Article 2.5 — PUBLIC NOTICE REQUIREMENTS
Beverly Hills Zoning Code · 2026-06 edition · ingested 2026-07-06 · Beverly Hills
10-3-250: PURPOSE: ¶
This article is intended to provide standards for notification of the public regarding pending actions pursuant to chapters 2, 3, 4, and 8 of this title on planning applications, land use proposals, and legislative changes such as general plan amendments, specific plans and amendments thereto, zone text amendments, and zoning map amendments, whether initiated by an applicant or the City. Public hearings shall be preceded by public notice in accordance with this section and, if applicable, State law. (Ord. 14-O-2661, eff. 6-20-2014)
10-3-251: TYPES OF NOTIFICATION: ¶
The following types of notification may be required as specified in chapters 2, 3, 4, and 8 of this title:
A. Notice Of Pending Action: Notice informing recipients that the Director of Community Development intends to take certain action on an application in advance of a final action.
B. Notice Of Pending Planning Commission Application: Notice informing recipients that a project application requiring Planning Commission review has been filed for a project located in a single-family zone, multi-family residential zone, or located in the commercial-residential transition zone (commercial or RMCP zone that is located within one hundred seventy feet (170') of either a residential zone of the RMCP zone).
C. Adjacent Neighbor Mailed Notice: Notice informing neighbors located adjacent to a project site in a singlefamily zone that an application has been filed for a project requiring Planning Commission review.
D. Notice Of Public Hearing: Notice informing recipients that a public hearing will be held before a decision
making or reviewing authority.
E. Notice Of Action: Notice informing recipients that a decision making or reviewing authority has taken action on an application, which begins an applicable appeal period. (Ord. 14-O-2661, eff. 6-20-2014; amd. Ord. 19-O-2797, 1217-2019; Ord. 20-O-2823, eff. 11-10-2020; Ord. 21-O-2849, eff. 11-26-2021)
10-3-252: NOTIFICATION METHODS: ¶
A. On Site Posted Notice: Any site area requiring a posted sign(s) on site shall be posted pursuant to the public notice guidelines and the following:
- Postings Required:
a. Director Level Posted Notice: A notice of pending action shall be posted for all Director level applications that require a posted notice.
b. Commission Level Posted Notice:
(1) A notice of pending planning commission application to inform the public that a project application requiring Planning Commission review has been filed.
(2) A notice of public hearing with the hearing date correctly stated shall be posted for all Commission level applications that require a posted notice.
Notification Period: The notice of pending Planning Commission Application shall be displayed within fortyfive (45) days of the receipt of the application by the City and the payment of fees for an entitlement that requires review and approval by the Planning Commission, or within forty-five (45) days of the date of determination by the director that the application shall be referred to the Planning Commission. The notice of pending action and notice of public hearing shall be displayed at least twenty (20) days in advance of a decision or public hearing and remain through the appeal period.
Posting Location: The sign(s) shall be placed on the site in a location determined by the Director as specified in the public notice guidelines. For corner lots, a sign must be posted on each street frontage.
Affidavit And Proof Of Posting: The applicant shall submit an affidavit within five (5) days of posting the sign(s) verifying that the sign(s) is posted in compliance with this section and the public notice guidelines. The applicant shall also submit photographs showing the posted sign(s) to the Community Development Department as outlined in the public notice guidelines.
B. Mailed Notice: The Director shall provide mailed notice as follows, subject to the public notice guidelines:
- Mailed Notices Required:
a. Director Level Mailed Notices: Director level decisions require the following mailed notices:
- (1) Notice Of Pending Action: Mailed in accordance with the requirements in this section and the City's public notice guidelines.
(2) Notice Of Action: Mailed in accordance with the requirements in this section and the City's public notice guidelines.
b. Commission Level Mailed Notice: Commission level decisions require the following mailed notices:
(1) Notice of Pending Planning Commission Application: This notice is required only for a project located in
a single-family residential zone, multi-family residential zone, or located in a commercial-residential transition zone (commercial or RMCP zone that is located within one hundred seventy feet (170') of either a residential zone or the RMCP zone). Mailed in accordance with the requirements in this section and the City's public notice guidelines.
(2) Adjacent Neighbor Mailed Notice: This notice is required only for a project located in a single-family residential zone that requires review by the Planning Commission. Mailed in accordance with the requirements in this section and the City's public notice guidelines.
(3) Notice Of Public Hearing: Mailed in accordance with the requirements in this section and the City's public notice guidelines. In addition, any notice of City Council hearing shall be mailed in accordance with the requirements for commission mailing in this section and published in accordance with the newspaper mailing guidelines of this chapter.
