Beverly Hills — Overlay Districts

Last reviewed: July 1, 2026

Overview

Beverly Hills uses several overlay districts in the Beverly Hills Municipal Code to fine-tune what can be built in specific corridors or sites beyond the base zoning. Overlays modify or add to the underlying zone standards in Title 10, Chapter 3 of the city’s Beverly Hills Zoning regulations. These tools primarily target mixed-use corridors, site-specific planned developments, specialty commercial anchors, and targeted housing needs, and they work alongside the city’s broader Development Standards and Land Use framework.

What an overlay is in Beverly Hills

In multiple overlay articles, Beverly Hills defines an overlay as a zoning district that governs the same territory as an underlying zone but provides alternative standards for a specified development or use. The definition appears in several overlay articles, such as the C‑R‑PD and E‑O‑PD overlays .

Below is a district-by-district guide to every overlay referenced in the zoning ordinance.

Mixed Use (MU) Overlay Zone — Article 18.7

• Purpose and where it applies:
  • Created to allow mixed-use development that supports vibrant, walkable neighborhoods while minimizing impacts on adjacent residential areas .
  • Applied only to commercially zoned properties on specific corridors, including portions of Wilshire Blvd, La Cienega Blvd, Robertson Blvd, Olympic Blvd, South Doheny Dr, San Vicente Blvd, Santa Monica Blvd (south roadway), and South Beverly Dr .
• Typical permitted uses:
  • Uses permitted or conditionally permitted in the underlying commercial zone, plus multi-family residential as part of a mixed-use project .
  • Ground-floor commercial is required in any MU project .
  • Restrictions: no medical uses, no entertainment uses (e.g., cabarets, nightclubs, adult entertainment), no commercial above the third story; residential is not allowed in the first 40 feet of ground floor depth from any street-facing line unless modified through development plan review; minimum initial lease term of 1 year for residential units (not applicable to certain state-defined housing) .
• Key dimensional standards:
  • Height by context: up to 45 ft/3 stories (Height District A) next to single-family or certain lower multi-family areas; 45 ft/4 stories (B) next to certain multi-family; 55 ft/5 stories (C) in other contexts; if next to multiple residential zones, the shortest-adjacent zone governs height. Height/story limits are separate for state density bonus purposes .
  • Residential density: max of 1 unit per 550 sq ft of site area; minimum unit sizes are 500 sq ft for studios/1‑BR and 800 sq ft for 2+ BR; average unit size across the project may not exceed 1,750 sq ft .
  • Parking: separate commercial and residential parking facilities unless infeasible; MU residential parking and guest parking must meet the city’s multi-family parking standards; above-grade parking must be “lined” by at least 40 ft of active non-parking space along street frontages .
  • Setbacks/modulation: follow the underlying zone; no interior setback required between zones if a single project crosses a zone line; provide modulation where required by the portion of the building in a modulated zone .
  • Loading and outdoor open space: must meet loading and residential outdoor-living-space requirements in the code .
• Process notes:
  • All MU projects require Planning Commission development plan review with public hearing; appeals go to City Council .
  • Conversions of existing commercial buildings may obtain targeted relief (e.g., parking, loading, open space, transitional setbacks, and legally nonconforming height) upon findings of infeasibility; conversion density uses an alternative formula; these projects also interface with Nonconforming Uses concepts .
  • Objective Design Standards adopted by Council apply; MU projects meeting ODS are exempt from Design Review architectural review, though other discretionary entitlements still apply .

M‑PD‑2 Mixed Use Planned Development Overlay Zone — Article 19.3

• Purpose and where it applies:
  • Applies to parcels fronting the north side of Wilshire Blvd (east of the alley west of Crescent Dr) and parcels on the west side of Crescent Dr north of Wilshire and south of Clifton Way .
  • Objectives include compatibility with surrounding scale, pedestrian-friendly street level, and unified planning across parcels .
• Typical permitted uses:
  • Governed by the article and planned development approvals (uses section not in retrieved excerpt). Not found in retrieved materials.
• Key dimensional/operational standards:
  • Compatibility standards address noise attenuation, odor control, and require parking either underground or behind active uses, with separation of commercial and residential parking areas and separate entrances/lifts for commercial freight .
  • Rooftop pool and related rules are referenced in the article; see rooftop and compatibility provisions for details .

