Beverly Hills — Land Use

Last reviewed: July 1, 2026

Overview

Land use in Beverly Hills is governed by the Beverly Hills Municipal Code, Title 10, Chapter 3 (Zoning). What you can do on a parcel depends on its mapped base zone and any applicable overlay or specific plan; use permissions are narrowly defined and often vary block-by-block. Always start with the parcel’s zone on the official zoning map, then confirm the base district’s permitted/conditional uses and any overlay-specific allowances or bans, before turning to Beverly Hills Development Standards for dimensional details and Beverly Hills Parking for parking ratios.

Beverly Hills keeps authoritative lists of allowed and conditional uses by district in its zoning code, including a consolidated residential use table and district-by-district commercial use lists. The city also uses targeted overlay districts and site-specific plans that override underlying rules in mapped areas.

Reading the Map and the Code

• The city divides land into mapped zones; the official zoning map governs the outline of all zones and where they apply. Zones marked with an “X” were confirmed by voter approval.
• Residential allowed-use tables cover all single-family categories (R-1, R-1.X, R‑1.5 and its X-variants, and R‑1.6X through R‑1.8X). Use permissions for nonresidential zones appear in each commercial/article heading.
• Mixed-use and site-specific overlays (MU and M‑PD series, and specific plans) can displace underlying rules inside their boundaries.

Tip: Confirm the mapped district(s) first on the city’s zoning map (then come back here to verify allowed uses).

District-by-District Land Use

R-1 (One-Family Residential – legacy mapped areas)

• Purpose: Single-family neighborhoods limited to strictly private one-family residential use.
• Typical permitted uses: Single-family homes; ADUs where allowed under Article 50 (see Beverly Hills ADUs).
• Conditional uses: Not listed directly in R-1 section; see R‑1.X below for parallel treatment. Not found in retrieved materials.
• Key dimensional standards: Not found in retrieved materials.
• Where it applies: Parcels mapped R‑1 on the official zoning map.

Notes: R‑1 expressly prohibits business uses and short-term/transient single-family use; if renting, the initial lease must be at least one year.

R-1.X (One-Family Residential)

• Purpose: Single-family districts subject to voter-confirmed “X” zoning.
• Typical permitted uses: Private one-family residences, state-licensed family daycare, small or large community residential care facilities that meet §10‑3‑2778, and transitional/supportive housing configured as a single-family residence. ADUs/JADUs are permitted if Article 50 criteria are met (see California ADU law).
• Conditional uses: Museums; public educational institutions; public utility uses (except as limited by §10‑3‑2754).
• Key dimensional standards: Not found in retrieved materials.
• Where it applies: As mapped R‑1.X on the official zoning map; special exceptions also apply to the Beverly Hills Hotel site and certain religious-institution lots.

R-1.5, R-1.5X, R-1.5X2 (One-Family Residential – 1.5 series)

• Purpose: Single-family neighborhoods with voter-confirmed sub‑districts in the “X” variants.
• Typical permitted uses: Single-family dwelling; ADUs/JADUs where allowed by Article 50 (explicitly permitted in R‑1.5X2).
• Conditional uses: Educational institutions (with limits noted by table notes); other public uses per the residential use table.
• Key dimensional standards: Not found in retrieved materials.
• Where it applies: As mapped; note that certain R‑1.5 areas require voter confirmation for rezoning or variances to allow non‑residential uses.

R-1.6X, R-1.7X, R-1.8X (One-Family Residential – hillside/estate variants)

• Purpose: Single-family districts confirmed by vote.
• Typical permitted uses: Single-family dwelling; ADUs/JADUs allowed by Article 50 (express cross-references appear in each article).
• Conditional uses: Not specified beyond the residential table; see R‑1.X CUP list for analogous public/museum uses. Not found in retrieved materials specific to these three articles.
• Key dimensional standards: In R‑1.8X, no more than five automobiles may be parked on any separately numbered lot.
• Where it applies: As mapped R‑1.6X, R‑1.7X, or R‑1.8X.

