Article 24 — SINGLE-FAMILY RESIDENTIAL DEVELOPMENT STANDARDS FOR THE CENTRAL AREA OF…

The development standards set forth in this article shall apply to all properties zoned for single-family residential uses in the Central Area of the city, and to the construction of any one-family or single-family residence or dwelling, regardless of the underlying zone in which the dwelling unit is constructed. (Ord. 95-O-2239, eff. 7-7-1995; amd. Ord. 26-O-2931, eff. 7-1-2026)

The following minimum and maximum floor area restrictions shall apply to buildings in the Central Area of the city: A. Minimum Restrictions: Any building that serves as the primary residential building on a site area shall have a minimum floor area of one thousand six hundred (1,600) square feet and shall have a minimum width, at its widest point, of twenty feet (20').

B. Maximum Restrictions: The cumulative floor area of all buildings located on a single site area in a single-family residential zone in the Central Area of the city, inclusive of units built as part of a two-primary unit project, shall not exceed one thousand five hundred (1,500) square feet plus forty percent (40%) of the site area on which those buildings are built. The maximum cumulative floor area of the primary residential units developed on separate lots after any subdivision of lots shall not exceed the maximum cumulative floor area calculation for the site prior to the subdivision of lots.

Further, if a portion of a site area is to be dedicated to the city for the purposes of establishing or enlarging a street or an alley, and such dedication is to be made in conjunction with a development approval, then, for the purposes of calculating the maximum permitted floor area for the proposed development pursuant to this section, the site area shall include that portion of the site area that is to be dedicated to the city. However, the dedicated area shall not be included in the calculation of floor area for subsequent development, including additions to the original development. The maximum floor area restrictions set forth in subsection B of this section may be modified by a Central Area R-1 permit issued pursuant to article 24.5 of this chapter. (Ord. 89-O-2056, eff. 4-20-1989; amd. Ord. 95-O-2239, eff. 7-71995; Ord. 25-O-2913, eff. 5-6-2025; Ord. 25-O-2915, eff. 6-17-2025)

A. North Of Santa Monica Boulevard: The following height restrictions shall apply to buildings located in the principal building area of a site located in the Central Area of the city north of Santa Monica Boulevard:

1. Buildings With A Flat Roof: For a building with a flat roof as defined in section 10-3-100 of this chapter: Except as otherwise provided in this section, the maximum plate height shall be twenty two feet (22') and the maximum building height shall be twenty eight feet (28'). If each side yard equals or exceeds ten feet (10'), then the maximum building height shall be thirty feet (30').

2. Buildings With A Sloped Roof: For a building with a sloped roof as defined in section 10-3-100 of this chapter: Except as otherwise provided in this section, the maximum plate height shall be twenty two feet (22') and the maximum building height shall be twenty eight feet (28'). If each side yard equals or exceeds ten feet (10'), then the maximum building height shall be thirty two feet (32').

3. Buildings With A Sloped Roof With Ridgeline: For a building with a sloped roof with ridgeline as defined in section 10-3-100 of this chapter: Except as otherwise provided in this section, the maximum plate height shall be

twenty two feet (22') and the maximum building height shall be thirty two feet (32') with an average roof height of up to twenty eight feet (28'). If each side yard equals or exceeds ten feet (10'), then the maximum building height shall be thirty four feet (34').

4. Additional Plate Height Added: For every two and one-half feet (2.5') of front setback provided in addition to the required minimum front setback as required pursuant to this article, one foot (1') of plate height may be added to the maximum plate height, not to exceed a twenty five foot (25') maximum plate height. If front setbacks required in section 10-3-2417 or subsection 10-3-2418A of this chapter apply to a project, such front setbacks shall be provided in addition to a front setback provided pursuant to this subsection. If front setback averaging permitted by subsection 103-2418B of this chapter is used in conjunction with an expanded front setback provided pursuant to this subsection, portions of a building may encroach into the expanded front setback area but may not encroach beyond the original front setback line established in section 10-3-2404 of this chapter; and, notwithstanding section 10-3-2420 of this chapter, the allowable height of a wall, fence, or hedge located within the expanded front setback area shall be six feet (6'); provided, however, any portion of such wall, fence, or hedge which exceeds three feet (3') in height shall be open to public view.

5. Central R-1 Permit: For buildings that are subject to a maximum height of thirty feet (30'), a reviewing authority may issue a Central R-1 permit pursuant to article 24.5 of this chapter to permit a maximum building height of up to thirty four feet (34').

B. South Of Santa Monica Boulevard: The following height restrictions shall apply to buildings located in the principal building area of a site located in the Central Area of the city south of Santa Monica Boulevard:

1. For a building with a flat roof as defined in section 10-3-100 of this chapter: The maximum plate height shall be twenty two feet (22') and the maximum building height shall be twenty five feet (25').

2. For a building with a sloped roof as defined in section 10-3-100 of this chapter: The maximum plate height shall be twenty two feet (22') and the maximum building height shall be twenty eight feet (28').

3. For a building with a sloped roof with ridgeline as defined in section 10-3-100 of this chapter: The maximum plate height shall be twenty two feet (22') and the maximum building height shall be thirty two feet (32').

4. The maximum height of structures other than buildings shall be twenty five feet (25').

C. Site Area South Of Olympic Boulevard And East Of Doheny Drive: Those buildings located in the principal building area of site areas that are southerly of Olympic Boulevard and easterly of Doheny Drive shall be subject to the following height restrictions:

1. For the first twenty feet (20') of area behind the front yard and for the purposes of subsection 10-3-2405B of this chapter: The maximum plate height of a building shall be ten feet (10'), the maximum height of that portion of a building covered by a flat roof as defined in section 10-3-100 of this chapter shall be twelve feet (12'), the maximum height of that portion of a building covered by a sloped roof as defined in section 10-3-100 of this chapter shall be fourteen feet (14'), the maximum height of that portion of a building covered by a sloped roof with ridgeline as defined in section 10-3-100 of this chapter shall be sixteen feet (16') and the maximum height of all other structures shall be twelve feet (12').

2. For that portion of the principal building area not governed by subsection C1 of this section, the maximum permitted height of buildings shall be as set forth in subsection B of this section. (Ord. 14-O-2669, eff. 12-5-2014)

A. The front setback for site areas located in the Central Area of the city shall be the setback as established in the records for each site area maintained by the city's community development department, unless that setback is not established in the city's records, or it is zero. Prior to amendment of this section, a zero setback was interpreted to mean that no setback was established in the city's records.

B. If the front setback for a particular site area is zero or is not established in the city's records, then the front setback for that site area shall be determined as follows:

1. For developed site areas, the front setback shall be the lesser of either:

• a. The distance between the front lot line and the closest element of the existing primary residence; or

• b. The average of the front setbacks of the other site areas on the same side of the street in the same block.

2. For undeveloped lots, the front setback shall be the average of the front setbacks of the other site areas on the same side of the street in the same block. (Ord. 85-O-1953, eff. 7-4-1985; amd. Ord. 92-O-2147, eff. 9-4-1992; Ord. 95-O-2239, eff. 7-7-1995; Ord. 07-O-2512, eff. 5-11-2007)

The rear setback of a site area located in the Central Area of the city shall equal thirty percent (30%) of the lot depth minus nine feet (9'). The rear setback for a primary residential unit built as part of an urban infill two-unit project or urban lot split, as defined in this chapter, shall be four feet (4').

A. Principal Residential Building: Notwithstanding any other provision of this section, a principal residential building may encroach into a maximum of five percent (5%) of the area of the rear yard and such encroachment shall be governed by the height restrictions set forth in section 10-3-2403 of this chapter.

B. Doheny Drive And Olympic Boulevard: Notwithstanding any other provision of this section, for those lots located easterly of Doheny Drive and southerly of Olympic Boulevard, a maximum of four hundred fifty (450) square feet of floor area of the principal residential building may encroach into the rear yard provided that a ten foot (10') rear setback is provided, the encroachment conforms with the height restrictions contained in subsection 10-3-2403C1 of this chapter, and no other building is located in the accessory structure area.

