Beverly Hills Zoning, Planning & Building Codes

Last reviewed: July 1, 2026

Overview

Beverly Hills regulates land use primarily through its municipal zoning code, organized as Title 10, Chapter 3 of the Beverly Hills Municipal Code (sections use the 10-3-xxxx format). The code pairs classic use districts (single‑family, multi‑family, commercial) with targeted transition zones, mixed‑use overlays, and site‑specific specific plans. Key procedures like development plan review and architectural review shape project design citywide, with specialized standards for the Central Area and the Hillside Area. State housing mandates—especially ADUs, SB 9 two‑unit/lot‑split, density bonus, and supportive housing—are embedded into local chapters and cross‑referenced throughout this guide. See Beverly Hills Zoning and Beverly Hills Land Use for companion deep dives.

How Beverly Hills’s code is organized

• The city’s zoning regulations are codified as the Beverly Hills Municipal Code, Title 10, Chapter 3 (“this chapter” in citations). The official zoning map and zone-boundary rules are at §10‑3‑304–305 (map on file with the City Clerk).
• Citywide baseline provisions (e.g., conflicts, conformance to zone rules) live in early general sections such as §10‑3‑202–203.
• District‑by‑district rules are grouped into Articles (e.g., Article 5 for R‑1.X, Article 15 for R‑3, Article 16 for C‑3, Article 20 for C‑5, etc.). Examples: §10‑3‑501ff (R‑1.X); §10‑3‑1501ff (R‑3); §10‑3‑1601ff (C‑3).
• The code uses overlays and planned development articles for corridor‑ and project‑specific standards:
  • Mixed Use Overlay, Article 18.7 (application areas, uses, process in §10‑3‑1873–1877).
  • Commercial Retail Planned Development (C‑R‑PD), Article 18.2 (§10‑3‑1821–1823).
  • Mixed‑Use PD Overlays (M‑PD‑2/3/4/5), Articles 19.3, 19.8, 19.9x series (see applicability/objectives in §10‑3‑1930–1932, §10‑3‑1980–1980.3, §10‑3‑1990.10–.12, §10‑3‑1995.1–.5).
• Specific plans occupy Article 15 (hotel and major mixed‑use precincts), with each plan’s development standards controlling over base zoning (e.g., §10‑3‑1551, §10‑3‑1561, §10‑3‑1571, §10‑3‑1581, §10‑3‑1592).
• Citywide parking and loading standards are in Article 27 (referenced repeatedly—see §10‑3‑2730, §10‑3‑2729, and §10‑3‑2740–2742). The code allows Planning Commission adjustments through the development plan review process in §10‑3‑3104 (referenced in §10‑3‑2729/2730 cross‑citations).
• Key discretionary procedures:
  • Beverly Hills Design Review via the Architectural Commission is in Article 30 (e.g., architectural review required in §10‑3‑1552 and exemptions tied to Objective Design Standards in §10‑3‑1889.A).
  • Development Plan Review (DPR) is Article 31; mixed‑use projects must obtain DPR per §10‑3‑1875 (with noticing under Article 2.5 and City‑Council appeal path cited there).
  • Planned Development permits use Article 18.4 procedures and findings (§10‑3‑1841–1844).

Zoning district families

• Residential
  • R‑1.X (single‑family): Permitted uses in §10‑3‑501; ADUs/JADUs permitted subject to Article 50 per §10‑3‑503.5; CUPs in §10‑3‑502. The code bars transient single‑family use and sets a minimum initial lease term of one year in §10‑3‑406.
  • R‑1.5X2 and R‑1.8X (single‑family variants): ADUs/JADUs allowed per §10‑3‑803.5 and §10‑3‑1102.5; R‑1.8X also limits on‑lot parking to five cars in §10‑3‑1102; both apply the same one‑year minimum rental term principle.
  • R‑3 and R‑4 (multi‑family): Residential focus confirmed in §10‑3‑1502 and §10‑3‑1543, with minimum initial lease terms of one year in §10‑3‑1503.B and §10‑3‑1543.B.
  • R‑4‑P (Residential Parking Zone): A transition/buffer district between intense commercial and residential with multiple‑family dwellings and accessory parking allowed; see objectives, permitted/conditional uses at §10‑3‑1531–1534.
• Commercial
  • C‑3 (General Commercial): The “business triangle” is defined in §10‑3‑1601; typical retail/office uses are permitted as listed there.
  • C‑3T‑3 (Commercial‑Transition): Tightens height and setback near one‑family zones (e.g., max 35 ft within the first 30 ft depth facing R‑1, plus a 6 ft landscaped buffer) per §10‑3‑1642.
  • C‑5 (Civic Center area): Adds urban design/operational rules such as open‑space visibility (§10‑3‑2013), driveway limits (§10‑3‑2012), and setback landscaping standards (§10‑3‑2011). Signage must follow Chapter 4 per §10‑3‑2014; see Beverly Hills Signage.
• Public/Institutional
  • P‑S (Public Service) and S (Public School) zones define municipal and school uses in §10‑3‑2030–2033 and §10‑3‑2211–2212.
  • A dedicated Religious Institution zone is recognized at §10‑3‑2201.

