Local zoning · Beverly Hills

Beverly Hills — Development Standards

Development Standards under the Beverly Hills local zoning and planning code, with the controlling citations.

Last reviewed: July 1, 2026

Overview

Beverly Hills regulates site design, massing, and intensity under Title 10, Chapter 3 of its zoning ordinance. These development standards—setbacks, height, floor area, density, and FAR—vary by district and, for single-family neighborhoods, by geography (Central Area vs. Hillside, with special rules in Trousdale). This page synthesizes the standards that most often drive feasibility, with direct citations to the controlling sections and practical guidance. For a broader policy context, see the city’s zoning overview and zoning pages.

How Beverly Hills organizes single-family standards

The Central Area’s single‑family neighborhoods follow Article 24 standards; they include distinct rules north vs. south of Santa Monica Blvd, and additional subareas near Olympic/Doheny.
The Hillside Area uses Article 25 standards (pad‑based floor‑area calculus, height envelopes, and view protections).
Trousdale Estates overlays the Hillside framework with stricter height/grading limits.

Citywide rules you should know first

Use, conformance, and setbacks are mandatory—no structure may encroach into required yards except where expressly allowed by code. See general conformance and setback rules in 10-3-203 and the encroachment allowances cited below.
When nonresidential sites abut residential zoning, transitional setbacks and solid walls are required (see 10-3-1952 and 10-3-1953).
Some districts are governed by overlay/specific plans (e.g., Mixed Use, C‑R‑PD, M‑PD, One Beverly Hills); in those cases the overlay controls.

District-by-District Standards

R‑1.X — Central Area single‑family

Purpose and typical uses: Private one‑family residences and closely related residential uses.
Where it applies: The “Central Area of the city,” with sub‑rules north vs. south of Santa Monica Blvd, and added standards in specific Olympic/Doheny subareas.
Key dimensional standards:
- Floor area (maximum): The cumulative floor area on a single R‑1 site is capped at 1,500 sf + 40% of lot area; minimum primary unit size is 1,600 sf and 20 ft min width. A Central R‑1 permit can authorize more floor area, but not to violate height/setbacks. 10‑3‑2402.
- Height (principal building): North of Santa Monica Blvd, max plate height 22 ft and max height 28 ft (up to 30 ft/32 ft with larger side yards); south of Santa Monica Blvd, max building height 25 ft (flat), 28 ft (sloped), or 32 ft (sloped with ridgeline). Special lower “first 20 ft behind the front yard” limits apply south of Olympic and east of Doheny. 10‑3‑2403.
- Front setback: As established in city records; if none, use the lesser of the existing home’s distance to front lot line or the blockface average. 10‑3‑2404.
- Rear setback: 30% of lot depth minus 9 ft, with limited encroachment and nonconforming extension allowances. 10‑3‑2405.
- Side setbacks: North of SMB: each side at least 7.5 ft; combined total scales with lot width. South of SMB: 5 ft on one side and 9 ft on the other, with exceptions for corners and Olympic/Doheny subareas; limited side‑yard extension of legal nonconformities is possible with findings or permits. 10‑3‑2406.
- Street‑side setbacks: 5 ft south of SMB; 15 ft north of SMB (or per the Residential Street Setback Map). 10‑3‑2407.
- Front‑yard encroachments: Limited projections (eaves, one front porch without posts, small plant‑on accents) are allowed with caps; some items may need a Central R‑1 permit. 10‑3‑2408.
- Accessory buildings: South of SMB—cumulative accessory floor area capped at 500 sf; both north and south—14 ft height cap and carefully conditioned side/rear yard encroachments (with alley/height planes and stepbacks). 10‑3‑2413, 10‑3‑2414.
- Estate allowances: On sites ≥24,000 sf, accessory buildings may be sited beyond typical limits by Central R‑1 permit. 10‑3‑2425.
Process notes: A design review approval is required for most new or substantially altered exteriors in Central R‑1. 10‑3‑2426.
Parking: Central R‑1 has its own space count; coordinate early with parking requirements. 10‑3‑2419.

