobs-Housing Balance promotes 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. Policy H 2.10 – Workforce Housing encourages the City to study and develop programs to increase the amount of rental and ownership housing affordable to the local workforce. General Plan Land Use (LU) Policy 5.1 – Neighborhood Conservation calls for the maintenance of the uses, densities, character, amenities, and quality of the City’s residential neighborhoods, recognizing their contribution to the City’s identity, economic value, and quality of life. Goals LU 6 – Single-Family Residential Neighborhoods and LU 7 – Multi-Family Residential -4-
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Neighborhoods require that both single-family and multi-family neighborhood identities are maintained with regard to character, identity, and amenities.

This is consistent with the City’s desire to increase affordable and workforce housing opportunities, especially in the MUOZ, and reduce greenhouse gas (GHG) emissions by locating more housing near job centers and transit. The Amendments will further protect the identity of residential neighborhoods by relocating zoning capacity from existing established single-family residential areas to the MUOZ corridors in the transit-oriented development zone, which will mitigate potential adverse impacts and preserve housing opportunities for a range of household types by further promoting and incentivizing the development of mixed use residential projects.

Based on the foregoing reasons, the City Council finds that the transit-oriented development alternative plan will further the public interest, health, safety, morals, peace, comfort, convenience, or general welfare.

Section 6. The definition of “Multi-Family (Multiple-Family) Housing Development” is hereby added to Section 10-3-100 (Words Defined) in Article 1 (Definitions) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC, between “Motion Picture Plant” and “Multi-Family Transient Use” with all other definitions in Section 10-3-100 remaining in place without amendment:
“MULTI-FAMILY (MULTIPLE-FAMILY) HOUSING DEVELOPMENT: A housing development that includes more than one dwelling unit on a property. Accessory dwelling units (ADUs) constructed pursuant to state law or article 50 of this chapter shall not be considered a multi-family housing project.”
Section 7. Section 10-3-1878 (Applicability of Underlying Zone Regulations) 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:
“10-3-1878: APPLICABILITY OF UNDERLYING ZONE REGULATIONS:

Except as otherwise specifically provided in this article for mixed use developments, development in a MU Overlay Zone shall comply with the zoning regulations applicable to the underlying zone. In addition, the construction of a mixed use development as defined in this chapter shall comply with the development standards in -6-
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this article, regardless of the underlying zone in which the mixed use development is constructed.

Nothing in this article shall require a development to comply with the provisions of the MU Overlay Zone if the development fully conforms to the requirements of the underlying zone.”
Section 8. Section 10-3-1889 (Objective Design Standards) is hereby added to Article

18.7 (Mixed Use (Mu) Overlay Zone) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC to read as follows:
“10-3-1889: OBJECTIVE DESIGN STANDARDS:

B. Concurrent Compliance: Projects subject to the ODS must also comply with all applicable development standards set forth in this article. -7-
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C. Resolving Conflicts Between Standards: Where a design element is regulated by this article and the ODS, the more restrictive standard shall govern unless stated otherwise within the ODS.

D. Advisory Guidelines: In addition to the mandatory Objective Design Standards, advisory design guidelines which do not impose mandatory requirements, may be voluntarily used by applicants during the applicable project review process.” Section 9. Section 10-3-2401 (Applicability) of Article 24 (Single-family Residential Development Standards for the Central Area of the City) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows:
“10-3-2401: APPLICABILITY:

The development standards set forth in this article shall apply to all properties zoned for single-family residential uses in the Central Area of the city, and to the construction of any one-family or single-family residence or dwelling, regardless of the underlying zone in which the dwelling unit is constructed.”
Section 10. Section 10-3-2800 (Applicability) of Article 28 (Multiple-family Residential Development Standards) of Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC is hereby amended to read as follows:
“10-3-2800: APPLICABILITY:

Except as specifically provided in articles 12.5 and 12.8 of this chapter to accommodate housing for seniors and disabled persons, the development standards set forth in this article shall apply to all properties zoned R-4, R-4X1, and R-4X2. In addition, where specifically noted, the development standards shall apply to R-3 properties. The construction of a multi- -8-
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family housing development as defined in this chapter shall comply with the development standards in this article, regardless of the underlying zone in which the multi-family housing development is constructed, unless specifically noted as inapplicable to properties in the R-3 zone. Nothing required by this article shall be construed to supersede the requirements set forth in chapter 2, article 7 of this title regarding the conversion of the form of ownership of an existing rental apartment building that has been determined by the planning commission to be a "character contributing building" in accordance with section 10-2-707 of this title to a common interest development within the meaning and definitions of that article.”
Section 11. Article 51 (Transit-Oriented Development Alternative Plan Overlay Zone) is hereby added to Chapter 3 (Zoning) of Title 10 (Planning and Zoning) of the BHMC to read as follows:
“10-3-5100: DEFINITIONS:

The following definitions shall apply for the purposes of implementing the regulations of this article.

HOUSING DEVELOPMENT PROJECT: A housing development project is a use that consists of any of the following:

1. Residential units only;

2. Mixed use residential if:

A. At least two-thirds of the new or converted square footage is residential uses; B. At least 50 percent of the new or converted square footage is residential uses and the project includes at least 500 net new residential units; -9-
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C. At least 50 percent of the new or converted square footage is residential uses and the project includes at least 500 net new residential units and the project involves the demolition or conversion of at least 100,000 square feet of nonresidential uses, and the project demolishes at least 50 percent of the existing nonresidential uses on the site;
D. Farmworker housing as defined in Health and Safety Code §50199.7(h); or E. Transitional or supportive housing.

1. A residential hotel, as defined in Section 50519 of the Health and Safety Code.

NET HABITABLE SQUARE FOOTAGE: The finished and heated floor area fully enclosed by the inside surface of walls, windows, doors, and partitions, and having a headroom of at least six and one-half feet, including working, living, eating, cooking, sleeping, stair, hall, service, and storage areas, but excluding garages, carports, parking spaces, cellars, half-stories, and unfinished attics and basements.

RESIDENTIAL FLOOR AREA RATIO (FAR): The ratio of net habitable square footage dedicated to residential use to the area of the lot.
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SENATE BILL (SB) 79: The state bill known as the “Abundant and Affordable Homes Near Transit Act” and codified as Government Code §65912.155 through 65912.162, inclusive that was adopted by the California state legislature and signed into law by the Governor of California on October 10, 2025, as it may be amended from time to time.

