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120-534: Beverly Hills is a city located in Los Angeles County, California , United States. A notable and historic suburb of Los Angeles , it is located just southwest of the Hollywood Hills , approximately 12.2 miles (19.6 km) northwest of downtown Los Angeles . Beverly Hills' land area totals 5.71 square miles (14.8 km) and (together with the neighboring smaller city of West Hollywood to

240-508: A plebiscite of nearby property owners. Although control of such planning issues is often governed by local planning schemes or other regulatory frameworks rather than through the use of covenants, there are still many covenants imposed, particularly in states that limit the level of control over real property use that may be exercised by local governments. Covenants have been used to exclude certain classes based on race, religion or ethnicity. These groups are generally marginalized groups. In

360-409: A 2003 lawsuit representing former attendees of Beverly Hills High School, approximately 280 of which having suffered from cancers allegedly tied to the drilling operations. The oil site on the high school grounds is in the process of being shut down. According to the city's 2015 Comprehensive Annual Financial Report, the top employers in the city were: Beverly Hills is a general law city governed by

480-402: A CCR may prohibit any type of modular, prefabricated, or mobile home or may require the structure to be a minimum size), appearance (e.g., no junk cars), or other uses (e.g., no operation of home-based business, no pets except traditional household animals). The purpose of this is to maintain a neighborhood character or prevent improper use of the land. Many covenants of this nature were imposed in

600-696: A buyer of real property from allowing use or occupancy by members of a given race, ethnicity, or religion as specified in the title deed . Such covenants were employed by many real estate developers to "protect" entire subdivisions , with the primary intent to keep " white " neighborhoods "white". Ninety percent of the housing projects built in the years following World War II were racially restricted by such covenants. Cities known for their widespread use of racial covenants include Chicago , Baltimore , Detroit , Milwaukee , Los Angeles , Seattle , and St. Louis . Said premises shall not be rented, leased, or conveyed to, or occupied by, any person other than of

720-439: A complicated system of covenants , known generically as "deed restrictions", built into the deeds of all the lots in a common interest development, particularly in the tens of millions of American homes governed by a homeowner association (HOA) or condominium association . There are some office or industrial parks subject to CCRs as well. These CCRs might, for example, dictate the types of structures that can be built (e.g.,

840-647: A covenant forbidding the construction of tall buildings in the vicinity of an airport or one restricting the height of fences/shrubs at street corners (so as not to interfere with drivers' sight lines). Covenants may restrict everything from the height and size of buildings to the materials used in construction to superficial matters such as paint color and holiday decorations. In residential areas, covenants may forbid "dirty" businesses (such as feedlots or chemical production facilities) or business use entirely, or modifications such as amateur radio antenna. Amateur radio restrictions have been particularly controversial; in 1985

960-754: A covenant that restricts sale to a minority person (commonly used during the Jim Crow era ) is unenforceable , as enforcement would require the court to act in a racially discriminatory manner, contrary to the Equal Protection Clause of the Fourteenth Amendment . In contemporary practice in the United States, a covenant typically refers to restrictions set on contracts like deeds of sale. "Covenants, conditions, and restrictions," commonly abbreviated "CC&Rs" or "CCRs", are

1080-470: A female householder with no husband present, and 45.0% were non-families. 38.2% of all households were made up of individuals, and 11.3% had someone living alone who was 65 years of age or older. The average household size was 2.24 and the average family size was 3.02. In the city, the population was spread out, with 20.0% under the age of 18, 6.3% from 18 to 24, 29.3% from 25 to 44, 26.8% from 45 to 64, and 17.6% who were 65 years of age or older. The median age

1200-457: A five-member city council , including the mayor and vice mayor. The city council hires a city manager to carry out policies and serve as executive officer. Until 2017, every odd-numbered year, either two or three members were elected for four-year terms. However, in 2017, the council changed its cycle to conform with statewide elections; the first such election was held in March 2020. Each April,

1320-406: A large cluster of government buildings in the city's Civic Center. Historically, the courthouses were county-owned buildings that were maintained at county expense, which created significant friction since the trial court judges, as officials of the state government, had to lobby the county Board of Supervisors for facility renovations and upgrades. In turn, the state judiciary successfully persuaded

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1440-400: A median income of $ 36,299 versus $ 30,981 for females. The per capita income for the county was $ 20,683. There are 14.4% of families living below the poverty line and 17.9% of the population, including 24.2% of under 18 and 10.5% of those over 64. Los Angeles County has the highest number of millionaires of any county in the nation, totaling 261,081 households as of 2007. The homeownership rate

1560-487: A population of 34,109. The population density was 5,973.1 inhabitants per square mile (2,306.2/km). The racial makeup of Beverly Hills was 28,112 (82.4%) White (78.6% Non-Hispanic White), 746 (2.2%) African American , 48 (0.1%) Native American , 3,032 (8.9%) Asian , 12 (0.0%) Pacific Islander , 485 (1.4%) from other races , and 1,674 (4.9%) from two or more races. Hispanic or Latino of any race were 1,941 persons (5.7%). The Census reported that 33,988 people (99.6% of

1680-407: A restrictive covenant will run in equity if these prerequisites are met: The leading case on restrictive covenants in equity is generally regarded as that of Tulk v Moxhay , in which it was determined that the burden could run in equity subject to the qualifications listed above. The risk of an undisclosed restrictive covenant coming to the notice of a buyer or developer after they have acquired

1800-542: A retail and dining hub attracting locals, and in some sections attracting visitors from across the region and the world. South Beverly Drive, i.e. south of Wilshire Blvd., is another dining and shopping hub. Houses south of Wilshire Boulevard have more urban square and rectangular lots, in general smaller than those to the north. There are also more apartment buildings south of Wilshire Boulevard than anywhere else in Beverly Hills. Beverly Hills Post Office (BHPO)