- Notification Period:
a. Notices of pending planning commission application and adjacent neighbor mailed notices subject to this section shall be mailed within forty-five (45) days of the receipt of the application by the City and the payment of fees for an entitlement that requires review and approval by the Planning Commission, or the date of determination by the director that the application shall be referred to the Planning Commission for review.
b. Notices of pending action, and notices of public hearing subject to this section shall be mailed at least twenty
(20) days prior to such action or hearing by the reviewing authority.
c. Notices of action subject to this section shall be mailed within five (5) days after issuance of a decision by the reviewing authority. The mailing of a notice of action denotes the beginning of the appeal period.
- Notification Radius: Mailed notice shall be sent to properties in accordance with section 10-3-253 of this article. In the event that a portion of the radius captures properties both in the Hillside or Trousdale Areas and the Central Area of the City, noticing of the block face shall not be required for those properties located in the Hillside or Trousdale Areas, but noticing of the block face shall be required for properties located in the Central Area. In addition to the notification radius specified in section 10-3-253, properties located in the Hillside Area shall send a mailed notice to all properties located in Hillside Zone 1 if the project site is located within Hillside Zone 1 or Hillside Zone 2, if the project site is located within Hillside Zone 2. The Hillside Zones are defined as:
a. Hillside Zone 1: All properties in the Hillside Area of the City, located west of North Beverly Drive, from its intersection with Sunset Boulevard at the south and the City's jurisdictional border at the north.
b. Hillside Zone 2: All properties in the Hillside Area of the City, located east of North Beverly Drive, from its intersection with Sunset Boulevard at the south and the City's jurisdictional border at the north.
- Recipients: All mailed notices shall be delivered to the following:
a. All property owners of record and residential occupants of property within the notification area given in subsection 10-3-253A of this article, measured from the exterior boundaries of the property involved in the application.
b. Any person or group who has filed a written request for notice regarding the specific application.
c. If the project involves a subdivision map, mailed notice shall be given to any owner of mineral right pertaining to the subject real property who has recorded a notice of intent to preserve the mineral right pursuant to section 883.230 of the Civil Code, as required by Government Code section 65091(a)(2).
d. If considering an adoption or amendment of policies that affect drive-through facilities, notice shall be given to the blind, aged, and disabled communities as required by Government Code section 65090(d).
- Notification List: The applicant shall provide the notification lists described in this section within the notification area given in subsection 10-3-253A of this article and shall sign an affidavit verifying that the lists have been prepared in accordance with the procedures outlined in this section and the City's public noticing guidelines. Applicants for subdivisions shall also provide a list of all owners of mineral rights who have recorded a notice of intent to preserve the mineral right pursuant to section 883.230 of the Civil Code.
a. Property Owner Notification List: The last known name and address of each property owner as contained in the records of the Los Angeles County Assessor shall be used.
b. Occupant/Tenant Notification List: The addresses of each residential occupants/tenants shall be used. The notice may be addressed to "occupant" or "tenant".
- Method Of Mailing:
a. Notices of pending action, notices of pending planning commission application, and notices of public hearing shall be delivered by the United States Postal Service via first class mail, postage paid.
b. Adjacent neighbor mailed notices shall be sent via courier service with the ability to track delivery of the notice.
- Contents Of Notice:
a. Notices of pending action, notices of action, and notices of public hearing shall include, at a minimum, the project address, entitlement(s) being requested or granted, and contact information for the project planner.
b. Notices of pending Planning Commission application and adjacent neighbor mailed notices shall include, at a minimum, the project address, general scope of the proposed project at the time of application submittal, entitlement(s) being requested, and contact information for the project planner.
c. The adjacent neighbor mailed notice shall include, at a minimum, the project address, general scope of the proposed project at the time of application submittal, entitlement(s) being requested, and contact information for the project planner.
C. Newspaper Notice: Where a newspaper notice is required by this section, before the date of a public hearing the Director shall cause to be published a notice in at least one newspaper of general circulation in the City at least twenty (20) days prior to the public hearing.
