Want to get ahead of the next wave of Beverly Hills inventory? In a tight market, the best opportunities appear where policy and property align. The city’s Mixed Use Overlay Zone creates exactly that opening along specific commercial corridors. In this guide, you’ll learn where to look, which rules matter most, and how to spot parcels that could become tomorrow’s listings. Let’s dive in.
Mixed-Use Overlay basics
Created in 2020, Beverly Hills’ Mixed Use Overlay Zone (MUOZ) permits residential + commercial projects and adaptive reuse on select commercial parcels, subject to MUOZ and base zoning rules. The city maintains a public overview with maps and updates on the MUOZ page and code references in Article 18.7 of the Beverly Hills Municipal Code.
- Learn the program scope on the city’s Mixed-Use Overlay Zone page: city MUOZ overview and map
- See the full MUOZ regulations in the code: BHMC Article 18.7
The city is also studying MUOZ updates, with outreach and consultant work underway. That means policy refinements are being explored while today’s standards remain in effect.
Where the overlay applies
The MUOZ map identifies eligible commercial parcels along these corridors:
- Wilshire Boulevard (several segments)
- La Cienega Boulevard (full city extent)
- Robertson Boulevard (full city extent)
- Olympic Boulevard (eastern city limit to Rexford)
- South Doheny Drive (Wilshire to Charleville)
- South Beverly Drive (Wilshire to Charleville)
- South Santa Monica Boulevard (south roadway between Wilshire and Moreno)
What this means for you
Focus your search on single-story retail pads, small centers, low-rise offices, surface parking lots, and aging garages along those streets. The MUOZ explicitly enables adaptive reuse, which can move faster than full redevelopment while still adding meaningful homes.
Rules that shape feasibility
A few standards determine whether a site pencils for residential:
- Adaptive reuse density formula. For conversions, the code calculates a maximum unit count using existing non-ground-floor building area divided by 500 square feet per unit. See the conversion section for the precise rules: BHMC conversion standards.
- Ground-floor activation. Many areas require active commercial uses at street level, so plan for retail or similar uses on the ground floor. Refer to BHMC Article 18.7 for specifics.
- Parking. MUOZ has parking requirements and allows deviations for conversions when not physically feasible, but parking still drives cost and design.
- Discretionary review. Most projects go through Planning Commission and then Architectural Commission review, which adds time.
- State density incentives. Projects that include qualifying affordable homes can use California’s Density Bonus Law to increase unit counts. See Gov. Code §65915 for details.
Market signals: where inventory is most likely
Not every corridor will move at the same pace. A few patterns stand out:
- Trophy retail stays retail. Rodeo Drive and the Golden Triangle remain extremely tight and high-rent, so expect few conversions there. See context in this Rodeo Drive retail report.
- Older office is vulnerable. The Hollywood–Wilshire office submarket shows elevated vacancy, which puts pressure on aging buildings and supports conversion plays on MUOZ corridors. See CBRE’s latest Hollywood–Wilshire office figures.
- Large projects vs. smaller conversions. One Beverly Hills (9900 Wilshire) and other major entitlements will add headline supply over several years, while smaller adaptive-reuse projects can deliver sooner, subject to approvals. Track city-posted entitlements on Major Projects.
How to scout MUOZ opportunities
Step-by-step checklist
Use this quick workflow before you call an owner or position a listing:
- Confirm overlay and zoning. Start with the MUOZ map and guide, then pull the base zoning from Zoning Code Maps.
- Pull building data. You need floor area by level to apply the conversion formula accurately.
- Estimate unit potential. Use the conversion rule: non-ground-floor area ÷ 500 sq ft per unit. Then consider if a state density bonus could apply. See BHMC conversion standards.
- Test feasibility inputs. Check parking supply, vertical clearances, egress, structural grid, and the ability to retain active ground-floor uses.
- Confirm reviews and constraints. Identify whether Planning Commission, Architectural Commission, or environmental review is likely. For process guidance, see Multi-Family Regulations or contact the city’s planning team at Planning.
Telltale on-the-street signs
Look for these indicators along MUOZ corridors:
- Underused surface lots or parking decks
- Older low-rise offices with large upper-floor area
- Vacant or short-term “for lease” signs and tenant churn
- Public notices for pre-apps, design review, or environmental studies
Timelines and what to expect
Small adaptive reuse can, in favorable cases, move from entitlement to permits in months to a couple of years, depending on parking, design, and tenant relocation. Larger projects that trigger environmental studies typically take multiple years before construction. Most proposals follow a sequence: pre-application, formal entitlement, Planning Commission, Architectural Commission, then building permits.
Corridors to keep on your radar
- Wilshire Boulevard: Watch older office and single-story retail segments outside the highest-rent nodes.
- La Cienega & Robertson: Full-length corridors with scattered low-rise commercial and surface lots.
- Olympic Boulevard (east to Rexford): Select parcels with conversion or redevelopment potential.
- South Doheny & South Beverly (Wilshire to Charleville): Mixed small-format commercial that may suit adaptive reuse.
- South Santa Monica Boulevard (south roadway): Target underutilized structures and parking assets.
Bottom line: near-term inventory is most likely from adaptive reuse along MUOZ corridors, while large, master-planned projects add supply over longer timelines. If you’re considering buying, selling, or holding property on these streets, a clear overlay check and quick feasibility screen can help you position ahead of the market.
Ready to discuss how this translates to your goals in Beverly Hills and West LA? Connect with Isabelle Mizrahi and Coleman Eisner for a discreet, data-driven plan tailored to your property or search.
FAQs
What is Beverly Hills’ Mixed-Use Overlay and why does it matter for inventory?
- It’s a zoning overlay on specific commercial corridors that permits mixed residential + commercial projects and adaptive reuse, creating pathways for new homes where they weren’t previously feasible.
How does the adaptive reuse unit formula work in Beverly Hills?
- For conversions, the code caps units by dividing existing non-ground-floor building area by 500 square feet per unit, with feasibility shaped by parking and ground-floor use requirements.
Which corridors are most likely to see conversions first?
- Corridors outside the Golden Triangle with underused low-rise offices, surface lots, and single-story retail, such as segments of Wilshire, La Cienega, Robertson, Olympic (east), South Doheny, South Beverly, and South Santa Monica (south roadway).
How long do mixed-use or conversion projects take to deliver homes?
- Small conversions can sometimes move in months to a couple of years; large, specific-plan projects typically require multi-year environmental review and entitlement before construction.
How can I check if a property sits in the MUOZ?
- Review the city’s MUOZ map and confirm base zoning on the zoning maps, then verify building area and any historic or prior approvals before running feasibility.