1920-516: A single county. As a result, both the county superior court and the federal district court are respectively the busiest courts of their type in the nation. Many celebrities have been seen in Los Angeles courts. In 2003, the television show Extra (based in nearby Glendale ) found itself running so many reports on the legal problems of local celebrities that it spun them off into a separate show, Celebrity Justice . State cases are appealed to

2040-405: A site has been seen as especially high in regard to infill residential development . Restrictive covenant indemnity insurance is often available to mitigate this risk. The covenant will typically be written in the deed, and must be in writing due to the statute of frauds . Although scholars have argued that some of the following should be significantly relaxed, in order for the burden to run with

2160-512: A symposium discussed whether the law of easements, equitable servitudes, and real covenants should be unified. As time passes and the original promisee of the covenant is no longer involved in the land, enforcement may become lax. Covenants may be imposed through homeowner associations , and controversy has arisen over selective enforcement. Historically, particularly in the United States, exclusionary covenants were used to exclude racial minorities. Some covenants exist for safety purposes, such as

2280-574: Is 365,000 workers. Despite a business exodus from Downtown Los Angeles since the COVID-19 pandemic , the city's urban core is evolving as a cultural center with the world's largest showcase of architecture designed by Frank Gehry . The following major companies have headquarters in Los Angeles County: The Los Angeles County Office of Education provides a supporting role for school districts in

2400-400: Is 47.9%, and the median value for houses is $ 409,300. 42.2% of housing units are in multi-unit structures. Los Angeles County has the largest number of homeless people , with "48,000 people living on the streets, including 6,000 veterans ," in 2010. As of 2017 the number of homeless people in the county increased to nearly 58,000. In 2015, there were over two thousand Christian churches ,

2520-442: Is a designated historical landmark. In the early 1930s, Santa Monica Park was renamed Beverly Gardens and was extended to span the entire two-mile (3-kilometer) length of Santa Monica Boulevard through the city. The Electric Fountain marks the corner of Santa Monica Blvd. and Wilshire Blvd. with a small sculpture at the top of a Tongva kneeling in prayer. In April 1931, the new Italian Renaissance -style Beverly Hills City Hall

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2640-663: Is a state-mandated county transportation commission that also operates bus and rail. In the United States House of Representatives , Los Angeles County is split between 17 congressional districts. In the California State Senate , Los Angeles County is split between 13 legislative districts. In the California State Assembly , Los Angeles County is split between 24 legislative districts. On November 4, 2008, Los Angeles County

2760-553: Is an agreement like a contract . A covenantor makes a promise to a covenantee to perform an action (affirmative covenant in the United States or positive covenant in England and Wales ) or to refrain from an action (negative covenant). In real property law, the term real covenants means that conditions are tied to the ownership or use of land. A "covenant running with the land", meeting tests of wording and circumstances laid down in precedent , imposes duties or restrictions upon

2880-491: Is home to the largest Armenian population outside of Armenia. Los Angeles County contains the largest Iranian population outside of Iran of any other county or county equivalent globally. At the 2000 census, there were 9,519,338 people, 3,133,774 households, and 2,137,233 families in the county. The population density was 2,344 inhabitants per square mile (905/km ). There were 3,270,909 housing units at an average density of 806 units per square mile (311 units/km ). Of

3000-431: Is managed on a day-to-day basis by a chief executive officer and is organized into many departments, each of which is enormous in comparison to equivalent county-level (and even many state-level) departments anywhere else in the United States. Some of the larger or better-known departments include: The Los Angeles County Metropolitan Transportation Authority , despite its name, is not a County department. Technically it

3120-472: Is more arts-centered. Santa Monica's pier is a well known tourist spot, famous for its Ferris wheel and bumper car rides, which were featured in the introductory segment of the television sitcom Three's Company . Further north in Pacific Palisades one finds the beaches used in the television series Baywatch . The fabled Malibu , home of many film and television stars, lies west of it. In

3240-592: Is not always easy to remove them from the chain of title. Since 2010, the Seattle Civil Rights & Labor History Project has located more than 500 restrictive covenants and deeds covering more than 20,000 properties in Seattle and its suburbs. In response, the Washington State legislature passed a law that since January 1, 2019 allows property owners to "modify" property records, disavowing

3360-468: Is one in which property owners must actively perform a specific activity, such as keeping the lawn tidy or paying homeowner's association dues for the upkeep of the surrounding area. An agreement not to open a competing business on adjacent property is generally enforceable as a covenant running with the land. However, under the federal Supreme Court 's holding in Shelley v. Kraemer , 334 U.S. 1 (1948),

3480-511: Is the U.S. Supreme Court in Washington, D.C. The following table includes the number of incidents reported and the rate per 1,000 persons for each type of offense. Crime in 2013 According to the authors of Wild L.A. , a book about urban biodiversity, "Los Angeles is the birdiest county in the country with over 500 recorded species." L.A.'s amenable climate supports a large number of introduced, tropical and migratory species. Because of

3600-500: Is the most populous county in the United States , with 9,861,224 residents estimated in 2022. Its population is greater than that of 40 individual U.S. states . Comprising 88 incorporated cities and many unincorporated areas within a total area of 4,083 square miles (10,570 km ), it is home to more than a quarter of Californians and is one of the most ethnically diverse U.S. counties. The county's seat , Los Angeles ,

3720-554: Is the second most populous city in the United States , with 3,822,238 residents estimated in 2022. The county has been world-renowned as the domicile of the U.S. motion picture industry since the latter's inception in the early 20th century. Los Angeles County is one of the original counties of California , created at the time of statehood in 1850. The county originally included parts of what are now Kern , San Bernardino , Riverside , Inyo , Tulare , Ventura , and Orange counties. In 1851 and 1852, Los Angeles County stretched from

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3840-644: Is the largest diocese in the United States. In 2014, the county had 3,275 religious organizations, the most out of all US counties. The Government of Los Angeles County is defined and authorized under the California Constitution , California law and the Charter of the County of Los Angeles. Much of the Government of California is in practice the responsibility of local governments such as

