Half Moon Bay — Zoning

Last reviewed: July 2, 2026

Overview

Half Moon Bay’s zoning rules live in Title 18 (Zoning) of the municipal code and organize land into named districts (residential, commercial, industrial, open space, planned unit development, etc.), establish permitted uses and review requirements, and tie certain coastal/resource protections and development review processes to specific zones. The code adopts a city zoning map and provides procedures for map amendments and use permits; see § 18.01.025 for map adoption and § 18.24.060 for amendment timing.

Note: this page focuses only on what Half Moon Bay’s Title 18 says about zoning (districts, permitted uses, major dimensional standards and review triggers). For site-level technical requirements like construction standards, see the California Building Standards Code. For related approvals commonly paired with zoning (parking, design review, overlays, ADUs, etc.) see the linked topic pages below.

First mentions of related topics (linked):

• parking
• Half Moon Bay Development Standards
• Half Moon Bay Design Review
• Half Moon Bay Overlay Districts
• Half Moon Bay ADUs
• California Building Standards Code
• Half Moon Bay Nonconforming Uses

How Title 18 organizes districts (district-by-district)

Below are the primary districts and where Title 18 explains their purpose, typical permitted uses, and the most decision-relevant limits. Bolded district names are the exact local designations used in the code and all code citations use the § glyph plus the section number.

Residential: R-1, R-2, R-3

• Purpose and where to look: the residential district chapter is in Chapter 18.06; see § 18.06.010 for purpose and § 18.06.020 for the schedule of uses.
• Typical permitted uses: single-family and multi-family uses are organized by use tables for the R districts; consult § 18.06.020 for the use schedule.
• Dimensional standards: development standards (setbacks, lot coverage, FAR, height) are located at § 18.06.030 and related subsections (including exceptions and standards for substandard lots). Many numeric tables in Chapter 18.06 are shown as figures/tables in the code; the text excerpts provided here do not reproduce all numeric values. For the code’s development-standards structure and exception rules see § 18.06.030 and § 18.06.050.
• Practical guidance: the R district rules are the place to find whether an accessory dwelling or second unit is allowed by-right versus needing a use permit — the local code references residential use classifications in Chapter 18.03 and the R-district use tables in Chapter 18.06. If you need exact numbers for a parcel (front setback, lot coverage, FAR), verify the specific tables in § 18.06.030 on the municipal code (some imagery/tables in the retrieved file were omitted).

Commercial: C-D, C-R, C-VS, C-G

• Where defined: commercial chapters appear under Chapter 18.07 (C-D, C-R) and Chapter 18.08 (visitor-serving C-VS and general commercial C-G). See § 18.07.x and § 18.08.020 for use tables and rules.
• Typical permitted uses and how they differ:
  • C-VS (Visitor‑serving commercial) prioritizes tourism‑oriented and shoreline-dependent uses; many residential uses are NOT allowed except where specifically listed. See Table 18.08.020 series for per-use OK/UP/NO designations.
  • C-G (General commercial) allows a broader set of retail, service and some residential uses (see Table 18.08.020C/D).
• Decision-relevant notes: retail floor‑area limits along major thoroughfares and screening/outdoor storage rules are called out in § 18.10.090 and § 18.10.100 (these provisions appear elsewhere in Title 18 but apply to commercial areas).

Industrial: IND

• Purpose and permitted uses: Chapter 18.10 lists permitted uses in the IND district and requires that potentially offensive industrial activities be reviewed for impacts such as odor, dust, noise; see § 18.10.010 for the permitted-use list and standards on compatibility. The code contains a long enumerated list of industrial uses allowed subject to review.
• Practical guidance: heavy or odor‑producing activities require planning-commission review and, where applicable, Bay Area Air Quality District review per § 18.10.010.

Open Space / Conservation: OS-A, OS-P, OS-C

• Purpose and permitted uses: Chapter 18.12 establishes OS-A (Active Open Space), OS-P (Passive Open Space) and OS-C (Conservation). The purpose of protecting coastal recreational and habitat areas is explicit at § 18.12.010; permitted uses and specific restrictions are listed at § 18.12.020 (e.g., coastal-dependent uses, trails, limited commercial food concessions as accessory uses).
• Key dimensional standards: setbacks from residential districts, coastal resources and shoreline ownership boundaries are emphasized. For example, the code requires that “all new structures, parking lots and other improvements shall be set back at least 100 feet from any adjacent residential district” and identifies a maximum typical structure height in OS districts of 16 ft unless a specific exception applies; these rules are in § 18.12.025.
• Practical guidance: new recreation-related concessions or support facilities in the OS districts are often limited in size (e.g., food facilities accessory to parks are limited; see § 18.12.020(B‑1)) and are subject to coastal-resource protection standards.

