Local zoning · Half Moon Bay

Half Moon Bay — Development Standards

Q: What can I build on an R-1 lot in Half Moon Bay?

You can build single‑family housing subject to R‑1 numeric standards: minimum lot area ~5,000 sq ft (varies by R‑1 subtype), front setback 20 ft , side 5 ft , rear 20 ft , height limits 20 ft single / 28 ft multi, coverage 50% single / 35% multi , FAR 0.5:1 — see § 18.06.035 . Confirm permitted accessory uses and any overlay constraints (beach/scenic) prior to design.

Q: What are Half Moon Bay setback requirements?

Setbacks depend on zone. Typical residential setbacks: front 20 ft , side 5 ft , rear 20 ft (combined side yards often must equal 20% of lot width). Commercial zones vary (e.g., C‑D encourages zero front setback on Main St. but requires 5 ft where adjoining residential) — see § 18.06.035 and § 18.07.040 .

Q: What parking standards will apply to my project?

Parking counts depend on use and are governed by Chapter 18.36 (off‑street parking). For residential units in mixed‑use/multi‑family projects, the ordinance commonly requires two spaces per unit , one being a garage, plus guest parking for 3+ unit projects (one per four units) — see § 18.07.035(G) and § 18.08.040(F) where referenced; submit a parking plan with new development — § 18.07.030(D) . Link to the city's parking page for procedural details.

Development Standards under the Half Moon Bay local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes the development-standards (setbacks, height, lot coverage, density, FAR and related rules) contained in the Half Moon Bay Zoning Ordinance (commonly titled Title 18). It focuses on the numeric and procedural controls you will see on plan review and discretionary applications — not Title 24 building code items. For the city's broader context see the Half Moon Bay zoning & planning overview and for items you will need to prepare, see the city's parking and design review guidance.

How to read this page

Bold terms are the ordinance names, districts, and controlling numbers you will use when sizing a project (for example R-1, 20 ft, 0.5:1 FAR).
Each requirement below is tied to a specific local code section (the § citation) and to the file excerpt retrieved from the ordinance. Whenever the code text was not present in the retrieved materials I state that explicitly.
If your site falls inside one of the scenic/coastal overlays, check the overlay rules in addition to the base zone standards (see Overlay Districts).

District-by-district standards

Note: permitted uses are listed in the use tables referenced by each district (the ordinance refers back to the use tables in the same chapters). Where the ordinance text points to another section for uses or procedures I cite it directly.

R-1 (Single-Family Residential) — purpose & where it applies

Purpose: standard single-family lots and detached homes in residential neighborhoods. Uses: those listed for R-1 in the ordinance (see § 18.06.020) — the exact use table text was not included in the retrieved excerpts. Verify permitted-use details with the jurisdiction. (Not found in retrieved materials for the use list.)

Key dimensional standards (summary):

Minimum lot area: 5,000 sq ft (varies by R-1 subtype; R-1-B1 and R-1-B2 have larger minima) — § 18.06.035 .
Front setback: 20 ft (R-1; R-1-B1/B2 may be 25 ft) — § 18.06.035 .
Side setbacks: 5 ft (combined side yard must meet percent-of-width rule) — § 18.06.035 .
Rear setback: 20 ft — § 18.06.035 .
Height: 20 ft (single story), 28 ft (multi‑story max) — § 18.06.035 .
Lot coverage / FAR: max single‑story coverage 50%, multi‑story 35%, FAR 0.5:1 — § 18.06.035 .

Practical note: R-1 lot subtypes (R-1‑B1, R-1‑B2, R-1‑B3) alter minimum lot area and setbacks; check the Table B entries in § 18.06.035 for the exact subtype numbers .

R-2 (Two‑Family) and R-3 (Multi‑Family) — purpose & where it applies

Purpose: higher density residential sites and small multi‑family buildings.

