Chapter 15.10 — RESIDENTIAL DISTRICTS

Aliso Viejo Zoning Code · 2026-06 edition · ingested 2026-07-06 · Aliso Viejo

Sections:

15.10.010 Purpose and intent.

15.10.020 Permitted uses in residential districts.

15.10.030 Residential development standards.

15.10.040 PRD – Planned residential development overlay district.

15.10.010 Purpose and intent.

A. Purpose and Intent. The purpose and intent of the residential zoning districts is to provide for a range of residential densities and dwelling types consistent with the plans and policies of the general plan land use and other elements and to foster high quality, attractive and livable residential neighborhoods.

B. Residential Districts. The purpose of each residential district is as follows:

  1. RL Residential – Low Density District. To provide for the development and preservation of low density neighborhoods with single-family detached or attached residences and condominiums. Maximum density is eight units per gross acre.

  2. RM Residential – Medium Density District. To provide for the development and preservation of medium density neighborhoods containing detached and attached single-family homes on smaller lots, duplexes, townhomes, apartments, and condominiums. Each project will have ample common open space and recreation facilities. Maximum density is 18 units per gross acre.

  3. RH Residential – High Density District. To provide for the development and preservation of high density neighborhoods consisting primarily of attached and multiple dwelling units such as townhomes, apartments, condominiums, and senior housing. Each project will have ample common open space and recreation facilities. Maximum density is 30 units per gross acre.

  4. RVH Residential – Very High Density District. To provide for the development and preservation of very high density neighborhoods consisting primarily of multiple dwelling units such as apartments, condominiums, and senior housing. Each project will have ample common open space and recreation facilities. Maximum density is 50 units per gross acre.

  5. PRD Planned Residential Development Overlay District. This is an overlay district which is to be combined with one of the residential base districts described preceding. The PRD overlay district provides for the development and preservation of planned unit developments with attached homes, detached homes, or a mixture of both. Each project will have ample common open space and recreation facilities. Setbacks and other development standards are to be tailored specifically to each project. [Ord. 2010-126 § 1 (Exh. A); Ord. 2010-123 § 3 (Exh. A)].

15.10.020 Permitted uses in residential districts.

A. Development Permits Required. Table 15.10.020 in this section identifies whether a use or structure is permitted within a zoning district. However, in most cases development to establish a land use requires approval of a site development permit and/or other permits as set out in Chapter 15.74 AVMC, Discretionary Permits.

B. PRD Permitted Uses. Per AVMC 15.10.040, the permitted uses within the planned residential development district shall be the same as those in the underlying base district. Therefore, permitted uses for the PRD district are not included in Table 15.10.020.

C. Table of Permitted Uses. Table 15.10.020 specifies those uses and structures which are permitted within each residential district. If a use or structure is not listed as permitted, it is prohibited unless specifically determined to be permitted in accordance with AVMC 15.06.050, Unlisted land uses. The letters in the columns beneath the district designations mean the following: 1. “P” – The use is permitted as a principal use within the district.

  1. “A” – The use is permitted only if accessory to the principal use on the site.

  2. “C” – The use is permitted as a principal or accessory use if a conditional use permit is approved.

  3. “AUP” – The use is permitted as a principal or accessory use if an administrative use permit is approved.

  4. “TUP” – The use is permitted on a temporary basis if a temporary use permit is approved.

  5. “NP” – The use is not permitted in the district.

TABLE 15.10.020:

