Beverly Hills Municipal Code Art. 3 Subdivision Improvements

A. The width and alignment of all primary and secondary streets shall conform to the width and alignment of those streets already existing in the city adjacent to the subdivision, and to the requirements of the planning commission in conformity therewith or subsidiary thereto, and shall conform to any proceeding affecting the subdivision which may have been initiated by the planning commission, or approved by the planning commission upon initiation by other legally constituted bodies of the county or state, unless by action of the planning commission and such other bodies a different width and alignment shall be approved.

B. All streets, as far as practicable, shall be required to be in alignment with existing adjacent streets or their proper projection and in general conformity with the general street plan of the city; provided, however, in cases where the holdings are large enough, a modified curved street layout may be required or permitted in the event such a layout will not interfere with the general street plan and that all boundary connections are made satisfactorily.

C. A minimum width of sixty feet (60') between property lines shall be maintained on all streets, unless it can be definitely shown that topography or local conditions will not permit such a width or that a lesser width is more suitable.

D. The width of streets or roads on hillside or mountainous lands shall be determined by expected future traffic needs and topographical conditions, and the decision of the planning commission thereon, after an investigation and hearing, shall be conclusive. All mountainous highways which form a part of primary or secondary traffic routes shall have a minimum width of forty feet (40') between property lines but shall be made wider on curves where the topography will permit. Other mountainous roads of more than local importance shall have a minimum width of thirty feet (30') between property lines. Such widths shall be approved only when the planning commission, in the exercise of reasonable discretion, determines that the topography will not permit a greater width.

E. The rate of grades of all streets shall be kept as low as possible, bearing in mind the advantageous development of the subdivision and surrounding property. Streets of more than local importance shall not exceed a maximum grade of eight percent (8%), and no street shall be approved with a maximum grade in excess of twelve percent (12%), unless by special permission of the planning commission.

F. A minimum center line radius of fifty feet (50') shall be maintained on all winding mountainous streets, and a minimum of three hundred feet (300') shall be required on all through traffic streets. Existing streets of less than thirty feet (30') in width shall be widened to a thirty foot (30') width when the centerline radius is the minimum or near the minimum. Street intersections shall be as nearly at right angles as possible, and care shall be taken in laying out intersections that adequate, but not excessive, areas are offered for dedication. Grades of streets leading into through streets from above shall be reduced as much as practicable near the intersection.

G. At all block corners, rounding or cutting back at the property lines shall be required. The intersection corners on all primary and secondary streets shall be rounded by a curve having a radius of curvature at least twenty feet (20') on the property line. All other corners shall be rounded by curves having a radii of the curvature at least ten feet (10') on the property line. Where business development is anticipated, an optional method of a diagonal cutoff substantially equivalent may be used instead of rounding in order to simplify building construction.

H. Private streets, alleys, or ways shall not be approved, except when the planning commission, after an investigation and hearing, finds that public dedication is impractical. All alleys and private streets shall be paved and approved the same as public alleys or streets.

I. All street improvements in any subdivision shall be made in accordance with the standard specifications for such improvements on file in the office of the city engineer and in accordance with the requirements of the city engineer and planning commission. (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975)

A. Alleys twenty feet (20') in width shall be required at the rear of lots fronting on primary or secondary streets and at the rear of all lots shown as business property. Such alleys shall be laid out in a manner which will not cause greater interference with traffic on the principal streets adjacent to such blocks than is necessary. All other alleys shall have a minimum width of twenty feet (20') and shall be required at the rear of all lots, except where the topography makes them impracticable. When two (2) alleys intersect, the intersecting corners shall be cut back or rounded, if practicable in a manner satisfactory to the transportation/engineering official to facilitate the movement of trucks.

B. When alleys are not provided at the rear of lots, and it is or may become necessary to have easements to reach existing pipes, mains, and lines, or proposed pipes, mains, and lines, such easements shall be dedicated and shall be not less than ten feet (10') in width. All rights of way and easements shall avoid entering or crossing streets whenever possible. (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975)

A. Zones: For the purposes of this chapter, the city shall be divided into three (3) zones as follows:

1. Northerly Zone: The northerly zone shall consist of all property lying between Sunset Boulevard and the northerly boundary of the city.

