Division 1 — Single-Family Residential Zones

In addition to the general purposes listed in Section 10-2.102, the specific purposes of the R-1 and R-1A single-family residential zone regulations are to:

• (a) Provide residential areas to be developed exclusively for single-family dwellings, including those units used as transitional housing, supportive housing or employee housing, subject to appropriate site and design standards, consistent with the General Plan and with the standards of public health, safety, and welfare established by the Municipal Code;

• (b) Ensure adequate light, air, privacy, and open space for each dwelling, and protect residents from the harmful effects of excessive noise, population density, traffic congestion, and other adverse environmental effects;

• (c) Protect residential areas from public safety hazards;

• (d) Achieve design compatibility in each zone between new or enlarged dwellings and surrounding neighborhoods;

• (e) Provide sites for public or semi-public land uses needed to complement residential development or requiring a residential environment;

• (f) Ensure the provision of public services and facilities needed to accommodate the residential population.

(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 3282-24 c.s., eff. December 12, 2024)

In the following schedule the letter "P" designates use classifications permitted in the specified zone and the letter "C" designates use classifications permitted subject to approval of a Conditional Use Permit, as provided in Section 10-2.2506. Where there is neither a "P" nor a "C" indicated under a specified zone, or where a use classification is not listed, that classification is not permitted. The "Additional Regulations" column references regulations located elsewhere in the Municipal Code.

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Use Classifications R-1 R-1A Additional Regulations
Residential Uses
Single-family residential P P
Family day care homes:
Family day care home, small P P
Family day care home, large P P
Residential care facilities, limited P P
Supportive housing P P 10-2.1638
Transitional housing P P
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City of Redondo Beach, CA

PLANNING AND ZONING

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§ 10-2.503

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Use Classifications R-1 R-1A Additional Regulations
Employee housing P P
Commercial Uses
Home occupations P P 6-1.22(H)
Parking lots C C 10-2.1702(C)(2)
Other Uses
Adult day care centers C C
Child day care centers C C
Churches C C
Expansion of existing cemeteries C —
Non-profit service provider C C
Private schools C C
Public utility facilities C C 10-2.1614
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(Ord. 2756 c.s., eff. January 18, 1996, as amended by § 3, Ord. 2936 c.s., eff. June 17, 2004, and Ord. 3282-24 c.s., eff. December 12, 2024)

• (a) Lot area per dwelling unit. There shall be no more than one dwelling unit for each lot as defined in Section 10-2.402.

• (b) Building height. No building or structure shall exceed a height of 30 feet (see definition of building height in Section 10-2.402).

• (c) Stories. No building shall exceed two stories. (See definition of story in Section 10-2.402).

• (d) Floor area ratio. The floor area ratio of all buildings on a lot developed for residential use shall not exceed 0.65, except that floor area ratio bonuses may be permitted pursuant to paragraph (1) of this subsection (see definition of "floor area ratio" and "floor area, gross" in Section 10-2.402).

  • (1) Floor area ratio bonuses. Floor area ratio bonuses may be permitted where the design elements listed in the following table are incorporated into the design of the building or site. Notwithstanding the maximum bonus that may be permitted for an individual design element, the cumulative floor area ratio bonus shall not exceed 0.15 and the maximum floor area ratio of all buildings on a lot including all floor area ratio bonuses shall not exceed 0.8.

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Floor Area Ratio Bonuses Desired Elements Maximum F.A.R. Bonus
Front porch with a minimum width of 10 feet and a minimum .04
depth of seven feet. The porch shall be fully covered by a roof.
Garage located in the rear half of the lot. Where there is an alley, .04
the garage must face the alley.
Side loaded garage (garage opening faces side property line). .02
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City of Redondo Beach, CA § 10-2.503

REDONDO BEACH

§ 10-2.503

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Floor Area Ratio Bonuses Desired Elements Maximum F.A.R. Bonus
Minimum eight foot second floor side setback for a cumulative .04 if provided on one
length of 15 feet or more of the second story along the side side of property; .08 if
property line. provided along both sides
of property
Second floor rear setback averaging at least five feet more than .04
the required average rear setback.
Bermuda or Hollywood Driveway with a minimum three foot .02
wide center grass strip along the center of driveway.
Front setback area with less than 30% coverage by impervious .02
surfaces.
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• (e) Setbacks. The minimum setback requirements shall be as follows:

  • (1) Front setback. The front setback shall average no less than 25% of the depth of the lot or 25 feet, whichever is less, except that at no point shall the setback be less than 20 feet (see setback averaging pursuant to Section 10-2.1520).