M‑PD‑3 Mixed Use Planned Development Overlay Zone — Article 19.8

• Purpose and where it applies:
  • Applies to parcels at the southwest corner of Wilshire Blvd & Stanley Dr, bounded by Wilshire (north), Stanley (east), and Charleville Blvd (south) .
  • Objectives emphasize compatible massing, pedestrian amenities, and traffic/pedestrian safety .
• Typical permitted uses:
  • Governed by the article and planned development approvals (uses section not in retrieved excerpt). Not found in retrieved materials.
• Key dimensional/operational standards:
  • Compatibility standards address double-glazed windows, sound transmission, internal air conditioning, and odor control; rooftop uses are prohibited in M‑PD‑3 .

M‑PD‑4 Mixed Use Planned Development Overlay Zone — Article 19.9

• Purpose and where it applies:
  • Applies to the south side of Wilshire Blvd, between Maple Dr and Palm Dr, north of the alley parallel to Wilshire .
• Typical permitted uses:
  • Only those approved by the Planning Commission as part of a planned development under Article 18.4 .
• Key dimensional/operational standards:
  • Height: up to 60 ft / 6 stories, with limited allowances for unoccupied architectural features and certain rooftop uses subject to setbacks and proportional coverage limits .
  • FAR: maximum 4.0:1; minimum commercial floor area 14,000 sq ft; number of residential units set by the Planning Commission under the PD approval .
  • Parking: separate access for commercial and residential unless modified; allows up to 10% compact spaces and 20% tandem for multi-family; any above-grade parking must be lined by 40 ft of active uses along public streets .

M‑PD‑5 Mixed Use Planned Development Overlay Zone — Article 19.95

• Purpose and where it applies:
  • May only be applied to sites with underlying C‑3A, at least 30,000 sq ft of lot area, fronting South Santa Monica Blvd between Charleville Blvd and South Moreno Dr .
  • Objectives emphasize high-quality design, pedestrian-friendly ground floors, and compatibility with adjacent neighborhoods .
• Typical permitted uses:
  • Multi-family dwellings and usual accessory uses, plus permitted/conditional uses in the underlying C‑3A zone; restrictions prohibit bars, medical, and entertainment uses; ground floor facing South Santa Monica must be commercial in the first 30 ft (min) and average 40 ft depth, with minimum commercial FAR 0.33 .
• Key dimensional/operational standards:
  • Height: up to 47 ft / 4 stories .
  • FAR: up to 2.5:1; residential unit count set through PD; ground-floor commercial frontage depth standards noted above .
  • Parking: all parking below grade; up to 5% compact and 30% tandem allowed for residential; tandem assigned to single units only; residential and commercial parking standards otherwise per code .
  • Setbacks: front and street-side setbacks 3 ft; interior side 0 ft; rear alley 6 ft; specified encroachments allowed (e.g., architectural projections up to 12 in) .

E‑O‑PD Entertainment Office Planned Development Overlay Zone — Article 18.6

• Purpose and where it applies:
  • Created to accommodate a major entertainment talent agency and related uses, specifically referencing the property at 231–265 N. Beverly Dr in its objectives, to strengthen the city’s economic base and pedestrian amenities .
• Typical permitted uses:
  • Underlying zone uses apply; certain uses require Planning Commission approval (e.g., medical offices/labs, exercise clubs, salons, real estate offices, and non-office retail above ground floor) .
• Key dimensional/operational standards:
  • FAR capped at 3.6:1 .
  • Parking: allows tandem and compact parking within specified limits under a Commission-approved parking program; prohibits leasing E‑O‑PD parking to non-tenants absent PD approval; requires valet queuing to avoid spillback .
  • Loading: number and size may be set by Planning Commission in PD approval .

C‑R‑PD Commercial Retail Planned Development Overlay Zone — Article 18.2

• Purpose and where it applies:
  • Created to facilitate high-quality retail department stores integrated with nearby residential areas and pedestrian circulation—often in and around the Business Triangle—through Planned Development approvals .
• Typical permitted uses:
  • Underlying zone uses that meet underlying standards, plus department stores and ancillary convenience services when approved as a Planned Development under Article 18.4 .
• Key dimensional/operational standards:
  • The article emphasizes PD-based findings for floor area beyond underlying caps and neighborhood integration; specific numeric height/setback standards are not stated in the retrieved excerpts. Not found in retrieved materials.