2. Southerly Zone: The southerly zone shall consist of all property lying southerly of the northerly lines of Santa Monica Boulevard and Wilshire Boulevard, together with all lots fronting on Doheny Drive.

3. Central Zone: The central zone shall consist of all property in the city not included within the northerly and southerly zones.

B. Frontage: Where a lot adjoins a primary or secondary street, it shall front on such street; otherwise, a lot shall front upon the street which parallels the long dimensions of the block. A key lot shall not be permitted unless it is established that it cannot be avoided. A double frontage lot shall not be permitted, unless the planning commission, in the exercise of its discretion, approves the same after it has been established that a double frontage lot cannot be avoided if the dimensions set forth in this section are to be secured for a majority of other lots in the same subdivision. The side lot lines of each rectangular lot, and each other lot (so far as possible), shall be at approximate right angles to the street on which the lot fronts.

C. Large Lots: When parcels of land are subdivided into larger lots than building lots, such parcels shall be divided so as to allow for the opening and ultimate extension of adjacent local streets. When parcels are so divided, each lot indicated shall be of such size and shape as to permit any individual owner to resubdivide, giving each lot legal size, shape, and access, independent of the adjoining owners.

D. Size And Shape: Each subdivided lot shall have a depth in its longest dimension of at least one hundred fifty feet (150'), shall conform as nearly as practicable to other lots in the vicinity, and shall have its building site located, so far as possible, to prevent the rear portion of one lot from being adjacent to the front portion of another lot. In addition:

1. In the southerly zone, each lot shall have at least fifty feet (50') of frontage on a public street and shall have an area of at least seven thousand five hundred (7,500) square feet;

2. In the central zone, each lot shall have at least ninety feet (90') of frontage on a public street and shall have an area of at least thirteen thousand (13,000) square feet; and

3. In the northerly zone:

a. Each lot shall be compatible in shape and topography with other lots in the vicinity;

b. Each lot shall have at least one hundred feet (100') of frontage on a public street and shall have an area of at least forty three thousand five hundred sixty (43,560) square feet;

c. Each lot shall have a building site of at least four thousand (4,000) square feet, no part of which shall have a slope greater than one vertical in five (5) horizontal feet, either existing or guaranteed to be constructed under the subdivider's surety bond.

E. Notwithstanding the lot size and shape provisions for the southerly, central, and northerly zones, any lot and urban lot splits created pursuant to Government Code section 66411.7 shall comply with the following, if less restrictive than the otherwise applicable requirements:

1. No lot shall be smaller than 1,200 square feet.

2. The two resulting lots shall be approximately equal, and no smaller than 48% or larger than 52% of the lot area of the original parcel.

3. No flag lots shall be created as a result of an urban lot split as a mechanism to avoid minimum frontage requirements if the subject property is adjacent to an alley, located on a corner, or on a through lot. If there is no alley access, or the lot is not a through lot or a corner lot, the rear lot shall comply with the definition of a flag lot in section 10-3-100 of this chapter and access to the rear lot shall be provided. If a flag lot is created, the lot width of the front lot may be reduced by the required width for a driveway to provide access to the rear lot.

4. No right-of-way dedications shall be imposed upon urban lot split projects.

F. City Boundary: For any property located in a one-family residential zone, a lot line shall not be adjusted which would either create or expand a lot that crosses the City boundary. Further, a lot line that is coterminous with the boundary of the City shall not be adjusted away from the City boundary.

1. Exemption: The property known as 1276 Beverly Green Drive, located on the eastern side of Beverly Green Drive, and more specifically described as: Lots 15 and 16 of Tract 11178 in the City of Beverly Hills, Los Angeles County, State of California, as per the maps recorded in map book 203, pages 49-50 of the Los Angeles County Recorder's Office, shall be exempted from the requirement in subsection E above.

