Beverly Hills — Design Review

Last reviewed: July 1, 2026

Overview

Beverly Hills uses a focused, R‑1 Design Review program for single‑family homes in the Central Area of the city. In plain terms: if you are building or exterior‑remodeling a single‑family house in the Central R‑1, your elevations and exterior plans typically must be approved by the Design Review Commission or the Director before permits are issued, alongside the city’s baseline zoning and development standards. The same Central Area rules also control front‑yard walls, fences and architectural projections—some of which specifically require R‑1 Design Review approval.

This page covers only what the Beverly Hills zoning ordinance says about Design Review; for broader land use, parking or landscaping and screening rules referenced below, see those dedicated pages.

What “Design Review” means in Beverly Hills

• Applicability. The city’s code requires R‑1 Design Review for any new construction or exterior remodel of a single‑family residence in the Central R‑1 unless the remodel does not “materially change the appearance of the structure as viewed from the street.” Review is by the Design Review Commission or the Director of Community Development, under Article 44 of the zoning code.
• Front‑yard elements that trigger Design Review. Where otherwise allowed, front‑yard walls, fences, or hedges over 3 ft in height must be “approved pursuant to Article 44, ‘R‑1 Design Review.’” Architectural projections that extend more than 6 in into the front yard are also tightly limited and may intersect with Design Review if paired with other Central R‑1 approvals.
• How it interacts with other Beverly Hills processes. Central Area single‑family projects often combine Design Review with a discretionary Central R‑1 permit (Article 24.5) to adjust standards like floor area, window placement south of Santa Monica Blvd, or special setback situations. Appeals of a Design Review Commission decision on a Central R‑1 permit go to the Planning Commission per the code’s cross‑reference to Article 44 appeals.
• Not the same as “Architectural Review.” Outside the single‑family Central Area, Beverly Hills generally uses an Architectural Commission process (Article 30)—for example, the Beverly Hills Hotel Specific Plan explicitly requires architectural review—and some mixed‑use housing that meets the City’s Objective Design Standards is exempt from architectural review. These are separate from R‑1 Design Review.

District-by-District Design Review lens

Design Review in Beverly Hills is tied to place—primarily the single‑family Central Area. Below are the districts you’ll most often see in R‑1 design submittals, with the decision‑critical dimensional context they live within.

Central R‑1 (Single‑Family — Central Area)

• Purpose and where it applies: Single‑family neighborhoods on the city’s flats (“Central Area”) governed by Article 24 and, when triggered, Article 44 R‑1 Design Review.
• Typical permitted uses: Private one‑family residences in R‑1.X zones; limited community‑care and similar state‑protected residential uses also appear in the R‑1 articles.
• Key dimensional standards that shape Design Review:
  • Floor area: The maximum cumulative floor area is 1,500 sf + 40% of lot area (Central Area, single‑family), subject to potential adjustment via a Central R‑1 permit. Minimum primary residence floor area is 1,600 sf.
  • Height (north of Santa Monica Blvd examples): Max plate height typically 22 ft and max building height 28–34 ft depending on roof type and side yards; additional plate height can be earned with greater front setback.
  • Rear setback: Generally 30% of lot depth – 9 ft; limited encroachments and a rear‑setback extension pathway exist, with larger rear‑yard additions sometimes requiring a Central R‑1 permit.
  • Street‑side setback: 5 ft south of Santa Monica Blvd, 15 ft north of Santa Monica Blvd, unless a mapped setback applies.
  • Front yard elements: Fences/hedges above 3 ft require approval “pursuant to Article 44, R‑1 Design Review.” Certain architectural projections are capped at 10% of setback depth and limited to 20% of the “maximum potential facade” unless more is allowed via Central R‑1 permit.
  • Landscaping plan: New single‑family homes in the Central Area must submit a landscaping plan that supports the city’s “garden quality” character.
• How Design Review applies: All new/exterior remodel single‑family projects in the Central R‑1 need R‑1 Design Review unless the remodel does not materially change street‑visible appearance. Front‑yard fences over 3 ft need R‑1 Design Review. Often paired with Central R‑1 permits where relief or adjustments are sought.