Key dimensional standards (Table C summary):

Maximum allowed density: R-2 ≈ 17.42 du/acre (one R-2 variant) and R-3 ≈ 29.04 du/acre (specific table values) — § 18.06.035 .
Minimum density: R-2 = 10 du/acre, R-3 = 15 du/acre — § 18.06.035 .
Minimum site area per unit: R-2 5,000 sq ft/unit (one variant: 2,500), R-3 1,500 sq ft/unit — § 18.06.035 .
Setbacks: front 20 ft, side 5 ft, combined side yards 20% of width, rear 20 ft — § 18.06.035 .
Height: single‑story 20 ft; multi‑story R-3 up to 40 ft in some variants (R-2 typically 28 ft) — § 18.06.035 .
Coverage / FAR: single‑story coverage 50%, multi‑story 35% (R-2) / 45% (some R-3 variant); FAR 0.5:1 for R-2 variants — § 18.06.035 .

Practical note: projects with three or more units must follow the R-3 dimensional standards (see § 18.07.030(A)) .

C-D (Commercial — Downtown) — purpose & where it applies

Purpose: Main Street downtown commercial frontage and mixed uses intended to create active ground‑floor frontage.

Typical permitted uses: commercial and mixed‑use per the C-D use list (see the district use table referenced in the ordinance; exact use list not present in the retrieved excerpt). (Not found in retrieved materials for the full use list.)

Key dimensional standards:

Minimum lot size/width for new parcels: 5,000 sq ft / 50 ft — § 18.07.040(A) .
Setbacks: No general setbacks encouraged on Main Street (zero front setback encouraged), but if a parcel adjoins an R district a 5 ft minimum setback from that residential property line is required — § 18.07.040(B) .
Height: 36 ft and three stories maximum — § 18.07.040(C) .
Lot coverage: commercial/mixed‑use sites are not limited by a specific percent coverage for C‑D; for residential uses in C‑D, single‑ and two‑family: 50% single‑story / 35% multi‑story — § 18.07.040(E) .
Residential density: single‑use residential minimum 15 du/acre for new residential projects — § 18.07.040(F) .
Parking: location rules that restrict parking along Heritage Main Street and prefer on‑street continuity — § 18.07.040(G) .

Practical note: the downtown district actively encourages pedestrian‑oriented zero setbacks on Main Street yet requires protections where C parcels abut residential zones.

C-R (Commercial‑Residential) — purpose & where it applies

Purpose: mixed retail/residential strips and neighborhood commercial with residential above or adjacent.

Key dimensional standards:

Minimum lot size/width: 5,000 sq ft / 50 ft — § 18.07.035(A) .
Setbacks: Front 20 ft, rear/side 5 ft; where abutting a residential district the ordinance requires a 6‑ft wall/fence along the adjoining rear/side line — § 18.07.035(B) .
Height: 28 ft maximum — § 18.07.035(C) .
Lot coverage: 50% single‑story / 35% multi‑story — § 18.07.035(E) .
FAR: residential‑only FAR cap 0.5:1 — § 18.07.035(F) .
Parking: residential parking standards reference Chapter 18.36 (two spaces/unit for mixed‑use multi‑family; guest parking, garage requirements described) — § 18.07.035(G) .

C-VS (Visitor‑Serving Commercial) and C-G (General Commercial)

Purpose: C‑VS for visitor-serving services (tourism/visitor accommodations); C‑G for general commercial uses along corridors.

Key dimensional standards (highlights):

Minimum lot size/width: 10,000 sq ft / 100 ft for both zones — § 18.08.035(A) and § 18.08.040(A) .
Setbacks: C‑VS front 20 ft / side & rear 10 ft; where bordering an R district a 20 ft setback is required and the 10 ft nearest the residential parcel must be landscaped — § 18.08.035(B) . C‑G front 25 ft, side/rear 10 ft, and if bordering R a 6‑ft masonry wall plus landscaped strip is required — § 18.08.040(B) .
Height: generally 36 ft / three stories — § 18.08.035(C) and § 18.08.040(C) .
Landscaping: C‑VS requires 15% landscaped area; C‑G 10% — § 18.08.035(D) and § 18.08.040(D) .
Parking: C‑G/C‑VS projects must submit a parking plan; standard residential parking rules apply for residential components and Chapter 18.36 governs parking counts — § 18.08.040(F) .

Open Space, Coastal & Scenic Overlays (OS, UR, OSR, Beach Viewshed, Scenic Corridor)

Purpose: protect coastal resources, views, and habitat. Overlay controls can be more restrictive than base district standards.

