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Local zoning · Hawthorne

Hawthorne — Land Use

Land Use under the Hawthorne local zoning and planning code, with the controlling citations.

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Quick answer

Residential lots typically need 6,500 sf with 18 ft front, 5 ft side, and 20 ft rear setbacks, and max height 30 ft where § 18.16.035 applies; single-family is allowed in all R, duplexes in R‑2/R‑3, multifamily in R‑3 (§ 18.06.020). Downtown (C‑D) permits shops and restaurants but bans drive‑through fast food, and bars need a use permit (§ 18.07.020); industrial buildings cap at 40 ft with 10,000 sf minimum sites (§ 18.10.030; § 18.10.040). ADUs are allowed across R and several C districts up to 850–1,000 sf with 4 ft side/rear setbacks (§ 18.33.040).

Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Hawthorne's adopted code with AI research tools and grounded in the sources cited below. Verify with Hawthorne planning staff before relying on it.

Overview

Hawthorne’s land use rules are organized in Title 18 (Zoning). Uses are allowed by zoning district and by specific tables that mark each use as permitted, conditional, or prohibited. Some districts also apply special subarea rules and director determinations for ground-floor activity. If a use isn’t listed, it’s not allowed. See the Hawthorne Zoning map to confirm your base district before relying on the tables cited below.

Key rule: If a use isn’t listed for the district’s use table, it’s prohibited; “OK” means permitted, “UP” needs a use permit, “CDD” needs a director determination, and “UPCC” needs a use permit only under certain circumstances (§ 18.07.020.B–C).

How the ordinance organizes land use decisions

  • Residential districts are defined and their use schedule is in § 18.06.010 and § 18.06.020.
  • Downtown/commercial-residential districts use a consolidated use table with “OK/UP/NO/CDD/UPCC” flags in § 18.07.020 (with further specifics cross‑referenced to § 18.07.025).
  • Visitor-serving and general commercial districts use purpose and standards in § 18.08.010 and supplemental use regulations in § 18.08.025; C‑VS dimensional standards are in § 18.08.035.
  • Industrial rules include conditional uses and dimensional minimums in § 18.10.020, § 18.10.030, and § 18.10.040.
  • Agricultural districts A‑1/A‑2 exist, with A‑1 intent, applicability, and height in § 18.13.010, § 18.13.015, and § 18.13.030; A‑2 applicability is in § 18.14.010.
  • Special hillside/PUD and coastal resource standards appear in § 18.37.035, § 18.16.060, and § 18.12.030.
  • General development standards that affect site planning, fences, noise, landscaping, and parking plan submittals in commercial districts are in § 18.07.030.
    For related review pathways and standards, see Hawthorne Development Standards, Hawthorne Design Review, and Hawthorne Parking.

District-by-district land use

R-1 Single-Family Residential

  • Purpose: Provide sites for single-family neighborhoods and compatible public/semipublic uses (§ 18.06.010).
  • Typical permitted uses: Single-family dwellings; small family day care; supportive and transitional housing are allowed in all R districts (§ 18.06.020). Select accessory/temporary uses (home occupations, accessory dwelling units, commercial filming) also appear in the R schedules (§ 18.06.020).
  • Conditional/limited uses: Animal keeping is limited (exotic animals in R‑1 only; large animals require additional regs) per the residential schedule (§ 18.06.020).
  • Key dimensional benchmarks: Minimum lot size 6,500 sf, average width 65 ft, minimum frontage 30 ft; front setback 18 ft, side 5 ft (maintain 15 ft separation between adjacent homes), rear 20 ft; max height 30 ft (ridge midpoint 25 ft), max lot coverage 35%; two enclosed parking spaces 20 ft x 20 ft plus one guest space per residence (§ 18.16.035). Verify applicability outside mapped areas of Chapter 18.16.
  • Where it applies: City residential neighborhoods designated R‑1 on the Hawthorne Zoning map. Verify with the jurisdiction for parcel-specific overlays.