Hillside Area R‑1 (Single‑Family — Hillside)

• Purpose and where it applies: Single‑family neighborhoods in designated Hillside Area under Article 25.
• Typical permitted uses: Single‑family homes; the base R‑1 permitted‑uses framework (e.g., private one‑family residence) still applies citywide by zone.
• Key dimensional standards:
  • Front setback: Established per city records or neighborhood average if none; case‑specific in the Hillside Area.
  • Rear setback: 15% of lot depth or 20 ft, whichever is greater.
  • Side setbacks: 10 ft or 12% of lot width, whichever is greater, with special rules for additions and uphill cuts.
  • Floor area: Hillside maximums are governed by Article 25 formulas, with an absolute cap of 15,000 sf including basements unless a Hillside R‑1 permit is granted. Minimum primary residence is 1,600 sf.
• How Design Review applies: Not found in retrieved materials. The explicit R‑1 Design Review trigger (Article 44) is written for the Central R‑1; Hillside projects instead commonly use the separate Hillside R‑1 permit structure for deviations. Verify with the jurisdiction.

How Design Review intersects with Central R‑1 permits and other approvals

• Central R‑1 permits (Article 24.5). The Planning Commission (or City Council in limited cases) can modify specific Central Area standards—e.g., allow more floor area than Section 10‑3‑2402 permits; adjust window placement south of Santa Monica Blvd; set special setback configurations on corner lots; or set height in limited contexts. These discretionary approvals run in parallel with R‑1 Design Review when both are triggered. Appeals of Design Review Commission decisions on Central R‑1 permits go to the Planning Commission.
• Substantial compliance determinations. Where a built project deviates slightly from approved plans, fences/walls exceedances up to 10% may be blessed through a “substantial compliance” process—but note the code expressly references the Planning, Design Review or Architectural Commission for beyond‑table deviations.
• Added requirement when seeking to exceed Central Area height limits. The Director may require story poles for proposals that exceed specific Central Area height limits (Sections 10‑3‑2403, 10‑3‑2413, or 10‑3‑2414).
• Outside R‑1: Architectural Review and Development Plan Review. Hotel/specific‑plan and many commercial or mixed‑use projects go through Architectural Commission review (Article 30) or Planning Commission development plan review (Article 31)—not R‑1 Design Review. Some mixed‑use housing meeting Objective Design Standards is exempt from architectural review.

Decision points tied to R‑1 Design Review (Central Area)

Checklist

• Confirm your lot is in the Central Area single‑family district; check applicable Article 24 standards for floor area, height and setbacks.
• Determine if your remodel “materially changes” the exterior as seen from the street; if yes, prepare an R‑1 Design Review submittal. If uncertain, ask the Director.
• If proposing a wall/fence/hedge over 3 ft in the front yard, include R‑1 Design Review in your scope.
• If seeking any Central R‑1 permit relief (e.g., extra floor area, window placement south of Santa Monica Blvd, special corner‑lot setbacks), prepare that application to run with Design Review.
• Include a landscaping plan for new single‑family homes; align with the city’s “garden quality” intent.
• If your proposal seeks to exceed Central Area height limits, be prepared for possible story‑pole requirements.
• Coordinate any parking layout changes with zoning standards and your parking obligations (separate from Design Review). Not found in retrieved materials for Design Review specifics.

Risks & Ambiguities

Plain-English Summary

If your Beverly Hills single‑family property is in the Central Area, expect to go through R‑1 Design Review whenever you build a new house or change the street‑visible look of an existing one. That review often runs in parallel with a Central R‑1 permit if you need extra floor area, special setbacks, or similar relief, and it always sits on top of the city’s base height, setback and floor‑area limits. Front‑yard fences above 3 feet need Design Review, and a landscaping plan is required for new homes.