R-4 (Multiple Residential)

• Purpose: Multi-family residential districts.
• Typical permitted uses: Single- or multiple-family dwellings; one ADU on a single-family lot consistent with Article 50; family daycare; small/large residential community care facilities that comply with §10‑3‑2778; transitional/supportive housing in single- or multi-family form.
• Conditional uses: Childcare uses; educational institutions; large community care facilities; multifamily housing for elderly/disabled (Article 12.5); museums; public utilities; religious institutions; restaurants only within nonconforming hotels per §10‑3‑1207.
• Key dimensional standards: Not found in retrieved materials (general R‑4); however, special R‑4 hotel-dining rules cap hours, ban live entertainment, and limit signage to 12 sq ft when allowed by CUP.
• Where it applies: Areas mapped R‑4 on the official zoning map; note that hotels are not a permitted R‑4 use, and any nonconforming hotels are strictly limited.

R-4X1 and R-4X2 (Multiple Residential – voter-confirmed subdistricts)

• Purpose: Multi-family districts confirmed by vote (“X”).
• Typical permitted uses: R‑4X1 allows single- or multiple-family residential, community care facilities per §10‑3‑2778, and transitional/supportive housing; prohibits business uses beyond an apartment house and requires at least a one-year initial lease. R‑4X2 uses not found in retrieved materials.
• Conditional uses: Not found in retrieved materials for R‑4X1 or R‑4X2.
• Key dimensional standards: Not found in retrieved materials.
• Where it applies: As mapped R‑4X1/R‑4X2.

R-4-P (Residential Parking Zone – buffer/mixed residential blocks)

• Purpose: Provide a transition and buffer between commercial and high‑density residential areas and allow mixed residential/ancillary functions via planned development.
• Typical permitted uses: Multiple-family dwelling units; ancillary retail and ancillary parking when approved as part of a planned development; community care facilities and transitional/supportive housing.
• Conditional uses: Any residential CUPs allowed in R‑4 also apply.
• Key dimensional standards: Block-edge buffers and setbacks where parking is near R‑4X2; minimum 30 ft buffer with a 20 ft alley plus 10 ft landscaping within R‑4‑P; street setbacks for ancillary retail (15 ft, unless modified); retail ancillary buildings limited to 25 ft height (roof plate max 25 ft). Loading must be fully enclosed.
• Where it applies: Parcels mapped R‑4‑P in buffer locations between commercial and R‑4X2 areas.

C-3 (Commercial)

• Purpose: General commercial, including retail and service uses; special rules in the Business Triangle.
• Typical permitted uses: Wide range of retail/service uses (e.g., stores, studios, cafés, offices, exercise clubs, small private training centers, medical uses that meet §10‑3‑1620.1, parking garages, and similar uses).
• Conditional uses and restrictions: Mini-shopping centers (§10‑3‑1611), drive‑up/drive‑through facilities (§10‑3‑1612), vehicle sales/service/fuel stations (§10‑3‑1613), plus specialized restrictions for exercise clubs and private training centers (ground-floor limits; parking pricing parity; shared-parking conditions). Nightclub frontage/width constraints also apply.
• Key dimensional standards: Not found in retrieved materials (base C‑3). Business Triangle boundaries are defined in §10‑3‑1601.
• Where it applies: As mapped C‑3 citywide, including the Business Triangle.

C-3A and C-3B (Commercial sub‑districts)

• C‑3A permitted uses mirror C‑3’s commercial mix (with 2,000 sf private training center cap) and have their own CUP list.
• C‑3B permits all C‑3A uses but adds explicit caps: maximum height two stories or 35 ft, and maximum FAR 2:1; no front/side setback required.

C-3T-3 (Commercial‑Transition)

• Purpose: Transitional buffer where commercial is across from one‑family residential.
• Typical permitted uses: General office by right; all other C‑3 uses (including medical office/lab) require a CUP.
• Key dimensional standards: In the first 30 ft of lot depth opposite a one‑family zone, limit to two stories or 35 ft, whichever is less; require a 6‑ft landscaped setback facing the residential zone.
• Where it applies: Parcels designated C‑3T‑3 opposite one‑family zones.

C-5 (Commercial – Office-Focused)

• Typical permitted uses: Office; bank; public/private utility; plus ancillary retail/service/restaurant inside an office building (e.g., bookstore, pharmacy, café).
• Prohibited: Medical office/lab, residential, vehicle sales/service/fuel station, and other listed uses.
• CUPs: Educational institutions (grades 1–12), gyms, museums, certain “nightclub-type activity,” narrowly-defined car washes, and related items.