R-2 Two-Family Residential

  • Purpose: Provide for duplexes and compatible uses (§ 18.06.010).
  • Typical permitted uses: Two-family dwellings in R‑2/R‑3; small day care; supportive/transitional housing in all R districts (§ 18.06.020).
  • Conditional/limited uses: General day care appears in R‑2/R‑3; additional animal and accessory/temporary uses per the R schedule (§ 18.06.020).
  • Key dimensional benchmarks: Not found in source materials for R‑2-only standards. Use general residential criteria in § 18.16.035 where applicable; otherwise, verify with the jurisdiction.
  • Where it applies: R‑2 designated areas; confirm any overlay constraints in Hawthorne Overlay Districts.

R-3 Multifamily Residential

  • Purpose: Provide for multifamily housing and compatible public/semipublic uses (§ 18.06.010).
  • Typical permitted uses: Multifamily dwellings; convalescence facilities and residential care (general) indicated for R‑3 in the public/semi-public schedule; general day care appears in R‑2/R‑3 (§ 18.06.020).
  • Key dimensional benchmarks: Not found in source materials for R‑3-only standards. Apply § 18.16.035 where that chapter governs; otherwise verify.
  • Where it applies: R‑3 designated sites; check Hawthorne Development Standards.

C-D Commercial–Downtown

  • Purpose: Implement downtown policies; support a range of office, retail, service, and visitor uses while protecting historic character (§ 18.07.010).
  • Typical permitted uses (OK): Art galleries; artist studios; banks; offices; food/beverage sales; cafes/restaurants; indoor/outdoor retail; visitor accommodations; many services (§ 18.07.020 Tables 18.07.020A–C).
  • Conditional/limited: Bars/taverns (UP); indoor/outdoor commercial recreation (UPCC/UP); auto washing (UP); research and development (UPCC); public/quasi-public uses (various UP) (§ 18.07.020).
  • Prohibited: Adult businesses NO; drive‑through fast food NO; certain industrial intensities NO (§ 18.07.020).
  • Heritage Main Street subarea: Ground-floor first 50 ft along Main Street between Pilarcitos Creek and Correas Street has “CDD/UP” flags for uses that must be active ground-floor dependent or ancillary per director determination and § 18.07.025 (§ 18.07.020.B–C).
  • Where it applies: Designated downtown blocks; historic character and active ground-floor expectations apply. See Hawthorne Historic Preservation.

C-R Commercial–Residential (transition)

  • Purpose: Lower-intensity commercial adjacent to neighborhoods; transition to residential (§ 18.07.010.E).
  • Typical permitted uses: Business and professional offices (OK); some public uses (OK) (§ 18.07.020).
  • Conditional/limited: Many retail and cultural uses require UP; several commercial categories are NO; confirm in use tables (§ 18.07.020).
  • Where it applies: Edge-of-downtown corridors abutting residential; verify director/commission review where “CDD/UP/UPCC” are indicated (§ 18.07.020.B–C).

C-VS Visitor-Serving Commercial

  • Purpose: Office/retail/service supporting visitors; protect small businesses; ensure compatibility (§ 18.08.010).
  • Use highlights: Visitor-serving focus; outdoor food service and sidewalk cafes are reviewed; laboratories limited to coastal/ fisheries/oceanographic research; certain offices only if auxiliary to visitor uses (§ 18.08.025).
  • Dimensional standards: Min lot size 10,000 sf; width 100 ft; setbacks: front 20 ft, side/rear 10 ft; if bordering R, provide 20 ft setback with nearest 10 ft landscaped; height 36 ft/3 stories; minimum 15% site landscaping; for mixed-use, dwellings on upper floors with two garage spaces per unit unless modified (§ 18.08.035).
  • Where it applies: Designated visitor-serving corridors/centers. Coordinate Hawthorne Design Review early.

C-G General Commercial

  • Purpose: Full range of office, retail, and service uses needed by residents and the region (§ 18.08.010).
  • Use highlights: Business/professional offices permitted; health service clinics permitted; electronic game centers have spacing/time-of-day limits; outdoor recreation (e.g., golf course) requires UP; specific ancillary/operational standards apply (§ 18.08.025).
  • Dimensional standards: Not found in source materials beyond use regulations; verify with the jurisdiction.