    • a. Second story setback. The second story front setback shall average 10 feet more than the required average front setback (see setback averaging pursuant to Section 10-2.1520).

1. Where the top of plate of the wall of the front facing facade exceeds a height of 16 feet, that portion of the front facing elevation shall be treated as a second story for purposes of calculating the required second-story setback average.

   • (2) Side setback. There shall be a minimum side setback of five feet the full length of the lot, except as follows:

     • a. Lots less than fifty feet in width. Additions to existing single-family dwellings constructed on lots less than 50 feet in width, with existing side setbacks of less than five feet, shall be permitted to match the existing side setback, provided that the side setback shall not be less than 10% of the width of the lot.

   • (3) Rear yards. The rear yard shall average no less than 20% of the depth of the lot, except that at no point shall the yard be less than 15 feet.

• (f) Outdoor living space. There shall be a minimum of 800 square feet of outdoor living space provided for each dwelling unit (see standards for outdoor living space in Section 10-2.1510).

• (g) General regulations (including, but not limited to, accessory structures, projections into setbacks, and fences and walls). See Article 3 of this chapter.

• (h) Parking regulations. See Article 5 of this chapter.

• (i) Sign regulations. See Article 6 of this chapter.

• (j) Landscaping regulations. See Article 7 of this chapter.

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City of Redondo Beach, CA

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§ 10-2.505

• (k) Procedures. See Article 12 of this chapter.

(Ord. 2756 c.s., eff. January 18, 1996, as amended by Ord. 2801 c.s., eff. June 5, 1997, § 3, Ord. 2917 c.s., eff. October 21, 2003)

• (a) Lot area per dwelling unit. There shall be no more than one dwelling unit for each lot as defined in Section 10-2.402 of this chapter.

• (b) Building height. No building or structure shall exceed a height of 30 feet (see definition of building height in Section 10-2.402).

• (c) Stories. No building shall exceed two stories (see definition of story in Section 10-2.402).

• (d) Setbacks. The minimum setback requirements shall be as follows:

  • (1) Front setback. The front setback shall not be less than 25 feet, except that the second floor of a two story building may project five feet into the required front setback.

  • (2) Side setback. There shall be a minimum side setback of three feet or 10% of the width of the lot, whichever is greater.

  • (3) Rear setback. The rear setback shall average no less than 16 feet, but at no point be less than 10 feet.

• (e) Outdoor living space. There shall be a minimum of 400 square feet of outdoor living space provided for each dwelling unit (see standards for outdoor living space in Section 10-2.1510).

• (f) General regulations (including, but not limited to, accessory structures, projections into setbacks, and fences and walls). See Article 3 of this chapter.

• (g) Parking regulations. See Article 5 of this chapter.

• (h) Sign regulations. See Article 6 of this chapter.

• (i) Landscaping regulations. See Article 7 of this chapter.

• (j) Procedures. See Article 12 of this chapter.

• (Ord. 2756 c.s., eff. January 18, 1996)

• (a) Purpose. The purpose of this section is to allow and appropriately regulate two-unit projects in accordance with Government Code Section 65852.21.

• (b) Definition. A "two-unit project" means the development of two primary dwelling units or, if there is already a primary dwelling unit on the lot, the development of a second primary dwelling unit on a legally subdivided lot in accordance with the requirements of this section.

• (c) Application.

  • (1) Only individual property owners may apply for a two-unit project. "Individual

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City of Redondo Beach, CA § 10-2.505

REDONDO BEACH

§ 10-2.505

property owner" means a natural person holding fee title individually or jointly in the person's own name or a beneficiary of a trust that holds fee title. "Individual property owner' does not include any corporation or corporate person of any kind (partnership, LP, LLC, C corp, S corp, etc.) except for a community land trust (as defined by Revenue and Tax Code Section 402.1(a)(11)(C)(ii)) or a qualified nonprofit corporation (as defined by Section 214.15).