3960-992: Is the name given to a section directly north of the Beverly Hills city limits that lies within the 90210 ZIP code, assigned to the Beverly Hills Post Office, but is part of the City of Los Angeles. Along with the Los Angeles communities of Bel-Air and Brentwood , Beverly Hills is one of the "Three Bs", a wealthy area in the Los Angeles Westside . Beverly Hills has a warm Mediterranean climate and receives an average 15 inches (380 mm) of rain per year. Summers are marked by warm to hot temperatures with very little wind, while winters are mild to moderate, with occasional rain alternating with periods of Santa Ana winds . Measurable snowfall has been recorded only in 1882, 1922, 1932, 1949 and 1958. The 2010 United States Census reported that Beverly Hills had

4080-585: Is well known for its Rodeo Drive shopping district that includes many designer brands. Throughout its history, the city has been home to many celebrities . It is noted for numerous hotels and resorts , including the Beverly Hilton and the Beverly Hills Hotel . The city has been featured in many movies, television series , music , and media , in the United States and internationally. After its initial settlement in 1828, Beverly Hills

4200-562: The Beverly Wilshire Apartment Hotel (now the Beverly Wilshire Hotel) opened on Wilshire Boulevard between El Camino and Rodeo drives, part of the old Beverly Hills Speedway . That same year, oilman Edward L. Doheny finished construction of Greystone Mansion , a 55-room mansion meant as a wedding present for his son Edward L. Doheny Jr. The house is now owned by the city of Beverly Hills and

4320-586: The Due Process Clause of the Fourteenth Amendment . This cleared the way for racial restrictive covenants to proliferate across the US during the 1920s and 1930s. Even the invalidation of such a covenant by the US Supreme Court in the 1940 case of Hansberry v. Lee did little to reverse the trend, because the ruling was based on a technicality and failed to set a legal precedent . It

4440-720: The La Brea Tar Pits , the Arboretum of Los Angeles , and two horse racetracks and two car racetracks ( Pomona Raceway and Irwindale Speedway ), also the RMS ; Queen Mary located in Long Beach, and the Long Beach Grand Prix , and miles of beaches—from Zuma to Cabrillo. Venice Beach is a popular attraction whose Muscle Beach used to attract throngs of tourists admiring "hardbodies". Today, it

4560-956: The Pacific Ocean and encompasses mountain ranges, valleys, forests, islands, lakes, rivers, and desert. The Los Angeles River , Rio Hondo , Ballona Creek , the San Gabriel River and the Santa Clara River flow in Los Angeles County, while the primary mountain ranges are the Santa Monica Mountains and the San Gabriel Mountains . The western extent of the Mojave Desert begins in the Antelope Valley , in

4680-738: The Transverse Ranges of southern California, and are contained mostly within the Angeles National Forest . Most of the county's highest peaks are in the San Gabriel Mountains, including Mount San Antonio 10,068 feet (3,069 m) at the Los Angeles– San Bernardino county lines, Mount Baden-Powell 9,399 feet (2,865 m), Mount Burnham 8,997 feet (2,742 m) and Mount Wilson 5,710 feet (1,740 m). Several lower mountains are in

4800-484: The U.S. Federal Communications Commission issued PRB-1 preempting state and local restrictions, but not private restrictions; in 2012 after Congress passed a law requiring study of this issue (at the urging of amateur radio group ARRL ), the FCC declined to extend this preemption. Some US states have enacted legislation requiring homeowners' associations to provide reasonable accommodations for amateur radio antennas under

4920-568: The poverty line , including 9.5% of those under the age of 18 and 7.9% ages 65 or older. Beverly Hills is home to one Fortune 500 company, Live Nation Entertainment . Since August 22, 2011, the headquarters of Metro-Goldwyn-Mayer has been located in Beverly Hills after a significant film history established close by on the main original studio lots in Culver City. The talent agencies United Talent Agency , William Morris Endeavor , Paradigm Talent Agency , The Gersh Agency , and Agency for

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5040-533: The "flats" of Beverly Hills, which is a relatively flat area that slopes away from the hills, and includes all of Beverly Hills south of Sunset Boulevard and north of Santa Monica Boulevard . This area includes Wallis Annenberg Center for the Performing Arts . In a triangle between Santa Monica Bl., Wilshire Bl. and Crescent Drive is Downtown Beverly Hills also known as the Golden Triangle ,

5160-667: The 1917 US Supreme Court ruling of Buchanan v. Warley invalidated on constitutional grounds. During the 1920s, the National Association for the Advancement of Colored People (NAACP) sponsored several unsuccessful legal challenges against racial covenants. In a blow to campaigners against racial segregation , the legality of racially restrictive covenants was affirmed by the landmark Corrigan v. Buckley 271 U.S. 323 (1926) judgment ruling that such clauses constituted "private action" not subject to

5280-496: The 3,133,774 households 37% had children under the age of 18 living with them, 48% were married couples living together, 15% had a female householder with no husband present, and 32% were non-families. 25% of households were one person and 7% were one person aged 65 or older. The average household size was 2.98 and the average family size was 3.61. The age distribution was 28% under the age of 18, 10% from 18 to 24, 33% from 25 to 44, 19% from 45 to 64, and 10% 65 or older. The median age

5400-679: The Amalgamated Oil Company, bought the Hammel and Denker ranch, and began looking for oil. They did not find enough to exploit commercially by the standards of the time, though. In 1906, therefore, they reorganized as the Rodeo Land and Water Company, renamed the property "Beverly Hills", subdivided it, and began selling lots. The development was named "Beverly Hills" after Beverly Farms in Beverly, Massachusetts , and because of

5520-550: The City of Beverly Hills received the Livability Award from the United States Conference of Mayors for its Ambassador Program, which takes care of the city's homeless population. The Beverly Hills Community Dog Park was dedicated on September 6, 2016. Beverly Hills and the neighboring city of West Hollywood are together entirely surrounded by the city of Los Angeles. Beverly Hills is bordered on