C. Rear Setback Extension: If a legally constructed existing building does not conform to the setback requirement of this section, enlarging the building through extending the existing nonconforming rear setback can be permitted provided that:

1. The existing rear setback is maintained, and the addition is not less than fifteen feet (15') from the rear property line;

2. The existing principal residential building, the addition and any accessory structure do not cover more than fifty percent (50%) of the rear yard area, excluding porches or decks that are attached to the building, and constructed in accordance with subsection 10-3-2409C of this chapter; and

3. The height of the addition located within the rear yard area does not exceed fourteen feet (14') in height and the floor area of the extension is the lesser of one thousand (1,000) square feet or twenty percent (20%) of the existing floor area, inclusive of any floor area granted pursuant to subsection 10-3-2406C of this chapter; and the height of any porch or deck attached to a principal residential building and located within the rear setback is not more than three feet (3') above natural grade or higher than the finished floor of the first story whichever is lower.

a. If an extension of a principal residential building meets the criteria of subsections C1 and C2 of this section, but does not meet the criteria of subsection C3 of this section, then the extension may be permitted by a Central R-1 permit issued pursuant to article 24.5 of this chapter. (Ord. 89-O-2056, eff. 4-20-1989; amd. Ord. 90-O-2101, eff. 104-1990; Ord. 92-O-2147, eff. 9-4-1992; Ord. 95-O-2239, eff. 7-7-1995; Ord. 12-O-2623, eff. 7-8-2012; Ord. 25-O2913, eff. 5-6-2025; Ord. 25-O-2915, eff. 6-17-2025)

The following side setback requirements shall govern the Central Area of the city:

A. North Of Santa Monica Boulevard: The sum of the side setbacks from the two (2) longest side lot lines shall be at least fifteen feet (15') plus thirty percent (30%) of the lot width in excess of seventy feet (70'). In addition, except as otherwise provided in this section, each side setback for site areas located north of Santa Monica Boulevard shall be at least seven and one-half feet (7.5').

1. Exception: Site area in excess of one hundred feet (100') in width. In addition to any other side setback required, if the width of a site area exceeds one hundred feet (100'), then the side setback from the two (2) longest side lot lines shall be at least ten feet (10') plus ten percent (10%) of the width of the site area in excess of one hundred feet (100').

2. Exception; Two Or More Lots: For those site areas that consist of two (2) or more lots as subdivided on July 3, 1984, the side setback shall be at least fifteen feet (15'). In addition, the sum of the side setbacks adjacent to the two (2) longest side lot lines shall be at least twelve feet (12') plus thirty percent (30%) of the lot width in excess of one hundred feet (100').

B. South Of Santa Monica Boulevard: Except as otherwise provided in this section, the minimum side setback for buildings located south of Santa Monica Boulevard shall be five feet (5') on one side. On the other side, the minimum side setback shall be nine feet (9'). Encroachments in side setbacks otherwise permitted pursuant to section 10-3-2409 of this chapter may not be permitted in this nine foot (9') setback area except for: 1) roof eaves pursuant to subsection 10-3-2409B of this chapter, and 2) encroachments along the side property line for side yard fences, walls, or hedges, provided that a flat area with a minimum width of nine feet (9') is maintained between the side property line wall, fence or hedge, and any structure or building. Parking, including a porte-cochere covering said parking may be provided in this nine foot (9') setback area pursuant to section 10-3-2419 of this chapter.

1. Exception: The setback requirements set forth in this subsection B shall not be applicable to: a) any corner lot, b) those site areas located south of Olympic Boulevard and west of Roxbury Drive, nor c) those site areas located south of Olympic Boulevard and east of Doheny Drive.

a. Corner Lots And All Lots South Of Olympic Boulevard And West Of Roxbury Drive: The side setbacks for all corner lots located southerly of Santa Monica Boulevard and those site areas located southerly of Olympic Boulevard and westerly of Roxbury Drive shall be at least five feet (5'). In addition, the sum of the side setbacks adjacent to the two (2) longest side lot lines shall be at least twenty percent (20%) of the lot width.

b. South Of Olympic Boulevard And East Of Doheny Drive: The side setbacks for site areas southerly of Olympic Boulevard and easterly of Doheny Drive shall be five feet (5').

2. Exception; Two Or More Lots: For those buildings located on site areas that consist of two or more lots as subdivided on July 3, 1984, the side setback shall be ten feet (10') plus ten percent (10%) of the width of the lot in excess of one hundred feet (100').

3. Exception; Accessory Dwelling Units. Accessory dwelling units and junior accessory dwelling units are permitted encroachments in the nine foot (9') setback area pursuant to article 50 of this chapter.

C. Side Setback Extension: If a legally constructed existing building does not conform to the setback requirements of this section, the building may be enlarged through the extension of the existing, nonconforming side setback provided that:

1. The existing setback is not less than three feet (3') and

2. The enlarged portion of the building does not exceed fourteen feet (14') in height.

a. Minor Accommodation: If the existing setback is not less than three feet (3') and the extension exceeds fourteen feet (14') in height, then the extension may be permitted by a minor accommodation permit issued pursuant to article 36 of this chapter provided that the floor area of the extension is less than one thousand (1,000) square feet and less than twenty percent (20%) of the existing floor area inclusive of the area of any rear yard setback extension

concurrently or previously approved pursuant to subsection 10-3-2405C of this chapter, and provided that the reviewing authority finds that the extension will not have any adverse impact on:

• (1) The scale and massing of the streetscape,

• (2) Neighbors' access to light and air,

• (3) Neighbors' privacy, and

• (4) The garden quality of the city.

Extension of a nonconforming side setback permissible by a minor accommodation at the same time as extension of a nonconforming rear setback pursuant to section 10-3-2405 of this chapter shall be reviewed as one project and may be permitted by a single Central R-1 permit issued pursuant to article 24.5 of this chapter.

b. Central R-1 Permit: If the existing setback is not less than three feet (3'), the extension exceeds fourteen feet (14') in height, and the area of the extension, inclusive of any rear yard setback extension approved pursuant to section 10-3-2405 of this chapter, exceeds one thousand (1,000) square feet or twenty percent (20%) of the existing floor area, then the extension may be permitted by a Central R-1 permit issued pursuant to article 24.5 of this chapter.

D. Application Of Side Setback Requirements To Existing Legally Nonconforming Side Yards: In all cases that the side setback requirements of this section are applied to construction on lots with existing legally nonconforming side setbacks, the largest setback required by this section shall be applied to the side of the lot with the largest existing side yard.

E. Notwithstanding the foregoing, the side setback for a primary residential unit built as part of an urban infill twounit project or urban lot split, as defined in this chapter, shall be four feet (4'). (Ord. 85-O-1953, eff. 7-4-1985; amd. Ord. 86-O-1977, eff. 10-2-1986; Ord. 89-O-2056, eff. 4-20-1989; Ord. 90-O-2090, eff. 3-8-1990; Ord. 92-O-2147, eff. 9-4-1992; Ord. 95-O-2239, eff. 7-7-1995; Ord. 96-O-2261, eff. 7-5-1996; Ord. 12-O-2623, eff. 7-8-2012; Ord. 14-O2669, eff. 12-5-2014; Ord. 17-O-2723, eff. 2-10-2017; Ord. 24-O-2892, eff. 4-18-2024; Ord. 25-O-2913, eff. 5-62025; Ord. 25-O-2915, eff. 6-17-2025)

The street side setbacks for site areas located in the Central Area of the city shall be as shown on the "residential street setback map of the city of Beverly Hills", on file in the office of the department of building and safety. If a street side setback for a site area is not established on the residential street setback map, then the street side setback shall be five feet (5') for those site areas located south of Santa Monica Boulevard and fifteen feet (15') for those site areas located north of Santa Monica Boulevard. Notwithstanding the foregoing, the street side setback for a primary residential unit built as part of an urban infill two-unit project or urban lot split, as defined in this chapter, shall be four feet (4'). (Ord. 85-O-1953, eff. 7-4-1985; amd. Ord. 86-O-1977, eff. 10-2-1986; Ord. 92-O-2147, eff. 9-41992; Ord. 95-O-2239, eff. 7-7-1995; Ord. 25-O-2913, eff. 5- 6-2025; Ord. 25-O-2915, eff. 6-17-2025)

No structure or element of a building, including light wells as defined in this chapter, may encroach into any front yard except the following:

A. A fence, gate, or wall that otherwise complies with the requirements of this Code, including, but not limited to, subsection F of this section;

• B. Paving in accordance with section 10-3-2422 of this article;