TRANSIT-ORIENTED DEVELOPMENT STOPS: The Tier 1 transit-oriented development stops as defined in Government Code Section 65912.157(n) and (p) located in the City of Beverly Hills from which a radius is measured including the Metro stops located at: 1) the northeast corner of the intersection of Wilshire Boulevard and La Cienega Boulevard; and 2) the southwest corner of the intersection of Wilshire Boulevard and Reeves Drive; and the Tier 1 transit-oriented development stop located in the City of Los Angeles in proximity to the City of Beverly Hills’s western boundary, and from which a radius is measured include the Metro stop located at the northeasterly corner of the intersection of Avenue of the Stars and Constellation Boulevard.

TRANSIT-ORIENTED DEVELOPMENT ZONE: The area within one-half mile of a transit-oriented development stop, whichshall be measured in a straight line from the pedestrian access point of the stop.
10-3-5101: TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE PLAN OVERLAY ZONING APPLICABILITY:
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Notwithstanding any other provision of this code, pursuant to Government Code Sections 65912.155 through 65912.162, but excluding Section 65912.158, or any successor statute, the zoning provisions as enumerated in this article shall apply to only those parcels located in the R-1, R-1.X, R-1.5, R-1.5X, R-1.5X2, R-1.6X, R-1.7X, R-1.8X, R-4, RMCP, R-4X1, R-4X2, R-3, R-4-P, C-3, C-3T-1, C-3T-2, C-3T-3, C-3A, and C-3B zones located within the Transit-Oriented Development Alternative Plan Overlay Zone, which is hereby created, and shown on the “Transit-Oriented Development Alternative Plan Map”, as measured from the transit-oriented development stops defined in this article. The Community Development Department shall maintain the “Transit-Oriented Development Alternative Plan Map”, a copy of which is on file in City Hall and is incorporated in this chapter by reference, and said map shall govern as to the outline of any zones identified on such map. 10-3-5102: GENERAL PROVISIONS:

The construction of a housing development project shall comply with the provisions of the underlying zone and any applicable overlay zone, and the applicable development standards in this chapter for the development of a single-family dwelling, multi-family housing project, or mixed use housing project as enumerated in Articles 18.7, 24, and 28 of this chapter, respectively, except that any SB 79 housing development project shall comply with the provisions of this Article, which shall prevail over any conflicting provision in this chapter, including conflicting provisions in the underlying zone or any other applicable overlay zone.
10-3-5102.1: USES PERMITTED:
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Notwithstanding any other provision of this chapter and notwithstanding the restrictions of the underlying zone or other applicable overlay zone, an SB 79 housing development project shall be a permitted use on parcels subject to the SB 79 Alternative Plan Overlay Zone standards set forth in this article.
10-3-5102.2: MINIMUM DENSITY:

The minimum density for a housing development project shall be 30 dwelling units per acre.
10-3-5102.3: MINIMUM NUMBER OF UNITS:

A housing development project shall include a minimum of 5 dwelling units. 10-3-5102.4: MAXIMUM AVERAGE UNIT SIZE:

The average total area of floor space for the proposed units in a housing development project shall not exceed 1,750 net habitable square feet. 10-3-5102.5: OBJECTIVE DESIGN STANDARDS:

Notwithstanding any other provision of this chapter or provision to the contrary, the Objective Design Standards adopted by the City Council on September 30, 2025 by Resolution No. 25-R-13565, and as may be amended from time to time, shall apply to an SB 79 housing development project authorized pursuant to this article, except that any Objective Design Standard that would physically preclude the construction of the SB 79 housing development project shall not be required.

A. Architectural Review Exemption: Projects meeting all applicable ODS standards shall be exempt from architectural review pursuant to section 10-3-3007.J (Architectural -13-
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Review Required) of this code. All other discretionary entitlements as required by this code remain applicable.

B. Concurrent Compliance: Projects subject to the ODS must also comply with all applicable development standards set forth in this article.

C. Resolving Conflicts Between Standards: Where a design element is regulated by this article and the ODS, the more restrictive standard shall govern unless stated otherwise within the ODS.

A. Units Required. In addition to complying with the inclusionary requirements in Article 48 of this Chapter, SB 79 housing development projects with more than 10 dwelling units must provide affordable units in the project as follows: a minimum of 7% extremely low-income units as defined in Section 50106 of the Health and Safety Code, 10% very low-income units as defined in Section 50105 of the Health and Safety Code, or 13% low-income units, as defined in Section 50079.5 of the Health and Safety Code. The percentages shall be calculated based on the base density unit count for the SB 79 housing development project, prior to the application of state law density bonus. Notwithstanding the foregoing, an SB 79 housing development project shall provide at a minimum the number of affordable housing units required by Section 10-3-4803 of this chapter.
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B. Affordability Terms. The units shall have an affordable housing cost, as defined in Section 50052.5 of the Health and Safety Code, or an affordable rent, as defined in Section 50053 of the Health and Safety Code. All affordable rental units included in the housing development project required by this section shall remain affordable for a minimum of 55 years and all affordable ownership units included shall remain affordable for a period of 45 years, as guaranteed by a covenant and agreement between the City and the applicant, and recorded with the Clerk of the County of Los Angeles.
10-3-5102.7: STATE LAW DENSITY BONUS APPLICABILITY:

An SB 79 housing development project shall be eligible for a density bonus, incentives or concessions, waivers or reductions of development standards, and parking ratios pursuant to Government Code Section 65915, and the density allowed under this article shall be used as the base density for purposes of density bonus calculations.