R‑1 — Hillside Area

Purpose and typical uses: Single‑family residential on hillside terrain with pad‑based massing controls. 10‑3‑2501.
Where it applies: All single‑family‑zoned properties in the Hillside Area. 10‑3‑2501.
Key dimensional standards:
- Floor area: Minimum 1,600 sf primary unit; maximum is computed from existing level pad and slope area per 10‑3‑2502, with at least 4,500 sf allowed by right even if formula yields less, and a global cap of 15,000 sf including basements unless a Hillside R‑1 permit is granted (some basement garage/mechanical areas excluded). 10‑3‑2502.
- Height: Base max 26 ft, or within a height envelope starting at 22 ft at the front setback line rising to 30 ft; refinements apply for uphill lots, construction over slope/fill, and small pads, plus a 55 ft vertical “lowest-to-highest point” check. 10‑3‑2503.
- Front setback: As recorded; otherwise blockface average or the existing house’s distance. 10‑3‑2504.
- Rear setback: Greater of 20 ft or 15% of lot depth. 10‑3‑2505.
- Side setbacks: Each side is the greater of 10 ft or 12% of lot width; street‑side per the city map; limited nonconforming side‑yard extensions with findings/permits. 10‑3‑2506.
- Paving/open area: Paved surfaces and game courts must be set back ≥5 ft from property lines; front‑yard paving is capped. 10‑3‑2518.
- View preservation: In certain cases, height over 14 ft is prohibited if it would substantially disrupt specified basin views from nearby pads; story poles can be required. 10‑3‑2522; 10‑3‑2527.
Process notes: Many deviations run through a Hillside R‑1 permit (Article 25.5) with explicit findings and limits.

R‑1 — Trousdale Estates (Article 26)

Purpose and typical uses: Very low profile hillside housing with strict pad/height/landform protection.
Where it applies: The Trousdale Estates neighborhood, as mapped.
Key dimensional standards:
- Build to pad: No portion of any building may extend beyond the level pad (with narrow exceptions for certain existing or public projects). 10‑3‑2603.
- Grading: No grading requiring a permit on slopes steeper than 1:5; no regrading to raise a pad. 10‑3‑2604.
- Height: Max 14 ft; limited relief via a Trousdale R‑1 permit for certain lawful pre‑1987 conditions. 10‑3‑2605.

Multi‑Family residential (R‑4X1, R‑4X2, RMCP, R‑4‑P)

Purpose and typical uses: Multiple‑family housing (R‑4X1/X2), with transitional RMCP parking/mixed zones and R‑4‑P buffering standards where multi‑family abuts nonresidential. 10‑3‑1230; 10‑3‑1538.
Where it applies: R‑4 neighborhoods and specific transitional blocks (RMCP, R‑4‑P).
Key dimensional standards:
- R‑4X1 permitted residential uses are confirmed; general R‑4 height/setbacks/density tables Not found in retrieved materials.
- R‑4‑P (buffering): Requires alleys and landscaped buffers between residential and nonresidential, and limits height of appurtenant parking structures; ancillary retail setbacks and height caps also apply. 10‑3‑1538.
- RMCP purpose/uses mirror R‑4 with parking/commercial transition intent; dimensional standards Not found in retrieved materials. 10‑3‑1230–1231.

MU Overlay — Mixed Use

Purpose and typical uses: Mixed residential/commercial buildings with required ground‑floor commercial. 10‑3‑1879.
Where it applies: Designated corridors (e.g., Wilshire, La Cienega, Robertson, Olympic, parts of South Doheny, San Vicente, South Beverly, Santa Monica south roadway). 10‑3‑1873.
Key standards:
- Height: By Mixed Use Height District A/B/C: 45 ft/3 stories (A), 45 ft/4 stories (B), or 55 ft/5 stories (C), keyed to adjacency with residential height districts. 10‑3‑1880.
- Density: Max 1 unit per 550 sf of site area. 10‑3‑1881.
- Outdoor space: Residential components must provide outdoor living space per 10‑3‑2803. 10‑3‑1886.
- Objective Design Standards may exempt qualifying projects from architectural review; all other entitlements still apply. 10‑3‑1889.

