Local zoning · Half Moon Bay

Half Moon Bay — Land Use

Q: Do I need a use permit to run a small retail shop in a C‑G zone?

Retail uses in C‑G are generally listed in the commercial use tables; many retail classifications are OK in C‑G , but some specific uses or locations (e.g., Main Street heritage frontage) can trigger a use permit or CDD review. Check Tables 18.08.020A–E and § 18.08.020 and related use regulations in § 18.08.025 . § 18.08.020 § 18.08.025

Q: Can I convert a ground‑floor downtown Main Street space to residential?

The C‑D Heritage Main Street subarea has active ground‑floor expectations and some ground‑floor residential uses are restricted; refer to Table 18.07.020 (residential uses) and the CDD rules to see whether conversion is allowed or requires a determination/permit. § 18.07.020

Q: What height limit applies in the industrial district?

The IND district maximum building height is 40 ft , as stated in § 18.10.030 . § 18.10.030

Land Use 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 explains what Half Moon Bay's zoning ordinance (Title 18) actually regulates about land use: which activities are allowed in each local zoning district, which require a use/conditional permit, and the most relevant dimensional and site-based standards that determine what you can build or operate. Citations below point to the controlling code sections; where the ordinance text does not answer a question, I note that fact and tell you what to verify with the city.

How to read this page

Bolded terms are code names and important numeric standards (e.g., R-1, C-G, 40 ft).
The first natural mention of related procedural topics are linked to the internal guidance pages: parking, design review, overlays, ADUs, signage, nonconforming uses, variances, and the California Building Standards Code.
Every substantive rule is grounded to the locally adopted ordinance by the § citation and the file source marker.

District-by-district breakdown

R — Residential (R-1, R-2, R-3, R-1-B-3)

Purpose: Provide appropriately located areas for single‑family, two‑family and multifamily housing consistent with the LCP and general plan. § 18.06.010 .

Typical permitted uses:

R-1 (single‑family), R-2 (two‑family), R-3 (multifamily) allow principal residential uses, accessory uses (including ADUs) and some public/semi‑public uses per Tables A-1 through A-5. See § 18.06.020 and Table A-1 series for specifics (e.g., supportive housing, day care, residential care) .
Home occupations and short‑term vacation rentals are expressly included as accessory uses, but subject to the special rules in § 18.06.025 and related tables. § 18.06.025 .

Key dimensional/site standards:

R district development standards and common rules (setbacks, lot coverage, usable open space for multi‑family) appear in Tables B and C and sections § 18.06.030– § 18.06.040 (usable open space for R‑2/R‑3 = 15% of floor area per unit) .
The special R-1‑B‑3 variant has minimum lot size 10,000 sq ft, minimum width 90 ft, 25 ft front yard and 20 ft rear yard; see § 18.06.035 and Table B-2. § 18.06.035 .

Where it applies: R districts are established and described in Chapter 18.06 and mapped on the zoning map; consult the city's zoning map (verify with the Community Development counter) § 18.06.010 .

Practical guidance: If your desired use is not explicitly listed in the tables, it is prohibited unless the community development director determines otherwise; definitions are in the use classification chapter and you should confirm where your proposed activity sits in those categories. § 18.06.020 .

C — Commercial (C‑VS, C‑G, C‑D, C‑R, C‑D Heritage/Main Street subarea)

Purpose: Provide visitor‑serving and general commercial areas, including mixed‑use opportunities in designated zones while protecting coastal resources and neighborhood character. § 18.08.010– § 18.08.015 .

Typical permitted uses:

The code organizes commercial uses into numbered tables (Tables 18.08.020A–E). Each use classification (A‑1 through etc.) is marked OK (allowed), UP (use permit required), NO, or UPCC (use permit under certain circumstances). See § 18.08.020 and the tables for specific uses such as eating/drinking establishments, retail, galleries, banks, etc. § 18.08.020 .
In the C‑VS (visitor‑serving) district, many uses that are allowed in C‑G may be restricted or require permits to keep visitor‑oriented character (see Tables 18.08.020A–E). § 18.08.015 .
The C‑D (Heritage Main Street) subarea has special active ground-floor expectations and some uses require a community development director determination (CDD) — see Table 18.07.020 and § 18.07.020 series. § 18.07.020 .

Key dimensional/permit triggers:

Many commercial uses require a use permit near residential districts, or when accessory residential is proposed; review § 18.08.025 for specific conditional requirements (e.g., limits on residential in C‑VS, restrictions on adult businesses, spacing rules) § 18.08.025 .
Downtown/heritage Main Street frontage depth rules affect what can occupy the ground floor (see Table 18.07.020 notes and CDD rules). § 18.07.020 .