5640-993: The Court of Appeal for the Second Appellate District, which is also headquartered in the Civic Center , and then to the California Supreme Court , which is headquartered in San Francisco but also hears argument in Los Angeles (again, in the Civic Center). Federal cases are appealed to the Court of Appeals for the Ninth Circuit , which hears them at its branch building in Pasadena . The court of last resort for federal cases

5760-1031: The Ethiopian, Malay or any Asiatic Race", thus banning Jews and anyone of African, Filipino, or Asian ancestry. The exclusionary language varied widely. Some neighborhoods were reserved for the "White or Caucasian race". Others enumerated banned populations. One subdivision near Seattle specified that "This property shall not be resold, leased, rented or occupied except to or by persons of the Aryan race." The Lake Shore Club District in Pennsylvania sought to exclude various minorities, including " Negroes ", " Mongolians ", Hungarians , Mexicans , Greeks , and various other European ethnicities. Some covenants, such as those tied to properties in Forest Hills Gardens , New York , also sought to exclude working class people; however, this type of social segregation

5880-918: The Fair Housing Act (Title VIII of the Civil Rights Act of 1968 ) which outlawed housing discrimination based on race, color, religion, sex, or national origin. In 1988, it was expanded to prohibit discrimination based on familial status (e.g. the presence of children) or disability. It wasn't until 1972 that the Mayers v Ridley decision ruled that the covenants themselves violated the Fair Housing Act and that county clerks should be prohibited from accepting deeds with such clauses. Although exclusionary covenants are not enforceable today, they still exist in many original property deeds as "underlying documents", and title insurance policies often contain exclusions preventing coverage of such restrictions. It

6000-458: The Government of Los Angeles County. The county's voters elect a governing five-member Los Angeles County Board of Supervisors . The small size of the board means each supervisor represents over 2 million people. The board operates in a legislative, executive, and quasi-judicial capacity. As a legislative authority, it can pass ordinances for the unincorporated areas (ordinances that affect

6120-642: The Greater Los Angeles Area. LAX is operated by Los Angeles World Airports (LAWA), an agency of the City of Los Angeles. Other important commercial airports in Los Angeles County include: The following general aviation airports also are located in Los Angeles County: The U.S. Air Force operates three airports in Los Angeles County: Covenant (law)#Exclusionary covenants A covenant

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6240-421: The Performing Arts are based in Beverly Hills. Hilton Hotels Corporation formerly had its corporate headquarters in Beverly Hills. The original headquarters of GeoCities (at first Beverly Hills Internet) was at 9401 Wilshire Boulevard in Beverly Hills. The large Beverly Hills Oil Field has four urban drilling islands, which drill diagonally into the earth underneath the city. One drilling island occasioned

6360-466: The US, the Restatement (Third) of Property takes steps to merge the concepts as servitudes. Real covenant law in the US has been referred to as an "unspeakable quagmire" by one court. In property law , land-related covenants are called "real covenants", " covenants, conditions and restrictions " (CCRs) or "deed restrictions" and are a major form of covenant, typically imposing restrictions on how

6480-408: The United States in the 1920s through the 1940s, before zoning became widespread. However, many modern developments are also restricted by covenants on property titles; this is often justified as a means of preserving the values of the houses in the area. Covenant restrictions can be removed through court action, although this process is lengthy and often very expensive. In some cases it even involves

6600-578: The United States, in the early 20th century zoning laws were used to prevent integrating neighborhoods but were struck down in Buchanan v. Warley . Thus, deed restrictions and restrictive covenants became an important instrument for enforcing racial segregation in most towns and cities, becoming widespread in the 1920s and proliferating until they were declared unenforceable in 1948 in the Supreme Court case Shelley v. Kraemer . They prohibited

6720-715: The area. The county office also operates two magnet schools, the International Polytechnic High School and Los Angeles County High School for the Arts . There are a number of private schools in the county, most notably those operated by the Roman Catholic Archdiocese . The county's public education sector is run by numerous school districts with the Los Angeles Unified School District being

6840-484: The benefit, through a building scheme arrangement, usually for a new development of multiple properties, or through the application of section 78 of the Law of Property Act 1925 , which only applies for covenants made since 1 January 1926. A positive burden can run in law, but not in equity, as it is deemed to be analogous to a contract, to which equitable principles do not apply ( Rhone v Stephens (1994)). The burden of

6960-453: The benefit/burden test - that is, whoever takes the benefit must also shoulder the burden. In Halsall v Brizell [1957] Ch 169, a covenant requiring the upkeep of roads was found to bind the successor in title to the original covenantor because he had elected to take the benefit. The rule in Halsall v Brizell is limited to cases where the benefit can be linked to a specific burden and where

7080-472: The city council meets and chooses one of its members as mayor and one as vice-mayor. As of April 2024, Lester Friedman is mayor, Sharona Nazarian is vice mayor, and John Mirisch , Craig Corman, and Mary Wells are councilmembers. Nancy Hunt-Coffey serves as city manager. Los Angeles County, California Los Angeles County , officially the County of Los Angeles and sometimes abbreviated as L.A. County ,

7200-402: The city was 85.06% White , 1.77% African American , 0.13% Native American , 7.05% Asian , 0.03% Pacific Islander , 1.50% from other races , and 4.46% from two or more races. Hispanic or Latino of any race were 4.63% of the population. There were 15,035 households, out of which 24.4% had children under the age of 18 living with them, 43.8% were married couples living together, 8.1% had

7320-411: The coast to the state line of Nevada . As the population increased, sections were split off to organize San Bernardino County in 1853, Kern County in 1866, and Orange County in 1889. Before the 1870s, Los Angeles County was divided into townships (many of which were amalgamations of one or more old ranchos ): As shown by the map below, Los Angeles County is bordered on the north by Kern County , on