Planned Unit Development: PUD (and project-specific PUD-X examples)

• How it works: The PUD district is a site-specific, plan-driven district. Chapter 18.15 explains that a rezoning to PUD requires an adopted PUD plan consistent with the general plan and LCP; see § 18.15.015 and § 18.15.020.
• Numeric rule examples: a PUD district is denoted on the zoning map as PUD and the minimum site area for a PUD plan is one acre (see § 18.15.015(C)). Specific PUDs (for example, the Dykstra Ranch PUD‑X) contain site‑specific permitted‑use and phasing requirements; see § 18.16.005–025 for the Dykstra Ranch example.
• Practical guidance: because PUDs operate by an approved plan, their permitted uses, densities and design standards are those in the approved PUD documents rather than the generic district tables; consult the PUD ordinance text for any given PUD.

Public / Semi‑Public: P-S

• Where to look: development standards and yard requirements for P-S appear interspersed in Title 18 (see mentions in § 18.10.010 area and development-standards chapters). For example, rear-yard rules that protect adjacent R districts are described in the code where P-S yard rules are shown. Numeric specifics for each yard are in the chapter tables. Not all numeric yard values were visible in the retrieved excerpt.

Quick Reference Table — selected district uses & key code cites

Other rules that frequently affect zoning decisions (short synthesis)

• Zoning map and amendments: the city formally adopts a zoning district map; map amendments follow the procedures in § 18.24 and certain LCP amendments must be certified by the Coastal Commission before taking effect. See § 18.01.025 and § 18.24.100.
• Use permits and discretionary review: many non‑by‑right uses require a use permit; the use‑permit framework is in Chapter 18.22 (§ 18.22.010 and following). Design review and conditions of approval may be imposed by the planning commission or city council.
• Parking: Title 18 includes parking requirements and allows limited parking exceptions with required findings (see parking-exception rules and downtown specific plan considerations in § 18.07.050). For parking technical standards consult the city’s parking chapter and the linked parking page.
• Coastal development overlay and LCP: work in coastal/resource areas triggers additional coastal development permit rules and exemptions in Chapter 18.20; see § 18.20.025–030 for CDP requirements and exemptions.
• Density bonuses and affordable-housing incentives: rules for density bonuses are codified (e.g., § 18.42.040 for amount and calculation of density bonus).
• Nonconforming uses: Title 18 allows maintenance/repair but limits enlargement of nonconforming structures and sets timeframes for rebuilding after damage; see § 18.07.050 and § 18.12.035.
• ADUs: explicit local ADU numeric standards were not found in the retrieved excerpts. State ADU law imposes certain constraints on local ADU rules (e.g., minimum sizes, setback limitations and detached-ADU heights); see the California ADU law and the 2025 ADU handbook excerpt included in the materials for state requirements.

Checklist

• Confirm the zoning district shown for the parcel on the City’s official zoning map (§ 18.01.025).
• Read the applicable district use table (Chapter for your district: § 18.06 for R, § 18.07/18.08 for commercial, § 18.10 for IND, § 18.12 for OS).
• Check whether your proposed use is by‑right, requires a use permit (Chapter 18.22), or requires an LCP/coastal development permit (§ 18.20).
• Verify applicable development standards (setbacks, height, lot coverage, FAR) in the chapter tables for the district (§ 18.06.030, § 18.07/18.08). If tables are missing from this summary, retrieve the full municipal code tables.
• Confirm parking requirements and whether a parking exception is needed; see parking and § 18.07.050 for exception criteria.
• If the site is in an overlay or the coast, confirm overlay rules on Overlay Districts and Chapter 18.20.