PERMITTED USES IN RESIDENTIAL DISTRICTS

RL
Low
Density
Residential		 RM
Med.
Density
Residential		 RH
High
Density
Residential		 RVH
Very
High
Density
Res.
RESIDENTIAL USES:
Boarding or rooming houses,
group quarters		 NP C C C
Employee quarters, six or fewer
persons		 P NP NP NP
Multifamily dwellings, low barrier
navigation centers		 NP P P P
Residential care facilities, six or
fewerpersons		 P P P P
Single-familydwellings,detached P P NP NP
Single-familydwellings,attached P P P P
Single-room occupancyhousing NP P P P
Individual manufactured homes
including mobilehomes on single-
family lots, subject to AVMC
15.14.100		 P P NP NP
RL
Low
Density
Residential		 RM
Med.
Density
Residential		 RH
High
Density
Residential
--- --- --- --- ---
Mobilehome parks and
developments, subject to AVMC
15.14.100		 C C C
Alcoholism or drug abuse
recovery or treatment facilities
that are licensed by the state for a
maximum capacity of six or fewer
persons		 P P P
Homeless and emergencyshelters NP C C
Transitional and supportive
housing		 P P P
Short-term rentals (see AVMC
15.14.165)		 NP NP NP
OPEN SPACE AND
RECREATIONAL USES:
Public and private parks,
playfields, recreational facilities,
and open space, lighted or
unlighted, subject to Chapter
15.46 AVMC, Noise Standards and
Film Shoots, and AVMC
15.22.110,Outdoor lighting in
nonresidential areas		 P P P
Clubhouses and community pools
and cabanas		 P P P
ACCESSORY USES AND
STRUCTURES:
(subject to Chapter
15.14 AVMC)
Fences and walls, subject to
AVMC
15.14.030		 A A A
Patio covers and other yard
structures, subject to AVMC
15.14.050		 A A A
Storage sheds and yard buildings,
subject to AVMC
15.14.060		 A A A
Swimming pools and spas, subject
to AVMC
15.14.070		 A A A
Accessory dwelling unit on a lot
with one single-family detached
dwelling, subject to AVMC
15.14.080		 A A A
Guest houses, subject to AVMC
15.14.090		 A A NP
Home
AVMC		 occupations, subject to

15.14.150		 A A A
Small child day care homes in
single-family detached dwellings,
serving up to 6 children,* subject
to AVMC
15.14.160		 A A NP
Large child day care homes in
single-family detached dwellings,
serving up to 12 children,* subject
to AVMC
15.14.160		 AUP AUP NP
* Up to 2 additional children may
be served pursuant to the
provisions of AVMC
15.14.160 and
California Health and Safety Code
Sections
1597.44 and
1597.465.
The keeping of household pets,
including domestic cats, dogs,
household birds, household fish,
small nonpoisonous reptiles,
hamsters, other small rodents,		 A A A
RL
Low
Density
Residential		 RM
Med.
Density
Residential		 RH
High
Density
Residential		 RVH
Very
High
Density
Res.
--- --- --- --- ---
and other common household
pets if in compliance with the
provisions of AVMC Title
6.
Animal control and licensing
requirements for pets, wild and
exotic animals and all other
animals in the city shall be
pursuant to AVMC Title
6.
Other accessory uses and
structures which are customarily
associated with and subordinate
to the principal use on the
premises and are consistent with
the purpose and intent of the
zoning district as determined by
the director		 A A A A
TEMPORARY USES:
Garage sales A A A A
Construction and guard offices,
subject to AVMC
15.14.170		 TUP TUP TUP TUP
Model home complexes and sales
offices,subject to AVMC
15.14.180		 TUP TUP TUP TUP
Professional film, video and still
photography, subject to Chapter
15.46 AVMC		 TUP TUP TUP TUP
Special outdoor community and
other events		 Regulated by Chapter
11.05 AVMC
OTHER USES:
Amateur radio, satellite dish and
video receivingantennas		 As provided in Chapter
15.44 AVMC
Commercial marijuana activity;
marijuana manufacturing;
marijuana delivery; and
marijuana cultivation (except as
permitted byAVMC
15.40.020)		 NP NP NP NP
Cultivation of industrial hemp, as
defined in California Health and
SafetyCode Section
11018.5		 NP NP NP NP
Wireless communication
antennas and facilities		 As provided in Chapter
15.42 AVMC

[Ord. 2024-237 § 4; Ord. 2018-202 § 3 (Exh. A); Ord. 2017-192 § 5; Ord. 2016-181 § 2; Ord. 2016-179 § 3; Ord. 2015-172 § 2; Ord. 2015-166 § 3; Ord. 2012-146 § 3 (Exh. A); Ord. 2012-140 § 3 (Exh. A); Ord. 2011-131 § 3 (Exh. A); Ord. 2010-126 § 1 (Exh. A); Ord. 2010-123 § 3 (Exh. A)].

15.10.030 Residential development standards.

A. Table of Development Standards. The following table sets out standards for development in residential districts:

TABLE 15.10.030:

