Fountain Valley · Zoning · R2
Fountain Valley R2 zoning: height, setbacks and lot size
In Fountain Valley's R2 zone, generally buildings can be up to 28 ft. (2 stories) tall, the front setback is 20 ft. and the minimum lot size is 7,200 sq. ft., with the conditions listed below (Fountain Valley code, read October 2026).
Key points
- Maximum building height: 28 ft. (2 story)
- Maximum number of stories: 2 stories (with the 28 ft height limit)
- Minimum front setback: 20 ft.
- Minimum side setback: 5 ft.
- Minimum rear setback: 25 ft. or 20% lot depth, whichever is less
- Minimum lot size: 7,200 sq. ft.
- Maximum lot coverage: 40%
- Maximum density: 10.8 units per acre (Also limited to 1 unit per 3,600 sq ft of site area)
R2 is a zoning district in Fountain Valley. Every value below was read from the Fountain Valley Municipal Code and links to its section (read October 2026). State laws such as the ADU and SB 9 rules can allow more on a residential lot. General information, not legal advice — read the code text and check with the city before you build.
Development standards in R2
The general rule for a typical lot in this zone. Zoning tables often attach notes, such as rules for corner lots, lots next to a residential zone, or new subdivisions only. Open “code text” under a value to see the table cell or sentence it was read from.
| Maximum building height | 28 ft. Applies: 2 story See note 5 below the table in the code. § 21.08.040 · code textTable row “Height limit (5)”, column “R2”: 28 ft./2 story 35 ft./3 story Note 5: Maximum Allowed Height of Structures. See also Section 21.18.050 (Height measurement and height limit exceptions). No architectural features, windows, etc., above second story eave line. |
|---|---|
| Maximum number of stories | 2 stories Applies: with the 28 ft height limit See note 5 below the table in the code. § 21.08.040 · code textTable row “Height limit (5)”, column “R2”: 28 ft./2 story 35 ft./3 story Note 5: Maximum Allowed Height of Structures. See also Section 21.18.050 (Height measurement and height limit exceptions). No architectural features, windows, etc., above second story eave line. |
| Minimum front setback | 20 ft. § 21.08.040 · code textTable row “Front”, column “R2”: 20 ft. |
| Minimum side setback | 5 ft. § 21.08.040 · code textTable row “Sides (each)”, column “R2”: 5 ft.; 10 ft. corner lot |
| Minimum rear setback | 25 ft. or 20% lot depth, whichever is less § 21.08.040 · code textTable row “Rear”, column “R2”: 25 ft. or 20% lot depth, whichever is less |
| Minimum lot size | 7,200 sq. ft. § 21.08.040 · code textTable row “Lot area”, column “R2”: 7,200 sq. ft. |
| Maximum lot coverage | 40% § 21.08.040 · code textTable row “Site coverage”, column “R2”: 40% |
| Maximum density | 10.8 units per acre Applies: Also limited to 1 unit per 3,600 sq ft of site area See note 1 below the table in the code. § 21.08.040 · code textTable row “Maximum density (1)”, column “R2”: 10.8 units per acre Note 1: Maximum Number of Dwelling Units Allowed per Net Buildable Acre in a Single-Family Subdivision or Multi-Family Project. The actual number of units allowed is determined through the subdivision or land use permit process, as applicable. |
Uses in R2
Uses the code's use tables allow in R2, or allow with a permit. Each links to its page with the code section.
- Apartment building — Needs a conditional use permit
- Residential care home (7 or more) — Needs a conditional use permit
- Child care center — Needs a conditional use permit
- Church or place of worship — Needs a conditional use permit
When a different number applies
The code sets other values for particular lots, buildings or locations in R2:
- Maximum building height: 35 ft. — 3 story § 21.08.040
- Maximum number of stories: 3 stories — with the 35 ft height limit § 21.08.040
- Minimum side setback: 10 ft. — corner lot § 21.08.040
Not on this page
We did not find a general FAR limit for R2 in the zoning tables we read. The code may still set one elsewhere — check the Fountain Valley Municipal Code.
Other Fountain Valley zoning districts
Who this affects
Frequently asked questions
What is the maximum building height in Fountain Valley's R2 zone?
28 ft. (2 story) — Fountain Valley Municipal Code § 21.08.040.
What is the maximum number of stories in Fountain Valley's R2 zone?
2 stories (with the 28 ft height limit) — Fountain Valley Municipal Code § 21.08.040.
What is the minimum front setback in Fountain Valley's R2 zone?
20 ft. — Fountain Valley Municipal Code § 21.08.040.
What is the minimum side setback in Fountain Valley's R2 zone?
5 ft. — Fountain Valley Municipal Code § 21.08.040.
What is the minimum rear setback in Fountain Valley's R2 zone?
25 ft. or 20% lot depth, whichever is less — Fountain Valley Municipal Code § 21.08.040.
General information, not legal advice.
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