C. Roof eaves not exceeding a maximum vertical dimension of twelve inches (12") and projecting not more than eighteen inches (18") into such yards, unless a greater projection is permitted by a Central R-1 permit issued pursuant to article 24.5 of this chapter. Gutters attached to such eaves may project up to an additional six inches (6") into such

yards beyond the projection of the roof eave. In addition, downspouts and other drainage devices not projecting more than six inches (6") into such yards;

D. One covered entry porch located at or below the first floor level that is a maximum of four feet (4') in depth and which has no vertical supporting elements;

E. Architectural projections, such as half timbers, corbels, and window and door accents, projecting no more than six inches (6") into such yard, unless a greater projection is permitted by a Central R-1 permit issued pursuant to article 24.5 of this chapter; and

F. Architectural projections that project more than six inches (6") into the yard but no more than ten percent (10%) of the setback depth provided that the following conditions are met:

1. Walls, fences, or hedges located in the front yard shall be limited to three feet (3') in height unless approved pursuant to article 44, "R-1 Design Review", of this chapter; and

2. Architectural projections which encroach into the front yard shall cover no more than twenty percent (20%) of the maximum potential facade of the building, except as permitted by a Central R-1 permit issued pursuant to article 24.5 of this chapter; and

3. All paving within the front yard conforms to the requirements of section 10-3-2422 of this article. For the purposes of this subsection F, the depth of an architectural projection into a front setback shall be the distance between the front setback line and the point of the projection closest to the front lot line. (Ord. 14-O-2669, eff. 12-52014; amd. Ord. 19-O-2795, 12-10-2019)

No structure or element of a building may encroach into any side yard, street side yard or rear yard except the following:

A. A fence, gate, or wall that otherwise complies with the requirements of this Code;

B. Roof eaves not exceeding a maximum vertical dimension of twelve inches (12") and projecting no more than eighteen inches (18") into such yards. Gutters attached to such eaves may project up to an additional six inches (6") into such yards beyond the projection of the roof eave. In addition, downspouts and other drainage devices not projecting more than six inches (6") into such yards;

C. Porches and decks located at or below the first floor level provided, further, that required handrails for such elements shall not extend more than forty two inches (42") above the first floor level;

D. Decks located at finished first floor level, covering portions of a driveway that leads directly to subterranean parking for residences, provided, further, that required handrails for such elements shall not extend more than forty two inches (42") above the deck floor level and that the length of the deck shall be limited to twenty four feet (24') or the width of the opening into the subterranean parking, whichever is less, provided that a substantial landscape buffer is provided between the deck and any adjacent property;

• E. Gas and electric meter enclosures projecting no more than eighteen inches (18") into such yards;

• F. One fireplace provided one of the following two (2) criteria is met:

1. The required setback equals or exceeds seven and one-half feet (7[1] /2'), the encroachment is limited to thirty inches (30") or less, and the length of the fireplace measured parallel to the property line does not exceed ten feet (10'); or

2. The required setback is less than seven and one-half feet (7[1] /2'), the encroachment is twelve inches (12") or less, the length of the fireplace measured parallel to the property line does not exceed six feet (6'), and the fireplace is located a minimum of ten feet (10') from the front of the building;

G. Swimming pools and mechanical equipment serving pools provided that the mechanical equipment complies with subsection M of this section;

• H. Trash storage facilities;

• I. Architectural projections, such as half timbers, corbels, and window and door accents, projecting no more than six inches (6") into such yards;

• J. A porte-cochere, set back a minimum of four feet (4') from the front setback line, provided that no garage or carport faces the front lot line within the first thirty eight feet (38') behind the front setback line;

• K. Freestanding support structures for wireless facilities, provided that mechanical or accessory equipment servicing any such wireless facility complies with subsection M of this section;

L. Light wells as defined in this chapter, provided that no light well is located in a side yard and, if located in a street side yard, the light well is screened from the public right of way by a wall, fence or hedge that complies with the requirements of section 10-3-2420 of this chapter;

M. Mechanical equipment that does not exceed the maximum height requirements for walls, fences and hedges pursuant to section 10-3-2420 of this chapter, is screened from public view, and complies throughout its operational life with the city's noise regulations set forth in title 5, chapter 1, article 2 of this code;

• N. Elevators and elevator enclosures, provided the following criteria are met:

1. The subject residence is not a newly constructed building. "Newly constructed building" shall mean a building that has been constructed within the past five (5) years or remodeled more than fifty percent (50%) during the past five (5) years as described in section 10-3-4100 of this chapter.

2. The length of the encroachment measured parallel to the property line does not exceed seven feet (7'), except that for lots located north of Santa Monica Boulevard a minor accommodation permit may be issued to allow a greater length. In order to approve the minor accommodation permit, the reviewing authority must find that the encroachment will not have an adverse impact on:

• a. The scale and massing of the streetscape,

• b. Neighbors' access to light and air,

• c. Neighbors' privacy, and

• d. The garden quality of the city.

3. The aggregate length of the encroachment of the elevator and elevator enclosure together with a fireplace encroaching into the same setback, pursuant to subsection F of this section, does not exceed thirteen feet (13'), except pursuant to a minor accommodation permit issued pursuant to subsection N2 of this section.

4. The encroachment is not closer than three feet (3') from the front of the building.

5. The elevator and elevator enclosure does not have any windows.

6. Noise generated by the elevator complies with city noise regulations set forth in title 5, chapter 1, article 2 of this code.

7. The elevator and enclosure is designed to be compatible with the existing residence in color, material and design.

8. The encroachment into the setback does not exceed the following, provided that a minimum setback of three feet (3') shall be maintained in all cases:

• a. Thirty inches (30"), or

b. Sixty inches (60") if a minor accommodation permit pursuant to article 36 of this chapter is issued. In order to approve the minor accommodation permit, the reviewing authority must find that the encroachment will not have an adverse impact on:

• (1) The scale and massing of the streetscape,

• (2) Neighbors' access to light and air,

• (3) Neighbors' privacy, and

• (4) The garden quality of the City.

O. For single-family properties south of Santa Monica Boulevard subsection 10-3-2406B of this article shall control allowable encroachments in the nine foot (9') setback.

Notwithstanding any other provision of this section, a passageway or access for emergency services shall extend for the length of the entire site area from the front lot line to the rear lot line. Such passageway or access shall be a minimum of three feet (3') in width and shall be free of any obstruction, except that a wall, fence or hedge otherwise permitted by the provisions of this chapter may be placed along the rear lot line and a gate may be placed across such passageway or access behind the front yard. (Ord. 14-O-2669, eff. 12-5-2014; amd. Ord. 16-O-2718, eff. 1-20-2017; Ord. 17-O-2723, eff. 2-10-2017; Ord. 18-O-2755, eff. 7-20-2018; Ord. 19-O-2795, 12-10-2019)

Accessory buildings shall be set back at least one hundred feet (100') from the front lot line or all elements of the accessory building shall be located within fifty feet (50') of the rear lot line of the site area. (Ord. 95-O-2239, eff. 7-71995; amd. Ord. 02-O-2403, eff. 9-6-2002)

Accessory buildings shall be located no closer than six feet (6') to any other building on the same site area. (Ord. 95O-2239, eff. 7-7-1995; amd. Ord. 02-O-2403, eff. 9-6-2002)

No accessory building shall have a porch or deck located more than three feet (3') above the finished grade. For the purposes of this section, grade shall be defined as it is defined in title 9 of this Code.

A. Exception: Notwithstanding the provisions of this section, the Planning Commission may permit an accessory building located on a residential site with an area that equals or exceeds twenty four thousand (24,000) square feet to include a porch or deck located more than three feet (3') above finished grade through a Central R-1 permit issued pursuant to article 24.5 of this chapter. (Ord. 89-O-2056, eff. 4-20-1989; amd. Ord. 95-O-2239, eff. 7-7-1995; Ord. 02O-2403, eff. 9-6-2002)

Accessory buildings located on site areas south of Santa Monica Boulevard shall comply with the following standards: A. Floor Area: Accessory buildings, including garages, located on site areas south of Santa Monica Boulevard shall not exceed a cumulative floor area of five hundred (500) square feet.

B. Height: Accessory buildings located in the accessory structure area of site areas south of Santa Monica Boulevard shall not exceed a height of fourteen feet (14').