IND Industrial

  • Purpose: Industrial production and compatible support uses.
  • Uses: Certain intensive or sensitive uses need UP; retail allowed on front portions of parcels fronting specific corridors only with a use permit and focused review (see factors listed) (§ 18.10.020).
  • Dimensional standards: Max building height 40 ft (§ 18.10.030); minimum building site 10,000 sf (§ 18.10.040).
  • Where it applies: Industrial districts; corridor-specific retail exceptions apply along identified frontages (§ 18.10.020).

A-1 Agricultural

  • Purpose: Facilitate primary agricultural uses (excluding breeding/raising/keeping livestock) (§ 18.13.010).
  • Applicability: Regulations of Chapter 18.13 apply in all A‑1 districts (§ 18.13.015).
  • Height: Max 2.5 stories and not exceeding 35 ft; derricks, windmills, tank houses allowed up to 60 ft (§ 18.13.030).
  • Where it applies: A‑1 designated lands; confirm allowed agricultural operations and any coastal resource constraints (§ 18.12.030).

A-2 Agricultural (second district)

  • Applicability: Chapter 18.14 applies in all A‑2 districts (§ 18.14.010).
  • Uses/standards: Not found in source materials. Verify with the jurisdiction.

OS-R Open Space Reserve and U-R Urban Reserve

  • Districts listed in Chapter 18.11; development in/near coastal or environmentally sensitive habitat must meet coastal resource standards; the more restrictive standard controls (§ 18.12.030).
  • Uses/standards: Not found in source materials. Verify with the jurisdiction.

PUD-X Dykstra Ranch Planned Unit Development and Upland Slopes

  • Hillside/upland criteria: Conform to landform; minimize grading; avoid skylining; preserve trees; cluster to preserve open space; prohibit padding/terracing unless no feasible alternative; within certain PUD areas no development above the 160‑ft contour or on slopes ≥25% (§ 18.37.035.G).
  • 160‑ft contour rule (mapped lots): No grading/vegetation removal or construction above 160 ft; no building footprint above 160 ft; deed restrictions required to enforce the 160‑ft limit (§ 18.16.060).
  • Where it applies: Lots that include mapped uplands/PUD constraints; verify contours and PUD boundaries.

General development standards that affect land use decisions

Applies especially to projects in commercial districts; check if these standards also bind residential components of mixed use.

  • Residential in commercial districts must meet R‑1/R‑2/R‑3 standards by unit type; planning commission may modify for mixed use during discretionary review (§ 18.07.030.A).
  • Exterior noise limits at R/OS/UR/OSR boundaries: Day 7a–10p 60/70/80 dBA (30‑min/5‑min/instant), Night 10p–7a 55/65/75 dBA (§ 18.07.030.C).
  • Off-street parking plan required with each project/addition/intensification (§ 18.07.030.D). Coordinate with Hawthorne Parking.
  • Landscaping plan required; parking lots need interior/perimeter landscaping, min 2 ft landscape strips with 6‑in curbs, and one tree per 6 spaces (§ 18.07.030.E).
  • Signs must follow Titles 15 & 18; pedestrian-oriented signage encouraged (§ 18.07.030.F). See Hawthorne Signage.
  • Fences/walls: max 8 ft side/rear; min 6 ft required when abutting residential; within 15 ft of street, solid fences max 3 ft, up to 4 ft if ≥50% open; special 6 ft masonry wall or 10 ft landscape buffer required at nonresidential–ground-floor residential interfaces unless waived (§ 18.07.030.G).
  • Refuse/recycling areas required for nonresidential and multifamily (§ 18.07.030.H).
  • Storage: ≥60 cu ft enclosed, lockable storage per new multifamily unit (§ 18.07.030.I).
  • ADUs: Allowed in R‑1, R‑2, R‑3, C‑D, C‑R, C‑VS, C‑G; reduced side/rear setbacks 4 ft; max 850 sf (studio/1‑BR) or 1,000 sf (>1‑BR); min 150 sf; height protections up to 16 ft; select design/location rules (§ 18.33.040). See Hawthorne ADUs.
  • Uses not classified: require a zoning text amendment (§ 18.03.020).
  • Coastal resources: Where conflicts arise, the more restrictive coastal/environmental standard governs (§ 18.12.030).