G. Variances: Whenever the size of the parcel of land to be subdivided or altered as the result of a lot line adjustment, its street and alley frontage, its contour, and its location with reference to surrounding property, are such that the requirements of this section work undue and unusual hardship, and a different size and arrangement would not result in undue detriment to surrounding property or the residents thereof, the planning commission may, in its discretion, approve a different size and arrangement of the lots in the proposed subdivision. (1962 Code § 10-903; amd. Ord. 1161, eff. 11-2-1962; Ord. 75-O-1561, eff. 3-4-1975; Ord. 91-O-2111, eff. 3-22-1991; Ord. 21-O-2833, eff. 1-26-2021; Ord. 21-O-2834, eff. 3-2-2021; Ord. 22-O-2855, eff. 1-18-2022; Ord. 23-O-2870, eff. 2-3-2023; Ord. 25-O-2913, eff. 5-6-2025; Ord. 25-O-2915, eff. 6-17-2025)

Blocks over six hundred sixty feet (660') are not desirable and shall not be approved except where the topography or other special conditions make it imperative, in the reasonable judgment of the planning commission, to provide longer blocks. In every case where blocks of more than nine hundred feet (900') are platted for residential development, they shall be broken near the center by a ten foot (10') walkway. No walkway shall be approved which has a grade exceeding thirty percent (30%). (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975)

In all subdivisions the layout of streets, alleys, lots, and easements shall be such as to provide for sanitary sewers and storm drainage in conformity with good engineering practices in a manner satisfactory to the city engineer. When construction is considered necessary to care for such drainage, such construction shall be guaranteed by the subdivider filing security for the improvements as provided in this article. (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975)

Front line setbacks shall be required whenever the planning commission, in the exercise of sound judgment, determines that the public health, safety, convenience, and general welfare will be conserved or furthered by such requirements. They may also be required in lieu of street widenings. When required, such building lines shall be indicated on the map at the distance from the street lines as specified. The requirement by the planning commission of such setback lines shall be evidence that the planning commission has investigated and made a finding supporting such decision. (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975)

Any street which is a prolongation or approximately a prolongation of an existing street shall be given the same name; otherwise no street shall be designated by the same name as that borne by any other street in the city, irrespective of the use of any suffix, such as "street", "avenue", "boulevard", "drive", "way", "place", "court", or other similar term. The planning official may recommend to the planning commission a change of the name of any street shown on a subdivision map or to designate a name when no name is shown. If the planning commission approves such recommendation or makes a different recommendation, any such recommendation shall be transmitted to the council for approval or disapproval. (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975)

A. As a condition of approval of a map, the subdivider shall dedicate or make an irrevocable offer of dedication of all parcels of land within the subdivision that are needed for streets, alleys, including access rights and abutters' rights, drainage, public utility easements, and other public easements. In addition, the subdivider shall improve or agree to improve all streets, alleys, including access rights and abutters' rights, drainage, public utility easements, and other public easements.

1. Notwithstanding the foregoing, no right-of-way dedications shall be imposed upon urban lot split projects.

B. Reserved strips of land controlling access to or egress from other property, or to or from any street or alley, or having the effect of restricting or damaging the adjoining property for subdivision purposes, or which will not be taxable or assessable for special improvements, shall not be permitted in any subdivision unless such reserved strips are conveyed to the city. (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975; Ord. 25-O-2913, eff. 5-6-2025; Ord. 25-O-2915, eff. 6-17-2025)

All streets and alleys located in any subdivision of land or immediately adjacent thereto shall be paved. The width, thickness, and type of paving shall be as required by the city engineer, having due regard to the location of the subdivision, the pavement of adjacent streets and alleys, and the anticipated use or traffic thereon. (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975)

A. The subdivider shall be required to install all utilities in keeping with the installations of utilities surrounding the subdivision according to good engineering practices for each utility and subject to the approval of the city engineer. The utilities, mains, lines, services, and appurtenances shall be shown upon the tentative map or upon a special utility map, a copy of which, approved by the particular company or division involved, shall be filed with the city engineer for review and approval prior to the approval of the final subdivision map by the council. The final subdivision map shall show the location of all necessary easements located therein. The subdivider shall file with the city engineer security as required by the city engineer in accordance with the provisions for improvement security set forth in this article, assuring the installation of all utilities within such time as the city engineer may require and in any event within not to exceed one year after the date of the approval of the final map. The city engineer shall require that the installation of all utilities shall begin within ninety (90) days after the approval of the final map and shall proceed diligently to completion. The amount of time to be allowed shall be determined by the size and complexity of the subdivision and of the utility installations. No public utility facilities or appurtenances shall be installed in any public street, alley, easement, or right of way without a permit from the city engineer. The city engineer shall be given not less than two (2) days' written notice prior to the installation of any utility in a street, alley, or easement in order that inspections may be made.