Key standards:

Setbacks and buffer distances from coastal resources and ESHA are required; the more restrictive rule between base zone and coastal standards applies — § 18.12.025(A)(2) and § 18.12.030 .
Beach viewshed: minimum building location setbacks from the bluff edge to preserve beach and bluff-top views; where adjacent structures already impact views, new structures must be no closer than adjacent structures — § 18.37.025(A) .
Scenic corridors: in mapped visual-resource areas building height may be limited to one story / 15 ft unless the planning commission approves an increase up to 28 ft with findings — § 18.37.030(A)(3) .

Practical note: overlay constraints commonly control height and siting more strictly than the base zone; always overlay-map check and coordinate with coastal resource staff.

Substandard & Severely Substandard Lots

If your lot is substandard or severely substandard the ordinance provides alternate standards (Tables E and F) and special procedures (architectural review required for most work). Key controls include modified height limits, parking configuration, and small allowances for basements and eave encroachments — § 18.06.050 (Tables E & F) .

General/Citywide development rules that always apply

All residential units must meet the applicable R‑district standards: single‑family uses must meet R‑1 standards, two units R‑2, three or more R‑3 — § 18.07.030(A) .
Setbacks are measured from property lines or coastal resource buffers — § 18.12.025(A) .
All projects must submit off‑street parking and landscaping plans and meet the City's water‑efficient landscaping program (landscaping and screening rules) — § 18.07.030(D–E) . Link for landscaping and screening guidance.
Architectural/site design review and coastal development permit rules apply where indicated — § 18.07.030(P–Q) . See the city's design review page for process details.

Quick reference table — most decision‑relevant numeric standards

District	Front setback	Side / Rear	Max height	Lot coverage / FAR / Density	Code Reference
R‑1 (incl. B1/B2)	20 ft (R‑1) 25 ft (some B variants)	5 ft side; rear 20 ft; combined side 20%	20 ft single / 28 ft multi	Coverage 50% single / 35% multi; FAR 0.5:1	§ 18.06.035
R‑2 / R‑3	20 ft	side 5 ft; rear 20 ft	28 ft / up to 40 ft (R‑3)	Densities: R‑2 ~17.42 du/ac (varies), R‑3 ~29.04 du/ac; FAR 0.5:1 (variants)	§ 18.06.035
C‑D (Downtown)	No general front setback; zero encouraged on Main St.	5 ft where adjoining R	36 ft / 3 stories	Commercial: no % limit; residential: 50% single / 35% multi; min res density 15 du/ac	§ 18.07.040
C‑R	20 ft front	side/rear 5 ft; 6‑ft wall if next to R	28 ft	Coverage 50% / 35%; FAR 0.5:1 (residential)	§ 18.07.035
C‑VS / C‑G	20 ft (C‑VS) / 25 ft (C‑G)	10 ft side/rear; expanded when bordering R	36 ft / 3 stories	Landscaping 15% (C‑VS) / 10% (C‑G); parking rules in Ch. 18.36	§ 18.08.035 / § 18.08.040
Scenic / Beach overlays	Varies — may impose 15 ft from shoreline, 15 ft view setbacks, or limit height to 15 ft/one story in mapped areas	N/A	Often limited to 15 ft or one story unless finding made	Overlay controls supersede base zone where more restrictive	§ 18.37.025 / § 18.37.030