B. Additional Concessions. A SB 79 housing development project with a minimum density of 90 dwelling units per acre and that otherwise meets the eligibility requirements of Section 65915, including, but not limited to, affordability -15-
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requirements, shall be eligible for additional concessions pursuant to Section 65915 as follows:

1. Three additional concessions for a housing development project providing housing for extremely low income households.

2. Two additional concessions for a housing development project providing housing for very low income households.

3. One additional concession for a housing development project providing housing for low-income households.
10-3-5102.8: PROCEDURES FOR APPROVAL:

Unless subject to alternate processing as may be required by state law, a housing development project is subject to development plan review pursuant to Article 31 of this Chapter.
10-3-5102.9: OVERLAY ZONE SUBAREAS ZONING CAPACITY:

B. The maximum number of units allowed on a parcel shall be determined by multiplying the maximum allowed density by the acreage of the parcel. If the calculation results in fractional units, the number shall be rounded up to the next whole number. -16-
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10-3-5103: AREA A PROVISIONS AND APPLICABILITY:

The following zoning provisions shall apply to Area A, which includes parcels that are located within one-quarter mile of a transit-oriented development stop, as shown on the Transit-Oriented Development Alternative Plan map.
10-3-5103.1: DENSITY:

The maximum number of residential units that may be included in a housing development project in Zone A is 120 dwelling units per acre.
10-3-5103.2: FLOOR AREA LIMITATION:

A minimum floor area ratio (FAR) of 3.5 to 1 shall be permitted for a housing development project in Zone A.
10-3-5103.3: HEIGHT LIMITATION:

A minimum height of 75 feet shall be permitted for a housing development project in Zone A.
10-3-5104: AREA B PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area B, which includes parcels within a single-family residential zone and are located within one-quarter mile of a transit-oriented development stop, as shown on the Transit-Oriented Development Alternative Plan map. 10-3-5104.1: DENSITY:

The maximum number of residential units that may be included in a housing development project in the Export Zone is 60 dwelling units per acre. -17-
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10-3-5104.2: FLOOR AREA LIMITATION:

A minimum floor area ratio (FAR) of 2.5 to 1 shall be permitted for a housing development project.
10-3-5104.3: HEIGHT LIMITATION:

A minimum height of 75 feet shall be permitted for a housing development project. 10-3-5105: AREA C PROVISIONS AND APPLICABILITY:

The following zoning provisions shall apply to Area C, which includes all parcels that are located within a 200-foot radius of a transit-oriented development stop, as shown on the Transit-Oriented Development Alternative Plan map.
10-3-5105.1: DENSITY:

The maximum number of residential units that may be included in a SB 79 housing development project in the Area C is 160 dwelling units per acre. 10-3-5105.2: FLOOR AREA LIMITATION:

A maximum floor area ratio (FAR) of 4.5 to 1 shall be permitted for a SB 79 housing development project.
10-3-5105.3: HEIGHT LIMITATION: A maximum height of 95 feet shall be permitted for a SB 79 housing development project.
10-3-5106: AREA D PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area D, which includes all parcels in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a single-family -18-
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residential zone and are located within a 200-foot radius of a transit-oriented development stop, as shown on the Transit-Oriented Development Alternative Plan map. 10-3-5106.1: DENSITY: The maximum number of residential units that may be included in a SB 79 housing development project in the Area D is 202.29 dwelling units per acre. 10-3-5106.2: FLOOR AREA LIMITATION: A maximum floor area ratio (FAR) of 4.5 to 1 shall be permitted for a SB 79 housing development project. 10-3-5106.3: HEIGHT LIMITATION: A maximum height of 95 feet shall be permitted for a SB 79 housing development project.
10-3-5107: AREA E PROVISIONS AND APPLICABILITY: The following zoning provisions shall apply to Area E, which includes all parcels in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a single-family residential zone and are located between 200 feet and one-quarter mile of a transit-oriented development stop, as shown on the Transit-Oriented Development Alternative Plan map. 10-3-5107.1: DENSITY:

The maximum number of residential units that may be included in a SB 79 housing development project in the Area E is 162.29 dwelling units per acre. 10-3-5107.2: FLOOR AREA LIMITATION:

A maximum floor area ratio (FAR) of 3.5 to 1 shall be permitted for a SB 79 housing development project.
10-3-5107.3: HEIGHT LIMITATION:
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A maximum height of 75 feet shall be permitted for a SB 79 housing development project. 10-3-5108: AREA F PROVISIONS AND APPLICABILITY:

The following zoning provisions shall apply to Area F, which includes all parcels in the Mixed Use Overlay Zone (MUOZ) as identified in Article 18.7 of this chapter that are not adjacent to a single-family residential zone and are located between one-quarter to onehalf mile of a transit-oriented development stop, as shown on the Transit-Oriented Development Alternative Plan map.
10-3-5108.1: DENSITY:

The maximum number of residential units that may be included in a SB 79 housing development project in the Area F is 121.49 dwelling units per acre. 10-3-5108.2: FLOOR AREA LIMITATION:

A maximum floor area ratio (FAR) of 3.5 to 1 shall be permitted for a SB 79 housing development project.
10-3-5108.3: HEIGHT LIMITATION:

A maximum height of 75 feet shall be permitted for a SB 79 housing development project.” Section 12. 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. -20-
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Section 13. 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 of the 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 Section 14. The City Council does hereby adopt the Amendments for a transit-oriented alternative plan as set forth in Exhibits A, B, and C which are attached hereto and incorporated by reference.
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Section 15. Effective Date. This Ordinance shall go into effect and be in full force and effect at 12:01 a.m. on July 1, 2026, provided that SB 79 is in effect at that time.

Adopted:

Effective:

SHARONA R. NAZARIAN, PSYD
Mayor of the City of Beverly Hills,
California
ATTEST:
_________________________(SEAL)