C‑3 — Commercial Zone

Purpose and typical uses: General commercial and offices, retail, studios, and similar uses. 10‑3‑1601.
Transitional standards next to homes: Nonresidential sites abutting residential must hold deeper setbacks with stepbacks as height increases (6/10/20 ft tiers) and provide a separating wall. 10‑3‑1952–1953.

C‑5 — Commercial Office (Civic Center)

Purpose and where it applies: Civic Center and adjacent blocks (e.g., along Civic Center Drive and Maple Drive).
Key standards:
- Height: Max 45 ft citywide in C‑5 (with Maple Drive measurement rules). 10‑3‑2006.
- Setback design: No more than 50% of required setback may be paved; remainder fully landscaped. 10‑3‑2011.
- Access: One driveway per street frontage, max 28 ft width; curb cuts prohibited along defined Civic Center Drive segments. 10‑3‑2012.
- Pedestrian access: Primary building access must be visible from the public street. 10‑3‑2013.
- Signs: C‑5 signage follows Chapter 4; special prohibitions on Maple Drive. 10‑3‑2014–2016. Link to signage.

C‑R‑PD — Commercial Retail Planned Development Overlay

Purpose: Enables high‑quality retail department stores with planned development review. 10‑3‑1824.
Key standards: Max height 85 ft and 5 stories (with limited exceptions for unoccupied architectural features); FAR up to 5:1, within strict zone‑wide square‑footage caps beyond underlying commercial limits. 10‑3‑1826–1827.

M‑PD‑4 and M‑PD‑5 — Mixed‑Use Planned Development Overlays

Purpose: Corridor‑specific mixed‑use intensities under a planned development permit.
M‑PD‑4: Max FAR 4.0:1; residential unit counts set by approval; parking separability and street‑front parking concealment standards apply. 10‑3‑1990.8–.10.
M‑PD‑5: Max height 47 ft and 4 stories; max FAR 2.5:1; required commercial depth on S. Santa Monica Blvd frontages; prohibited bars/medical/entertainment uses in the MU component. 10‑3‑1995.5–.9.

One Beverly Hills Overlay Specific Plan

Purpose/where it applies: Governs the large unified One Beverly Hills area.
Controlling rule: The overlay’s specific plan standards supersede otherwise applicable zoning/signer regs; projects are reviewed for compliance with the specific plan itself. 10‑3‑1592–1593.

ADUs and SB 9 interfaces that affect setbacks and height

ADUs: Beverly Hills must allow ADUs with no more than 4‑ft side and rear setbacks, and may not let lot coverage/FAR/open space/front setbacks preclude an 800 sf ADU; attached ADUs may be limited to ≤25 ft or the primary dwelling’s height. See state rules summarized by HCD (Government Code sections cited therein). Link to local ADUs and California ADU law.
SB 9 two‑unit/urban lot splits: Where expressly noted in Central/Hillside standards, a primary residential unit in a two‑unit project may use 4‑ft side/street‑side/rear setbacks. 10‑3‑2405, 10‑3‑2406, 10‑3‑2407; 10‑3‑2505, 10‑3‑2506.

Quick-reference: core single‑family standards

Topic	Central R‑1 (north of SMB)	Central R‑1 (south of SMB)	Hillside R‑1	Trousdale Estates	Code Reference
Max building height	28 ft (up to 30 ft if each side ≥10 ft; sloped roofs up to 32 ft)	25 ft flat; 28 ft sloped; 32 ft sloped+ridgeline	26 ft or within 22‑to‑30 ft envelope with hillside modifiers	14 ft max	10‑3‑2403; 10‑3‑2503; 10‑3‑2605
Front setback	As recorded or blockface average	Same	As recorded or blockface average	Build to pad; pad‑based siting	10‑3‑2404; 10‑3‑2504; 10‑3‑2603
Side setbacks	Each ≥7.5 ft; combined scales with lot width	5 ft one side; 9 ft the other (area‑specific exceptions)	Each ≥10 ft or 12% of lot width (greater governs)	Pad and height constraints dominate	10‑3‑2406; 10‑3‑2506
Rear setback	30% lot depth minus 9 ft	30% lot depth minus 9 ft	Greater of 20 ft or 15% lot depth	Pad envelope governs	10‑3‑2405; 10‑3‑2505
Max floor area	1,500 sf + 40% of lot area; min primary 1,600 sf	Same	Formula based on level pad and slope; min 1,600 sf; ≥4,500 sf allowed even if formula yields less; 15,000 sf cap incl. basements unless permitted	Height/pad domination; hillside article applies	10‑3‑2402; 10‑3‑2502