C. Side Setback Encroachment: Notwithstanding any other provision of this chapter, an accessory building located on a site south of Santa Monica Boulevard may be erected within a required side yard if:

1. The side lot line abuts an alley and no portion of the building within the side yard exceeds a height of fourteen feet (14'); or

2. The side lot line does not abut an alley and no portion of the building within the side yard exceeds a height of fourteen feet (14') or intersects a plane commencing seven feet (7') in height, measured at the side lot line, and

extending at a slope of two horizontal to one vertical (2:1) toward the interior of the site area. See Figure 1 of this section.

• D. Rear Setback Encroachment: Notwithstanding any other provision of this chapter, an accessory building located on a site south of Santa Monica Boulevard may be erected within a required rear yard if:

1. The rear lot line abuts an alley and no portion of the building within the rear yard exceeds a height of fourteen feet (14'); or

2. The rear lot line does not abut an alley and no portion of the building within the rear yard exceeds a height of fourteen feet (14') or intersects a plane commencing seven feet (7') in height, measured at the rear lot line, and extending at a slope of two horizontal to one vertical (2:1) toward the interior of the site area. See Figure 1 of this section.

E. Central R-1 Permit: Notwithstanding any other provision of this section, for those lots located south of Olympic Boulevard and west of Roxbury Drive, the planning commission may modify the height limitation set forth in subsection B of this section, the limitations set forth in subsections C1 and C2 of this section, and the limitations set forth in subsections D1 and D2 of this section by a Central R-1 permit issued pursuant to article 24.5 of this chapter provided the rear lot line of the subject lot abuts an alley and provided further that the elevation of the subject lot slopes downhill from the front (street) lot line of the property to the rear (alley) lot line with a minimum difference in elevation of at least twenty feet (20') between the street and the alley. In addition to the findings required by section 10-3-2453 of this chapter, the planning commission shall not issue a Central R-1 permit to allow an accessory structure to exceed fourteen feet (14') in height unless the planning commission additionally finds that the proposed accessory structure will not have a substantial adverse impact on adjacent properties or the public welfare. In making this determination, the planning commission may look at such factors as the impact of the accessory structure on the scale and massing as viewed from adjacent properties, the impact of the accessory structure on available light in neighboring yards, and the cumulative impact to adjacent properties from the proposed accessory structure in combination with existing accessory structures in the vicinity. Under no circumstances shall the height of an accessory structure be permitted to exceed the following:

1. Twelve feet (12') as measured from the lowest finished elevation along the perimeter of the primary structure; and

2. Twenty five feet (25') for a flat roof and thirty feet (30') for a sloped roof with a twenty two foot (22') plate height as measured from the lowest (alley side) existing grade.

(Ord. 02-O-2403, eff. 9-3-2002; amd. Ord. 03-O-2431, eff. 11-21-2003; Ord. 24-O-2894, eff. 6-7-2024)

Accessory buildings located on site areas north of Santa Monica Boulevard shall comply with the following standards: A. Height: Accessory buildings located in the accessory structure area of site areas north of Santa Monica Boulevard shall not exceed a height of fourteen feet (14'), except as authorized by a minor accommodation or a Central R-1 permit as provided in subsections E and F of this section, respectively. However, under no circumstances shall the height of an accessory structure be permitted to exceed the maximum height that would be allowed in the principal building area.

B. Side Setback Encroachment: Notwithstanding any other provision of this chapter, an accessory building located on a site north of Santa Monica Boulevard may be erected within a required side yard if:

1. The side lot line abuts an alley and no portion of the building within the side yard exceeds a height of fourteen feet (14'); or

2. The side lot line does not abut an alley and no portion of the building within the side yard exceeds a height of fourteen feet (14') or intersects a plane commencing seven feet (7') in height, measured at the side lot line, and extending at a slope of two horizontal to one vertical (2:1) toward the interior of the site area. See Figure 1 of this section.

However, notwithstanding the provisions of this subsection, an accessory building located on a site north of Santa Monica Boulevard shall maintain a side setback of four feet (4') unless the accessory structure is located in a side yard abutting an alley.

For an accessory building located in a required side yard on a site north of Santa Monica Boulevard, the limitations set forth in subsections B1 and B2 of this section may be modified by a minor accommodation issued in accordance with the procedure set forth in subsection E of this section provided the accessory structure complies with all of the requirements set forth in subsection G of this section or by a Central R-1 permit issued in accordance with the procedure set forth in subsection F of this section. However, under no circumstances shall the height of an accessory structure be permitted to exceed the maximum height that would be allowed in the principal building area.

C. Rear Setback Encroachment: Notwithstanding any other provision of this chapter, an accessory building located on a site north of Santa Monica Boulevard may be erected within a required rear yard if:

1. The rear lot line abuts an alley and no portion of the building within the rear yard exceeds a height of fourteen feet (14'); or

2. The rear lot line does not abut an alley and no portion of the building within the rear yard exceeds a height of fourteen feet (14') or intersects a plane commencing seven feet (7') in height, measured at the rear lot line, and extending at a slope of two horizontal to one vertical (2:1) toward the interior of the site area. See Figure 2 of this section.

For an accessory building located in a required rear yard but outside of the required side yard on a site north of Santa Monica Boulevard, the limitations set forth in subsections C1 and C2 of this section may be modified by a minor accommodation issued in accordance with the procedure set forth in subsection E of this section. However, under no circumstances shall the height of an accessory structure be permitted to exceed the maximum height that would be allowed in the principal building area.

For an accessory building located in both a required rear yard and a required side yard on a site north of Santa Monica Boulevard, the limitations set forth in subsections C1 and C2 of this section may be modified by a minor accommodation issued in accordance with the procedure set forth in subsection E of this section provided the accessory structure satisfies all of the criteria set forth in subsection G of this section or by a Central R-1 permit issued in accordance with the procedure set forth in subsection F of this section. However, under no circumstances shall the height of an accessory structure be permitted to exceed the maximum height that would be allowed in the principal building area.

D. Setbacks For Single-Story, Detached Garages: Notwithstanding the provisions of subsections B and C of this section, a single- story, detached garage accessory structure located on a site north of Santa Monica Boulevard may be erected on the side and rear lot lines provided all of the following criteria are satisfied:

1. The accessory structure is detached from all other structures on the property; and

2. The accessory structure is only used as a garage; and

3. a. The side or rear lot line abuts an alley and no portion of the building within the side or rear yard exceeds a height of fourteen feet (14'); or

b. The side or rear lot line does not abut an alley and no portion of the building within the side or rear yard exceeds a height of fourteen feet (14') or intersects a plane commencing seven feet (7') in height, measured at the side or rear lot line, and extending at a slope of two horizontal to one vertical (2:1) toward the interior of the site area; and

4. As a condition precedent to the issuance of a building permit for the accessory structure, the owner of the property files with the City building official a covenant, approved by the City Attorney, for recording with the County Recorder that restricts the use of the accessory structure to garage purposes and prohibits the addition of a second story to the accessory structure.

For a garage accessory building located in a required side or rear yard or both the required side and rear yards on a site north of Santa Monica Boulevard, the limitations set forth in subsections D3a and D3b of this section may be modified by a minor accommodation issued in accordance with the procedure set forth in subsection E of this section. However, under no circumstances shall the height of the garage accessory structure be permitted to exceed: a) one- story; b) a plate height of ten feet (10') at the side or rear lot line; and c) a maximum height of fourteen feet (14').

subsections D3a and D3b of this section may be modified by a minor accommodation issued in accordance with the procedure set forth in subsection E of this section. However, under no circumstances shall the height of the garage accessory structure be permitted to exceed: a) one- story; b) a plate height of ten feet (10') at the side or rear lot line; and c) a maximum height of fourteen feet (14').