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7440-437: The county are considered ecologically significant indicators of ecosystem health and may be documented using the iNaturalist app. Los Angeles County is commonly associated with the entertainment and digital media industry; all five major film studios — Paramount Pictures , Sony Pictures , Warner Bros. , Universal Pictures , and Walt Disney Studios —are located within the county. Numerous other major industries also define

7560-532: The county is 48.7% White, 11.0% African American, 0.8% Native American, 10.0% Asian, 0.3% Pacific Islander, 23.5% from other races, and 4.9% from two or more races. 44.6% of the population are Hispanic or Latino of any race. The largest European-American ancestry groups are German (6%), Irish (5%), English (4%) and Italian (3%). 45.9% of the population reported speaking only English at home; 37.9% spoke Spanish, 2.22% Tagalog , 2.0% Chinese, 1.9% Korean , 1.87% Armenian , 0.5% Arabic , and 0.2% Hindi . The county has

7680-409: The county's wide range of biomes it is possible to see desert bighorn sheep and green sea turtles in the same day, without crossing the county line. The range of habitats in the county is "greater than in many states, with mountains, wetlands, desert, ocean, meadows and chaparral, each with its own endemic species." There are at least 100 species of trees, and 1000 species of non-native plants, in

7800-480: The covenant to pay rent is one of the more fundamental covenants. The forfeiture of a private home involves interference with social and economic human rights . In the case of leases commuted to a large sum payable at the outset (a premium ), that has prompted lobbying for and government measures of leasehold reform particularly in the law of ground rents and service charges . Restrictive covenants are somewhat similar to easements and equitable servitude . In

7920-565: The covenantor's successors in title can physically elect to take the benefit. For example, a restrictive covenant to contribute to the maintenance costs of a common area will not be binding if the covenantor's successors in title have no legal right to use them. Rules for ascertaining whether the benefit of a covenant has been passed to another person who wishes to enforce the covenant were summarised in Small (Hugh) v Oliver & Saunders (Developments) Ltd . in 2006, namely by an express assignment of

8040-572: The covenants played a role as "gentlemen agreements", it wasn't until 1962, that the Equal Opportunity in Housing executive order was signed by President John F. Kennedy , prohibiting using federal funds to support racial discrimination in housing. This caused the FHA to "cease financing subdivision developments whose builders openly refused to sell to black buyers." In 1968, Congress passed

8160-429: The east by San Bernardino County , on the southeast by Orange County , on the south by the Pacific Ocean , and on the west by Ventura County . According to the U.S. Census Bureau , the county has an area of 4,751 square miles (12,310 km ), of which 4,058 square miles (10,510 km ) (85%) is land and 693 square miles (1,790 km ) (15%) is water. Los Angeles County borders 70 miles (110 km) of coast on

8280-474: The east) is entirely surrounded by the city of Los Angeles . According to the 2020 census , the city has a population of 32,701, marking a decrease of 1,408 from the 2010 census count of 34,109. In American popular culture , Beverly Hills has been known primarily as an affluent location within Greater Los Angeles, which corresponds to higher property values and taxes in the area. The city

8400-411: The eastern Antelope Valley – California State Parks' largest in area within the county. The California Poppy Reserve is located in the western Antelope Valley and shows off the State's flower in great quantity on its rolling hills every spring. Los Angeles International Airport (LAX), located in the Westchester district, is the primary commercial airport for commercial airlines in the county and

8520-430: The economy of Los Angeles County, including international trade supported by the Port of Los Angeles and the Port of Long Beach , music recording and production, aerospace and defense, fashion, and professional services such as law, medicine, engineering and design services, financial services. High-tech sector employment within Los Angeles County is 368,500 workers, and manufacturing employment within Los Angeles County

8640-410: The grantor is lawfully seized (in fee simple) of the property, (2) that the grantor has the right to convey the property to the grantee, (3) that the property is conveyed without encumbrances (this covenant is frequently modified to allow for certain encumbrances), (4) that the grantor has done no act to encumber the property, (5) that the grantee shall have quiet possession of the property, and (6) that

8760-642: The grounds of the Doheny Ranch and developed it into the Trousdale Estates , convincing the city of Beverly Hills to annex it. The neighborhood has been home to Elvis Presley , Frank Sinatra , Dean Martin , Tony Curtis , Ray Charles , President Richard Nixon , as well as, in later years, Jennifer Aniston , David Spade , Vera Wang and John Rich . Following the 1979 Islamic Revolution in Iran , many Persian Jews settled in Beverly Hills. In

8880-551: The hills in the area. The Los Angeles Times reported on September 2, 1906: Percy H. Clark Company are managing the development of the foothill portion of the Hammel & Denker ranch for the Rodeo Land and Water Company (the Canfield-Huntington-Kerckhoff syndicate), to be known as Beverly Hills. No expense is being spared to make this a fine suburban district. . . . The property has been laid out on beautiful curved lines. The first house in

9000-413: The land may be used (negative covenants) or requiring a certain continuing action (affirmative covenant). These may also "run with the land" (called a covenant appurtenant ), meaning that any future owners of the land must abide by the terms, or may apply to a particular person (called a covenant in gross or of a purely personal nature ). Under English law, affirmative covenants typically do not run with

9120-430: The land the following must apply: US courts interpret covenants relatively strictly and give the words of the agreement their ordinary meaning. Generally if there is any unclear or ambiguous language regarding the existence of a covenant courts will favor free alienation of the property. Courts will not read any restrictions on the land by implication (as is done with easements for example). A covenant can be terminated if

9240-483: The land; in the United States such covenants are examined more closely, but with exceptions affirmative covenants have been permitted to run with the land. The covenant may be shown in the deed and should be disclosed to prospective purchasers; it may also be recorded , or in the case of Commonwealth countries shown in Torrens title . Real covenants and easements or equitable servitudes are similar and in 1986,

9360-560: The largest Native American population of any county in the nation: according to the 2000 census, it has more than 153,550 people of indigenous descent, and most are from Latin America . As estimated by the Public Policy Institute of California in 2008, Los Angeles County is home to more than one-third of California's undocumented immigrants , who make up more than ten percent of the population. Los Angeles County