Mixed Use height and density at a glance

MU Height District	Max Height/Stories	Density	Ground Floor	Code Reference
A	45 ft / 3 stories	1 unit/550 sf site area	Commercial required at ground floor	10‑3‑1880–1881; 10‑3‑1879
B	45 ft / 4 stories	Same	Same	10‑3‑1880–1881; 10‑3‑1879
C	55 ft / 5 stories	Same	Same	10‑3‑1880–1881; 10‑3‑1879

Practical cross‑district notes

Transitional edges: Any nonresidential site next to homes must hold deeper yards (6/10/20 ft depending on height) and construct a solid wall along the shared line—factor this early into mixed‑use or commercial infill plans. 10‑3‑1952–1953.
Central R‑1 “street‑side” and corner additions: Expect 5 ft (south) and 15 ft (north) street‑side baselines and additional façade modulation standards on corner lots. 10‑3‑2407; 10‑3‑2406.C–E.
C‑5 Civic Center: Landscape major portions of setbacks; limit driveway count and width; verify Maple Drive height measurement. 10‑3‑2011–2013; 10‑3‑2006.
Central/Hillside permits as relief valves: The Central R‑1 permit and Hillside R‑1 permit allow targeted adjustments (e.g., floor area, side‑yard extensions, grading/height exceptions) with findings; see variances and exceptions for how these fit into the overall relief toolbox. 10‑3‑2450 et seq.; 10‑3‑2550.
ADUs: State law constrains local standards; an 800 sf ADU with 4‑ft side/rear setbacks must be feasible even if local lot coverage/FAR/landscaping standards would otherwise preclude it. See HCD’s 2025 guidance.

Checklist

Confirm the base zoning district and whether an overlay/specific plan governs the site. See overlay districts. 10‑3‑1592; 10‑3‑1825; 10‑3‑1878.
Map required front/side/rear and street‑side setbacks using the correct geography (Central vs. Hillside; SMB/Olympic/Doheny subareas). 10‑3‑2404–2407; 10‑3‑2504–2506.
Compute allowed height with the correct roof type and, in Hillside, the envelope modifiers and 55‑ft vertical check. 10‑3‑2403; 10‑3‑2503.
For Central R‑1, compute max floor area (1,500 + 40% lot area). For Hillside, use level‑pad/slope formula, confirm 4,500‑sf minimum and 15,000‑sf cap including basements. 10‑3‑2402; 10‑3‑2502.
Check accessory structure limits (height, size, and where encroachments are allowed). 10‑3‑2413–2414 (Central); 10‑3‑2518 (Hillside paving).
If nonresidential near homes, apply transitional setbacks/walls. 10‑3‑1952–1953.
If in MU/C‑5/C‑R‑PD/M‑PD, apply overlay‑specific height/FAR/ground‑floor and access/landscaping rules. 10‑3‑1880–1882; 10‑3‑2011–2013; 10‑3‑1826–1827; 10‑3‑1990.8; 10‑3‑1995.8–.9.
Coordinate parking counts/locations where applicable (Central R‑1, MU, overlays). 10‑3‑2419; 10‑3‑1990.9; 10‑3‑1995.10.
Confirm if historic preservation or design review applies. 10‑3‑2426.
For ADUs/SB 9, verify the 4‑ft side/rear setbacks and “cannot preclude 800 sf” rule under state law; apply local objective standards that remain.