Where it applies: Commercial chapters and tables (Chapter 18.08 and 18.07) define allowed uses by subdistrict; consult zoning map and Table 18.08.020 series. § 18.08.020 .

Practical guidance: If proposing commercial uses that generate noise, outdoor activity, or are close to R districts, expect either UP or additional design/parking conditions; verify parking requirements and potential design review early (see the city's parking and design review rules). § 18.08.025 .

IND — Industrial

Permitted uses and exclusions: The IND district lists a long catalog of permitted industrial uses and requires that uses not be objectionable for odor/dust/noise; many heavier industries are allowed but subject to planning commission review and, in some cases, Bay Area Air District referral. See § 18.10.010 and § 18.10.020 for conditional uses. § 18.10.010– § 18.10.020 .

Key dimensional standards:

Maximum building height: 40 ft in IND. § 18.10.030 .
Minimum building site: 10,000 sq ft. § 18.10.040 .

Practical guidance: Industrial uses adjacent to residential areas will trigger scrutiny; the planning commission can require operational conditions. § 18.10.010– § 18.10.020 .

A‑1 — Agricultural

Purpose and permitted uses: A‑1 is intended to facilitate primary agricultural uses (excluding livestock raising), nurseries, greenhouses, field crops, and agricultural R&D and ancillary residences for on‑site employees; retail sales are limited (no general retail unless specifically allowed). See § 18.13.010– § 18.13.020. § 18.13.010– § 18.13.020 .

Where it applies: Agricultural map designations and associated LCP protections; retail on A‑1 sites is typically limited to produce grown on site. § 18.13.015 .

Practical guidance: For farm stands or agritourism, confirm whether the activity qualifies as limited retail or requires a use permit; the code aims to keep agriculture primary. § 18.13.020 .

Open Space and Reserve (OS‑A, OS‑P, OS‑C, OSR, UR)

Purpose: Conserve coastal resources, habitat, and recreational lands; limit development intensity. § 18.12.010– § 18.12.040 .

Permitted uses and limits:

Open space districts list limited recreational, education, and resource‑conserving uses (see Tables for OS districts and § 18.12.x). Where conflicts exist with coastal/LCP standards, the more restrictive rule controls. § 18.12.030 .
OSR and UR reserves are effectively held back from urban conversion until other designated development areas are substantially built out; Table 18.11.015 lists allowed uses (e.g., certain agriculture, parks, limited residential in UR under conditions). § 18.11.015– § 18.11.020 .

Wetlands/riparian protections: Specific rules in Chapter 18.38 set buffers (e.g., 100 ft wetlands buffer; 20 ft riparian buffer from stream banks in many cases) and permitted uses in buffers; see § 18.38.080 and § 18.38.085. § 18.38.080– § 18.38.085 .

Practical guidance: Projects inside riparian/wetland buffers face strong limitations and required biological reports; expect required mitigation and findings. § 18.38.080 .

PUD — Planned Unit Development

Permitted uses: PUD sites are governed by an adopted PUD plan; permitted uses must be consistent with the general plan or the adopted PUD plan; the minimum PUD site area is 1 acre. § 18.15.015– § 18.15.025 .

Practical guidance: If your parcel is within a PUD, refer to the adopted PUD plan for permitted uses and development standards; rezoning to/from PUD follows the procedures in § 18.15.020 and § 18.15.025. § 18.15.020– § 18.15.025 .

Quick reference table — key decision items

District / Topic	Most decision‑relevant rule (short)	Code Reference
R-1 / R-2 / R-3 permitted uses & tables	Residential use schedules, accessory uses (incl. ADUs) — see residential use tables A‑1 through A‑5	§ 18.06.020
R-1-B-3 development standards	Min lot 10,000 sq ft, min width 90 ft, front yard 25 ft	§ 18.06.035
C‑VS / C‑G commercial uses	Use tables A–E (OK / UP / NO / UPCC); C‑VS more restrictive for visitor focus	§ 18.08.020
C‑D Heritage Main St.	Ground‑floor active‑use expectations; CDD determinations for some uses	§ 18.07.020
IND height / min site	Max height 40 ft; min site 10,000 sq ft	§ 18.10.030– § 18.10.040
A‑1 agriculture uses	Nurseries, field crops, ag R&D; limited retail unless on‑site product	§ 18.13.010– § 18.13.020
Riparian / Wetlands buffers	Wetland buffer 100 ft; riparian buffer often 20 ft; permitted/restricted uses listed	§ 18.38.080
Planned Unit Development (PUD)	PUDs governed by approved plan; permitted uses must be consistent with plan; min area 1 acre	§ 18.15.015– § 18.15.025

Practical notes and cross‑references (procedures & approvals)