HUMA AHMED
City Clerk
APPROVED AS TO FORM: APPROVED AS TO CONTENT:
___________________________ _____________________________ DAVID M. SNOW NANCY HUNT-COFFEY
City Attorney City Manager
EXHIBIT A: SB 79 Radius Map
EXHIBIT B: Zoning Map
EXHIBIT C: Transit-Oriented Development Alternative Plan Scenario 1 Map -22-
B0785-0001\3128207v2.doc
EXHIBIT A: SB 79 Radius Map
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141
132
151
151
9504
150
9460
0 239
321
333
337
0 344
340
336
332
328
324
230
226
222
218
214
208
204
200
301
305
309
313
305
309
315
317
321
325
329
333
337
341
345
9741
324
320
316
312
308
304
300
201
205
209
215
219
9720
125
145
149
312
243
133
336
250
341
355
357
359
0 247
251
255
259
264 267
258
254
250
246
242
238
152
345
9561 9553 9545 355
344
340
336
332
328
324
141
145
149
9617
148
144
140
136
132
9620
128
201
205
209
215
219
223
227
231
235
239
243
247
251
152
201
205
209
213
255
259
264 265
258
254
250
246
242
238
234
230
332
328
324
320
316
312
308
304
300 301
305
309
246
242
238
234
230
226
222
218
214
208
204
200
317
315
0 0
133
137
140 141
136
0 317
321
325
329
333
337
341
345
9595 9587 9579 351
209
9749
223
9679
317
234
0 226
344
340
336
332
216
212
204
200
0 140
138
132
128
124
9830
137
344
340
320
318
312
308
304
9762
330
324
350
227
231
235
239
243
247
251
255
259
265 264
260
332
256
222
218
214
208
204
200
301
305
309
313
252
248
244
240
236
232
228
224
220
216
212
208
148
133
137
141
136
132
144
0 9700 9700
321
325
329
333
337
341
345
350 9683 9675 9667
344
0 340
0 137
201
205
209
215
219
223
227
231
235
239
243
247
336
332
328
324
320
316
312
308
304
300 301
305
230
226
222
218
214
208
204
200
9634
133
141
145
238
309
315
317
321
325
329
333
337
341
345
9633
9937
9941
9945
9961
9973
9955
9940
9921
9956
9952
9948
9944
9940
9936
9932
9928
9924
9920
9929
285
268
228
224
204
251
9641
149
153
9657 9649
344
340
336
332
328
324
320
316
208
120
201
205
217
221
225
229
233
237
241
153
245
255
259
262 265
258
254
250
246
242
133
9740
129
133
154 153
150
249
253
257
261
9749 265
260
256
252
248
244
240
336
349
301
305
309
315
317
321
200
145
9725
148
9730
0 120
136
9876
9900
9844
9849
9855
9859
9869
9889
9929
9933
144
236
325
9884
153
9882
9970
9966
9962
9958
9936
9932
9930
9924
9920
329
333
337
341
345
9725 9709 355
344
340
336
9937
9941
9945
9949
9953
237
239
241
243
245
247
0 249
232
228
224
220
216
212
208
204
200
213
253
257
261
265
269
273
256
252
248
244
240
245
277
9901
9916
132
9744
9754
9907
9919
9935
0 9949
9953
9975
9915
0 0
9912
9904
9900
201
203
9905
9909
9915
9917
9921
9925
9929
9990 9933
9800
121
125
149
9970
0 9960
9952
9950
9930
9901
9909
9939
9945
9949
9953
9957
9961
233
236 237
232
9913
9917
9925
9988
241
0 0
9374
111
462
250
9900