B. Utility mains, lines, and services shall be brought to the curb line whenever their installation is in a public street and to the lot line of each lot whenever their installation is in a public alley or in an easement. Individual service installations shall not be required to the curb line or lot line for gas installations wherever such installations are not considered to be practical by the city engineer.

C. Inasmuch as all large tracts of land have been subdivided and most of the lots in the city are highly restricted and already improved, in all future subdivisions all utilities shall be brought underground to the subdivision and to each lot therein by the subdivider, and all installations, including all appurtenances, shall be entirely underground insofar as it is reasonable and practical to do so from the engineering standpoint, unless the city engineer finds that because of unusual conditions and circumstances on the subdivider's property or immediately surrounding it, such an installation would work an undue and unusual hardship or would he unnecessary and serve no useful purpose. Cost alone shall not be a decisive factor. (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975)

It is recognized that certain parcels of land exist of such size, subject to such title restrictions, so affected by topographical location, and devoted to such usage, that it is practically impossible for the owner to conform to the rules and regulations of this article in every respect when subdividing. Exceptions may be granted in such cases only when the planning commission shall, in the exercise of sound, reasonable judgment, after an investigation and a hearing with the subdivider, determine that conditions affecting the property in question warrant and require such exceptions; provided, however, no exception may be made to any requirements imposed by laws of the state as they now exist or are hereafter amended. (1962 Code § 10-903; amd. Ord. 75-O-1561, eff. 3-4-1975)

The city engineer and the water manager and chief engineer shall estimate the cost of the checking of plans for required improvements and of all general supervision and inspections required to ensure the proper installation and completion of all improvements in accordance with the city's general requirements therefor. The subdivider shall thereupon post with the city a cash deposit, in the amount so estimated, and, upon the completion of all the work, any amount not actually used shall be refunded to the subdivider or, if the fund is exhausted before the completion of all the improvements, the subdivider shall forthwith pay to the city an amount estimated by the city engineer and the water manager and chief engineer to be sufficient to cover completion; provided, however, if the subdivision is of such magnitude that the installation and completion of improvements will extend over a period in excess of one year, the subdivider may deposit an amount estimated to be sufficient for the first year, and the city shall bill the subdivider monthly as the work progresses, which amount shall be promptly paid by the subdivider until the city engineer and the water manager and chief engineer are satisfied that the total amount paid to the city will be sufficient to cover the costs of all general supervision and inspections by the city. (1962 Code § 10-903: amd. Ord. 75-O-1561, eff. 3-4-1975)

Any improvement agreement, contract, or act required or authorized by the subdivision map act of the state, for which security is required shall be secured in the manner provided for in section 66499 of the Government Code of the state. (Ord. 75-O-1561, eff. 3-4-1975)

A. The improvement security shall be in the amount set forth or authorized in section 66499.3 of the Government Code of the state. If the improvement security is other than a bond or bonds furnished by duly authorized corporate surety, an additional amount shall be included as determined by the city engineer as necessary to cover the costs and reasonable expenses and fees, including reasonable attorney fees, which may be incurred by the city in successfully enforcing the obligation secured.

B. The improvement security shall also secure the faithful performance of any changes or alterations in the work to the extent that such changes or alterations do not exceed ten percent (10%) of the original estimated cost of the improvements. (Ord. 75-O-1561, eff. 3-4-1975)

Security given for the faithful performance of any act or agreement shall be released upon the final completion and acceptance of the act or work by the city engineer. (Ord. 75-O-1561, eff. 3-4-1975)