• (2) An application for a two-unit project must be submitted on the City's approved form.

• (3) The applicant must obtain a certificate of compliance with the Subdivision Map Act for the lot and provide the certificate with the application.

• (4) Only a complete application will be considered. The City will inform the applicant in writing of any incompleteness within 30 days after the application is submitted.

• (5) The City may establish a fee to recover its costs for adopting, implementing, and enforcing this section of the code, in accordance with applicable law. The City Council may establish and change the fee by resolution. The fee must be paid with the application.

• (d) Approval.

  • (1) An application for a two-unit project is approved or denied ministerially, by the Community Development Director.

  • (2) The ministerial approval of a two-unit project does not take effect until the City has confirmed that the required documents have been recorded, such as the deed restriction and easements.

  • (3) The approval must require the owner and applicant to hold the City harmless from all claims and damages related to the approval and its subject matter.

  • (4) The approval must require the owner and applicant to reimburse the City for all costs of enforcement, including attorneys' fees and costs associated with enforcing the requirements of this Code.

• (e) Requirements. A two-unit project must satisfy each of the following requirements:

  • (1) Map Act Compliance. The lot must have been legally subdivided.

  • (2) Zone. The lot is in the R-1 or R-1A Single-Family Residential Zone.

  • (3) Lot Location. The lot is not located on a site that is any of the following, as defined by Government Code Section 65913.4(a)(6)(B)(K). The lot is not located on a site that has any of the following:

    • a. Prime farmland, farmland of statewide importance, or land that is zoned or designated for agricultural protection or preservation by the voters.

• b. A wetland.

  - c. Within a very high fire hazard severity zone, unless the site complies with all fire-hazard mitigation measures required by existing building standards. 
  
  - d. A hazardous waste site that has not been cleared for residential use.
  

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City of Redondo Beach, CA § 10-2.505

PLANNING AND ZONING

§ 10-2.505

• e. Within a delineated earthquake fault zone, unless all development on the site complies with applicable seismic protection building code standards.

• f. Within a 100-year flood hazard area, unless the site has either:

  1. Been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction, or

  2. Meets Federal Emergency Management Agency requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program.

• g. Within a regulatory floodway, unless all development on the site has received a nonrise certification.

• h. Land identified for conservation in an adopted natural community conservation plan, habitat conservation plan, or other adopted natural resource protection plan.

• i. Habitat for protected species.

• j. Land under conservation easement.

• (4) Not Historic. The lot must not be a historic property or within a historic district that is included on the State Historic Resources Inventory. Nor may the lot be or be within a site that is designated by ordinance as a City or County landmark or as a historic property or district.

• (5) No Impact on Protected Housing. The two-unit project must not require or include the demolition or alteration of any of the following types of housing:

  • a. Housing that is income-restricted for households of moderate, low, or very low income.

  • b. Housing that is subject to any form of rent or price control through a public entity's valid exercise of its policy power.

  • c. Housing, or a lot that used to have housing, that has been withdrawn from rental or lease under the Ellis Act (Government Code Sections 7060-7060.7) at any time in the 15 years prior to submission of the urban lot split application.

  • d. Housing that has been occupied by a tenant in the last three years.

    1. The applicant and the owner of a property for which a two-unit project is sought must provide a sworn statement as to this fact with the application for the parcel map.

    2. The City may conduct its own inquiries and investigation to ascertain the veracity of the sworn statement, including, but not limited to, surveying owners of nearby properties.

    3. The City may require additional evidence of the applicant and owner as necessary to determine compliance with this requirement.

• (6) Unit Standards.

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City of Redondo Beach, CA § 10-2.505

REDONDO BEACH

§ 10-2.505

• a. Quantity.

1. No more than two dwelling units of any kind may be built on a lot that results from an urban lot split. For purposes of this paragraph, "unit" means any dwelling unit, including, but not limited to, a primary dwelling unit, an additional primary unit created under this section of this Code, an accessory dwelling unit (ADU), or a junior accessory dwelling unit (JADU).

   2. A lot that is not created by an urban lot split may have a two-unit project under this section, plus any ADU or JADU that must be allowed under State law and the City's ADU ordinance.