Source References

• BHMC Article 24 (Central Area single‑family standards), including floor area, height, rear and street‑side setbacks: Sections 10‑3‑2402, 10‑3‑2403, 10‑3‑2405, 10‑3‑2407, 10‑3‑2408, 10‑3‑2423, 10‑3‑2426, 10‑3‑2427
• BHMC Article 24.5 (Central R‑1 permits): authority, review body, findings, appeals and hearing notice: Sections 10‑3‑2450 through 10‑3‑2456
• BHMC Article 25 (Hillside Area single‑family standards): front, rear and side setbacks; floor‑area framework; hillside permits: Sections 10‑3‑2504, 10‑3‑2505, 10‑3‑2506, 10‑3‑2502
• R‑1 permitted uses (R‑1.X): Section 10‑3‑501
• Architectural review references (not Design Review): Section 10‑3‑1552; Objective Design Standards exemption for architectural review in mixed use: Section 10‑3‑1889; Development plan review for mixed use: Section 10‑3‑1875
• Substantial compliance determinations noting Design Review/Architectural Commission involvement on certain deviations: see table in Section 10‑3‑… (as retrieved)

Information Gaps

• Article 44 (R‑1 Design Review) detailed procedures, submittal contents, design criteria, and explicit findings were not included in the retrieved materials. Not found in retrieved materials.
• Whether any Hillside‑specific Design Review applies in addition to Hillside R‑1 permits. Not found in retrieved materials.

Retrieved passages

• Beverly Hills Zoning Code (article 24.5) Medium relevance show source text
• Beverly Hills Zoning Code (section shall) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-2422) Medium relevance show source text
• Beverly Hills Zoning Code (section regarding) Medium relevance show source text
• Beverly Hills Zoning Code (ARTICLE 20.3.) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-2034) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-1551) Medium relevance show source text
• Beverly Hills Zoning Code (chapter or) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-2422) Medium relevance show source text
• Beverly Hills Zoning Code (section regarding) Medium relevance show source text
• Beverly Hills Zoning Code (title 1) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-2402) Medium relevance show source text
• Beverly Hills Zoning Code (ARTICLE 24.5.) Medium relevance show source text
• Beverly Hills Zoning Code (article shall) Medium relevance show source text
• Beverly Hills Zoning Code (article 24.5) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-2405) Medium relevance show source text
• CFC § 10 (chapter is) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-100) Medium relevance show source text
• Beverly Hills Zoning Code (§ 10-226) Medium relevance show source text
• Beverly Hills Zoning Code (article 43) Medium relevance show source text

Cited sections

• BHMC Article 24 (Central Area single‑family standards), including floor area, height, rear and street‑side setbacks: Sections 10‑3‑2402, 10‑3‑2403, 10‑3‑2405, 10‑3‑2407, 10‑3‑2408, 10‑3‑2423, 10‑3‑2426, 10‑3‑2427 (Article 24)
• BHMC Article 24.5 (Central R‑1 permits): authority, review body, findings, appeals and hearing notice: Sections 10‑3‑2450 through 10‑3‑2456 (Article 24.5)
• BHMC Article 25 (Hillside Area single‑family standards): front, rear and side setbacks; floor‑area framework; hillside permits: Sections 10‑3‑2504, 10‑3‑2505, 10‑3‑2506, 10‑3‑2502 (Article 25)
• R‑1 permitted uses (R‑1.X): Section 10‑3‑501 (Section 10)
• Architectural review references (not Design Review): Section 10‑3‑1552; Objective Design Standards exemption for architectural review in mixed use: Section 10‑3‑1889; Development plan review for mixed use: Section 10‑3‑1875 (Section 10)
• Substantial compliance determinations noting Design Review/Architectural Commission involvement on certain deviations: see table in Section 10‑3‑… (as retrieved) (Section 10)
• BeverlyHills_ZoningCode.md

• Official Beverly Hills code library