9480-761: The largest one running public schools primarily within the city of Los Angeles and its immediately neighboring cities. The county's most visited park is Griffith Park , owned by the city of Los Angeles. The county is also known for the annual Rose Parade in Pasadena, the annual Los Angeles County Fair in Pomona, the Los Angeles County Museum of Art , the Los Angeles Zoo , the Natural History Museum of Los Angeles County ,

9600-606: The last census of 583,364 people (i.e., 1,152,564 births minus 569,200 deaths) and a decrease due to net migration of 361,895 people. Immigration resulted in a net increase of 293,433 people, and migration from within the United States resulted in a net decrease of 655,328 people. The racial makeup of Los Angeles County was 4,936,599 (50%) White, 1,346,865 (13.7%) Asian, 856,874 (9%) African American, 72,828 (0.7%) Native American, 26,094 (0.3%) Pacific Islander, 2,140,632 (21.8%) from other races, and 438,713 (4.5%) from two or more races. Non-Hispanic whites numbered 2,728,321, or 28% of

9720-614: The late 1990s, the Los Angeles County Metropolitan Transportation Authority (LACMTA) proposed to build an extension of the Metro D Line along Wilshire Boulevard and into Downtown Beverly Hills, but the city had opposed it. The D Line Extension will ultimately be completed by 2027 and will include a station at Wilshire Blvd and Rodeo Drive . In 2001, LACMTA then proposed a bus rapid transit route down Santa Monica Blvd., but this

9840-434: The majority of which are Catholic. Roman Catholic adherents number close to 40% of the population. There were 202 Jewish synagogues , 145 Buddhist temples, 38 Muslim mosques , 44 Baháʼí Faith worship centers, 37 Hindu temples , 28 Tenrikyo churches and fellowships, 16 Shinto worship centers, and 14 Sikh gurdwaras in the county. The Roman Catholic Archdiocese of Los Angeles has approximately 5 million members and

9960-729: The midst of the 2015 drought , Beverly Hills was found to be one of the largest water consumers in California. As a result, it was asked by the state to reduce consumption by 36%, prompting many residents to replace their lawns with native plants . Meanwhile, the city government replaced the grass in front of the City Hall with Mexican sage . In September 2015, the City of Beverly Hills signed an agreement with Israel to work together on water use as well as "cybersecurity, public health, emergency services, disaster preparedness, public safety, counterterrorism and art and culture". In July 2016,

10080-508: The mountain, canyon, and desert areas one may find Vasquez Rocks Natural Area Park , where many old Westerns were filmed. Mount Wilson Observatory in the San Gabriel Mountains is open for the public to view astronomical stars from its telescope, now computer-assisted. Many county residents find relaxation in water skiing and swimming at Castaic Lake Recreation Area – the county's largest park by area – as well as enjoying natural surroundings and starry nights at Saddleback Butte State Park in

10200-403: The northeast quadrant of the city as a restrictive covenant, not as a zoning by-law. At common law, the benefit of a restrictive covenant runs with the land if three conditions are met: At common law, the burden of a restrictive covenant does not run except where strict privity of estate (a landlord/tenant relationship) exists. The burden can be enforced at law in limited circumstances under

10320-576: The northeastern part of the county. Most of the population of Los Angeles County resides in the south and southwest, with major population centers in the Los Angeles Basin , San Fernando Valley , and San Gabriel Valley . Other population centers are found in the Santa Clarita Valley , Pomona Valley , Crescenta Valley and Antelope Valley . The county is divided west-to-east by the San Gabriel Mountains , which are part of

10440-676: The northern, western, and southwestern parts of the county, including the San Emigdio Mountains , the southernmost part of Tehachapi Mountains and the Sierra Pelona Mountains . Los Angeles County includes San Clemente Island and Santa Catalina Island , which are part of the Channel Islands archipelago off the Pacific Coast . The Northern part of the county has a Desert climate , while

10560-730: The northwest by the Los Angeles neighborhood of Bel-Air and the Santa Monica Mountains , on the east by West Hollywood, the Carthay neighborhood of Los Angeles, and the Fairfax District of Los Angeles, and on the south by the Beverlywood neighborhood of Los Angeles. The area's " Platinum Triangle " is formed by the city of Beverly Hills and the Los Angeles neighborhoods of Bel Air and Holmby Hills . The ZIP codes for Beverly Hills are 90209 (P.O. boxes only), 90210, 90211, 90212, and 90213 (P.O. boxes only). Most residents live in

10680-602: The offensive restriction. Mapping Inequality, a collaboration of three teams at four universities, has identified restrictive covenants in various parts of the United States. The Mapping Prejudice project at the University of Minnesota has collected restrictive covenants in the Minneapolis area. Although most commonly associated with the United States, racially or ethnically restrictive covenants have been used in other countries: Title covenants serve as guarantees to

10800-406: The original purpose of the covenant is lost. In some cases property owners can petition a court to remove or modify the covenants, and homeowner associations may include procedures for removing the covenants. The covenant may be negative or affirmative. A negative covenant is one in which property owners are unable to perform a specific activity, such as block a scenic view. An affirmative covenant

10920-424: The popularity of exclusionary covenants at this time as a response to the urbanization of black Americans following World War I , and the fear of "black invasion" into white neighborhoods, which residents felt would result in depressed property prices, increased nuisance (crime), and social instability. Many African Americans openly defied these covenants and attempted to "pioneer" restricted areas. But even still

11040-644: The population) lived in households, 121 (0.4%) lived in non-institutionalized group quarters, and 0 (0%) were institutionalized. There were 14,869 households, out of which 3,759 (25.3%) had children under the age of 18 living in them, 6,613 (44.5%) were opposite-sex married couples living together, 1,354 (9.1%) had a female householder with no husband present, 494 (3.3%) had a male householder with no wife present. There were 460 (3.1%) unmarried opposite-sex partnerships , and 131 (0.9%) same-sex married couples or partnerships . 5,400 households (36.3%) were made up of individuals, and 1,834 (12.3%) had someone living alone who