MU Overlay (Mixed Use Overlay Zone – Article 18.7)

• Purpose: Allow mixed commercial/multifamily projects with buffers to protect neighborhoods and reinforce walkable corridors. Requires Planning Commission development plan review before any project proceeds.
• Typical permitted uses: Mixed use (commercial + multifamily) within commercially zoned parcels inside the overlay; project-by-project review applies. Supportive housing must be allowed where a zone permits multifamily or mixed use, consistent with state timelines, under §10‑3‑303.B and California housing laws.
• Key dimensional standards: Not found in retrieved materials (see project-level approvals).
• Where it applies: Specific commercial frontages on Wilshire, La Cienega, Robertson, Olympic, South Doheny, San Vicente, Santa Monica (south roadway), and South Beverly Drive.

M‑PD‑2, M‑PD‑3, and M‑PD‑5 (Mixed Use Planned Development Overlays)

• M‑PD‑2 (north side of Wilshire east of the alley west of Crescent; west side of Crescent between Wilshire and Clifton Way): Uses only as approved through planned development; restaurants/bars only where underlying zoning is C‑3 or RMCP; ban on medical and entertainment uses; residential only in portions with RMCP underlying zoning.
• M‑PD‑3 (SW corner of Wilshire & Stanley, bounded to Charleville): Planned development overlay with objectives for compatible massing and pedestrian amenities; specific permitted‑use list not found in retrieved materials.
• M‑PD‑5 (South Santa Monica Boulevard corridor): Permits multifamily and C‑3A uses within a mixed-use PD; prohibits bars, medical, and entertainment uses; requires the first ±30–40 ft of ground floor along South Santa Monica to remain non‑residential.

Site-Specific Specific Plans and Overlays

• One Beverly Hills Overlay Specific Plan: Within this overlay, only uses authorized by the plan are allowed, and development is governed by the plan instead of the citywide code unless the plan says otherwise.
• Beverly Hills Hotel Specific Plan: Within this area, hotel and ancillary uses are permitted; if hotel use ceases, the site reverts to R‑1.X single‑family standards.

Snapshot: Selected Allowed Uses and Notable Limits

Note: Supportive housing must be permitted in any nonresidential zone that allows multifamily or mixed-use development, pursuant to city code timelines mirroring state law.

How overlays and specific plans affect land use

• If a parcel sits inside a specific plan or overlay, those rules control the uses. The One Beverly Hills overlay, for example, states directly that only uses authorized by the plan are allowed and that the plan supersedes otherwise applicable commercial-zone rules.
• Mixed-use overlays (citywide MU and site-specific M‑PD overlays) can authorize combinations of residential and commercial uses while expressly excluding others (e.g., bans on medical or entertainment in M‑PD‑2 and M‑PD‑5). Verify the overlay’s permitted/conditional uses and any frontage-specific rules.

Intersections with other Beverly Hills processes

• Many commercial and mixed-use projects will also need development plan review, and some single-family work may require Beverly Hills Design Review depending on location and scope. See the base zone and overlay article for process triggers.
• For nonconforming situations, see Beverly Hills Nonconforming Uses. Nonconforming R‑4 hotels face special dining/signage rules and cannot expand beyond §10‑3‑1207 allowances.
• Landscaping/screening often appear as overlay conditions (e.g., R‑4‑P buffers). Coordinate with Beverly Hills Landscaping and Screening.
• Signage standards, including special limits for hotel dining in R‑4, are separate; see Beverly Hills Signage.
• Nothing in this page addresses construction standards under the California Building Standards Code (Title 24). This page only covers land use.

Checklist

• Confirm the parcel’s base zone and any overlay/specific plan boundaries on the city’s zoning map.
• Identify by-right uses and any conditional use permit triggers in the applicable district article(s).
• If within MU or an M‑PD overlay, review overlay‑specific permitted uses, exclusions (e.g., medical/entertainment bans), and ground-floor requirements; note that project-level approvals (e.g., development plan review) are required.
• For residential projects, verify whether ADUs/JADUs are permitted in the specific single-family zone and comply with Article 50. See Beverly Hills ADUs.
• Check supportive housing allowances if the site is nonresidential but permits multifamily or mixed use; track approval timelines.
• Confirm special site exceptions (e.g., Beverly Hills Hotel SP; R‑4 nonconforming hotels).
• Cross-check Beverly Hills Parking for required ratios and any shared/alternative parking allowances tied to use type.
• Where uses abut residential areas, verify any buffer/setback/landscaping requirements (e.g., R‑4‑P).