E. Minor Accommodation: The height limitation set forth in subsection A of this section, the limitations set forth in subsections B1 and B2 of this section, and the limitations set forth in subsections C1 and C2 of this section may be modified by a minor accommodation issued pursuant to article 36 of this chapter provided the reviewing authority finds that the increased height will not have an adverse impact on:

1. The scale and massing of the streetscape;

2. The neighbors' access to light and air;

3. The neighbors' privacy;

4. The garden quality of the City;

5. Adjacent properties; and,

6. The public welfare.

F. Central R-1 Permit: Notwithstanding any other provision of this section, the Planning Commission may modify the height limitation set forth in subsection A of this section, the limitations set forth in subsections B1 and B2 of this section, and the limitations set forth in subsections C1 and C2 of this section by a Central R-1 permit issued pursuant to article 24.5 of this chapter. In addition to the findings required by section 10-3-2453 of this chapter, the Planning Commission shall not issue a Central R-1 permit to allow an accessory structure to exceed fourteen feet (14') in height unless the Planning Commission additionally finds that the proposed accessory structure will not have a substantial adverse impact on adjacent properties or the public welfare. In making this determination, the Planning Commission may look at such factors as the impact of the accessory structure on the scale and massing as viewed from adjacent properties, the impact of the accessory structure on available light in neighboring yards, and the cumulative impact to adjacent properties from the proposed accessory structure in combination with existing accessory structures in the vicinity. However, under no circumstances shall the height of an accessory structure be permitted to exceed the maximum height that would be allowed in the principal building area.

G. Additional Criteria: If the provisions of this section require an accessory structure to comply with this subsection, the accessory structure shall satisfy all of the following criteria:

1. The accessory structure shall not exceed a height of twenty two feet (22');

2. The total length of the accessory structure, including the combined length of an existing structure and any proposed addition thereto, along the closest side property line shall not exceed a length of twenty four feet (24');

3. The accessory structure is located entirely within thirty feet (30') of the rear lot line;

4. Any window located over fourteen feet (14') above grade on an elevation facing an alley or the closest adjacent side property line shall be fitted with translucent glass and either fixed (unopenable) or awning style with a maximum opening of twenty five degrees (25°);

5. A detailed landscaping plan shall be submitted to and approved by the Director of Planning and Community Development as part of the application for a minor accommodation. The landscaping plan shall include landscaping of an appropriate height and density to soften the appearance of the accessory structure from adjacent properties. (1988 Code; amd. Ord. 04-O-2440, eff. 2-6-2004; Ord. 19-O-2774, eff. 3-8-2019; Ord. 24-O-2894, eff. 6-7-2024)

No building which is located on a site area south of Santa Monica Boulevard shall contain windows facing the street which are above a second story unless otherwise permitted by a Central R-1 permit issued pursuant to article 24.5 of this chapter. (Ord. 89-O-2056, eff. 4-20-1989; amd. Ord. 95-O-2239, eff. 7-7-1995; Ord. 02-O-2403, eff. 9-6-2002)

No portion of a driveway to a garage shall be below the natural grade within the front yard, unless such driveway would not slope below the elevation of the adjacent public right-of-way, and, pursuant to article 36 of this chapter, a reviewing authority finds that such driveway would be compatible with the nearby streetscape and with the character of the surrounding development.

In addition, the following garage entrance restrictions shall apply to those single-family residential site areas located in the Central Area of the City:

A. North Of Santa Monica Boulevard: With regard to those site areas located north of Santa Monica Boulevard, underground garages, garages with a vehicular entrance width greater than twenty four feet (24'), and garages with a vehicular entrance width greater than forty percent (40%) of the lot width, shall meet one of the following conditions:

1. The vehicular entrance to the garage shall be perpendicular to the front lot line, or

2. All elements of the garage shall be located within fifty feet (50') of the rear lot line, or

3. All elements of the garage shall be located farther than one hundred feet (100') from the front lot line.

B. South Of Santa Monica Boulevard: With regard to those site areas located south of Santa Monica Boulevard, except as provided in subsection C of this section, if the vehicular entrance to a garage is located less than thirty eight feet (38') behind the front setback line, then the entrance shall be perpendicular to the front lot line.

C. South Of Olympic Boulevard And West Of Roxbury Drive: With regard to those site areas located south of Olympic Boulevard and west of Roxbury Drive, no garage shall have a vehicular entrance width greater than forty percent (40%) of the lot width or twenty four feet (24'), whichever is less.

D. Modifications: The vehicular entrance width and orientation requirements set forth in subsections A, B, and C of this section may be modified by a Central R-1 permit issued pursuant to article 24.5 of this chapter. (Ord. 89-O-2056, eff. 4-20-1989; amd. Ord. 89-O-2081, eff. 12-7-1989; Ord. 90-O-2090, eff. 3-8-1990; Ord. 95-O-2239, eff. 7-7-1995; Ord. 02-O-2403, eff. 9-6-2002)

A. Only one primary entrance of a primary residential unit built as part of an urban infill two-unit project or urban lot split shall be permitted to face the lot line from which the front setback is measured.

B. Each unit on each lot created by an urban lot split shall have a separate entrance. (Ord. 25-O-2913, eff. 5-62025; amd. Ord. 25-O-2915, eff. 6-17-2025)

For those site areas that are located south of Santa Monica Boulevard, if a site area is used exclusively for singlefamily residential purposes and that site area is adjacent to a site area zoned for purposes other than single-family residential use, then the front setback for the single-family residential site area shall be reduced by ten feet (10') from the front setback otherwise required by this chapter for that fifty percent (50%) of the front lot line nearest the adjacent zone that is not a single-family residential zone.

For the purposes of this section, two (2) site areas shall be "adjacent" if the site areas are separated only by a side lot line, or if the side lot line of a single-family residential site area is separated only by an alley from the side or rear lot line of a site area that is not located in a single-family residential zone. (Ord. 89-O-2056, eff. 4-20-1989; amd. Ord. 95-O-2239, eff. 7-7-1995; Ord. 02-O-2403, eff. 9-6-2002)

Notwithstanding any other provision of this article, the following incentive based development standards shall apply to single-family residential development in the Central Area of the city:

A. Rear Setback Adjustment For Corner Lots: The rear setback for a corner lot shall be reduced to twenty feet (20') for that fifty percent (50%) of the rear lot line closest to the side street if the owner of that corner lot elects to increase the front setback otherwise required by this chapter by fifteen feet (15') for that fifty percent (50%) of the front lot line closest to the side street.

B. Front Setback Averaging: Portions of a primary dwelling may encroach into a front yard if other portions of the dwelling are set back an equivalent distance so that the average distance between the dwelling and the front lot line equals the required front setback. No such encroachment into the front yard, however, shall be deeper than ten percent (10%) of the front setback.

For purposes of averaging pursuant to this subsection, the entire encroachment into the front yard shall be considered as wide as the widest portion of the encroachment measured approximately parallel to the front lot line, and the depth of the entire encroachment shall be the distance between the front setback line and the point of encroachment closest to the front lot line.

C. Cumulative Front Setback Encroachments: The encroachments allowed under subsection 10-3-2408F, section 10-3-2419 and subsection 10-3-2420A of this chapter shall not, cumulatively, cover more than fifty percent (50%) of the maximum potential facade.

D. Rear Setback Adjustment For Corner Lots South Of Santa Monica Boulevard: Subject to the requirements set forth in article 24.5 of this chapter, the planning commission may permit, through a Central R-1 permit, a reduced rear setback for an addition to an existing building located on a corner lot provided all of the following requirements are satisfied:

1. Location: The corner lot in question is located south of Santa Monica Boulevard;

2. Rear Lot Line: The rear lot line of the corner lot is located along an alley;

3. Corner Lot Width: The corner lot has a minimum width of fifty four feet (54');

4. Minimum Street Side Setback: A minimum five foot (5') street side setback is provided by the existing principal residential building and the proposed addition;

5. Height Of Principal Building: The height of the existing principal residential building on the corner lot complies with the maximum building height requirements set forth in section 10-3-2403 of this chapter;

6. Height Of Addition: The height of the addition does not exceed the height of the existing principal residential building;

7. Coverage: The existing principal residential building and the addition do not cover more than fifty percent (50%) of the required rear yard area, excluding porches and decks that are attached to the building and constructed in accordance with subsection 10-3-2409C of this chapter;

8. Rear Setback: For the first floor or up to fourteen feet (14') in height the proposed addition maintains a minimum eight foot (8') rear setback, unless the addition contains a two (2) car garage at a minimum that is not accessed from the alley, in which case no rear setback shall be required. The second floor or any portion of the addition over fourteen feet (14') in height shall be well modulated with stepbacks or architectural details or a

combination thereof, unless the planning commission finds that the modulation would be inconsistent with the architectural style of the primary residential building and is not necessary to maintain privacy; and

9. Street Side Modulation Requirement: In addition to the street side setback and rear setback required by this section, the street side facade of the proposed addition shall be well modulated with stepbacks or architectural details or a combination thereof, unless the planning commission finds that the modulation would be inconsistent with the architectural style of the primary residential building.