RESIDENTIAL DEVELOPMENT STANDARDS

HEIGHT AND AREA STANDARDS: HEIGHT AND AREA STANDARDS:
RL
Low Density
Residential		 RM
Medium
Density
Residential		 RH
High
Density
Residential		 RVH
Very
High
Density
Res.		 PRD3
Planned Res.
Development
Maximum
structure
height1		 35 feet, maximum 2
stories
(lofts do not count as
a separate story)		 35 feet 45 feet 65 feet As approved
for each
project
Building site
area, minimum		 3,000 5,000 5,000 5,000
(square feet)
--- --- --- --- --- ---
Building site
coverage for
entire project at
initial
development		 No maximum 60% 60%
Minimum
common open
area (in
addition to
boundary
landscaping),
subject to
AVMC
15.62.060		 n/a 25% 25%
MINIMUM BUILDING SETBACKS2:
RL RM RH
Single-
Family
Detached		 Single-
Family
Attached		 For single-
family
detached
and
attached:
same
setbacks as
RL;
otherwise,
n/a		 n/a
Front: 10 feet 10 feet
Side: 10 feet for
one side
only; or
10 feet
aggregate
for both
sides		 0 feet on
attached
side; 10
feet on
open side
Rear: 10 feet 10 feet
Minimum
perimeter
setback		 n/a n/a 20 feet 20 feet
LANDSCAPING:
RL RM RH
Minimum
boundary
landscaping,
subject to
AVMC
15.62.060		 n/a n/a For multifamily, 15 feet minimum, 20 feet
minimum average
Minimum
parking lot
landscaping		 n/a Minimum 4% of parking lots serving 10 or more
cars shall be landscaped in addition to
boundarylandscaping.
Drought
tolerance		 n/a Minimum 50% of landscaping must be drought
tolerant.
OTHER STANDARDS:
Fences and other accessorystructures See Chapter
15.14 AVMC
Screening See AVMC
15.62.060
Signs andparking See Chapters
15.34 and
15.38 AVMC

1See Chapter 15.30 AVMC for additional provisions regarding height limits.

2Setbacks are measured from ultimate street right-of-way line. Also, setbacks are subject to the provisions of AVMC 15.14.040, Encroachments into setbacks.

3The PRD standards shown are for projects approved after the effective date of the ordinance codified in this code. For projects approved prior to the effective date of the ordinance codified in this code, setbacks and other development standards shall be as established by the buildings as they exist on the effective date of the ordinance codified in this code.

4All minimum perimeter setbacks shall be increased 1 foot for every foot in height above 35 feet.

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[Ord. 2013-150 § 3 (Exh. A); Ord. 2011-131 § 3 (Exh. A); Ord. 2010-126 § 1 (Exh. A); Ord. 2010-123 § 3 (Exh. A)].

Cross-reference: affordable housing incentives, Chapter 15.58 AVMC; housing and reasonable accommodation, Chapter 15.66 AVMC.

15.10.040 PRD – Planned residential development overlay district.

A. Application of Overlay District.

  1. This is an overlay district which is to be combined with one of the residential base districts described in this chapter. The PRD overlay district provides for the development and preservation of planned unit developments with attached homes, detached homes, or a mixture of both. Each project will have ample common open space and recreation facilities.

  2. The PRD overlay district may be used in combination with any residential base district, such as “RL,” “RM” or other residential district. The overlay district shall be indicated on the official zoning map by means of a cross-hatched or other pattern over the base district designation.

B. Permitted Uses and Development Standards.

  1. Permitted Land Uses. Permitted land uses in the PRD overlay district shall be the same as in the underlying base district.

  2. Development Standards. Development standards for projects approved after the effective date of the ordinance codified in this code are shown in Table 15.10.030. For projects approved prior to the effective date of the ordinance codified in this code, development standards shall be as established by the buildings as they exist on the effective date of the ordinance codified in this code.

C. Accessory Structures.

  1. Conformance with Supplementary Regulations. Except as otherwise set out in this section, accessory structures shall conform to the provisions of Chapter 15.14 AVMC, Supplemental Residential Regulations.

  2. Condominium Projects. For condominium projects, room additions, spas and accessory structures such as patio covers, outdoor fireplaces, play equipment, air conditioning units and similar facilities may be constructed in common area subject to the following requirements:

  • a. Prior written approval by the homeowners association (HOA) that owns the common area shall be submitted to the planning department. The HOA approval shall be stamped or otherwise written on the construction plans to the satisfaction of the director. However, replacement of existing air conditioning units at the same location shall not require HOA approval.

  • b. No such accessory improvements shall be allowed in front of the front building wall of a residence unless an exception permit is approved.

  • c. No such accessory improvements shall be allowed within five feet of any public street right-of-way unless an exception permit is approved. [Ord. 2013-150 § 3 (Exh. A); Ord. 2012-140 § 3 (Exh. A); Ord. 2010-126 § 1 (Exh. A); Ord. 2010-123 § 3 (Exh. A)].

Cross-reference: residential condominium conversions, Chapter 15.54 AVMC. Home Previous Next

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