D. Electronic Notice: Notice may also be provided by electronic means such as e-mailed notice, posted notice on the City's website, or other means determined by the Director. (Ord. 14-O-2661, eff. 6-20-2014; amd. Ord. 18-O-2752, eff. 5-11-2018; Ord. 19-O-2797, 12-17-2019; Ord. 20-O-2823, eff. 11-10-2020; Ord. 21-O-2849, eff. 11-26-2021)
10-3-253: NOTIFICATION REQUIREMENTS: ¶
The following methods of notice are required for each planning application:
A. Standard Requirements:
| A. Standard Requirements: | ||||
|---|---|---|---|---|
| Public Notice Requirements For Development Applications |
On-Site Posted Notice |
Newspaper Notice |
Mailed Notice |
Mailed Notice of Application within 45 Days of Filing1 |
| Public Notice Requirements For Development Applications |
On-Site Posted Notice |
Newspaper Notice |
Mailed Notice | Mailed Notice of Application within 45 Days of Filing1 |
| Architectural review: | ||||
| Director: Director level projects can be processed administratively and include: minor landscape approvals, some commercial signs, and minor exterior changes to multi-family and commercial buildings (paint color changes, replacing like for like elements). These permits are generally processed at the planning counter. |
None | None | None | |
| Commission: Commission level projects must be reviewed by the City's Architectural Commission (AC) and include: sign accommodations, most commercial signs, facade remodels for commercial and multifamily buildings, new construction of commercial and multifamily buildings, and landscaping for commercial and multifamily projects. |
Only projects in multi- family residential zones |
None | None | |
| Cultural heritage: | ||||
| Director: Director level projects can be processed administratively and include Certificate of Review for District Non-Contributor and Director's determination of ineligibility. |
Certificate of appropriateness for designated landmarks and contributing properties: See section 10-3-3219 of this chapter |
|||
| Commission: Commission level applications include projects that are reviewed by the City's Cultural Heritage Commission (CHC). The CHC recommends to the City Council on landmark |
Certificate of ineligibility: See section 10-3-3221 of this chapter |
|||
| or historic district designation1nominations and Mills Act contracts. The CHC acts on Certificates of Appropriateness for Designated Landmarks and Contributing Properties, certificates of ineligibility, and certificates of economic hardship. |
Landmark or historic district designation: See section 10-3-3215 of this chapter Certificate of economic hardship: See section 10-3-3220 of this chapter |
Landmark or historic district designation: See section 10-3-3215 of this chapter Certificate of economic hardship: See section 10-3-3220 of this chapter |
Landmark or historic district designation: See section 10-3-3215 of this chapter Certificate of economic hardship: See section 10-3-3220 of this chapter |
|
| --- | --- | --- | --- | --- |
| Design review: | ||||
| Director: Director level projects can be processed administratively and include single family home remodels and new homes in the Central Area of the City that are determined to be "track 1". |
None | None | Owner/applica nt |
|
| Commission: Commission level applications include projects that are reviewed by the City's Design Review Commission (DRC) including single family home facade remodels and new homes in the Central Area of the City that are determined to be "track 2". |
Yes | None | Central area: 100 foot radius + block-face |
|
| Planning review: | ||||
| Director: Director level includes applications that can be reviewed and approved by staff. |
Yes | No | Hillside and Trousdale: 300 foot radius Central Area: 100 foot radius + block-face |
|
| Commission/Council Level | On-site posted notice of pending planning commission application required for projects located in multi-family and commercial - residential transition zones |
Required for: Amendments (General Plan, Streets Master Plan, Specific Plan, zone text, Zoning Code) Conditional use permit |
Notice of Public Hearing: Central Area: 500 foot radius + block-face |
Notice of Pending Planning Commission Application: Central Area: 500 foot radius + block face |
| Commission/Council Level (cont.) | On-site posted notice of public hearing required for all commission level projects |
Maps (tentative, and parcel) Specific Plan Variance |
Hillside Area: 1,000 foot radius, plus notice to either all properties in Hillside Zone 1 or Hillside Zone 2 Trousdale Estates Area: |
Hillside Area: 1,000 foot radius, plus notice to either all properties in Hillside Zone 1 or Hillside Zone 2 Trousdale Estates Area: |
| 1,000 foot | 1,000 foot | |||
| --- | --- | |||
| radius | radius | |||
| Adjacent | ||||
| Neighbor | ||||
| Mailed | ||||
| Notice | ||||
| (Single- | ||||
| Family | ||||
| Zones): 100- | ||||
| foot radius | ||||
Notes:
- The date of filing shall be either: the date of receipt of the application by the City and the payment of fees for an entitlement that requires review and approval by the Planning Commission, or the date of determination that the application shall be referred by the Planning Commission.