E. Side Setback Adjustment For Lots North Of Santa Monica Boulevard: Subject to the requirements set forth in article 24.5 of this chapter, the planning commission may permit, through a Central R-1 permit, a reduced side setback for a new single- family residence or an addition to an existing single-family residence provided all of the following requirements are satisfied:

1. The lot in question is located north of Santa Monica Boulevard;

2. The maximum height of the proposed structure on the lot complies with the maximum building height requirements set forth in section 10-3-2403 of this chapter;

3. The proposed structure maintains a minimum seven and one-half foot (7.5') setback from each side lot line;

4. The maximum height of the proposed structure at the side setback lines, as adjusted, is twenty four feet (24');

5. The surface area of the facade of the proposed structure is not greater than the maximum potential facade.

This subsection shall remain in effect only until such time as the city council adopts new R-1 standards and as of that date is repealed. Any Central R-1 permit issued pursuant to this section on or before the date this subsection is repealed shall remain in effect for six (6) months from the date this subsection is repealed and shall expire on that date unless a building permit has been issued for construction pursuant to that Central R-1 permit. (Ord. 89-O-2056, eff. 4- 20-1989; amd. Ord. 95-O-2239, eff. 7-7-1995; Ord. 01-O-2384, eff. 11-2-2001; Ord. 02-O-2399, eff. 6-20-2002; Ord. 02-O-2403, eff. 9-6-2002; Ord. 04-O-2441, eff. 2-6-2004; Ord. 12-O-2623, eff. 7-8-2012)

Three (3) parking spaces shall be provided for each single-family residential site area in the Central Area of the city that contains no more than four (4) bedrooms; four (4) parking spaces shall be provided for each single-family residential site area in the Central Area of the city that contains five (5) or six (6) bedrooms; five (5) parking spaces shall be provided for each single-family residential site area in the Central Area of the city that contains seven (7) bedrooms; six (6) parking spaces shall be provided for each single-family residential site area in the Central Area of the city that contains eight (8) bedrooms; and seven (7) parking spaces shall be provided for each single- family residential site area in the Central Area of the city that contains nine (9) or more bedrooms.

A. The dimensions of each parking space shall comply with the parking standards adopted by the city council and on file in the department of building and safety. However, if the width of a portion of an existing paved driveway is restricted by the location of an existing residence or existing porte-cochere to a width less than that required by the parking standards, but not less than eight and one-half feet (8.5'), then, notwithstanding its inadequate width, such portion of the driveway shall be considered to comply with the parking standards provided that such area complies with all other requirements of the parking standards.

B. No required parking space shall be provided within a front yard or street side yard.

C. Parking areas, or portions thereof, located in any side or rear yard or exposed to view from a street shall be completely screened from the view of the adjacent property by a fence or hedge at least six feet (6') in height and from any street by a fence or a hedge at least three feet (3') in height, except that an entryway not to exceed ten feet (10') in width may be provided from the street. Such screening shall not encroach into the required dimensions of the parking space.

D. One parking space is required for each primary residential unit built as part of an urban infill two-unit project or urban lot split, unless the parcel upon which the unit is created is within one-half mile of a high-quality transit corridor or a major transit stop or there is a car share vehicle located within one block of the project. (Ord. 14-O-2669, eff. 125-2014; amd. Ord. 25-O-2913, eff. 5-6-2025; Ord. 25-O-2915, eff. 6-17-2025)

In addition to any requirements imposed pursuant to title 9 of this code, a building permit shall be required for any wall or fence greater than six feet (6') in height and shall also be required for any wall or fence, regardless of its height, that is located in a front yard.

A. Thickness: No wall or fence shall exceed two feet (2') in thickness. Cavities or spaces within a wall or fence shall not be used for the support, storage, shelter, or enclosure of persons, animals, or personal property.

B. Finish: A wall or fence located within five feet (5') of a property line and approximately parallel to that property line shall have a finished appearance in a similar manner on both sides. Acceptable finish treatments include colored stucco, wood stain, natural or polished stone, slumpstone, split-faced concrete block, prefabricated finish texture, color coated tubular steel or wrought iron, or a combination thereof. Plain or colored concrete block masonry shall be permitted only if coated with colored stucco or other coating finish approved by the Director of Building and Safety. If the construction of a wall or fence along shared property lines requires access on a neighboring property in order to provide an equivalent finish on the side of the wall or fence facing the neighboring property, and access is not granted by the neighboring property owner, documentation to this effect shall be provided to the Director of Community Development, or his or her designee. This documentation shall be satisfactory to the Director of Community Development to relieve the requestor of the above requirement regarding the finish of the wall or fence on that side, and may include a written letter stating that access has not been granted, or proof that a request for access has been sent but no response has been provided.

C. Supporting Elements: No column, pillar, post, or other supporting element of a wall or fence shall be more than twenty four inches (24") in width.

D. Front Yards: The maximum allowable height of a wall, fence, or hedge located within the first twenty percent (20%) of the front yard, measured from the front lot line, shall be three feet (3'). Walls and fences over eighteen inches (18") in height shall be set back a minimum of three feet (3') from the front lot line and landscaping shall be provided in the area between the wall or fence and the front lot line, except for paving, including driveways and walkways, that conforms to the requirements of section 10-3-2422 of this chapter.

The maximum allowable height of a wall, fence, or hedge located within the front yard at a distance from the front lot line of more than twenty percent (20%) of the front setback shall be six feet (6'); provided, however, any portion of such wall, fence, or hedge which exceeds three feet (3') in height shall be open to public view.

E. Side Yards: The maximum allowable height for that portion of a wall, fence, or hedge located in both a side yard and a front yard shall be six feet (6'); provided, however, that any portion of such wall, fence, or hedge which exceeds three feet (3') in height shall be open to public view.

The maximum allowable height for that portion of a wall, fence, or hedge located in a side yard, but not in a front yard, shall be seven feet (7'), except that the maximum allowable height shall be ten feet (10') for such a wall, fence, or hedge located within five feet (5') of a rear lot line.

Furthermore, any portion of such wall, fence or hedge that exceeds three feet (3') in height and is located in a street side yard shall be open to public view or the wall, fence or hedge shall be set back an average of at least one foot (1') and no less than six inches (6") from the street side lot line for the purpose of providing landscaping on the street side of the wall.

1. Side Yards Adjacent To An Alley: The maximum allowable height for a wall or fence located in a side yard adjacent to an alley shall be ten feet (10'), except for that portion of the wall or fence that is also located in the front yard, which shall be subject to the requirements of subsection D of this section.

The maximum allowable height for a hedge located in a side yard that is adjacent to an alley shall be sixteen feet (16'), except for that portion of the hedge that is also located in the front yard, which shall be subject to the requirements of subsection D of this section.

F. Rear Yards: The maximum allowable height for a wall or fence located solely in a rear yard shall be ten feet (10').

The maximum allowable height for a hedge located solely in a rear yard shall be sixteen feet (16'). (Ord. 14-O-2669, eff. 12-5-2014; amd. Ord. 22-O- 2860, eff. 6-10-2022; Ord. 22-O-2865, eff. 10-21-2022)

Game courts in the Central Area of the city shall be subject to the following regulations:

A. No game court or game court fence shall be located on a through lot, within a front yard, between a principal residence and a front setback line, or over or on top of any building or structure unless the city council finds, after notice and a hearing pursuant to the provisions of article 24.5 of this chapter, that such court or fence will not have a substantial adverse visual impact on the surrounding neighborhood, will not create an unusual noise impact, and will not have an adverse impact on public safety.

B. Notwithstanding any other regulation set forth in this chapter, the maximum allowable height of game court fences constructed at least five feet (5') from all side, street side and rear property lines shall be twelve feet (12') and the maximum allowable height of lighting standards for game courts located at least five feet (5') from all side, street side and rear property lines shall be twenty two feet (22').

C. Game court fences and game court lighting standards located within five feet (5') of a side, street side, or rear property line shall comply with the height requirements for fences set forth in section 10-3-2420 of this article, unless otherwise permitted by a Central R-1 permit issued pursuant to article 24.5 of this chapter.