Definitions/classifications: use types are defined in Chapter 18.03 and tables reference those classifications — if the category is unclear, request a community development director determination. § 18.08.020 .
Many permitted uses are conditional near R districts or in resource areas; check the specific use line in Tables 18.06.x, 18.07.x, 18.08.x, 18.10.x, 18.11.x and the use regulations in the same chapters. § 18.06.020 ; § 18.08.025 .
Expect to comply with parking requirements and loading standards; consult the city's parking rules early in design. § 18.08.010 .
Significant projects in commercial or coastal areas commonly require design review and may trigger overlay standards in the overlay districts chapter (coastal, historic, riparian, wetlands). See coastal resource rules and open space provisions. § 18.12.030 .
Sign programs and limits: building/site signage is regulated; consult the signage rules and the use/permit tables for signage‑sensitive uses. § 18.08.025 .
Nonconforming uses and structures can be maintained under limits in the code; review the nonconforming rules before changing or expanding an existing use — see § 18.12.035 and the nonconforming uses guidance. § 18.12.035 .
Variances and exceptions: where a project cannot meet a numeric standard, request a variance/exception; review criteria carefully in § 18.22 and the variances and exceptions page. Not all deviations are allowed; findings are required. Not found in retrieved materials: the full text of § 18.22 (verify with jurisdiction). .

Linking to state code: structural and life‑safety construction must meet the California Building Standards Code (Title 24) when building permits are issued — those requirements are separate from land‑use determinations.

Checklist (what an applicant must satisfy before development)

Confirm the property zoning and exact district on the city zoning map and identify any overlay(s). § 18.06.010
Determine whether the proposed activity appears as OK, UP, NO, or UPCC in the applicable Table (Tables 18.06.x, 18.07.x, 18.08.x, 18.11.x). § 18.06.020
If UP/UPCC, prepare materials for a Use Permit or conditional use review per the chapter's submittal requirements (site plans, parking calculations, noise/operational statements). § 18.08.025
Confirm parking and loading requirements with the parking standards and include in site design. § 18.08.010
Check overlays and habitat buffers; if in riparian/wetland areas get biological reports to support any exception. § 18.38.080
Confirm whether project triggers design review and provide streetscape/architectural drawings if required. § 18.07.020
If altering an existing nonconforming use/structure, read the nonconforming uses rules; major expansions are often restricted. § 18.12.035
For accessory dwelling units, follow the city's ADU procedures and state ADU law; consult the ADU page and § 18.06.x tables. § 18.06.020

Risks & Ambiguities

Issue	Why it matters	What to verify
Ambiguous use classification (where a proposed activity could map to more than one use type)	The permit trigger (OK / UP / NO) depends on the classification; misclassification can halt a project	Ask the Community Development Director for a use classification determination; cross‑check Chapter 18.03 (definitions). See § 18.08.020
Overlays and coastal/LCP conflicts	Overlay (coastal, wetlands, riparian) rules can impose stricter limits than base zone	Confirm overlays on the parcel and apply the more restrictive standard; check § 18.12.030 and Chapter 18.38 for buffers. § 18.12.030 § 18.38.080
Downtown/Main Street "heritage" exceptions	Ground‑floor activity and CDD rules can change what is permitted downtown	Verify whether your frontage falls in the Main Street heritage area and whether you need a CDD determination. § 18.07.020
Nonconforming structures/uses	Repairs, maintenance and expansions are limited; expansions may require use permits or be disallowed	Review § 18.12.035 and ask planning staff for the nonconforming determination. § 18.12.035
Site‑specific numeric standard not found in retrieved excerpts	Some site standards (e.g., exact setback for a specific lot) may be in a table image omitted in the retrieval	Verify the specific numeric standard with the city's published tables or staff (many tables are images in the code excerpts). See Tables in Chapter 18.06 and 18.07. § 18.06.040

Plain‑English summary

Half Moon Bay's Title 18 divides the city into named zoning districts (residential: R‑1/R‑2/R‑3, commercial: C‑VS/C‑G/C‑D/C‑R, industrial: IND, agricultural: A‑1, open space/reserve: OS‑/ UR/OSR, and PUD). What you can do on a parcel is set by the land‑use tables (OK / UP / NO / UPCC) and by district‑specific development standards; coastal, wetland and other overlay rules often impose the strictest limits. Always check the applicable table for your district and the specific § cited above before designing a project. § 18.06.020