Special Needs Housing Overlay Zone — Article 12.7

• Purpose and where it applies:
  • Encourages housing for persons with special needs in compliance with state law and allows such projects on specific R‑4 sites that meet all criteria: in four- or five-story height areas, adjacent to commercial zones separated by an alley, and on streets wider than 30 ft .
• Typical permitted uses:
  • Uses of the underlying zone plus emergency shelters by right; certain congregate housing and SROs require a CUP; supportive housing is also addressed elsewhere in the code for any nonresidential overlay that permits multi-family or mixed-use (timelines of 60/120 days) .
• Key dimensional/operational standards:
  • Development standards reference Article 12.8 for special-needs projects and specific emergency shelter standards in this article; details beyond these references are not included in the retrieved excerpts. Not found in retrieved materials.

One Beverly Hills Overlay Specific Plan — Article 15.9

• Purpose and where it applies:
  • Establishes an overlay specific plan for the One Beverly Hills site, intended to supersede earlier specific plans (Beverly Hilton, 9900 Wilshire) upon a collective “Election” by owners/lenders, at which time Articles 15.7 and 15.8 cease to govern the site .
• Typical permitted uses and standards:
  • Uses, development restrictions, and review are governed exclusively by the adopted overlay specific plan; the zoning code’s other development regulations do not apply unless the plan says otherwise .
• Process notes:
  • All development within the overlay area is reviewed for conformance with the Overlay Specific Plan; prior to the Election, existing zoning and the two prior specific plans remain effective .

At-a-glance: key standards by overlay

Note: Citywide Parking standards (e.g., §§ 10-3-2727–2736) and transitional/operational standards often apply to overlay projects unless the overlay provides otherwise; many overlays let the Planning Commission tailor parking and loading through a Planned Development approval .

Checklist

• Confirm your parcel is actually within an overlay boundary (MU corridor list; M‑PD maps; E‑O‑PD location; M‑PD‑5 eligibility: C‑3A, ≥30,000 sq ft, S. Santa Monica frontage) .
• Identify the underlying zone and its baseline standards; overlays add to or supersede those rules .
• Determine the approval path: MU projects require development plan review; M‑PD and E‑O‑PD/C‑R‑PD rely on Planned Development approvals under Article 18.4; appeals go to Council .
• Verify height/story limits and any height-district mapping (MU A/B/C; M‑PD‑4 60 ft/6 stories; M‑PD‑5 47 ft/4 stories) .
• Check required ground-floor commercial depth or frontage, if any (MU ground-floor commercial; M‑PD‑5 30 ft min/40 ft avg on S. Santa Monica) .
• Calculate residential density and unit size mix where residential is allowed (MU: 1 unit/550 sq ft; 500/800 sq ft minimums; 1,750 sq ft average cap) .
• Lay out parking and loading per overlay: separation and liners in MU; below-grade parking in M‑PD‑5; PD-tuned parking in M‑PD/E‑O‑PD; confirm guest parking requirements for residential components .
• Screen uses against overlay prohibitions (e.g., MU: no medical/entertainment; M‑PD‑5: no bars/medical/entertainment; E‑O‑PD: some uses only with Commission approval) .
• If converting an existing building in MU, check eligibility for relief and alternative density formula; coordinate with Nonconforming Uses .
• For housing supportive uses within overlays that allow multi-family or mixed use, apply the supportive-housing timelines in § 10‑3‑303 and consult California housing laws context .

Risks & Ambiguities

Plain-English Summary

Overlay districts in Beverly Hills add special rules on top of the base zoning to shape exactly what’s built on key streets and sites. Along mixed-use corridors, expect required ground-floor shops, upper-story housing with size and density caps, and careful parking/loading design. Site-specific “M‑PD” and E‑O‑PD overlays lean on Planned Development approvals to set tailored height, floor area, and circulation, while the One Beverly Hills overlay specific plan replaces normal zoning once it’s in effect. If you’re in an overlay, design to the overlay first, then cross-check the underlying zone.