Risks & Ambiguities

Plain-English Summary

Half Moon Bay’s zoning code assigns every property to a named district (for example R‑1, C‑VS, IND, OS‑A, PUD) that lists what you can do there and which standards (setbacks, heights, parking, and coastal protections) apply; many uses require a use permit and coastal development permits apply in shoreline/resource areas. Always confirm the parcel’s district on the official zoning map and read the chapter tables for your district; the controlling provisions are in Title 18 (see § 18.01.025, Chapters 18.06–18.16, and 18.20).

Source References

• Title 18 (Zoning) — Table of contents and district chapters (Chapter 18.01 and Article II headings) — § 18.01.010 et seq.
• Residential districts (R‑1, R‑2, R‑3) — § 18.06.010–030 (purpose, use schedule, development standards)
• Commercial use tables (C‑VS, C‑G) — Table 18.08.020 series and § 18.08.020 (permitted uses)
• Industrial uses (IND) — § 18.10.010 (permitted industrial uses and compatibility)
• Open Space districts (OS‑A, OS‑P, OS‑C) — § 18.12.010 and § 18.12.020 (purpose, permitted uses)
• OS development standards (setbacks, height) — § 18.12.025 (setbacks, maximum structure height 16 ft)
• Planned Unit Development rules and Dykstra Ranch example — § 18.15.015–025 and § 18.16.005–025 (PUD procedures and site-specific PUD‑X)
• Coastal development permitting and exemptions — § 18.20.025–030 (CDP requirements and exemptions)
• Use permits and appeals — Chapter 18.22 (use permits) and appeals discussion (§ 18.22.010 and related)
• Nonconforming structures and repairs — § 18.12.035, § 18.07.050 (maintenance, reconstruction limits)
• Density bonus rules — § 18.42.040 (amount and calculation)

Online source used by the municipal-code snippet files: eCode360 copy of the Half Moon Bay code (downloaded references in the excerpts indicate https://ecode360.com/HA4470). Not all tables/figures appeared in the retrieved snippets; retrieve the full Title 18 text or contact planning staff for parcel‑specific numeric standards.

Retrieved passages

• Half Moon Bay Zoning Code (§ 18.12.025.) High relevance show source text
• Half Moon Bay Zoning Code (section shall) High relevance show source text
• Half Moon Bay Zoning Code (§ 18.15.050.) High relevance show source text
• Half Moon Bay Zoning Code (§ 18.10.090.) High relevance show source text
• CBC § 18.07.045 (§ 18.07.045) High relevance show source text
• Half Moon Bay Zoning Code (§ 18.08.020) High relevance show source text
• CBC § 18.20.025 (§ 18.20.025) High relevance show source text
• Half Moon Bay Zoning Code (§ 18.15.015.) High relevance show source text

Cited sections

• Title 18 (Zoning) — Table of contents and district chapters (Chapter 18.01 and Article II headings) — **§ 18.01.010 et seq.** (Title 18)
• Residential districts (R‑1, R‑2, R‑3) — **§ 18.06.010–030** (purpose, use schedule, development standards) (§ 18.06.010)
• Commercial use tables (C‑VS, C‑G) — Table 18.08.020 series and **§ 18.08.020** (permitted uses) (§ 18.08.020)
• Industrial uses (IND) — **§ 18.10.010** (permitted industrial uses and compatibility) (§ 18.10.010)
• Open Space districts (OS‑A, OS‑P, OS‑C) — **§ 18.12.010** and **§ 18.12.020** (purpose, permitted uses) (§ 18.12.010)
• OS development standards (setbacks, height) — **§ 18.12.025** (setbacks, maximum structure height **16 ft**) (§ 18.12.025)
• Planned Unit Development rules and Dykstra Ranch example — **§ 18.15.015–025** and **§ 18.16.005–025** (PUD procedures and site-specific PUD‑X) (§ 18.15.015)
• Coastal development permitting and exemptions — **§ 18.20.025–030** (CDP requirements and exemptions) (§ 18.20.025)
• Use permits and appeals — Chapter 18.22 (use permits) and appeals discussion (**§ 18.22.010** and related) (Chapter 18.22)
• Nonconforming structures and repairs — **§ 18.12.035**, **§ 18.07.050** (maintenance, reconstruction limits) (§ 18.12.035)
• Density bonus rules — **§ 18.42.040** (amount and calculation) (§ 18.42.040)
• HalfMoonBay_ZoningCode.md
• 2025 California ADU handbook.md

• Official Half Moon Bay code library