Residents and developers react to potential mixed-use ordinance

Beverly Hills councilmembers addressed a highly-anticipated and controversial question for local residents and developers Tuesday – will Beverly Hills allow mixed-use development?

After almost three hours of discussion, the answer is still unknown. Councilmembers decided to continue the item to its October 27 meeting and dedicated the October 13 meeting to comments from the Planning Commission and public.

“Mixed-use” refers to buildings that have two or more uses, such condominiums with office units or hotels with restaurants. While Beverly Hills does have mixed-use buildings sprinkled here and there, developers are only approved for projects on a case-by-case basis.

The Planning Commission addressed mixed-use development in its June 19 meeting. After over six hours of debate, it recommended a draft ordinance that would create a mixed-use overlay zone in certain areas of the city for the council to review.

Planning Commission Chair Peter Ostroff expressed his support for the ordinance largely for its potential to increase housing in Beverly Hills.

“There is very little willingness to develop housing – affordable or market-rate in Beverly Hills,” Ostroff said in June. “Over the last ten years we’ve only had 56 new units … and at the same time we’re required to meet state mandates for both affordable ... and market-rate housing to respond to changes in transportation [and meet] the evolving housing needs of the community.”

Ostroff was referring to the Regional Housing Needs Assessment, which is a process in which the housing elements of a city’s General Plan are updated periodically. According to the city’s RHNA allocation, Beverly Hills will have to add 3,096 new units between 2021 and 2029 to address its residents’ housing needs.

Ostroff attended Tuesday night’s council meeting along with Planning Commission Vice Chair Lori Greene Gordon and Commissioners Myra Demeter and Andy Licht. Former Commissioners Alan Block and Joe Shooshani also spoke, while Commissioner Thomas Hudnut sent in a letter.

Gordon said it’s up to councilmembers to show leadership and take the first step in addressing the government’s mandate for increased housing.

“My goal in voting for this ordinance was always to protect our single-family zones because our RHNA numbers are significant,” Gordon said. “I think the most important thing we have to consider is protecting our single-family zones and not overburdening our multi-family zones.”

Licht said there’s many areas where the city can add energy and a bit of nightlife, which the ordinance could help enhance.

“I think it’ll attract younger residents, which is great for the city in so many ways,” Licht said.

Many residents, however, did not agree that allowing more mixed-use development is the best step forward. Approximately 60 public commenters called or sent letters to the council, the majority of which were residents. They shared concerns about parking, overcrowding and the like.

Judith Douglas said the ordinance would be a disaster if it was passed.

“At great risk is our residential parking zones. In addition, tall overly-dense buildings will bring much more traffic – blocking our views of the city, sky and sunlight,” Douglas said. “If approved, our residential property values will decrease especially close to the proposed mixed-use overlay zones.”

She said mixed-use projects should be approved on a case-by-case basis, depending on the factors which apply to a particular project site.

“Why is our city giving up our control of mixed-use projects and handing this control over to developers?” Douglas said. “Why can’t we instead require developers to apply to build mixed-use projects, only to be approved if they meet our city’s height, building and parking standards, as done in the past?”

Nancy Barth said even with no mixed-use ordinance, developers can create properties with mixed-use and more density – with Beverly Hills City Planners deciding on standards, such as location, building height and parking requirements for each property.

“Only Beverly Hills residents who are developers could think it’s a good idea to permanently and purposefully give up control of our city’s building and design standards to Sacramento, where the state density bonus program was conceived,” Barth said.

Developers had a more favorable perspective of the ordinance.

Nicholas Rumanes, head of development with Welltower, said mixed-use zoning is vital for vibrant and thriving communities. Welltower is a real estate investment trust.

“People around the world are expressing interest in new ways and places to live well, work, play shop and spend their time conveniently and safely,” Rumanes said. “Smart mixed-use design opens up many possibilities for Beverly Hills to meet these changing needs and to reinvigorate our commercial areas.”

If approved on October 27, a mixed-use overlay zone could be applied to the following areas of Beverly Hills, according to a city staff report:

• Wilshire Boulevard, between San Vicente Boulevard and Rexford Drive.
• Wilshire Boulevard, to the south of Wilshire Boulevard between Rexford Drive and South Santa Monica Boulevard.
• La Cienega Boulevard, between the northern and southern boundaries of Beverly Hills.
• Olympic Boulevard, between the eastern border of Beverly Hills.
• South Doheny Drive, between Wilshire and Charleville Boulevard.
• San Vicente Boulevard, between Wilshire and La Cienega Boulevard.
• South Santa Monica Boulevard, between Wilshire Boulevard and Moreno Drive.
• South Beverly Drive, between Wilshire and Charleville Boulevard.

The council’s agenda report notes that allowing a mixed-use overlay zone in these areas could lead to the proposal of mixed-use buildings near the future Wilshire/La Cienega and Wilshire/Rodeo metro stations.