Checklist

Confirm base zone and any overlays on your parcel (zoning map + visual resources overlay). Verify whether beach viewshed or scenic corridor rules apply — § 18.37.025 / § 18.37.030 .
Confirm permitted uses for the district (see the district use table referenced in the ordinance; verify with planning staff if the use list is not clear). (Not found in retrieved materials; see local use tables.)
Size the project to district dimensional standards: setbacks, height, lot coverage, FAR and density per the district tables — see § 18.06.035, § 18.07.035, § 18.07.040, § 18.08.035/040 .
Prepare an off‑street parking plan consistent with Chapter 18.36 and district parking notes (C‑G/C‑VS/C‑D exceptions) — § 18.07.030(D) and district-specific parking references — § 18.07.035(G), § 18.08.040(F) . Link for parking procedures.
Prepare a landscaping plan consistent with the city's water‑efficient landscaping program — § 18.07.030(E) . Link for landscaping and screening.
Confirm whether design-review or architectural review is required (most new construction, conversions, and substandard‑lot projects require design review) — § 18.07.030(P) and relevant chapter citations . Link for design review process.
If in the coastal zone, determine whether a Coastal Development Permit is necessary — § 18.07.030(Q) .
If proposing an ADU, confirm how state ADU law interacts with local FAR/coverage/setback rules; state law guarantees certain minimum allowances — see California ADU law guidance and the 2025 ADU handbook excerpt in the materials (state requirements may preempt some local limits) — Gov. Code cross‑references in the ADU handbook excerpt . Link for ADU guidance and the California Building Standards Code.

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay controls (scenic, beach viewshed)	Overlay standards can be more restrictive than base zone for height and siting, and can force reductions to protect views or habitat — § 18.37.030 / § 18.37.025	Confirm mapped overlays on the parcel and get site‑specific overlay findings from planning staff.
Substandard/severely substandard lot classification	Different standard tables (E/F) and required architectural review apply; allowances for small basement and eave encroachments exist — § 18.06.050	Verify your lot's classification, applicable Table E/F entries, and whether your project must go to design review.
FAR vs. coverage interpretation	The code uses both lot coverage and FAR; for some commercial zones coverage is not limited while residential components are limited — § 18.07.040(E)	Confirm which standard controls your proposed uses and how basement/covered porches are counted toward FAR and coverage (verify with planning staff).
Parking exceptions downtown	Downtown exceptions permitted but require findings tied to the Downtown Specific Plan — § 18.07.050(E)	If proposing fewer spaces, prepare a parking demand evaluation and plan to show consistency with the downtown plan.
ADU limitations and state law	State ADU law limits some local controls (e.g., lot coverage, FAR, setbacks for small ADUs); local ordinance must be read against state rules — ADU handbook excerpt (state)	For ADUs, verify local ADU procedures and how the city implements state ADU mandates (verify with planning/zoning counter).
Uses / conditional uses not present in retrieved excerpts	The excerpts reference district use tables but the full use lists were not in the retrieved file snippets	Confirm the permitted and conditional use lists in § 18.06.020 and related district use tables with planning staff. (Not found in retrieved materials.)

Plain-English Summary

Half Moon Bay's zoning (Title 18) sets specific, different numeric controls for each district: R-1/R-2/R-3 have clear setbacks (typically 20 ft front, 5 ft side, 20 ft rear), coverage limits (50%/35%), and 0.5:1 FAR for many residential variants; downtown and commercial districts allow smaller or zero front setbacks and higher intensity but keep height caps (generally 28–36 ft) and special parking/landscaping rules. Overlays for scenic corridors and beach viewshed frequently require additional setbacks or lower heights. Always check overlays, parking rules in Chapter 18.36, and design‑review requirements early — the controlling sections are cited next.

Source References

§ 18.06.035 — R‑1 / R‑2 / R‑3 district development standards (tables B & C) .
§ 18.06.050 — Development standards for substandard/severely substandard lots (Tables E & F) .
§ 18.07.030 — General development standards (residential conversions, parking, landscaping, review requirements) .
§ 18.07.035 — C‑R commercial‑residential district development standards (setbacks, height, lot coverage, FAR, parking) .
§ 18.07.040 — C‑D commercial‑downtown district development standards (Main Street zero setbacks, height, coverage rules) .
§ 18.08.035 and § 18.08.040 — C‑VS and C‑G district standards (lot size, setbacks, landscaping, parking) .
§ 18.12.025 — Specific development standards: setbacks and height limits adjacent to coastal resources and residential districts .
§ 18.37.025 / § 18.37.030 — Beach viewshed and scenic corridor standards (overlay controls, view protection, lower height caps) .
ADU and state law context: 2025 ADU handbook excerpt (state-level summary of ADU preemption and limits) — provided in uploaded materials (for local ADU cross‑check) .
Ordinance download source referenced in the excerpts: ecode360 copy of Half Moon Bay Code (Title 18) — download meta visible in retrieved files (full code text referenced throughout) .