S CLARK DR

N ROBERTSON BLVD

GALAXY WY

N ORLANDO AV
WIL
L
E
Y
L
N

AVENUE OF THE STARS

WILSHIRE BLVD
B
E
V
E
RWIL
D
R

N DOHENY DR

N LA CIENEGA BLVD

GREGORY WY

WESTMOUNT DR

BEVERLY BLVD

N ROBERTSON BLVD

DAYTON WY

S PECK DR
W 6TH ST N KINGS RD

S BEDFORD DR

N LA PEER DR

SMITHWOOD DR

S CAMDEN DR

CARMELITA AV

S LA CIENEGA BLVD

HILLGREEN
DR

N REXFORD DR

ROSEWOOD AV BEVERLY CONNECTION WY

RAMAGE ST

WHITWORTH DR

S REEVES DR

WHITTIER DR

W OLYMPIC BLVD

S BEVERLY DR

HAYES DR

S ORLANDO AV

S SWALL DR

CARMELITA
PL

BURTON WY
W 3RD ST

S CORNING ST

S WILLAMAN DR

ALDEN DR

MARYLAND DR

WALDEN DR

DANIELS DR

S ROBERTSON BLVD

EDRIS DR BEVERLY
GREEN
DR

S SHIRLEY PL

S DOHENY DR

S LA PEER DR

N OAKHURST DR

N PALM DR

N ALPINE
DR

N MAPLE DR

RANGELY AV

MELROSE AV

FOOTHILL RD

S LA PEER DR

S CREST DR

S WETHERLY DR

S DOHENY DR

GARDENLN

S OAKHURST DR

WESTMOUN T CIR

LOMITAS AV

CARDIFF AV

S ELM DR

REXFORD DR

N SHERBOURNE DR

GLENVILLE DR

AW/ALMONT DR

ASHCROFT AV

BEVERLY PL

S RODEO DR

HARTFORD WY

N ALMONT DR

CENTURY PARK
PK E

HILLGREEN
PL

DAYTON WY

CLIFTON WY

NEMO ST

LE DOUX RD

LA CIENEGA BLVD

HOLT AV

ROSEWOOD AV

S ARNAZ DR

S HAMEL RD

CHARLEVILLE BLVD

DORRINGTON AV

GREGORY WY

SCHUMACHER DR

TRENTON
DR

N SAN VICENTE BLVD

N SWALL DR

WEST KNOLL DR

S ROXBURY DR

N LA PEER DR

N WETHERLY DR

COLGATE AV

N DOHENY DR

NEWMAN ST

S MCCARTY DR

WHITWORTH
DR

S WETHERLY DR

MORENO DR

S ALMONT DR

N CLARK DR

S SWALL DR

S CLARK DR
G
E
O
R
G
E
B
U
R
N
S
R
D

N ROXBURY DR

N BEDFORD DR

N CAMDEN DR

N RODEO DR

S EL CAMINO DR

S SHERBOURNE DR

N CRESCENT DR

ROXBURY DR

OAKWOOD AV

ELEVADO AV

CHALMERS DR

CENTURY PARK E

HEATH AV
W 4TH ST
W 1ST ST

VIRGINIA PL

N ALFRED ST

N CROFT AV

CARMELITA
AV

DREXEL AV

S CRESCENT DR

S PALM DR

S REXFORD DR

N BEVERLY DR

S MAPLE DR

S CANON DR

S ALMONT DR

S SPALDING DR

S LINDEN DR

BRIGHTON WY

SUNSET BLVD

CLINTON AV

S SANTA MONICA BLVD N REXFORD DR
OX
FORD
WY

GRACIE ALLEN DR

CIVIC CENTER DR

S ROBERTSON BLVD
S
A
L
F
R
E
D
ST

LASKY DR
SAN

VICENTE
BLVD

S LASKY DR

N HAMILTON DR

SANTA MONICA BLVD

N CANON DR

S STANLEY DR
W 5TH ST

BENEDICT CANYON DR

CENTURY
HILL

AE/DOHENY
DR
N
ALTA
DR

N HILLCREST RD
N
SIE
R
RA
D
R
N
ARDEN
DR
N
ELM
DR
N

FOOTHILL
RD

ORANGE ST

OAKHURST
DR

S CASTELLO AV

CONSTELLATION BLVD

CLINTON ST

DURANT DR

S CARSON RD
SANTA
YN
EZ
WY

MOORE DR

AS/MELROSE AV

RANGELY ST

LITTLE SANTA MONICA BLVD

S SAN VICENTE BLVD

S LA JOLLA AV

S ORLANDO AV

ALVIRA ST

PARK WY

SANTA MONICA BLVD
VIA

RODEO DR

YOUNG DR

HUNTLEY DR

WESTBOURNE DR

AN/MELROSE AV

N FOOTHILL RD

N ELM DR

AW/LA CIENEGA BL

HARLAND AV

S CROFT AV

AE/LA CIENEGA BL
N

SAN VICENTE BLVD

BLACKBURN AV

EL TOVAR PL

N ALPINE DR

S HAMEL DR
G
LEN
WY

S LE DOUX RD

S WOOSTER ST

S KINGS RD

S SHENANDOAH ST

S BEDFORD ST

S HOLT AV

S SHERBOURNE DR

S LA CIENEGA BLVD

OLYMPIC PL
C
O
M
M
E
R
CIAL
C
E
N
T
E
R
S
T

AW/ROBERTSON BL

LINDENHURST AV

SANTA MONICA BLVD

BONNER DR

ROBBINS DR

N LINDEN DR

N GALE DR

N ARNAZ DR

TOWER DR

S HAMILTON DR

S GALE DR

N HAMEL DR

N WILLAMAN DR

NORWICH DR

N CARSON RD

N STANLEY DR

N LE DOUX RD

N LA CIENEGA BLVD

CENTURY

PARK LN
Created By: City of Beverly Hills Community Development Department - Planning Division Map Date: 12-3-2025
±
SB 79 Preliminary Assessment Map
Metro D Line Rail Stations
Station Portals
Pedestrian Entrance
1/4 Mile Radius From Entrance (TIER
1)
1/2 Mile Radius From Entrance
200' Adjacency Intensifier Radius
Single-Family Residential
Multi-Family Residential
Commercial
Beverly Hilton
One BH
Generalized Land Use SB 79 Assessment
Mixed Use Overlay Zone
Beverly Hills City Limits
Additional Data
0 0.13 0.25
Miles
1/4 Mile and 1/2 Mile Analysis
-23-
B0785-0001\3128207v2.doc
EXHIBIT B: Zoning Map

LAURELWY

COLDWATE
R
CANYO
N
D
R
W 3RD ST

S PECK DR

SCHUYLER
RD

S ELM DR
S
C
L
A
R
K
D
R

S BEDFORD DR

ELEVADO AV

S OAKHURST DR S
D
O
H
E
N
Y
D
R
S
W
E
T
H
E
R
LY
D
R
S
S
WA
L
L
D
R
S
L
A
P
E
E
R
D
R

WILSHIRE BLVD

GREGORY WY

W OLYMPIC BLVD

BEVERLY BLVD

DAYTON WY

SUNSET BLVD

DOHENY RD
N

BEVERLY DR
LO
M
A
VISTA
D
R

WHITTIER
DR
N

REXFORD DR

MORENO DR

CARMELITA AV

LEXINGTON RD
N
MAPLE
DR

ANGELO DR

S BEVERLY DR

S REEVES DR

MOUNTAIN DR

BURTON WY

ALDEN DR

N OAKHURST DR

N PALM DR

FOOTHILL RD

N ALPINE DR

BENEDICT CANYON DR

S RODEO DR

CLIFTON WY

CHARLEVILLE BLVD

WALDEN DR
N
S
WA
L
L
D
R

LOMITAS AV
N
L
A
P
E
E
R
D
R
N
A
L
M
O
N
T
D
R

TRENTON DR
TOWER
RD

N CLARK DR

N WETHERLY DR

S ROXBURY DR

N DOHENY DR

S MCCARTY DR

N ROXBURY DR

N BEDFORD DR

N CAMDEN DR

N RODEO DR
S
E
L
C
A
MIN
O
D
R

S CAMDEN DR

N CRESCENT DR

S CRESCENT DR

S PALM DR

S REXFORD DR

S MAPLE DR

S CANON DR
S
A
L
M
O
N
T
D
R

S SPALDING DR

S LINDEN DR
WO
ODLAND
DR

N FOOTHILL RD

BRIGHTON WY
CA
R
LA
R
D
G
E
ARKEL
L
D
R

S SANTA MONICA BLVD

CIVIC CENTER DR

LASKY DR

CINTHIA ST

HARTFORD WY

LAGO VISTADR
N
SIE
R
RA
D
R
N
H
A
M
LI T
O
N
D
R

SANTA MONICA BLVD

N CANON DR
N

HILLCREST RD

N LINDEN DR
M
A
R
LI Y N
D
R

CAROL Y NWY
N

N ALTA DR
ARD
E
N
D
R
N ELM
DR

DURANT DR

SUMM IT
DR

PARK WY
S
H
A
M
E
L
D
R

EVELYN PL
WAL
LACE
R
DGE

TROU S DALE
PL
S
A
N
YS
DI RO
DR

ROBERT LN
COVE
WY

N STANLEY DR

MA R TI N
L N

N LE DOUX RD

CHALETTE DR
±
0 0.25 0.5
Miles
Zoning Map - City of Beverly Hills
DRAFT
Alt Plan Scenario 1
Zones
Single Family Residential
R-1
R-1.X
R-1.5X
R-1.5X2
R-1.6X
R-1.7X
R-1.8X
Multi-Family Residential
R-3
R-4
R-4X1
R-4X2
R-4-P
RMCP
Commercial
C-3
C-3A
C-3B
C-3T-1
C-3T-2
C-3T-3
C-5
Institutional/Government
Religious Institution Zone
P-S Public Service Zone
S School
T-1 Transportation Zone
Parks, Resevoirs,
Government (Unzoned)
Specific Plan Areas & Overlay
Zones
9900 Wilshire SP
Beverly Hilton SP
BH Gardens SP
BH Hotel SP
One BH Overlay SP
C-3 (AR)
C-H(O)
C-R
C-R-PD
E-O-PD
T-O
Medical Use Overlay Zone
M-PD-2
M-PD-3
M-PD-4
M-PD-5
SB 79 Alternative Plan Area*
Hillside Area and Central Area
Boundary Line
BeverlyHillsBoundary
Map Created By: City of Beverly Hills Community Development Department - Planning Division January 9, 2026
* Refer to Transit-Oriented Development Alternative Plan Map.