Risks & Ambiguities

Issue	Why it matters	What to verify
Central R‑1 front setback “as recorded”	The city’s record controls; if blank, you must average the blockface or use existing house distance	Obtain the lot’s official setback record; if none, run the averaging method in 10‑3‑2404.
Hillside floor‑area formula inputs	Floor area depends on “existing level pad” and slope areas	Survey and confirm pad boundaries and finished grades; apply 10‑3‑2502 and any Hillside R‑1 permit thresholds.
Height measurement on complex slopes	Different rules apply for uphill lots, over‑slope/fill conditions, small pads	Model the height envelope and 55‑ft vertical check in 10‑3‑2503; consider story poles if near view corridors.
Transitional setbacks for commercial next to homes	Missing these setbacks triggers redesign	Confirm adjacency and apply 10‑3‑1952 stepbacks and 10‑3‑1953 wall requirement.
MU height district selection	Dictates max stories/height	Identify adjacent residential height district per 10‑3‑1880 and 10‑3‑2804 (height district mapping). If uncertain: Verify with the jurisdiction.
R‑4 general standards	Multifamily base standards (setbacks, heights, FAR) may change feasibility	Not found in retrieved materials. Verify R‑4 tables with current BHMC or staff.

Plain-English Summary

If you’re building in Beverly Hills, first figure out if you’re in the Central Area, the Hillside Area, or Trousdale—your height, setbacks, and allowed floor area change dramatically by geography. Central R‑1 homes generally top out around 25–32 ft with a 1,500 + 40% lot‑area floor‑area cap, while Hillside homes follow pad‑based floor‑area formulas and a height envelope with strict view protections. Commercial and mixed‑use corridors have their own overlays for height, FAR, and ground‑floor activity, and any nonresidential project next to homes must hold deeper, stepped setbacks and build a solid wall. Use permits like the Central or Hillside R‑1 permit can adjust certain limits with findings, but they don’t waive core height or setback logic.

Source References

General conformance and setbacks: BHMC 10‑3‑203; 10‑3‑1952–1953.
Central R‑1: 10‑3‑2402–2408, 10‑3‑2413–2414, 10‑3‑2419, 10‑3‑2425–2428, 10‑3‑2450 et seq.
Hillside R‑1 and Trousdale: 10‑3‑2501–2506, 10‑3‑2518, 10‑3‑2522, 10‑3‑2527; 10‑3‑2603–2605.
Mixed Use Overlay: 10‑3‑1873–1882, 10‑3‑1886–1889.
C‑3/C‑5 Commercial and overlays: 10‑3‑1601; 10‑3‑2006, 10‑3‑2011–2017.
C‑R‑PD: 10‑3‑1824, 10‑3‑1826–1827.
M‑PD‑4/M‑PD‑5: 10‑3‑1990.8–.10; 10‑3‑1995.5–.10.
One Beverly Hills Overlay: 10‑3‑1592–1593.
Multifamily transitional (R‑4‑P/RMCP references): 10‑3‑1538; 10‑3‑1230–1231.
State ADU constraints (HCD 2025 guidance summarizing Gov. Code): HCD ADU Handbook (2025).

Sources

Retrieved passages

Beverly Hills Zoning Code High relevance
CBC § 10 (article shall) High relevance
CBC § 66314 (§ 66314) Medium relevance
Beverly Hills Zoning Code (section regarding) Medium relevance
Beverly Hills Zoning Code (section 10-3-2422) Medium relevance
Beverly Hills Zoning Code (section regarding) Medium relevance
Beverly Hills Zoning Code (section shall) Medium relevance
CFC § 10 (chapter is) Medium relevance
Beverly Hills Zoning Code High relevance
Beverly Hills Zoning Code (article for) High relevance
Beverly Hills Zoning Code (section 10-3-2402) Medium relevance
Beverly Hills Zoning Code (section 10-3-2418) Medium relevance
Beverly Hills Zoning Code (section 10-3-2522) High relevance
Beverly Hills Zoning Code (section if) High relevance
Beverly Hills Zoning Code (ARTICLE 24.5.) Medium relevance
Beverly Hills Zoning Code (article 18.4) High relevance
Beverly Hills Zoning Code (section 10-3-2804) High relevance
Beverly Hills Zoning Code (section 10-3-100) Medium relevance
Beverly Hills Zoning Code (section 10-3-100) Medium relevance
Beverly Hills Zoning Code (article shall) High relevance
Beverly Hills Zoning Code (section shall) High relevance
Beverly Hills Zoning Code (section by) Medium relevance
Beverly Hills Zoning Code (article 24.5) High relevance
Beverly Hills Zoning Code (section 10-3-2409) High relevance
Beverly Hills Zoning Code (section 10-3-2403) High relevance
Beverly Hills Zoning Code (section by) Medium relevance
Beverly Hills Zoning Code (section by) Medium relevance
CBC § 10 (section 10-3-2803) Medium relevance

Cited sections

Official Beverly Hills code library

Frequently asked questions

What can I build on an R‑1 lot in Beverly Hills?