Citywide development standards

• Setbacks and massing at residential edges
  • Nonresidential next to residential must step back: e.g., 6 ft at ground, 10 ft up to 30 ft/2 stories, and 20 ft above that per §10‑3‑1952; separation walls are required by §10‑3‑1953.
  • In the Central Area, street‑side setbacks are mapped; if unmapped, they are generally 5 ft south of Santa Monica Blvd and 15 ft north of it per §10‑3‑2407. Limited front‑yard encroachments are listed in §10‑3‑2408.
  • Hillside side setbacks are typically the greater of 10 ft or 12% of lot width per §10‑3‑2506.
  • In the C‑3T‑3 transition zone, the first 30 ft of lot depth facing R‑1 is capped at 35 ft height; a 6 ft landscaped screen is required per §10‑3‑1642.
• Parking and loading
  • The off‑street parking schedule and layout standards are in Article 27 (see references to §10‑3‑2729, §10‑3‑2730, and loading §10‑3‑2740–2742). The Planning Commission may adjust counts/layouts through the DPR process if findings in §10‑3‑3104 are met.
  • Hillside and Trousdale have their own minimums (e.g., Hillside primary residences typically 3–4 spaces, with two covered, in §10‑3‑2515; Trousdale Estates requires 2–4 spaces depending on bedrooms in §10‑3‑2615).
  • In the Mixed Use Overlay, above‑grade parking must sit behind at least 40 ft of active building depth from street façades unless modified in DPR per §10‑3‑1883.E–G.
• Landscaping and screening
  • Commercial‑residential transitions require walls/landscaping per §10‑3‑1953 and, in specialty districts, buffers/alleys with landscaped widths established through planned development approvals.
  • See also Central Area setback landscaping rules (§10‑3‑2011) and Hillside fence/wall parameters (§10‑3‑2616).
  • Explore Beverly Hills Landscaping and Screening for a curated view.
• Development intensity
  • FAR and lot‑coverage caps are referenced within district articles and project‑type articles; not all baseline numbers surfaced in the retrieved excerpts. Not found in retrieved materials—verify with the jurisdiction or the specific article for your district.

For the citywide matrix view, see Beverly Hills Development Standards. For parking specifics by use, see Beverly Hills Parking.

Specific plans & overlays

• Specific plans (Article 15) override base zoning within their boundaries:
  • Beverly Hills Hotel SP (Article 15.5) — hotel and ancillary uses control; architectural review still applies per §10‑3‑1552. Development is governed by the plan rather than base residential rules (§10‑3‑1551).
  • Beverly Hills Gardens SP (Article 15.6) — projects must conform to the plan; plan controls over commercial/hotel articles (§10‑3‑1560–1562).
  • 9900 Wilshire SP (Article 15.7) and Beverly Hilton SP (Article 15.8) — plan standards control; both can be superseded by the One Beverly Hills Overlay SP upon an “Election” under §10‑3‑1590; if elected, the One Beverly Hills Overlay SP (Article 15.9) governs (§10‑3‑1591–1593).
• Mixed‑use tools:
  • Mixed Use Overlay (Article 18.7) — applied along named corridors like Wilshire, La Cienega, Robertson, Olympic, and South Beverly Drive in §10‑3‑1873; requires DPR per §10‑3‑1875; allows multi‑family units in mixed‑use with restrictions (e.g., no ground‑floor residential within the first 40 ft of street depth unless adjusted) in §10‑3‑1876–1877. Outdoor living space and transitional operations are cross‑referenced to §10‑3‑2803 and §10‑3‑1956. Objective Design Standards (ODS) now apply and can exempt qualifying projects from architectural review per §10‑3‑1889.A.
  • M‑PD‑2/3/4/5 — site‑specific mixed‑use PD overlays with tailored setbacks/parking/modulation and planned‑development approvals (see §10‑3‑1930–1932, §10‑3‑1980–1980.3, §10‑3‑1990.10–.12, §10‑3‑1995.1–.5).
  • C‑R‑PD (Article 18.2) — supports department stores while imposing setbacks/loading/queuing and privacy protections tailored to adjacent multi‑family (§10‑3‑1830–1834).
• Transition and traffic overlays:
  • C‑3T‑3 tightens height/landscaping at R‑1 edges (§10‑3‑1642).
  • T‑O (Traffic Overlay) references Article 31 review and Article 30 landscaping approvals for surface parking plans (§10‑3‑2356).