Risks & Ambiguities

Plain-English Summary

Beverly Hills is strict about “what use goes where.” Single-family zones only allow houses (plus narrowly defined community-residential, day care, and ADUs); multi-family zones allow apartments and related housing uses; and commercial zones list the exact business types that fit—sometimes with extra rules for things like drive‑throughs, mini‑centers, and vehicle sales. Mixed-use overlays let you combine shops with apartments on a few named corridors but often ban medical or entertainment uses. Always check the zone on the city map, then read that article’s use list; if an overlay or specific plan applies, its rules control.

Information Gaps

• Specific dimensional standards (setbacks, lot coverage, heights) for most residential and commercial base zones: Not found in retrieved materials.
• RMCP zone definition and citywide location: Not found in retrieved materials; referenced only within M‑PD‑2 restrictions. Verify with the jurisdiction.
• R‑4X2 permitted/conditional uses: Not found in retrieved materials.
• M‑PD‑3 detailed permitted uses: Not found in retrieved materials.

Source References

• Establishment of zones; residential and nonresidential use tables; zoning map and “X” voter confirmation: §§10‑3‑301 to 10‑3‑305; §10‑3‑302; §10‑3‑303; §10‑3‑304
• R‑1 (business prohibition/lease minimum): §10‑3‑406
• R‑1.X uses/CUPs/ADUs and special exceptions: §§10‑3‑501 to 10‑3‑503.5; §§10‑3‑505, 10‑3‑506
• Single-family allowed-use chart across R‑1 families: §10‑3‑302.A (table)
• R‑1.5X2 ADUs; R‑1.5 vote requirement: §§10‑3‑803.5, 10‑3‑804
• R‑1.6X, R‑1.7X, R‑1.8X ADUs; R‑1.8X parking cap: §§10‑3‑902.5; 10‑3‑1002.5; 10‑3‑1102, 10‑3‑1102.5
• R‑4 uses/CUPs; nonconforming hotels (dining/signage): §§10‑3‑1202, 10‑3‑1203, 10‑3‑1206, 10‑3‑1207
• R‑4X1 uses and business limitations: §§10‑3‑1301, 10‑3‑1304
• R‑4‑P creation, uses, buffers, ancillary retail/parking standards: §§10‑3‑1531 to 10‑3‑1534, 10‑3‑1538, 10‑3‑1539, 10‑3‑1540+
• C‑3 permitted uses; Business Triangle reference; related conditional-use articles: §10‑3‑1601; §§10‑3‑1611 to 10‑3‑1613; §§10‑3‑1618 to 10‑3‑1620
• C‑3T‑3 creation; uses and height/setback restrictions: §§10‑3‑1641, 10‑3‑1642
• C‑3A permitted/CUP uses; C‑3B height/FAR controls and CUPs: §§10‑3‑1701, 10‑3‑1702; §§10‑3‑1801, 10‑3‑1802
• C‑5 permitted/prohibited/CUP uses: §§10‑3‑2001 to 10‑3‑2003
• MU Overlay creation, purpose, application areas, and approvals: §§10‑3‑1871 to 10‑3‑1875
• M‑PD‑2 application/uses/restrictions: §§10‑3‑1931 to 10‑3‑1935
• M‑PD‑3 application/objectives: §§10‑3‑1980.1 to 10‑3‑1980.2
• M‑PD‑5 uses/restrictions: §§10‑3‑1995.5 to 10‑3‑1995.6
• One Beverly Hills Overlay Specific Plan — uses and development controls: §§10‑3‑1591 to 10‑3‑1593
• Beverly Hills Hotel Specific Plan — permitted uses: §10‑3‑1550

Also see: Beverly Hills zoning & planning overview, Beverly Hills Zoning, Beverly Hills Overlay Districts, Beverly Hills Historic Preservation, Beverly Hills Variances and Exceptions.