Single‑family homes are allowed citywide, but standards differ between the Central Area and the Hillside Area (and are strictest in Trousdale). In the Central Area, the max floor area is generally 1,500 sf + 40% of lot area with heights around 25–32 ft depending on roof type and location north/south of Santa Monica Blvd (10‑3‑2402, 10‑3‑2403). In the Hillside Area, floor area depends on level pad/slope formulas, with a 26‑ft/height‑envelope framework and view protections (10‑3‑2502, 10‑3‑2503).

What are the standard setbacks for a Central R‑1 lot?

Front setbacks follow the city’s recorded value or the blockface average (10‑3‑2404). Sides: north of SMB each side ≥7.5 ft with a combined minimum that scales by lot width; south of SMB one side is 5 ft and the other is 9 ft (with area‑specific exceptions) (10‑3‑2406). Rear: 30% of lot depth minus 9 ft (10‑3‑2405).

How tall can a house be in the Hillside Area?

A hillside home is generally capped at 26 ft or must fit within a height envelope that begins at 22 ft at the front setback and rises to 30 ft, with special modifiers for uphill conditions, construction over slope/fill, and small pads; there is also a 55‑ft vertical “lowest‑to‑highest point” control (10‑3‑2503). Nearby view protections can further constrain height to 14 ft in specific cases (10‑3‑2522).

What rules apply to commercial buildings next to homes?

Transitional setbacks are mandatory: 6 ft at/below grade, 10 ft for up to 30 ft/2 stories, and 20 ft for portions above that; a wall along the shared boundary is required (10‑3‑1952–1953). These apply to nonresidential sites adjacent to residential zoning unless superseded by an overlay’s specific rules.

What are the key limits for Mixed Use projects?

Mixed Use Overlay projects must include commercial on the ground floor (10‑3‑1879), meet the height for the applicable MU Height District—45 ft/3 or 4 stories (A/B) or 55 ft/5 stories (C)—and may not exceed 1 unit per 550 sf of site area (10‑3‑1880–1881). Residential outdoor space is also required (10‑3‑1886).

Does the Civic Center (C‑5) have special landscaping and access rules?

Yes. No more than 50% of required setbacks may be paved; the rest must be fully landscaped. Only one driveway per street frontage is allowed, with a maximum width of 28 ft, and there are curb‑cut prohibitions along defined Civic Center Drive segments (10‑3‑2011–2012). Max building height is 45 ft (10‑3‑2006).

Can I exceed the Central R‑1 floor‑area cap?

Sometimes. A Central R‑1 permit can authorize a higher maximum floor area, but you still must meet height and setback requirements, and the city must make findings regarding massing, privacy, light/air, and garden quality (10‑3‑2402; 10‑3‑2450–2454).

How do ADU rules interact with Beverly Hills development standards?

State law requires cities to allow at least an 800‑sf ADU with 4‑ft side and rear setbacks; local FAR/lot coverage/open space/front‑setback standards cannot preclude that minimum ADU (see HCD’s 2025 summary). Beverly Hills’ code also recognizes 4‑ft setbacks for certain two‑unit/SB 9 projects where noted (e.g., 10‑3‑2405/2406/2407; 10‑3‑2505/2506).

Are there special height rules in Trousdale?

Yes. Trousdale Estates imposes a 14‑ft maximum height, prohibits increasing pad elevation, and generally confines construction to the level pad (10‑3‑2603–2605).

What if my R‑4 multifamily site is near commercial uses?

If in the R‑4‑P buffer area, additional alley/landscaping buffers and height/setback limits for parking appurtenances and ancillary retail apply (10‑3‑1538). Base R‑4 development tables were Not found in retrieved materials—Verify with the jurisdiction.

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