• b. Demo Cap. The two-unit project may not involve the demolition of more than 25 percent of the existing exterior walls of an existing dwelling unless the site has not been occupied by a tenant in the last three years.

• c. Floor Area Ratio. The City's existing Floor Area Ratio standards for its R-1 Single-Family Residential Zone shall apply to projects within the R-1 SingleFamily Residential Zone and subject to this chapter. This floor area ratio standard shall apply to the maximum extent feasible so long as two primary dwelling units on the lot at 800 square feet each are permitted.

• d. Outdoor Living Space. The City's existing outdoor living space standards for its R-1 and R-1A Single-Family Residential Zones shall apply to projects subject to this chapter. This outdoor living space standard shall apply to the maximum extent feasible so long as two primary dwelling units on the lot at 800 square feet each are permitted.

• e. Tree Provisions. Environmental benefits derived by trees include the filtering of air pollutants, increasing atmospheric oxygen levels, stabilizing soils, reducing heat convection, decreasing wind speed, and reducing the negative effects of solar glare. In order to address the increased density and heat island effects of these developments, each two-unit project must provide one 24-inch box tree for every dwelling unit on site. Planting species and maintenance shall comply with the City's Landscaping Regulations (Section 10-2.1900) and the City's Objective Residential Standards adopted August 15, 2023. This tree provision standard shall apply to the maximum extent feasible so long as two primary dwelling units on the lot at 800 square feet each are permitted. If the standard must be reduced, a fee in lieu must be provided for any required tree that cannot be met in order for a tree to be planted elsewhere in the municipality.

• f. Tree Replacements. Each existing mature tree with a trunk diameter of six inches or greater on the site that cannot feasibly be saved for a two-unit project must be replaced by one 36-inch or larger box tree on site. Planting species and maintenance shall comply with the City's Landscaping Regulations (Section 10-2.1900). This tree replacement standard shall apply to the maximum extent feasible so long as two primary dwelling units on the lot at 800 square feet each are permitted. If the standard must be reduced, a fee in lieu must be provided for any required replacement tree that cannot be met in order for a tree to be planted elsewhere in the municipality.

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City of Redondo Beach, CA § 10-2.505

PLANNING AND ZONING

§ 10-2.505

• g. Unit Size Second Unit. The total floor area of any second primary dwelling unit built that is developed under this section cannot exceed 800 square feet.

• h. Height and Story Second Unit. For second units proposed to be attached to an existing residence, the height and story requirements of the underlying zone apply. For second units proposed to be detached the second unit shall be no greater than 16 feet in height with an allowance of two additional feet in height in order to match the roof pitch of the existing residence, as measured from the lowest portion of the building that is above ground to the top most portion of the roof, exclusive of chimneys or vents. The detached second unit shall not exceed one story in height. This height and story standard shall apply to the maximum extent feasible so that two primary dwelling units on the lot at 800 square feet each are permitted.

• i. Setbacks.

  1. Generally. The City's existing setback standards for its R-1 and R-1A Single-Family Residential Zones shall apply to projects subject to this chapter. This setback standard shall apply to the maximum extent feasible so long as two primary dwelling units on the lot at 800 square feet each are permitted. The setback must be at least four feet from the side and rear lot lines.

  2. Prioritization of Setbacks. A two-unit project is not to encroach into a required front yard setback before exhausting options to build to the rear and side yard setbacks in order to provide two units of 800 square feet each.

  3. Exceptions. Notwithstanding Subsection (e)(6)i.1. and 2. above, no setback is required for an existing legally established structure or for a new structure that is constructed in the same location and to the same dimensions as an existing legally established structure.

• j. Parking. Each new primary dwelling unit must have at least one off-street parking space per unit unless one of the following applies:

  1. The lot is located within one-half mile walking distance of either:

     • i. A high-quality transit corridor, as defined in subdivision (b) of Section 21155 of the Public Resources Code; or

     • ii. A major transit stop, as defined in Section 21064.3 of the Public Resources Code.

  2. There is a car share vehicle located within one block of the parcel.

• k. Utilities. Each primary dwelling unit on the lot must have its own direct utility connection to the utility service provider.