Retrieved passages

• Beverly Hills Zoning Code (article 38) High relevance show source text
• Beverly Hills Zoning Code (section 10-3-2703) High relevance show source text
• Beverly Hills Zoning Code (chapter and) High relevance show source text
• Beverly Hills Zoning Code (article and) Medium relevance show source text
• Beverly Hills Zoning Code (article 18.4) Medium relevance show source text
• Beverly Hills Zoning Code (article 43) Medium relevance show source text
• CFC § 10 (chapter for) Medium relevance show source text
• Beverly Hills Zoning Code (article 50) Medium relevance show source text
• Beverly Hills Zoning Code (article 43) High relevance show source text
• Beverly Hills Zoning Code (article 38) Medium relevance show source text
• Beverly Hills Zoning Code (article 15.9) Medium relevance show source text
• Beverly Hills Zoning Code (article 16) Medium relevance show source text
• Beverly Hills Zoning Code (chapter if) Medium relevance show source text
• Beverly Hills Zoning Code (§ 10-226) Medium relevance show source text
• Beverly Hills Zoning Code (article 38) High relevance show source text
• Beverly Hills Zoning Code (article 18.4) Medium relevance show source text
• Beverly Hills Zoning Code (article 31) Medium relevance show source text
• Beverly Hills Zoning Code (§ 10-421) Medium relevance show source text

Cited sections

• Establishment of zones; residential and nonresidential use tables; zoning map and “X” voter confirmation: §§10‑3‑301 to 10‑3‑305; §10‑3‑302; §10‑3‑303; §10‑3‑304 (§10)
• R‑1 (business prohibition/lease minimum): §10‑3‑406 (§10)
• R‑1.X uses/CUPs/ADUs and special exceptions: §§10‑3‑501 to 10‑3‑503.5; §§10‑3‑505, 10‑3‑506 (§10)
• Single-family allowed-use chart across R‑1 families: §10‑3‑302.A (table) (§10)
• R‑1.5X2 ADUs; R‑1.5 vote requirement: §§10‑3‑803.5, 10‑3‑804 (§10)
• R‑1.6X, R‑1.7X, R‑1.8X ADUs; R‑1.8X parking cap: §§10‑3‑902.5; 10‑3‑1002.5; 10‑3‑1102, 10‑3‑1102.5 (§10)
• R‑4 uses/CUPs; nonconforming hotels (dining/signage): §§10‑3‑1202, 10‑3‑1203, 10‑3‑1206, 10‑3‑1207 (§10)
• R‑4X1 uses and business limitations: §§10‑3‑1301, 10‑3‑1304 (§10)
• R‑4‑P creation, uses, buffers, ancillary retail/parking standards: §§10‑3‑1531 to 10‑3‑1534, 10‑3‑1538, 10‑3‑1539, 10‑3‑1540+ (§10)
• C‑3 permitted uses; Business Triangle reference; related conditional-use articles: §10‑3‑1601; §§10‑3‑1611 to 10‑3‑1613; §§10‑3‑1618 to 10‑3‑1620 (§10)
• C‑3T‑3 creation; uses and height/setback restrictions: §§10‑3‑1641, 10‑3‑1642 (§10)
• C‑3A permitted/CUP uses; C‑3B height/FAR controls and CUPs: §§10‑3‑1701, 10‑3‑1702; §§10‑3‑1801, 10‑3‑1802 (§10)
• C‑5 permitted/prohibited/CUP uses: §§10‑3‑2001 to 10‑3‑2003 (§10)
• MU Overlay creation, purpose, application areas, and approvals: §§10‑3‑1871 to 10‑3‑1875 (§10)
• M‑PD‑2 application/uses/restrictions: §§10‑3‑1931 to 10‑3‑1935 (§10)
• M‑PD‑3 application/objectives: §§10‑3‑1980.1 to 10‑3‑1980.2 (§10)
• M‑PD‑5 uses/restrictions: §§10‑3‑1995.5 to 10‑3‑1995.6 (§10)
• One Beverly Hills Overlay Specific Plan — uses and development controls: §§10‑3‑1591 to 10‑3‑1593 (§10)
• Beverly Hills Hotel Specific Plan — permitted uses: §10‑3‑1550 (§10)
• BeverlyHills_ZoningCode.md

• Official Beverly Hills code library