Source References

Half Moon Bay Zoning Code, Chapter 18.06 (Residential purpose, use schedules, development standards). § 18.06.010, § 18.06.020, § 18.06.035 — Download source: https://ecode360.com/HA4470
Half Moon Bay Zoning Code, Chapter 18.07 (Commercial‑downtown / C‑D tables and heritage Main Street rules). § 18.07.020 — Download source: https://ecode360.com/HA4470
Half Moon Bay Zoning Code, Chapter 18.08 (Commercial land use, use tables A–E). § 18.08.010– § 18.08.025 — Download source: https://ecode360.com/HA4470
Half Moon Bay Zoning Code, Chapter 18.10 (Industrial uses and standards). § 18.10.010– § 18.10.040 — Download source: https://ecode360.com/HA4470
Half Moon Bay Zoning Code, Chapter 18.11 (UR & OSR reserve districts; Table 18.11.015). § 18.11.015– § 18.11.040 — Download source: https://ecode360.com/HA4470
Half Moon Bay Zoning Code, Chapter 18.12 (Open Space; coastal resource conservation; nonconforming use rules). § 18.12.010– § 18.12.035 — Download source: https://ecode360.com/HA4470
Half Moon Bay Zoning Code, Chapter 18.15 (Planned Unit Development — PUD). § 18.15.015– § 18.15.025 — Download source: https://ecode360.com/HA4470
Half Moon Bay Zoning Code, Chapter 18.38 (Riparian corridors, wetlands, buffer standards). § 18.38.075– § 18.38.085 — Download source: https://ecode360.com/HA4470

Sources

Retrieved passages

Half Moon Bay Zoning Code (§ 2) High relevance
Half Moon Bay Zoning Code (chapter may) High relevance
Half Moon Bay Zoning Code (§ 18.11.030.) High relevance
Half Moon Bay Zoning Code (§ 18.08.020) High relevance
Half Moon Bay Zoning Code (§ 18.15.015) High relevance
Half Moon Bay Zoning Code (§ 18.06.010.) High relevance
Half Moon Bay Zoning Code (§ 18.08.020) High relevance
Half Moon Bay Zoning Code (chapter is) 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?

Most single‑family residential uses and customary accessory uses are allowed in R-1; the detailed allowed/conditional items are listed in the residential use schedule (Tables A‑1 through A‑5). See the residential purpose and use schedule § 18.06.010 and § 18.06.020 for the lists and additional use regulations. § 18.06.010 § 18.06.020

What are Half Moon Bay setback and lot‑size rules for single‑family homes?

General R district standards (setbacks, lot coverage, lot sizes) are in the development standards tables and § 18.06.030– § 18.06.040; the R‑1‑B‑3 special area has explicit minimums (min lot 10,000 sq ft, min width 90 ft, front yard 25 ft) in § 18.06.035. § 18.06.035

Do I need a use permit to run a small retail shop in a C‑G zone?

Retail uses in C‑G are generally listed in the commercial use tables; many retail classifications are OK in C‑G, but some specific uses or locations (e.g., Main Street heritage frontage) can trigger a use permit or CDD review. Check Tables 18.08.020A–E and § 18.08.020 and related use regulations in § 18.08.025. § 18.08.020 § 18.08.025

If my lot is in a wetland buffer, what uses are permitted?

Chapter 18.38 lists permitted uses inside wetlands and wetlands buffer zones: limited education, passive recreation and fish/wildlife management are allowed without alteration; commercial mariculture, bridges and certain utilities may be allowed with a use permit and findings. See § 18.38.080 for permitted vs. conditional lists and required standards (including the 100 ft buffer rule). § 18.38.080

Can I convert a ground‑floor downtown Main Street space to residential?

The C‑D Heritage Main Street subarea has active ground‑floor expectations and some ground‑floor residential uses are restricted; refer to Table 18.07.020 (residential uses) and the CDD rules to see whether conversion is allowed or requires a determination/permit. § 18.07.020

What does “UPCC” mean in the use tables and when does it apply?

“UPCC” means a use permit is required under certain circumstances; the additional conditions/clarifications for UPCC items are listed in the use regulations corresponding to the tables (see the cross‑references in § 18.08.020 and § 18.08.025). § 18.08.020

Are accessory dwelling units allowed anywhere in Half Moon Bay?

Accessory dwelling units are included as accessory uses in the residential and many commercial tables (see Tables in Chapter 18.06 and 18.07); ADU projects still must follow the city's ADU procedures and state ADU law—consult the city's ADU page and the residential use tables § 18.06.020. § 18.06.020

How does the code treat nonconforming commercial or residential uses?

Existing nonconforming uses and structures may be maintained and repaired but are limited in their expansion; Section § 18.12.035 sets maintenance and alteration limits and explains when use permits are required for changes. § 18.12.035

What height limit applies in the industrial district?

The IND district maximum building height is 40 ft, as stated in § 18.10.030. § 18.10.030

If my proposed use isn’t in a table, can it ever be allowed?

If a use is not expressly listed, it is expressly prohibited unless the community development director or planning commission determines it comparable/appropriate; request an interpretation or rezoning. See the use schedules and the statement that any use not expressly permitted is prohibited (§ 18.06.020 and § 18.08.020 notes). § 18.06.020 § 18.08.020

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