Selected permissions and standards (snapshot)

District Typical allowed uses (examples) Conditional/prohibited highlights Dimensional/operational nugget Code Reference
R-1 Single-family; small day care; supportive/transitional housing Animal limits per schedule Min lot 6,500 sf; front 18 ft; side 5 ft; rear 20 ft; height 30 ft; lot coverage 35% § 18.06.020; § 18.16.035
R-2 Two-family; small day care; supportive/transitional housing General day care appears allowed; verify Not found in source materials § 18.06.020
R-3 Multifamily; convalescence/residential care (general) — Not found in source materials § 18.06.020
C-D Retail; restaurants; offices; galleries; visitor accommodations Bars UP; drive-through fast food NO; adult business NO Heritage Main St ground-floor needs “active” use via CDD/UP § 18.07.020
C-R Offices (business/health) Many retail/cultural uses UP or NO Transition intensity to neighborhoods § 18.07.020
C-VS Visitor-serving retail/services; auxiliary offices Outdoor dining/site design reviewed Min lot 10,000 sf; height 36 ft/3 stories; landscaping 15% § 18.08.025; § 18.08.035
C-G Offices; clinics; broader commercial Game centers spacing/time limits; golf course UP Operational restrictions for some uses § 18.08.025
IND Industrial; limited retail by corridor Kennels UP with buffers; front-of-lot retail by UP Height 40 ft; min site 10,000 sf § 18.10.020; § 18.10.030; § 18.10.040
A-1 Agriculture (no livestock breeding/raising/keeping) — Height 35 ft/2.5 stories; derricks/windmills 60 ft § 18.13.010; § 18.13.030

Checklist

  • Confirm your base zoning district on the Hawthorne Zoning map.
  • Identify if the proposed use is “OK,” “UP,” “CDD,” “UPCC,” or “NO” in the controlling table (§ 18.06.020; § 18.07.020).
  • If in C-D Heritage Main Street frontage, confirm the “active ground-floor dependent use” requirement or director determination (§ 18.07.020.B–C).
  • If mixed-use, ensure residential components meet R-1/R-2/R-3 standards unless modified in discretionary review (§ 18.07.030.A).
  • Prepare an off-street parking plan consistent with standards and counts for your uses (§ 18.07.030.D) and Hawthorne Parking.
  • Meet noise limits at edges abutting R/OS/UR/OSR districts (§ 18.07.030.C).
  • Provide required landscaping (sitewide and in parking lots), including one tree per six spaces (§ 18.07.030.E).
  • Apply fence/wall rules at streets and at residential/nonresidential boundaries (3–4 ft in front setback; 6–8 ft at sides/rear) (§ 18.07.030.G).
  • If adding an ADU, check district eligibility and size/setback limits (up to 850–1,000 sf, side/rear 4 ft) (§ 18.33.040) and see Hawthorne ADUs.
  • For C-VS, meet dimensional minimums and the 15% landscaping requirement (§ 18.08.035).
  • For IND, verify height (40 ft) and minimum lot size (10,000 sf) (§ 18.10.030; § 18.10.040).
  • If in hillside/PUD or above the 160‑ft contour, apply upland slope and contour prohibitions (§ 18.37.035; § 18.16.060).
  • If in or near coastal or sensitive habitat, apply the more restrictive coastal standards (§ 18.12.030).