B. Special Notice Requirements: The following types of planning applications have special public notice requirements, and do not require any public notice except as specified in this section. Notwithstanding, public notices in this section shall comply with the standards for notices set forth in subsections 10-3-252B4 and 10-3-252B5 of this chapter.
| in this section shall comply chapter. |
with the standards for notices set forth in subsections 10-3-252B4 and 10-3-252B5 of this |
|---|---|
| Development Application | Special Public Notice Requirements |
| Development Application | Special Public Notice Requirements |
| The following applications have unique noticing requirements: | |
| Common interest development |
With regard to all forms of common interest development conversions, the property owner shall be responsible to give each tenant and each prospective tenant all applicable notices as required by this Code and State law. 1. Notice Of Intent: A notice of intent to convert shall be delivered by the subdivider to each tenant at least 60 days prior to submitting an application for the tentative map in accordance with California Government Code section 66427.1(a) or any successor statute. The written notices to tenants required by this section shall be deemed satisfied if such notices comply with the legal requirements for service by mail. For the purposes of this article, the "legal requirements for service by mail" shall mean the requirements set forth in California Code of Civil Procedure sections 1012 and 1013a, or any successor statutes. The form of the notice shall be in the form outlined in Government Code section 66452.9 and shall inform the tenants of all rights provided under this Code and State law. 2. Notice Of Public Report: In accordance with the provisions of California Government Code section 66427.1(a) or any successor statute, the subdivider shall provide each tenant 10 days' advance written notice that an application for a public report will be or has been submitted to the State Department of Real Estate, and that said report will be available for review in the Department of Community Development once the report is released by the Department of Real Estate. The written notices to tenants required by this section shall be deemed satisfied if such notices comply with the legal requirements for service by mail. 3. Notice Of Final Map Approval: In accordance with the provisions of California Government Code section 66427.1(b) or any successor statute, the subdivider shall provide each tenant written notification within 10 days of approval of a final map for the proposed conversion. The written notices to tenants required by this section shall be deemed satisfied if such notices comply with the legal requirements for service by mail. 4. Additional Notice To Terminate Tenancy: In accordance with the provisions of California Government Code section 66427.1(c) or any successor statute, the subdivider shall provide to each |
| tenant written notice of the intent to convert at least 180 days prior to the termination of tenancy due to the proposed conversion. The written notices to tenants required by this section shall be deemed satisfied if such notices comply with the legal requirements for service by mail. 5. Notice Of Public Hearing On Tentative Map: In addition to any other notice required by law, at least 20 days prior to the public hearing before the Planning Commission on the tentative map, the subdivider shall provide each tenant written notice of the public hearing. Said notice shall be in the form prescribed by the Director of Community Development or his or her designee and shall contain, as a minimum, the following information: a. An estimate as to the length of time before the conversion, if approved, would result in the tenant's eviction; b. An explanation of the tenant's rights and benefits if the conversion is approved; and c. The grounds upon which the Planning Commission can deny the request for conversion. 6. Affidavit Required: In connection with an application for a tentative map to convert an existing multi-family residential apartment building or a common interest development previously created prior to January 1, 2006, to a common interest development, the subdivider shall submit an affidavit in a form prescribed by the Director of Community Development attesting to compliance with the noticing requirements prescribed by subsection A of this section. Said affidavit shall be signed by the subdivider under penalty of perjury and shall include copies of the proof of service on each tenant in the building to be converted. |
|
| --- | --- |
| Extension to Time for Exercise of Rights |
A request to extend the time for exercise of rights pursuant to section 10-3-207 of this chapter shall be noticed in accordance with the notification requirements in effect at the time of filing the application for the appropriate level of review. |
| Fractional ownership hearing |
At least twenty (20) days prior to a Fractional Ownership hearing, the City shall mail notice to the owners of each property within a 300-foot radius of the property that is the subject of the hearing. The applicant shall provide to the City: 1) a notification list pursuant to section 10-3-252 B.5. for the owners of each property within a 300-foot radius, measured from the exterior boundaries of the property that is the subject of the hearing, 2) a signed mailing list affidavit form, and 3) pre-paid mailing labels and envelopes for a courier mailing service with tracking ability for each recipient on the notification list. |