11160-549: The population) lived in owner-occupied housing units and 16,248 people (47.6%) lived in rental housing units. During 2009–2013, Beverly Hills had a median household income of $ 86,141, with 8.8% of the population living below the federal poverty line. As of the census of 2000, there were 33,784 people, 15,035 households, and 8,269 families residing in the city. The population density was 5,954.0 inhabitants per square mile (2,298.9/km). There were 15,856 housing units at an average density of 2,794.4/mi (1,079.7/km). The racial makeup of

11280-617: The population. Hispanic or Latino residents of any race numbered 4,687,889 (48%); 36% of Los Angeles County's population was of Mexican ancestry, 3.7% Salvadoran, and 2.2% Guatemalan heritage. The county has a large population of Asian Americans , being home to the largest numbers of Burmese , Cambodian , Chinese , Filipino , Indonesian , Korean , Sri Lankan , Taiwanese , and Thai outside their respective countries. The largest Asian groups in Los Angeles County are 4.0% Chinese, 3.3% Filipino, 2.2% Korean, 1.0% Japanese, 0.9% Vietnamese, 0.8% Indian, and 0.3% Cambodian. The racial makeup of

11400-546: The present-day route of Wilshire Boulevard . The area was settled by Californio ranchera María Rita Quinteros de Valdez and her husband in 1828. They called their 4,500 acres (18 km) of property the Rancho Rodeo de las Aguas . In 1854, she sold the ranch to Benjamin Davis Wilson (1811–1878) and Henry Hancock (1822–1883). By the 1880s, the ranch had been subdivided into parcels of 75 acres (0.30 km) and

11520-417: The rationale that amateur radio provides public service communications in the event of an emergency, major disaster, or special event. In Canada, governmental authorities may use restrictive covenants as well as zoning. For instance, the city of Calgary's requirement that buildings in the general vicinity of Calgary International Airport be under a certain height is registered against virtually every title in

11640-543: The recipient of property, ensuring that the recipient receives what he or she bargained for. Since 1989, the main covenants implied in England and Wales on "limited" or "full title guarantee" (unless expressly overridden) are: Others as to charges, incumbrances, and third-party rights vary depending on whether full or limited title guarantee is agreed. Outside of England and Wales, the English covenants of title , sometimes included in deeds to real property, are (1) that

11760-420: The rest of the county generally is a mix of Semi-arid and a hot-summer Mediterranean climate . There is rainfall mostly in the wintertime, but the mountains in the north-central part of the county have snow during winter. In 2019, the median household income in the county was $ 72,797. Los Angeles County had a population of 9,818,605 in the 2010 United States Census . This includes a natural increase since

11880-423: The state Legislature to authorize the transfer of all courthouses to the state government in 2008 and 2009 (so that judges would have direct control over their own courthouses). Courthouse security is still provided by the county government under a contract with the state. Unlike the largest city in the United States, New York City , all of the city of Los Angeles and most of its important suburbs are located within

12000-469: The subdivision was built in 1907, but sales remained slow. Beverly Hills was one of many all-white planned communities started in the Los Angeles area around this time. Restrictive covenants prohibited non-whites from owning or renting property, unless they were employed as servants by white residents. It was also forbidden to sell or rent property to Jews in Beverly Hills. Burton Green began construction on The Beverly Hills Hotel in 1911. The hotel

12120-1022: The urban areas of the county. Charismatic biodiversity indicator species native to the area include three species of amphibian ( Baja California chorus frog , black-bellied slender salamander , western toad ), 14 species of bird ( acorn woodpecker , California quail , canyon wren , cinnamon teal , great blue heron , great horned owl , greater roadrunner , hooded merganser , Northern harrier , red-tailed hawk , red-winged blackbird , spotted towhee , western bluebird , western meadowlark ), nine kinds of invertebrates ( Behr's metalmark , bramble green hairstreak , bumblebees , El Segundo blue butterfly , harvester ants , Lorquin's admiral , North American Jerusalem crickets , Sara orangetip , velvet ants ), five mammals ( bobcat , dusky footed woodrat , gray fox , mountain lion , mule deer ), and six reptiles ( California kingsnake , coachwhip snake , gopher snake , side-blotched lizard , western pond turtle , western rattlesnake ). Any observations of these species within

12240-501: The use of that land regardless of the owner. A covenant for title that comes with a deed or title to the property assures the purchaser that the grantor has the ownership rights that the deed purports to convey. Non-compete clauses in relation to contract law are also called restrictive covenants. Landlords may seek and courts may grant forfeiture of leases such as in leasehold estates for breach of covenant, which in most jurisdictions must be relatively severe breaches; however,

12360-450: The utilities-related assets from the Rodeo Land and Water Company. In 1919, Douglas Fairbanks and Mary Pickford bought land on Summit Drive and built a mansion, finished in 1921 and nicknamed " Pickfair " by the press. The glamour associated with Fairbanks and Pickford as well as other movie stars who built mansions in the city contributed to its growing appeal. By the early 1920s, the population of Beverly Hills had grown enough to make

12480-424: The water supply a political issue. In 1923, the usual solution, annexation to the city of Los Angeles, was proposed. There was considerable opposition to annexation among such famous residents as Pickford, Fairbanks, Will Rogers and Rudolph Valentino . The Beverly Hills Utility Commission, opposed to annexation as well, managed to force the city into a special election and the plan was defeated 337 to 507. In 1928,

12600-494: The white or Caucasian race. Often the restrictions applied only to African Americans wishing to buy property or rent a house or apartment, but other populations might also be banned, such as Asians , Jews , Indians , and some Latinos . For example, a restrictive covenant covering a large neighborhood in Seattle declared that "no part of said property hereby conveyed shall ever be used or occupied by any Hebrew or by any person of