Qualifying residential and mixed-use projects are a permitted use for eligible sites within the SB 79 Alternative Plan area per BHMC Section 10-3-5102.1
-24-
B0785-0001\3128207v2.doc
EXHIBIT C: Transit-Oriented Development Alternative Plan Scenario 1 Map 9850
9933
9950
223
272
220
211
152
141
301
328
135
234
308
144
9601
321 320
0 221
320
209
0 320
415
497
434
470
474
438
467
9430
434
422 422
450
9424
121
228
235
350
312
221
9378
132
357
357
304
229
349
9215
220
137
121
0 209
337
9101
216
152
210
304
217
136
450
438
439
471
485
137
220
329
8913
328
165
212
225
125
205
211
212
225
221
226
235
234
143
147 147
159 160
161
116
125
117
406
340
309
8844
300
200
205 215
115
8949
174
116
510
525
606
509
622
614
523
630
602
507
614
402
411
343
321
325 327
318
410
9247
9249
9313
425
312 313
201 201
115
124
443
441
429
430
439
447
339
203
202
232
400
225
440
337
451
620
523
631
0 714
515
617
801
715
727
710 605
606
619
521
512
511
0 0
0 510
508
506
507
509
511
513
515
517
519
521
523
513
515
517
519
516
514
512
510
508
506
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502
607
609
611
613
615
617
619
621
623
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618
604
602
600
601
603
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607
609
611
613
615
617
621
623
625
626
624
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620
618
616
614
612
610
523
525
527
529
526
524
522
520
518
516
514
512
516
514
525
0 522
520
518
516
514
512
510
508
506
503
505
507
0 9880
511
503
505
507
509
9882
9884
9886
0 0
509
708
706 704 702
700
701
703
707
603
605
607
609
803
805
807
809
814
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603
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619
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510
509
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621
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523
520
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514
512
519
0 510
508
506
504
502
0 0
503
505
507
0 507
509
511
513
515
517
519
521
523
525
527
802
701
720
700
611
609
604
606
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522
520
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803
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615
613
611
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904
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604
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719
721
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728
701
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717
719
721
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613
615
617
619
621
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612
610
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606
604
602
725
725
0 602
601
603
605
607
609
611
613
615
720
718
716
714
712
710
708
706
704
702
700
0 9881
9879
9877
603
9887
9885
9883
605
607
609
611
611
613
615
617
619
621
623
622
620
618
616
614
712
613
615
617
619
621
623
626
624
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620
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627
625
623
621
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617
615
611
609
607
605
603
900
906
908
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909
713
711
709
707
703
701
718
716
715
0 602
604
513
511
1401
1403
1405
510
512
514
520
522
526
528
621
619
710
807
729
726
701
616
612
610
712
714
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724
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728
730
732
719
903
900
912
906
904
902
901
905
901
908
614
612
610
608
606
604
602
0 0
601
809
811
813
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703
705
707
709
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715
718
716
801
803
806
804
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801
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811
813
815
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732
730
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724
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710
724
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706
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702
622
624
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630
632
631
629
627
625
623
621
9699
9669 9667
369
9725
9701
465
9780
435
901
802
804
806
808
810
812
815
521
519
517
515
513
511
509
507
502
504
505
503
628
601
907
606
523
721
814
708
701
714
613
708
702
704
706
723
721
719
717
713
711
709
905
703
705
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711
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715
717
719
721
723
912
908
916
904
612
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616
618
620
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610
627
625
623
712
621
706
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619
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615
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611
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1301
1303
521
519
517
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513
511
509
516
518
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604
723
717
715
713
711
709
707
705
703
701
0 801
525
0 707
9641
1305
606
804
812
810
808
806
804
0 0
0 1201
1203
508
510
512
514
516
520
522
450
0 445
811
619
524
339
347
351
9595
0 9565 9537
263
401
409
417
421
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449
459
460
9400
438
0 431
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8826 8818
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419
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9120
413
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9024
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8924 8920 8840
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200
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321
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329
335
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221
225
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233
237
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245
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261
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132
128
124
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9212 0 9200
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9048
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8950 8912 8906 8900
212
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265
157
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9030
121
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360 361
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336
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328
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124
9100
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315
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9012
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272 273
268
264
260
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252
248
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240
236
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213
228
224
220
216
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208
204
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9018 9014 9006
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121
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9201
446
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438
434
430
426
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9031
332
125
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9000
419
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9090
0 0
201
205
209
213
217
221
329
333
336
316
137
225
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229
233
237
241
245
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9153 9135
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363 361
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367
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457 462
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221
229
233
237
241
245
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272 273
141
145
149
153
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0 120
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9045
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9220
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9225 9221
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332
328
324
216
212
208
204
200
0 0 9134
129
149
9145
261
305
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132
272
316
312
120
264
260
256
252
244
240
232
228
220
216
132
265
269
272 273
268
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248
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128
9125
9123
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232
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224
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216
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200
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333
337
341
345
353
357
365
264
260
256
252
248
244
240
236
232
228
224