| Reasonable accommodation | At least 20 calendar days before issuing a written determination on the application, the Director shall mail notice to the applicant and adjacent property owners that the City will be considering the application, advising of the standards for issuing an accommodation, and inviting written comments on the requested accommodation. Written notice of a hearing to consider the application shall be mailed 20 calendar days prior to the meeting to the applicant and adjacent property owners. |
| in this section shall comply chapter. |
with the standards for notices set forth in subsections 10-3-252B4 and 10-3-252B5 of this |
|---|---|
| Renewal of Active Entitlement |
If renewal of an active entitlement is required per the conditions of approval for such entitlement, a request for renewal shall be noticed in accordance with the notification requirements in effect at the time of filing the application for the appropriate level of review, unless specific notification requirements are outlined as a condition of approval for such entitlement. |
| Resolution of public convenience or necessity |
Notice of a public hearing shall be mailed to property owners and occupants within 300 feet of the premises for which a determination is requested. At least 20 days prior to the public hearing a written notice shall be published in the newspaper, and an on site posted notice shall be posted at the premises in accordance with subsection 10-3-252A of this chapter and the public notice guidelines. |
| Tree removal permit | Notice of any hearing on such a permit before the Planning Commission shall be mailed to any adjacent property owners whose property rights may be substantially affected by the approval of the requested permit. |
| View restoration | 1. Notice to Foliage Owner(s): Notice that a formal request for a View Restoration Permit hearing has been filed with the City, attaching a copy of the application, a copy of the View Restoration Guidelines, and an authorization form that would allow staff and the Planning Commission to visit the |
- Foliage Owner's property shall be mailed in a timely manner after the application for a View Restoration Permit has been deemed complete. 2. Public Hearing Notice: Notice of any hearing held pursuant to this section shall be mailed at least 30 days prior to such hearing by United States mail, postage paid, to the applicant and to all owners who are identified as foliage owners in the view restoration permit application, as shown on the latest equalized assessment roll, as well as residential occupants of the foliage owners' properties.
- Notice Of Decision: Within 5 days after the issuance of a decision by the reviewing authority, the Director of Community Development shall cause a copy of the decision to be mailed through the United States mail, postage prepaid, to each of the following persons:
a. The view owner, using the mailing address set forth in the application; b. Each foliage owner that is named on the application, as listed on a current Tax Assessor's roll and to the occupant of the foliage owner's property if the foliage owner's address is different from the property on which the foliage is located. The failure of the person addressed to receive a copy of the decision shall not affect the validity or effectiveness of any decision.
(Ord. 18-O-2755, eff. 7-20-2018; amd. Ord. 19-O-2797, 12-17-2019; Ord. 20-O-2823, eff. 11-10-2020; Ord. 21-O2843, eff. 10-15-2021; Ord. 21-O-2849, eff. 11-26-2021; Ord. 23-O-2877, eff. 7-7-2023; Ord. 24-O-2894, eff. 6-72024)
10-3-254: NOTIFICATION REQUIRED BY STATE LAW: ¶
In addition to the requirements set forth in this article, all planning applications must be noticed in accordance with State law. (Ord. 14-O-2661, eff. 6-20-2014)
10-3-255: CONTENTS OF NOTICES: ¶
All required public notices, including posted signs and mailed notices, shall include the information specified in the public notice guidelines. (Ord. 14-O-2661, eff. 6-20-2014)
10-3-256: MULTIPLE APPLICATIONS: ¶
When multiple applications are under review for the same site area or project, the City may issue a single notice for all related applications. Notification requirements for multiple applications for the same site area or project shall be the notification requirements for the application with the greatest noticing requirement. (Ord. 14-O-2661, eff. 6-20-2014)
10-3-257: APPEALS: ¶
Unless otherwise provided, public hearings for appeals shall be noticed using the same procedures applicable to the original application. (Ord. 14-O-2661, eff. 6-20-2014)
10-3-258: REVOCATION AND MODIFICATION OF PERMITS: ¶
Public notice for hearings for the revocation or modification of permits shall be completed in accordance with the standards set forth in section 10-3-253 of this article for the permit in question. (Ord. 14-O-2661, eff. 6-20-2014)
10-3-259: EXTENSION OF TIME: ¶
Public hearings held for extensions of the time limits for actions granting any discretionary approval authorized in chapters 2, 3, 4 and 8 of this title shall be noticed using the same procedures applicable to the approval of the original application. (Ord. 14-O-2661, eff. 6-20-2014)
10-3-260: FAILURE OF PERSON OR ENTITY TO RECEIVE NOTICE; SUBSTANTIAL COMPLIANCE: ¶
A. The failure of any person or entity to receive notice given pursuant to the City's noticing requirements shall not constitute grounds for any court to invalidate the actions for which the notice was given.
B. The noticing provisions of this chapter shall not be construed in any manner that results in the invalidation of an action because of the alleged inadequacy of the notice content if there has been substantial compliance with the notice content requirements. (Ord. 14-O-2661, eff. 6-20-2014)