Risks & Ambiguities

Issue Why it matters What to verify
“CDD” and “UPCC” flags in C-D/C-R tables Director determinations or conditional thresholds change what’s allowed Whether your exact use qualifies as “active ground-floor dependent” and if a use permit is triggered (§ 18.07.020.B–C; § 18.07.025)
Partial residential standards by district Only some R standards are provided explicitly Whether § 18.16.035 applies to your site or if district-specific standards elsewhere control (Not found in source materials)
Heritage Main Street ground-floor depth (50 ft) Controls first 50 ft of ground-floor frontage uses Whether your frontage lies in the Heritage Main Street segment and how depth is measured (§ 18.07.020)
Industrial retail allowance at corridor frontages Retail in IND may be allowed only on front portions of certain parcels If your IND parcel fronts the eligible corridor and how “front portion” is applied (§ 18.10.020)
A‑2, C‑G, OS‑R, U‑R detailed standards Missing dimensional/use tables can change feasibility Obtain current district standards from the city (Not found in source materials)
Hillside/PUD 160‑ft contour Absolute prohibition above 160 ft affects siting Whether your lot includes any land above the 160‑ft contour and deed restriction status (§ 18.16.060)
Noise at district edges May require design/operational mitigation for late-night uses Where measurements are taken and the applicable dBA level for your hours (§ 18.07.030.C)
Coastal resource constraints Can override otherwise-permitted uses Whether coastal ESHA or coastal development rules apply; more restrictive standard controls (§ 18.12.030)

Plain-English Summary

Hawthorne lets you do what the zoning table says in your district and nothing more. Homes are in R‑zones (single-family in all R, duplexes in R‑2/‑3, apartments in R‑3), downtown is broad for shops and restaurants but blocks things like drive‑through fast food, and visitor‑serving zones have larger setbacks and landscaping. Industrial stays industrial, with low‑rise height caps. Some hillside and coastal areas add extra limits. Check the use table and basic site rules before you draw plans.

Source References

  • § 18.01.010–§ 18.01.035 (Zoning—general provisions). eCode360 (HA4470)
  • § 18.02.040 (Definitions). eCode360 (HA4470)
  • § 18.03.020 (Uses not classified). eCode360 (HA4470)
  • § 18.06.010 (Residential purpose and districts). eCode360 (HA4470)
  • § 18.06.020 (Residential schedules of uses). eCode360 (HA4470)
  • § 18.07.010 (Downtown/commercial-residential purpose). eCode360 (HA4470)
  • § 18.07.020 (C‑D/C‑R permitted uses and “OK/UP/NO/CDD/UPCC” system). eCode360 (HA4470)
  • § 18.07.030 (General development standards—parking plans, fencing, noise, landscaping, signs, storage). eCode360 (HA4470)
  • § 18.08.010 (Visitor/general commercial purpose). eCode360 (HA4470)
  • § 18.08.025 (Commercial use regulations—selected categories). eCode360 (HA4470)
  • § 18.08.035 (C‑VS dimensional standards). eCode360 (HA4470)
  • § 18.10.020 (Industrial conditional uses). eCode360 (HA4470)
  • § 18.10.030 (Industrial height). eCode360 (HA4470)
  • § 18.10.040 (Industrial minimum building site). eCode360 (HA4470)
  • § 18.12.030 (Coastal resource conservation standards). eCode360 (HA4470)
  • § 18.13.010; § 18.13.015; § 18.13.030 (A‑1 purpose/applicability/height). eCode360 (HA4470)
  • § 18.14.010 (A‑2 applicability). eCode360 (HA4470)
  • § 18.16.035 (Residential development standards—lot size, setbacks, height, coverage, parking). eCode360 (HA4470)
  • § 18.16.060 (Prohibition above 160‑ft contour; deed restrictions). eCode360 (HA4470)
  • § 18.22.010; § 18.22.060 (Use permits; quarries/excavation). eCode360 (HA4470)
  • § 18.33.010; § 18.33.020; § 18.33.040 (ADU purpose, review, and standards). eCode360 (HA4470)
  • § 18.37.035 (Upland slopes standards). eCode360 (HA4470)
  • § 18.42.160 (Density bonus compliance/enforcement). eCode360 (HA4470)