12720-510: The whole county, like posting of restaurant ratings, must be ratified by the individual city). As an executive body, it can tell the county departments what to do, and how to do it. As a quasi-judicial body, the Board is the final venue of appeal in the local planning process, and holds public hearings on various agenda items. As of 2020, the Board of Supervisors oversees a $ 35.5 billion annual budget and over 112,000 employees. The county government

12840-668: Was Harold Lloyd , the silent film star. The NAACP participated in the defense, which was successful. In his decision, federal judge Thurmond Clarke said that it was time that "members of the Negro race are accorded, without reservations or evasions, the full rights guaranteed to them under the 14th amendment." The United States Supreme Court declared restrictive covenants unenforceable in 1948 in Shelley v. Kraemer . A group of Jewish residents of Beverly Hills filed an amicus brief in this case. In 1956, Paul Trousdale (1915–1990) purchased

12960-418: Was 32 years. For every 100 females, there were 97.7 males. For every 100 females age 18 and over, there were 95.0 males. The median personal earnings for all workers 16 and older in Los Angeles County are $ 30,654, slightly below the US median; earnings, however vary widely by neighborhood, race and ethnicity, and gender. The median household income was $ 42,189 and the median family income was $ 46,452. Males had

13080-407: Was 41 years. For every 100 females, there were 83.5 males. For every 100 females age 18 and over, there were 79.4 males. The median income for a household in the city was $ 70,945, and the median income for a family was $ 102,611. Males had a median income of $ 72,004 versus $ 46,217 for females. The per capita income for the city was $ 65,507. About 7.9% of families and 9.1% of the population were below

13200-420: Was 43.6 years. For every 100 females, there were 84.3 males. For every 100 females age 18 and over, there were 80.3 males. There were 16,394 housing units at an average density of 2,870.9 units per square mile (1,108.5 units/km), of which 6,561 (44.1%) were owner-occupied, and 8,308 (55.9%) were occupied by renters. The homeowner vacancy rate was 2.2%; the rental vacancy rate was 8.0%. 17,740 people (52.0% of

13320-417: Was 65 years of age or older. The average household size was 2.29. There were 8,461 families (56.9% of all households); the average family size was 3.05. The population was spread out, with 6,623 people (19.4%) under the age of 18, 2,526 people (7.4%) aged 18 to 24, 8,540 people (25.0%) aged 25 to 44, 9,904 people (29.0%) aged 45 to 64, and 6,516 people (19.1%) who were 65 years of age or older. The median age

13440-568: Was almost evenly split over Proposition 8 , which amended the California Constitution to ban same-sex marriages. The county voted for the amendment 50.04% with a margin of 2,385 votes. The Los Angeles County Superior Court is the county's court of general jurisdiction, while the U.S. District Court for the Central District of California may hear cases where federal jurisdiction is present. Both are headquartered in

13560-486: Was also opposed by the city and never built. This stretch of road is served by less efficient Metro Rapid buses using pre-existing roadways. By 2010, traffic in Beverly Hills and surrounding areas had deteriorated enough that the city's habitual opposition had largely turned to support for subways within the city limits. As part of the D Line Extension project, the D Line of the Los Angeles Metro Rail

13680-558: Was being rapidly bought up by Anglos from Los Angeles and the East coast. Henry Hammel and Andrew H. Denker acquired most of it and used it for farming lima beans. At this point, the area was known as the Hammel and Denker Ranch. By 1888, they were planning to build a town called Morocco on their holdings. In 1900, Burton E. Green , Charles A. Canfield , Max Whittier , Frank H. Buck , Henry E. Huntington , William G. Kerckhoff , William F. Herrin , W.S. Porter, and Frank H. Balch formed

13800-498: Was finished in 1912. The visitors drawn by the hotel were inclined to purchase land in Beverly Hills, and by 1914 the population had grown enough to qualify for incorporation as an independent city. That same year, the Rodeo Land and Water Company decided to separate its water business from its real estate business. The Beverly Hills Utility Commission was split off from the land company and incorporated in September 1914, buying all of

13920-407: Was intended in 2013 to be extended through Beverly Hills, adding two underground stations at Wilshire/La Cienega and Wilshire/Rodeo by the 2020s. The city of Beverly Hills widely opposed Proposition 8 , the 2008 ballot measure which repealed legal recognition of same-sex marriages. The proposition narrowly passed statewide, but in Beverly Hills, only 34% voted in favor, and 66% voted against it. In

14040-491: Was more commonly achieved through the use of high property prices, minimum cost requirements, and application reference checks. Racial covenants emerged during the mid-19th century and started to gain prominence from the 1890s onwards. It was not until the 1920s that they gained widespread national significance, and continued to spread through the 1940s. Racial covenants were an alternative to racially restrictive zoning ordinances ( residential segregation based on race), which

14160-551: Was not until 1948 that the Shelley v. Kraemer judgment overturned the Corrigan v. Buckley decision, stating that exclusionary covenants were unconstitutional under the Fourteenth Amendment and were therefore legally unenforceable. On December 2, 1949 US solicitor general Philip Perlman announced that the "FHA could no longer insure mortgages with restrictive covenants". Some commentators have attributed

14280-410: Was opened. In the early 1940s, black actors and businessmen had begun to move into Beverly Hills, despite the covenants allowing only whites to live in the city. A neighborhood improvement association attempted to enforce the covenant in court. The defendants included prominent artists Hattie McDaniel , Louise Beavers , and Ethel Waters . Among the white residents supporting the lawsuit against blacks

14400-464: Was originally a primarily agricultural community centered around Rancho Rodeo de las Aguas , a Mexican era rancho grant . Beverly Hills was first incorporated as a city in September 1914 by a group of investors who had failed to find oil but found water instead and eventually decided to develop it into a town. Gaspar de Portolá arrived in the area that would later become Beverly Hills on August 3, 1769, traveling along native trails which followed

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