Sources

Retrieved passages

Half Moon Bay Zoning Code (Chapter 18.36.) High relevance
Half Moon Bay Zoning Code (§ 18.08.035.) High relevance
Half Moon Bay Zoning Code (§ 1) High relevance
Half Moon Bay Zoning Code (§ 18.12.025.) High relevance
Half Moon Bay Zoning Code (§ 18.06.030) High relevance
Half Moon Bay Zoning Code (§ 18.06.030) High relevance
Half Moon Bay Zoning Code (§ 1) High relevance
Half Moon Bay Zoning Code (title shall) High relevance

Cited sections

Official Half Moon Bay code library

Frequently asked questions

What can I build on an R-1 lot in Half Moon Bay?

You can build single‑family housing subject to R‑1 numeric standards: minimum lot area ~5,000 sq ft (varies by R‑1 subtype), front setback 20 ft, side 5 ft, rear 20 ft, height limits 20 ft single / 28 ft multi, coverage 50% single / 35% multi, FAR 0.5:1 — see § 18.06.035 . Confirm permitted accessory uses and any overlay constraints (beach/scenic) prior to design.

What are Half Moon Bay setback requirements?

Setbacks depend on zone. Typical residential setbacks: front 20 ft, side 5 ft, rear 20 ft (combined side yards often must equal 20% of lot width). Commercial zones vary (e.g., C‑D encourages zero front setback on Main St. but requires 5 ft where adjoining residential) — see § 18.06.035 and § 18.07.040 .

What are Half Moon Bay height limits?

Heights are district specific: many residential variants cap multi‑story at 28 ft, downtown/commercial up to 36 ft (three stories), and some R‑3 variants allow up to 40 ft. Overlay areas (scenic/visual resources) may limit height to 15 ft/one story unless findings allow more — see § 18.06.035, § 18.07.040, and § 18.37.030 .

How does the code treat lot coverage and FAR?

The code uses both metrics. Residential tables specify coverage limits (single‑story 50%, multi‑story 35%) and often an FAR of 0.5:1 for the R‑district variants. Some commercial districts do not impose a percent coverage limit for commercial uses, but residential components in commercial zones remain subject to residential coverage/FAR limits — see § 18.06.035, § 18.07.040(E) .

Do I need design review in Half Moon Bay?

Most new construction, conversions, additions on substandard lots, and projects in mapped scenic or coastal areas require architectural/site design review; the code explicitly references architectural/site design review and requires plans to meet those standards — § 18.07.030(P) and the district sections that call out review requirements . See the city's design review guidance for application steps.

What parking standards will apply to my project?

Parking counts depend on use and are governed by Chapter 18.36 (off‑street parking). For residential units in mixed‑use/multi‑family projects, the ordinance commonly requires two spaces per unit, one being a garage, plus guest parking for 3+ unit projects (one per four units) — see § 18.07.035(G) and § 18.08.040(F) where referenced; submit a parking plan with new development — § 18.07.030(D) . Link to the city's parking page for procedural details.

Can I build an ADU and how do local FAR/coverage rules apply?

State ADU statutes restrict local jurisdictions from imposing certain lot‑coverage, FAR, or minimum‑size limits that would prevent constructing at least an 800 sq ft ADU with 4 ft side/rear setbacks (state law summary in the ADU handbook excerpt). The city’s zoning controls still apply where not preempted; check local ADU procedures and how the city implements state ADU law — see the ADU guidance and the state ADU handbook excerpt for context .

What if my lot is next to an R district and I'm in a commercial zone?

Several commercial district sections require additional setbacks, landscaping strips, or solid masonry/6‑ft fences where commercial parcels border residential zones (examples: C‑D requires 5 ft where abutting R; C‑G requires landscaped strip and 6‑ft masonry wall) — see § 18.07.040(B) and § 18.08.040(B) .

Are there exceptions or waivers for affordable or senior housing projects?

Yes — the code allows the planning commission to relax standards for senior/disabled housing and offers density bonuses or modest reductions/incentives for projects with qualifying unit mixes; see the exceptions and incentives language in § 18.06.050 (affordable/large unit exceptions and bonuses) .

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