Source References

• MU Overlay Zone created, purpose, corridors, approvals, uses/restrictions, height/density/unit sizes, parking/liners, setbacks/modulation, loading, conversions, ODS: §§ 10‑3‑1871 to 10‑3‑1889 .
• M‑PD‑2 creation, area, compatibility/rooftop/parking separation: §§ 10‑3‑1931, 10‑3‑1945 .
• M‑PD‑3 creation, area, compatibility, rooftop use prohibition: §§ 10‑3‑1980.1, 10‑3‑1980.14–.15 .
• M‑PD‑4 creation, area, uses via PD, height, FAR/min commercial, parking separation/liners: §§ 10‑3‑1990.1, .4, .7–.10 .
• M‑PD‑5 creation, eligibility/location, objectives, uses/restrictions, height, FAR/min ground-floor commercial, parking, setbacks/encroachments, loading, outdoor living: §§ 10‑3‑1995.2–.16 .
• E‑O‑PD objectives, definitions, permitted/prohibited uses, FAR, parking/loading: §§ 10‑3‑1861–1868 (selected) .
• C‑R‑PD creation, objectives, definitions, permitted uses: §§ 10‑3‑1821–1824 .
• Special Needs Housing Overlay purpose/areas/uses/standards; supportive housing timelines in overlays: §§ 10‑3‑1270–1275; § 10‑3‑303 .
• One Beverly Hills Overlay Specific Plan (election, uses, development restrictions, implementation): §§ 10‑3‑1590–1593 .

Information Gaps

• Detailed “uses permitted” and numeric height/setback tables for some M‑PD overlays (e.g., M‑PD‑2, M‑PD‑3) were not present. Not found in retrieved materials.
• C‑R‑PD article did not include specific numeric heights/setbacks/FAR in the retrieved excerpts. Not found in retrieved materials.
• E‑O‑PD height/story controls are referenced indirectly but the base height section was not included. Not found in retrieved materials.
• Confirm precise overlay boundary maps and any subsequent amendments. Verify with the jurisdiction.

Retrieved passages

• Beverly Hills Zoning Code (section 10-3-2703) High relevance show source text
• Beverly Hills Zoning Code (chapter and) Medium relevance show source text
• Beverly Hills Zoning Code (article 15.9) Medium relevance show source text
• Beverly Hills Zoning Code (article 18.4) Medium relevance show source text
• Beverly Hills Zoning Code (ARTICLE 18.2.) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-1590) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-1590) Medium relevance show source text
• Beverly Hills Zoning Code (chapter and) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-2803) High relevance show source text
• Beverly Hills Zoning Code (section 10-3-2803) High relevance show source text
• Beverly Hills Zoning Code (article may) High relevance show source text
• CBC § 10 (section 10-3-1956) High relevance show source text
• Beverly Hills Zoning Code (article 18.4) Medium relevance show source text
• Beverly Hills Zoning Code (ARTICLE 19.8.) Medium relevance show source text
• Beverly Hills Zoning Code (article shall) Medium relevance show source text
• Beverly Hills Zoning Code (ARTICLE 19.9.) High relevance show source text
• Beverly Hills Zoning Code (section 10-31886) Medium relevance show source text
• Beverly Hills Zoning Code (section 10-3-100) Medium relevance show source text
• Beverly Hills Zoning Code (article 31) Medium relevance show source text

Cited sections

• MU Overlay Zone created, purpose, corridors, approvals, uses/restrictions, height/density/unit sizes, parking/liners, setbacks/modulation, loading, conversions, ODS: §§ 10‑3‑1871 to 10‑3‑1889 . (§ 10)
• M‑PD‑2 creation, area, compatibility/rooftop/parking separation: §§ 10‑3‑1931, 10‑3‑1945 . (§ 10)
• M‑PD‑3 creation, area, compatibility, rooftop use prohibition: §§ 10‑3‑1980.1, 10‑3‑1980.14–.15 . (§ 10)
• M‑PD‑4 creation, area, uses via PD, height, FAR/min commercial, parking separation/liners: §§ 10‑3‑1990.1, .4, .7–.10 . (§ 10)
• M‑PD‑5 creation, eligibility/location, objectives, uses/restrictions, height, FAR/min ground-floor commercial, parking, setbacks/encroachments, loading, outdoor living: §§ 10‑3‑1995.2–.16 . (§ 10)
• E‑O‑PD objectives, definitions, permitted/prohibited uses, FAR, parking/loading: §§ 10‑3‑1861–1868 (selected) . (§ 10)
• C‑R‑PD creation, objectives, definitions, permitted uses: §§ 10‑3‑1821–1824 . (§ 10)
• Special Needs Housing Overlay purpose/areas/uses/standards; supportive housing timelines in overlays: §§ 10‑3‑1270–1275; § 10‑3‑303 . (§ 10)
• One Beverly Hills Overlay Specific Plan (election, uses, development restrictions, implementation): §§ 10‑3‑1590–1593 . (§ 10)
• BeverlyHills_ZoningCode.md

• Official Beverly Hills code library