D. All game court fences shall be constructed of open wire mesh or similar material, except that a game court fence may include a retaining wall that does not exceed a maximum height of seven feet (7') provided that the cumulative height of the retaining wall and the fence does not exceed twelve feet (12'). (Ord. 77-O-1652, eff. 6-2-1977; amd. Ord. 80-O-1771, eff. 10-16-1980; Ord. 92-O-2147, eff. 9-4-1992; Ord. 95-O-2239, eff. 7-7-1995; Ord. 01-O-2384, eff. 112-2001; Ord. 02-O-2403, eff. 9-6-2002)

Paving within a front yard shall require a building permit and shall comply with the following restrictions: A. Coverage South Of Santa Monica Boulevard: For those site areas located south of Santa Monica Boulevard, no more than four hundred (400) square feet of area within a front yard shall be paved and paved areas greater than five feet (5') in width accessed by a driveway approach shall lead directly to a carport, garage, or parking area located beyond the front setback area.

B. Coverage North Of Santa Monica Boulevard: For those site areas located north of Santa Monica Boulevard, not more than thirty three percent (33%) of the area of a front yard shall be paved. In addition, one walkway that does not exceed five feet (5') in width shall be permitted to be paved provided that the total area of the paved walkway does not exceed the total square footage derived by multiplying the depth of the front yard by five feet (5').

C. Circular Driveways: Notwithstanding the provisions of subsection B of this section, if a site area is permitted to have two (2) driveway approaches pursuant to section 8-4-4 of this Code, and a circular driveway is constructed on

such site area, the front yard may be paved in the minimum amount necessary to construct a circular driveway not exceeding twelve feet (12') in width. In addition, paving shall be permitted to construct one walkway not exceeding four feet (4') in width connecting such driveway to the residence, and one driveway not exceeding nine feet (9') in width connecting the circular driveway to parking that is required by this Code and is located behind the front yard. D. Flag Lots: Notwithstanding the provisions of subsections A and B of this section, if the front yard of a site area does not exceed thirty six feet (36') in width, no provision of this section shall prohibit the paving of a driveway that does not exceed twelve feet (12') in width, or such additional width as determined necessary by the City Engineer to provide for reasonably safe access to the site area.

E. Setbacks For Paving: No portion of a front yard within three feet (3') of any property line shall be paved, except for a driveway not exceeding the width of its curb cut and a walkway pursuant to this section. In addition, no portion of a front yard within five feet (5') of a building shall be paved except for a driveway and a walkway of no more than ten feet (10') in width.

F. Paving Buffer: An opaque wall or hedge not less than eighteen inches (18") nor more than three feet (3') in height shall be provided and maintained along the front and sides of each area paved, except at a driveway approach or walkway entrance.

G. Paving Materials: All paving shall be portland cement concrete or its equivalent, applied in accordance with specifications satisfactory to, and approved by, the Director of Building and Safety. Paving with asphaltic concrete shall not be permitted. No more than three (3) different types of pavement materials shall be used in any front yard. Any additions to paved area shall be consistent with the existing paved areas in design, appearance, and material used.

r its equivalent, applied in accordance with specifications satisfactory to, and approved by, the Director of Building and Safety. Paving with asphaltic concrete shall not be permitted. No more than three (3) different types of pavement materials shall be used in any front yard. Any additions to paved area shall be consistent with the existing paved areas in design, appearance, and material used.

H. Alternate Materials And Methods: The provisions of this section are not intended to prevent the use of any material, or method of construction not specifically prescribed by this section provided that any such alternate has been approved pursuant to this subsection as follows:

1. The Director of Building and Safety may approve any such alternate provided that he finds the material or method of construction advances the purposes of this section and provides at least the equivalent of that prescribed by this section in quality, strength, effectiveness, and durability.

2. The Director of Building and Safety shall require that sufficient evidence be submitted to substantiate any claim that may be made regarding the suitability of an alternate.

I. Minor Accommodation: Notwithstanding any other provision of this section, a reviewing authority may authorize the replacement of legally nonconforming pavement with an amount of paving less than or equal to the existing pavement pursuant to article 36 of this chapter if the reviewing authority finds that such paving will be compatible with the character of the adjacent streetscape. (Ord. 1158, eff. 9-20-1962; amd. Ord. 1216, eff. 10-21-1965; Ord. 73O-1493, eff. 11-1-1973; Ord. 75-O-1575, eff. 7-3-1975; Ord. 81-O-1787, eff. 4-2-1981; Ord. 89-O-2081, eff. 12-71989; Ord. 95-O-2239, eff. 7-7-1995; Ord. 01-O-2384, eff. 11-2-2001; Ord. 02-O-2403, eff. 9-6-2002; Ord. 14-O2669, eff. 12-5-2014; Ord. 17-O-2723, eff. 2-10-2017; Ord. 18-O-2755, eff. 7-20-2018)

This section is intended to require design and implementation of a landscaping plan prior to occupancy of a new development in order to ensure that landscaping is not ignored in the design and construction process. However, this section is not intended to require a specific type or standard of landscaping.

For the purposes of this section, "landscaping" shall mean the development of the open space on a property with plantings, such as trees, bushes, shrubs, hedges, lawns, other live ground cover, or greenery. Landscaping may include nonliving decorative treatment, such as walls, fences, curbs, groupings of rock, or similar accent material, interspersed with plantings, but shall not include paving.

A. All unpaved portions of a front yard shall be improved and maintained with landscaping.

B. Each proposal for the construction of a single-family residence shall be accompanied by a landscaping plan that is designed with the goal of maintaining the garden quality of the City of Beverly Hills. Prior to final inspection of a new residence, the property owner shall attest, on a form provided by the City, that the subject site area has been planted in accordance with the landscaping plan.

The landscaping plan shall include a minimum two foot (2') wide landscaped area the length of each required side yard, except in portions of the side yard occupied by approved accessory structures, approved elevators or elevator enclosures, a permitted swimming pool, or a driveway, including a driveway covered by a porte-cochere, in accordance with sections 10-3-2419 and 10-3-2422 of this article. (Ord. 17-O-2723, eff. 2-10-2017)

Synthetic turf shall be allowed as landscaping for the purposes of this article provided that the following provisions are satisfied for synthetic turf placed in front yards:

A. Stage D Required: Applications for the use of synthetic turf may only be approved, and permits for installation may only be issued when the City Council has declared and implemented stage D water conservation measures. Synthetic turf that is legally installed during stage D declared periods may be retained thereafter, even if the City Council withdraws the stage D declaration, provided the synthetic turf is maintained in accordance with all applicable standards.

B. Permit Required: A building permit must be obtained prior to the installation of any synthetic turf in the front yard. Upon application for a building permit the following shall be submitted to the Community Development Department:

1. A landscape plan that includes:

• a. Dimensions and details of the landscaped area including the synthetic turf and other landscaping materials.

• b. Drawings that include scaled cross sections of the proposed landscaping materials and details showing the methods of installation and attachment of the synthetic turf as well as drainage information.

2. Material description including manufacturer's product data, specifications and installation instructions, installer information and qualifications, and warranty information.

3. A sample of the proposed synthetic turf material that is at least twelve inches by twelve inches (12" x 12").

4. Maintenance information for the synthetic turf.

• C. Coverage: Synthetic turf located in the front yard may be used for up to seventy percent (70%) of the landscaped area but no more than forty percent (40%) of the entire front yard area. Synthetic turf shall not be located:

1. Within the public right of way/parkway.

2. Within the dripline of any native or "heritage tree" as defined in section 10-3-2900 of this chapter. Further, the installation of turf shall not disturb the area within the dripline of any native or heritage tree.

3. Within eighteen inches (18") of a front lot line. The eighteen inch (18") buffer between the front lot line and synthetic turf shall be landscaped with living plant material.

4. Within three feet (3') of a single-family residence.

5. In any area that is used for the parking or driving of motor vehicles.

• D. Material: Synthetic turf in a front yard must simulate the appearance of natural live grass and shall:

1. Be of a type known as cut-pile infill with parallel long slit blades. The long slit blades shall be manufactured from polyethylene or polypropylene. The minimum pile length shall be one and three-fourths inches (1[3] /4") and the

maximum pile length shall be two and one-half inches (2[1] /2"). The turf shall contain a beige or tan thatch layer. The synthetic turf blades (not including the thatch layer) shall be required to contain at least two (2) colors. The synthetic

turf shall comply with all federal and state standards related to lead and heavy metal content. Turf that is made from recycled materials is encouraged. The use of indoor or outdoor plastic or nylon carpeting is prohibited.