• l. Building and Safety. All structures built on the lot must comply with all current local building standards. A project under this section is a change of use and subjects the whole of the lot, and all structures, to the city's current building code.

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City of Redondo Beach, CA § 10-2.505

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§ 10-2.505

• m. Impact Fees. Impact fees for net additional dwelling units shall be charged for a second primary unit. Impact fees for ADUs or JADUs shall comply with the regulations related specifically to those unit types.

• n. Other Standards. All other applicable standards of this Code shall apply to the extent these standards do not conflict with State law.

  • o. Affordability. All applicable affordable housing standards shall apply to the extent these standards do not conflict with State law.

  • p. Architecture. All units created pursuant to this section shall use the same materials and colors as the existing primary residence (if remaining) or shall use the same materials and colors as the other proposed units.

• (7) Separate Conveyance.

  • a. Primary dwelling units on the lot may not be owned or conveyed separately from each other.

  • b. Condominium airspace divisions and common interest developments are not permitted within the lot.

  • c. All fee interest in the lot and all the dwellings must be held equally and undivided by all individual property owners.

• (8) Regulation of Uses.

  • a. No Short-Term Rentals. No dwelling unit on a lot that is created by an urban lot split or with a two-unit project may be rented for a period of 30 days or less.

  • b. Owner Occupancy. Unless the lot was formed by an urban lot split, the individual property owners of a lot with a two-unit project must occupy one of the dwellings on the lot as the owners' principal residence and legal domicile.

• (9) Notice of Construction.

  • a. At least 30 business days before starting any construction of a two-unit project, the property owner must give written notice to all the owners of record of each of the adjacent residential parcels, which notice must include the following information:

    1. Notice that construction has been authorized.

    2. The anticipated start and end dates for construction.

    3. The hours of construction.

    4. Contact information for the project manager (for construction-related complaints).

    5. Contact information for the Building and Safety Department.

  • b. This notice requirement does not confer a right on the noticed persons or on anyone else to comment on the project before permits are issued. Approval is ministerial. Under State law, the City has no discretion in approving or denying

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§ 10-2.505

a particular project under this section. This notice requirement is purely to promote neighborhood awareness and expectation.

• (10) Deed Restriction. The owner must record a deed restriction, acceptable to the city, that does each of the following:

  • a. Expressly prohibits any rental of any dwelling on the property for a period of less than 30 days.

  • b. Expressly prohibits any separate conveyance of a primary dwelling on the property, any separate fee interest, and any common interest development within the lot.

  • c. If the lot is not created by an urban lot split, expressly requires the individual property owners to live in one of the dwelling units on the lot as the owners' primary residence and legal domicile.

• d. If the lot is created by an urban lot split, then it is subject to the city's urban lot split regulations, including all applicable limits on dwelling size and development and the only development permitted on the lot are projects subject to this chapter.

• (f) Specific Adverse Impacts.

  • (1) Notwithstanding anything else in this section, the City may deny an application for a two-unit project if the building official makes a written finding, based on a preponderance of the evidence, that the project would have a "specific, adverse impact" on either public health and safety or on the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact.

  • (2) Specific adverse impact" has the same meaning as in Government Code Section 65589.5(d)(2): "a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete" and does not include: (1) inconsistency with the zoning ordinance or general plan land use designation; or (2) the eligibility to claim a welfare exemption under Revenue and Taxation Code Section 214(g).

  • (3) The building official may consult with and be assisted by planning staff and others as necessary in making a finding of specific, adverse impact.

• (g) Remedies. If a two-unit project violates any part of this Code or any other legal requirement:

  • (1) The City may:

    • a. Bring an action to enjoin any attempt to sell, lease, or finance the property.

    • b. Bring an action for other legal, equitable, or summary remedy, such as declaratory and injunctive relief.

    • c. Pursue criminal prosecution, punishable by imprisonment in County Jail or State prison for up to one year, by a fine of up to $10,000, or both; or a misdemeanor.

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City of Redondo Beach, CA

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§ 10-2.505

• d. Record a notice of violation.

• e. Withhold any or all future permits and approvals.

• f. Pursue all other administrative, legal, or equitable remedies that are allowed by law or the City's code.

• (Ord. 3266-23 c.s., eff. 12/14/2023)

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City of Redondo Beach, CA