Explore map‑based layers via Beverly Hills Overlay Districts and plan‑specific details on Beverly Hills Land Use.

Building permits & review

• Most significant projects engage Development Plan Review (Article 31); for mixed use this is mandatory per §10‑3‑1875, with Article 2.5 public noticing and City‑Council appeals as cited in that section.
• Architectural Review (Article 30) is commonly required; even within specific plans (e.g., Hotel SP), architectural review still applies (see §10‑3‑1552). Qualified mixed‑use housing projects meeting the city’s Objective Design Standards are exempt from architectural review per §10‑3‑1889.A.
• Planned Developments follow Article 18.4: public hearing (§10‑3‑1843), findings/conditions (§10‑3‑1844).
• Construction permits are issued under the city’s adoption of the California Building Standards Code. Where the zoning text does not specify submittal details, verify application forms and submittal standards with the Community Development Department.
• For project relief mechanisms, see conditional uses (Article 38; cited throughout district articles), minor accommodations (Article 36; cited in ADU provisions), and Beverly Hills Variances and Exceptions.

State housing law in Beverly Hills

• ADUs/JADUs
  • ADUs are expressly permitted in R‑1.X, R‑1.5X2, and R‑1.8X when they meet Article 50 criteria or obtain a minor accommodation (see §10‑3‑503.5, §10‑3‑803.5, §10‑3‑1102.5). See Beverly Hills ADUs and background in California ADU law.
• SB 9 (two‑unit/urban lot split)
  • Central Area street‑side setbacks and Hillside side setbacks are reduced to 4 ft for primary residential units in qualifying “urban infill two‑unit” or “urban lot split” projects per §10‑3‑2407 and §10‑3‑2506; parking can be limited to 1 space per unit with transit/car‑share exceptions per §10‑3‑2515.D/E and §10‑3‑2615.D.
• Density bonus (Gov. Code § 65915)
  • Beverly Hills implements State Density Bonus Law through Article 15.2. A density bonus permit is required (§10‑3‑1521), processed concurrently with DPR (§10‑3‑1523–1524), and the city must grant bonuses consistent with state thresholds (§10‑3‑1524.C). See California housing laws.
• Supportive housing and special needs
  • If a non‑residential zone permits multi‑family or mixed use, then supportive housing is also permitted there, with streamlined timelines, per §10‑3‑303.B.
• Local rent/tenancy rules (zoning‑related)
  • Transient multi‑family and short initial lease terms are prohibited in several districts; initial leases must be at least one year in R‑1, R‑1.5X2, R‑1.8X, R‑3, and R‑4 (see §10‑3‑406.B, §10‑3‑805.B, §10‑3‑1104.B, §10‑3‑1503.B, §10‑3‑1543.B).

For related overlays, signage, historic preservation, nonconforming rules, and relief mechanisms, also see:

• Beverly Hills Overlay Districts
• Beverly Hills Signage
• Beverly Hills Historic Preservation
• Beverly Hills Nonconforming Uses

Source References

• Zoning map and boundary rules: §10‑3‑304–305.
• General conformance/conflicts: §10‑3‑202–203.
• Residential districts: R‑1.X (§10‑3‑501–503.5, §10‑3‑406), R‑1.5X2 (§10‑3‑803.5), R‑1.8X (§10‑3‑1102–1104), R‑3 (§10‑3‑1502–1503), R‑4 (§10‑3‑1543), R‑4‑P (§10‑3‑1531–1534).
• Commercial districts: C‑3 (§10‑3‑1601–1602), C‑3T‑3 (§10‑3‑1641–1642), C‑5 (§10‑3‑2011–2017, §10‑3‑2022–2023).
• Public/Institutional: P‑S (§10‑3‑2030–2034), S (§10‑3‑2211–2212), Religious (§10‑3‑2201).
• Mixed use and PD overlays: Mixed Use Overlay (§10‑3‑1873–1879), M‑PD‑2/3/4/5 (§10‑3‑1930–1932, §10‑3‑1980–1980.3, §10‑3‑1990.10–.12, §10‑3‑1995.1–.5), C‑R‑PD (§10‑3‑1821–1823, §10‑3‑1830–1834).
• Specific plans: Hotel (§10‑3‑1550–1554), Gardens (§10‑3‑1560–1562), 9900 Wilshire (§10‑3‑1570–1573), Beverly Hilton (§10‑3‑1580–1583), One Beverly Hills Overlay SP (§10‑3‑1590–1593).
• Development review: DPR req’ts (§10‑3‑1875, Article 31), Architectural Review (Article 30; see §10‑3‑1552), Planned Development (§10‑3‑1841–1844), Objective Design Standards for MU (§10‑3‑1889).
• Parking and loading: Article 27 references (§10‑3‑2729/2730, §10‑3‑2740–2742) and Commission modification authority tied to §10‑3‑3104.