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309
0 0
9250 9242 9230
0 137
129
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9355 9349 9343 9337 369
360
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9319 9313 9307 9301
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233
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144
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9221 9201
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9372 9360
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156 157
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9430
201
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9428
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9381
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315
317 317
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128
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9379 9373 9367
360
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344
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336
332
328
272
268
264
260
256
252
248
244
240
236
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152
150
144
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136
132
128
124
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224
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216
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204
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9350 9334
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133
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141
155
148
120
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260
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252
248
244
240
236
232
228
224
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9260 9248
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132
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9425
168
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280
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240
232
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208
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200
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265
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341
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325
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345
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357
361
9407 9401
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257
0 9415
9230
149
156 157
152
142
130
420
422
424
428
432
436
444
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452
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9437
405
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9354 9348
320
316
312
308
304
300
201
205
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215
9312 9306 9300
419
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435
439
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9324 9242
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0 122
132
9450
9450
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145
261
265
269
273
268
264
260
256
248
246
240
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9425
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360
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9400
9374 9366 9360
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9255 463
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9594 9588 9582 9576 401
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9562 9556 9550 9544 401
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9520 9500
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9478 9460
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500
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9384 9378
502
1115
501
1208
465
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441
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496
494
492
440
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9626 9620 9614 9608 9600
416
422
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9528
420
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493
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472
468
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480
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1219
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1201
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9750
450
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420
412
408
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9570
479
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446
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454
458
462
474
479
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471
467
316
312
308
304
300
353
9467
315
9830 9800 9840
9850
213
217
221
225
229
233
237
241
245
249
253
257
139
155
161
136
130
120
169
177
195
150
201
211
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475
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9800 9804
459
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443
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419
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475
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483
487
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201
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261
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9860
495
316
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308
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300 301
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309
313
317
321
325
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312
308
304
300
201
205
209
215
217
221
225
145
149
152 153
144
148
225
229
233
237
241
245
249
253
257
261
264 265 264 265
260
256
252
248
244
240
236
232
228
224
225
233
241
245
249
253
259
267
264
260
256
252
121
248
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416
0 9660 9654 9642 401
418
422
426
244
240
236
232
228
224
220
216
212
208
204
9480
401
405
415
421
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429
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404
407
497
468 472
476
480
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9809
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9801
496 499
488
304
300
201
205
209
215
219
223
227
231
235
239
140
136
132
139
125 0
9680
148
9610 9600
325
329
333
337
341
345
9625 9619 9609 353
344
340
328
324
229
260
329
220
269
443
233
237
241
245
249
253
257
261
265 264
260
254
9570
9550
140
136
124
0 145
148
144
128
9536
131
149
447
256
252
248
244
240
236
232
228
224
220
216
212
333
337
341
345
350 9517
344
340
336
332
328
324
217
208
320
204
200
301
305
309
315
317
321
325
329
333
337
316
312
308
304
300
9501 9503
9505
9507
9509
351
353
216
212
208
204
200
141
132
151
151
9504
150
9460
0 239
321
333
337
0 344
340
336
332
328
324
230
226
222
218
214
208
204
200
301
305
309
313
305
309
315
317
321
325
329
333
337
341
345
9741
324
320
316
312
308
304
300
201
205
209
215
219
9720
125
145
149
312
243
133
336
250
341
355
357
359
0 247
251
255
259
264 267
258
254
250
246
242
238
152
345
9561 9553 9545 355
344
340
336
332
328
324
141
145
149
9617
148
144
140
136
132
9620
128
201
205
209
215
219
223
227
231
235
239
243
247
251
152
201
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213
255
259
264 265
258
254
250
246
242
238
234
230
332
328
324
320
316
312
308
304
300 301
305
309
246
242
238
234
230
226
222
218
214
208
204
200
317
315
0 0
133
137
140 141
136
0 317
321
325
329
333
337
341
345
9595 9587 9579 351
209
9749
223
9679
317
234
0 226
344
340
336
332
216
212
204
200
0 140
138
132
128
124
9830
137
344
340
320
318
312
308
304
9762
330
324
350
227
231
235
239
243
247
251
255
259
265 264
260
332
256
222
218
214
208
204
200
301
305
309
313
252
248
244
240
236
232
228
224
220
216
212
208
148
133
137
141
136
132
144
0 9700 9700
321
325
329
333
337
341
345
350 9683 9675 9667
344
0 340
0 137
201
205
209
215
219
223
227
231
235
239
243
247
336
332
328
324
320
316
312
308
304
300 301
305
230
226
222
218
214
208
204
200
9634
133
141
145
238
309
315
317
321
325
329
333
337
341
345
9633
9937
9941
9945
9961
9973
9955
9940
9921
9956
9952
9948
9944
9940
9936
9932
9928
9924
9920
9929
285
268
228
224
204
251
9641
149
153
9657 9649
344
340
336
332
328
324
320
316
208
120
201
205
217
221
225
229
233
237
241
153
245
255
259
262 265
258
254
250
246
242
133
9740
129
133
154 153
150
249
253
257
261
9749 265
260
256
252
248
244
240
336
349
301
305
309
315
317
321
200
145
9725
148
9730
0 120
136
9876
9900
9844
9849
9855
9859
9869
9889
9929
9933
144
236
325
9884
153
9882
9970
9966
9962
9958
9936
9932
9930
9924
9920
329
333
337
341
345
9725 9709 355
344
340
336
9937
9941
9945
9949
9953
237
239
241
243
245
247
0 249
232
228
224
220
216
212
208
204
200
213
253
257
261
265
269
273
256
252
248
244
240
245
277
9901
9916
132
9744
9754
9907
9919
9935
0 9949
9953
9975
9915
0 0
9912
9904
9900
201
203
9905
9909
9915
9917 9921
9925
9929
9990 9933
9800
121
125
149
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0 9960
9952
9950
9930
9901
9909
9939
9945
9949
9953
9957
9961
233
236 237
232
9913
9917
9925
9988
241
0 0
9374
111
462
250
9900