2. Be constructed to maximize dimensional stability, resist damage during normal use and to minimize UV degradation. Further, the synthetic turf shall be resistant to staining, weather, insects, rot, mildew and fungus growth, and shall be nonallergenic and nontoxic.

3. Contain an infill material of clean silica sand or zeolite material that is brushed into the synthetic turf to keep the blades upright and achieve a natural grass look. Any replacement infill shall be silica sand or zeolite material. Rubber infill is prohibited.

4. Be affixed to a permeable triple layer primary backing with a tuft bind strength of at least eight (8) pounds. The backing shall allow water to percolate through the synthetic turf at a drain rate of at least thirty inches (30") per hour. The synthetic turf system shall allow for the free movement and drainage of water through the system to prevent runoff, pooling, and flooding.

5. Have a manufacturer's warranty lasting at least eight (8) years.

6. Have spacing between tufting rows (gauge) of no more than three-eighths inch ([3] /8") as defined by the

manufacturer.

7. Have a face weight of at least sixty (60). The "face weight" is defined as the weight in ounces of the synthetic turf fibers found in one square yard of synthetic turf as defined by the manufacturer.

8. Have tear grab strength of at least two hundred (200) pounds.

9. Pass the pill burn test for flammability (ASTM D2859).

• E. Installation: Synthetic turf shall be installed pursuant to manufacturer's requirements by licensed professionals who are experienced and trained by the manufacturer in the installation of the synthetic turf. In addition:

1. The synthetic turf shall be installed over at least three inches (3") of a compacted aggregate base that provides adequate drainage. The base material shall be installed over subgrade that is compacted to a firm condition to ensure stability and maintain adequate drainage.

2. Seams shall not be visible and shall be fastened in a manner that ensures they are firm, tight and permanent. Seams shall be sewn and fibers shall be brushed to provide full coverage of the fibers over the seams.

3. The synthetic turf shall be anchored over the entire coverage area and shall be installed with a nailer board or any such substitute recommended by the manufacturer intended to conceal edges and ensure proper anchoring of turf.

4. All existing irrigation infrastructure in the synthetic turf area including piping and sprinkler heads that are no longer used must be capped or removed and shall not be visible.

5. All reasonable efforts shall be made to protect existing trees and tree roots from damage during installation.

F. Maintenance: Synthetic turf shall be maintained in an attractive and clean condition pursuant to title 5, chapter 7 of this code and shall not contain holes, tears, stains, discoloration, seam separations, uplifted surfaces, heat degradation, or excessive wear. (Ord. 15-O-2691, eff. 11-6-2015)

All structures constructed in the Central Area of the city shall comply with the following materials restrictions: A. Roofing: Except as otherwise prohibited by law, every structure used as a residence in any single-family residential zone shall have a roof constructed with wood shake, shingle, asphalt composition, crushed rock, or other roofing material which the director of building and safety deems equivalent. Reflective, glossy, polished, and/or roll formed type metal roofing shall be prohibited.

B. Siding: Except as otherwise prohibited by law, every structure used as a residence in any single-family residential zone shall have exterior siding of brick, wood, stucco, metal, concrete, or other siding material which the

director of building and safety deems equivalent. Reflective, glossy, polished, and/or roll formed type metal siding shall be prohibited on such structures.

C. Alternate Materials: Notwithstanding any other provision of this section, the director of building and safety may authorize the use of materials not otherwise authorized pursuant to this section if the director finds that:

1. The use of an otherwise prohibited material would enhance the architectural compatibility of the proposed structure with existing structures in the neighborhood;

2. A proposed alteration or addition to an existing residential structure with the prohibited material will be a continuation of such structure's architectural style; or

3. The use of an otherwise prohibited material is necessary to provide adequate safety or to comply with other laws or regulations applicable to the subject structure. (Ord. 85-O-1953, eff. 7-4-1985; amd. Ord. 95-O-2239, eff. 7-71995; Ord. 01-O-2384, eff. 11-2-2001; Ord. 02-O-2403, eff. 9-6-2002)

If the area of a residential site equals or exceeds twenty four thousand (24,000) square feet, or if the area of two (2) or more contiguous lots or parcels which are owned by the same person and used as one site equals or exceeds twenty four thousand (24,000) square feet, accessory buildings to a residence may be located on any part of the site if authorized by the planning commission as part of a Central R-1 permit issued in accordance with the procedures set forth in article 24.5 of this chapter.

All accessory buildings approved pursuant to this section shall be immediately removed if the site is altered so that: A. The area of the site on which the accessory buildings are located is reduced below twenty four thousand (24,000) square feet, or

B. The primary residential building is separated or removed from the site on which the accessory buildings are located so that the buildings or properties in question no longer function as one home or estate. (1962 Code § 10-205; amd. Ord. 95-O-2239, eff. 7-7-1995; Ord. 01-O-2384, eff. 11-2-2001; Ord. 02-O-2403, eff. 9-6-2002)

A. Except as provided otherwise in subsection B of this section, no single-family residence in a Central R-1 zone shall be erected, constructed, altered or remodeled unless the elevations and plans for the exterior portions and areas have been first reviewed and approved by the design review commission or the director of community development in accordance with the provisions of article 44 of this chapter.

B. Notwithstanding any other provision of this code, the design review procedures set forth in article 44 of this chapter shall not apply to the following:

1. Remodels of single-family residences in a Central R-1 zone that do not materially change the appearance of the structure as viewed from the street. (Ord. 04-O-2444, eff. 5-21-2004; amd. Ord. 05-O-2472, eff. 6-17-2005)

For any application that seeks approval to exceed the height limitations set forth in section 10-3-2403, 10-3-2413 or 10-3-2414 of this chapter, the director of community development may, at his or her discretion, require the applicant to first install story poles to demonstrate the height, bulk and location of the proposed project. The director is hereby authorized and directed to promulgate rules and regulations, subject to approval by resolution of the planning commission, governing the installation of story poles. Any applicant subject to the requirements of this section shall install all story poles in full compliance with such rules and regulations. (Ord. 04-O-2454, eff. 10-22-2004)

A. Notwithstanding any other provision of this code, the following width and depth restrictions shall apply to each R-1 zone lot in the Central Area of the city:

1. Width: The maximum width of any R-1 zone lot in the Central Area of the city shall not exceed the average width of the lots in the same block.

2. Depth: The maximum depth of any R-1 zone lot in the Central Area of the city shall not exceed the average depth of the lots in the same block.

B. In addition to the restrictions imposed by subsection A of this section, no single-family residential development in the Central Area of the city shall be permitted to occupy more than one lot, nor shall any residential structure in the Central Area of the city be erected or enlarged across a lot line in an R-1 zone.

C. Notwithstanding any other provision of this section, the city council may waive the limitations set forth in subsection A of this section by issuing a Central R-1 permit pursuant to article 24.5 of this chapter. Additionally, the city council may waive the provisions of subsection B of this section in connection with a remodel of an existing home that occupies more than one lot provided that the remodel does not involve an increase in the square footage of the existing home. In addition to the findings required by section 10-3-2453 of this chapter, the city council shall not issue a Central R-1 permit to allow a single-family residential development on multiple lots, to allow a residential structure to be erected or enlarged across a lot line, or to allow a lot to exceed the maximum width and depth limitations imposed by this section unless the city council makes the following additional findings:

1. The Central R-1 permit does not enlarge any single lot by more than ten percent (10%) of the average width or depth of the lots in the same block.

2. The proposed development is designed to appropriately minimize the appearance of scale and mass and enhances the garden quality of the city and appropriately maximizes the use of required open space within the proposed architectural style;

3. The proposed development will enhance the appearance of the neighborhood;

4. The proposed development appropriately balances the applicant's reasonable expectation of development with the neighbors' reasonable expectation of privacy; and

5. The proposed development respects the character of the existing neighborhood and prevailing site design patterns, carefully analyzing the characteristics of the surrounding group of homes, and integrates appropriate features that will ensure harmony between old and new.

In making this determination, the city council may look at such factors as the impact of the proposed development on the scale and massing as viewed from adjacent properties, the impact of the proposed development on available light in neighboring yards, and the cumulative impact to adjacent properties from the proposed development in combination with existing multiple lot developments in the vicinity. (Ord. 06-O-2494, eff. 2-17-2006)