The Beverly Hills City Council is moving forward to develop an alternative plan for the impacts on zoning and development of Senate Bill 79.
SB 79 requires cities to allow increased density and height on residential and commercial parcels in proximity to Metro stations. There are three locations in Beverly Hills where the law will apply—within a quarter-mile radius of the Metro stations at La Cienega and Wilshire boulevards, Reeves Drive and Wilshire Boulevard, and the Constellation Boulevard and Avenue of the Stars station in Century City.
Director of community development Michael Forbes requested direction on an alternative plan for Beverly Hills at the City Council Study Session on Nov. 12. The alternative development plan must be approved by the City Council and then by the state; otherwise SB 79 will go into effect as drafted on July 1, 2026.
“This is another case of Sacramento taking away local control,” Forbes said. “But in this rare instance, the legislation actually includes an opportunity for the city to exert a slight bit of local control.”
SB 79 allows cities to reallocate zoning up to one-half of a mile from Metro stations. In applicable zoning areas, the law requires a minimum of 30 dwelling units per acre and a maximum of at least 120 dwelling units per acre. The city will have to allow a minimum height of 75 feet for developments. Projects immediately adjacent to transit stops are eligible for an additional 20 feet in height and 40 dwelling units per acre. Projects greater than 10 units will have low-income affordability requirements, including 7% of units for extremely low income, 10% for very low income and 13% for low income.
Forbes recommended reallocating up to 50% of zoning capacity from single-family residential parcels in the quarter-mile radius to mixed use parcels in a half mile radius to meet the law’s requirements. The proposal will require a General Plan Amendment and a Zone Text Amendment, he added.
“We would do our best to distribute that zoning capacity evenly across the sites as much as possible while complying with SB 79,” Forbes said.
Ken Goldman, president of the Southwest Beverly Hills Homeowners Association, urged the City Council to consider different limitations for new developments in areas affected by SB 79 to better accommodate surrounding residential neighborhoods. Goldman proposed enforcing parking restrictions, rooftop noise and time limits, and expanding side yard setbacks to increase the space between new developments and existing residences.
Councilmember John Mirisch proposed restricting parking in the areas covered by SB 79, stating that he believes most residents near transit centers will commute via public transportation rather than cars. Mirisch also decried the new law.
Vice Mayor Craig Corman suggested focusing on higher-density zones along the city’s busiest streets.
“I would suggest we look at that possibility to try to focus the density on high-volume boulevards like Wilshire,” he said. “Rather than letting people build even higher on Wilshire up to 200%, just move the density down Wilshire so that it’s all more uniform at the lower height.”
Councilmember Mary Wells also supported the alternative plan.
“It’s important for us to take advantage of any and all local control that we have,” Councilmember Mary Wells said. “I support doing this and I support doing it in a very expedited way so that we don’t lose this opportunity—that would be the worst case scenario.”
The Planning Commission will consider the alternative plan in December before a City Council vote on Jan. 20, 2026.