S CLARK DR

N ROBERTSON BLVD

GALAXY WY

N ORLANDO AV
WIL
L
E
Y
L
N

AVENUE OF THE STARS

WILSHIRE BLVD
BE

VERWIL DR

N DOHENY DR

N LA CIENEGA BLVD

GREGORY WY

WESTMOUNT DR

BEVERLY BLVD

N ROBERTSON BLVD

DAYTON WY

S PECK DR
W 6TH ST N KINGS RD

S BEDFORD DR

N LA PEER DR

SMITHWOOD DR

S CAMDEN DR

CARMELITA AV

S LA CIENEGA BLVD

HILLGREEN
DR

N REXFORD DR

ROSEWOOD AV BEVERLY CONNECTION WY

RAMAGE ST

WHITWORTH DR

S REEVES DR

WHITTIER DR

W OLYMPIC BLVD

S BEVERLY DR

HAYES DR

S ORLANDO AV

S SWALL DR

CARMELITA
PL

BURTON WY
W 3RD ST

S CORNING ST

S WILLAMAN DR

ALDEN DR

MARYLAND DR

WALDEN DR

DANIELS DR

S ROBERTSON BLVD

EDRIS DR BEVERLY
GREEN
DR

S SHIRLEY PL

S DOHENY DR

S LA PEER DR

N OAKHURST DR

N PALM DR

N ALPINE
DR

N MAPLE DR

RANGELY AV

MELROSE AV

FOOTHILL RD

S LA PEER DR

S CREST DR

S WETHERLY DR

S DOHENY DR

GARDENLN

S OAKHURST DR

WESTMOUN T CIR

LOMITAS AV

CARDIFF AV

S ELM DR

REXFORD DR

N SHERBOURNE DR

GLENVILLE DR

AW/ALMONT DR

ASHCROFT AV

BEVERLY PL

S RODEO DR

HARTFORD WY

N ALMONT DR

CENTURY PARK
PK E

HILLGREEN
PL

CLIFTON WY

NEMO ST

LE DOUX RD

LA CIENEGA BLVD

HOLT AV

ROSEWOOD AV

S ARNAZ DR

S HAMEL RD

CHARLEVILLE BLVD

DORRINGTON AV

GREGORY WY

SCHUMACHER DR

TRENTON
DR

N SAN VICENTE BLVD

N SWALL DR

WEST KNOLL DR

S ROXBURY DR

N LA PEER DR

N WETHERLY DR

COLGATE AV

N DOHENY DR

NEWMAN ST

S MCCARTY DR

WHITWORTH
DR

S WETHERLY DR

MORENO DR

S ALMONT DR

N CLARK DR

S SWALL DR

S CLARK DR
G
E
O
R
G
E BU
R
N
S
R
D

N ROXBURY DR

N BEDFORD DR

N CAMDEN DR

N RODEO DR

S EL CAMINO DR

S SHERBOURNE DR

N CRESCENT DR

ROXBURY DR

OAKWOOD AV

ELEVADO AV

CHALMERS DR

CENTURY PARK E

HEATH AV
W 4TH ST
W 1ST ST

VIRGINIA PL

N ALFRED ST

N CROFT AV

CARMELITA
AV

DREXEL AV

S CRESCENT DR

S PALM DR

S REXFORD DR

N BEVERLY DR

S MAPLE DR

S CANON DR

S ALMONT DR

S SPALDING DR

S LINDEN DR

BRIGHTON WY

SUNSET BLVD

CLINTON AV

S SANTA MONICA BLVD N REXFORD DR
OX
FORD
WY

GRACIE ALLEN DR

CIVIC CENTER DR

S ROBERTSON BLVD
S
A
L
F
RED
ST

LASKY DR

VICENTE
SAN
BLVD

S LASKY DR

N HAMILTON DR

SANTA MONICA BLVD

N CANON DR

S STANLEY DR
W 5TH ST

BENEDICT CANYON DR

CENTURY
HILL

AE/DOHENY
DR
N
ALTA
DR

N HILLCREST RD
N
SIER
RA
D
R
N
ARDEN
DR
N
ELM
DR

N FOOTHILL
RD

ORANGE ST

OAKHURST
DR

S CASTELLO AV

CONSTELLATION BLVD

CLINTON ST

DURANT DR

S CARSON RD
SANTA
YN
EZ
WY

MOORE DR

AS/MELROSE AV

RANGELY ST

LITTLE SANTA MONICA BLVD

S SAN VICENTE BLVD

S LA JOLLA AV

S ORLANDO AV

ALVIRA ST

PARK WY

SANTA MONICA BLVD
R
VIA

ODEO DR

YOUNG DR

HUNTLEY DR

WESTBOURNE DR

AN/MELROSE AV

N FOOTHILL RD

N ELM DR

AW/LA CIENEGA BL

HARLAND AV

S CROFT AV

AE/LA CIENEGA BL
N
SAN

VICENTE
BLVD

BLACKBURN AV

EL TOVAR PL

N ALPINE DR

S HAMEL DR
G
LEN
WY

S LE DOUX RD

S WOOSTER ST

S KINGS RD

S SHENANDOAH ST

S BEDFORD ST

S HOLT AV

S SHERBOURNE DR

S LA CIENEGA BLVD

OLYMPIC PL
C
OMMER
CIAL
CEN
T
E
R
S
T

AW/ROBERTSON BL

LINDENHURST AV

SANTA MONICA BLVD

BONNER DR

ROBBINS DR

N LINDEN DR

N GALE DR

N ARNAZ DR

TOWER DR

S HAMILTON DR

S GALE DR

N HAMEL DR

N WILLAMAN DR

NORWICH DR

N CARSON RD

N STANLEY DR

N LE DOUX RD

SB 79 Radius Map, Exhibit B: Zoning
Map, Exhibit C: Transit-Oriented
Development Alternative Plan Scenario
2 Map)
-1-
B0785-0001\3128207v2.doc
SCENARIO TWO (“TENTPOLE”)
ORDINANCE NO. 25-O-____

AN ORDINANCE OF THE CITY OF BEVERLY HILLS

TRANSIT-ORIENTED DEVELOPMENT ALTERNATIVE

PLAN MAP, AND MAKING A DETERMINATION OF

EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT (CEQA)

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

Section 3. At its January 21, 2025 meeting, the City Council conducted a duly noticed public hearing, at which time it received oral and documentary evidence relative to the proposed -2-
B0785-0001\3128207v2.doc
amendments. The City Council considered the draft ordinance consisting of amendments to the BHMC to create a transit-oriented development alternative plan (“alternative plan”) pursuant to government code section 65912.161. After deliberating, the City Council reached a consesnsus to adopt the alternative plan Scenario 2 (Tentpole Scenario), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the MUOZ located within the one-quarter mile radius from the Metro Stations. Exhibit A is the SB 79 Radius Map, which reflects the one-quarter mile radius in which the provisions of SB 79 would apply, and the sites on which zoning capacity could be redistributed within the one-half mile radius area. Exhibit B is the Zoning Map, which reflects amendments that refer to the adopted alternative plan map for affected areas of the city, as shown in Exhibit C. is the map showing Scenario 2 (Tentpole Scenario), which redistributes zoning capacity from single-family residential sites located within the one-quarter mile radius from the Metro stations in the City of Beverly Hills to sites within the MUOZ located within the one-quarter mile radius from the Metro Stations. This ordinance adopts the zoning amendments and maps in Exhibits A, B, and C (collectively, the “Amendments”), which amend the zoning map by adopting the Transit-Oriented Development Alternative Plan map to create and implement the transitoriented development alternative plan.

This is consistent with the City’s desire to increase affordable and workforce housing opportunities, especially in the MUOZ, and reduce greenhouse gas (GHG) emissions by locating more housing near job centers and transit. The Amendments will further protect the identity of residential neighborhoods by relocating zoning capacity from existing established single-family residential areas to the MUOZ corridors in the transit-oriented development zone, which will mitigate potential adverse impacts and preserve housing opportunities for a range of household types by further promoting and incentivizing the development of mixed use residential projects.

Beverly Hills City CouncilJanuary 21, 2026

Beverly Hills City Council
January 21, 2026