Sources

Source passages

  • Hawthorne Zoning Code (§ 18.07.020) Medium relevance
  • Hawthorne Zoning Code (§ 18.07.030) Medium relevance
  • Hawthorne Zoning Code (§ 18.13.015) Medium relevance
  • Hawthorne Zoning Code (§ 18.06.010) Medium relevance
  • Hawthorne Zoning Code (§ 18.16.035) Medium relevance
  • Hawthorne Zoning Code (§ 18.37.035) Medium relevance
  • Hawthorne Zoning Code (§ 18.08.010) Medium relevance
  • Hawthorne Zoning Code (§ 18.10.030) Medium relevance
  • Hawthorne Zoning Code (§ 18.33.040) Medium relevance
  • Hawthorne Zoning Code (§ 18.10.020) Medium relevance
  • Hawthorne Zoning Code (§ 18.42.160) Medium relevance
  • Hawthorne Zoning Code (§ 18.14.010) Medium relevance
  • Hawthorne Zoning Code (§ 18.07.010) Medium relevance
  • Hawthorne Zoning Code (§ 18.06.020) Medium relevance
  • Hawthorne Zoning Code (§ 18.13.030) Medium relevance
  • Hawthorne Zoning Code (§ 18.22.060) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Hawthorne?

Single-family homes are allowed in all R districts, with small family day care, supportive, and transitional housing also allowed (§ 18.06.020). Use § 18.16.035 for lot size (6,500 sf), setbacks (front 18 ft, side 5 ft, rear 20 ft), and height (30 ft) benchmarks where applicable.

Are duplexes and apartments allowed in Hawthorne residential zones?

Duplexes are allowed in R‑2 and R‑3, and multifamily is allowed in R‑3 (§ 18.06.020). Dimensional standards specific to R‑2/R‑3 are not provided in the source materials—verify applicable development standards with the city.

Can I open a restaurant or bar downtown?

Cafes/diners/restaurants are generally permitted (“OK”) in C‑D; bars/taverns require a use permit (“UP”) (§ 18.07.020). Drive‑through fast food is not allowed in C‑D and C‑R (§ 18.07.020).

What are the rules for visitor-serving commercial sites?

In C‑VS, you’ll need at least 10,000 sf and 100 ft width, 20 ft front and 10 ft side/rear setbacks (or 20 ft next to R, with 10 ft landscaped), height up to 36 ft/3 stories, and at least 15% site landscaping (§ 18.08.035). Some uses have special conditions (§ 18.08.025).

How tall can industrial buildings be, and can I have retail in IND?

Industrial buildings can be up to 40 ft tall, with a minimum 10,000 sf building site (§ 18.10.030; § 18.10.040). Retail may be allowed on the front portion of certain corridor-facing IND parcels only with a use permit and specific review factors (§ 18.10.020).

Are ADUs allowed and how big can they be?

Yes—ADUs are allowed in R‑1/R‑2/R‑3 and in several commercial districts (C‑D/C‑R/C‑VS/C‑G) (§ 18.33.040). Max size is 850 sf (studio/1‑BR) or 1,000 sf (>1‑BR), side/rear setbacks can be reduced to 4 ft, and height protections apply up to 16 ft (§ 18.33.040).

What fence heights are allowed along streets?

Along side/rear lines, fences can be up to 8 ft; abutting residential, a 6 ft fence is required (§ 18.07.030.G). Within 15 ft of a street property line, solid fences max 3 ft; up to 4 ft if at least 50% open (§ 18.07.030.G).

Do I need to meet noise limits at residential edges?

Yes. At boundaries with R/OS/UR/OSR, daytime (7 a.m.–10 p.m.) limits are 60/70/80 dBA and nighttime (10 p.m.–7 a.m.) limits are 55/65/75 dBA, depending on duration/instantaneous levels (§ 18.07.030.C).

Are there special downtown ground-floor rules?

Yes. In the C‑D Heritage Main Street frontage (first 50 ft of ground-floor depth on specified blocks), uses may require a director determination as “active ground-floor dependent” or be otherwise limited (§ 18.07.020.B–C).

Can I develop above the 160‑foot contour in hillside areas?

No. Where mapped, no grading or construction is allowed above 160 ft, and building footprints must stay below that contour; deed restrictions enforce this (§ 18.16.060). Upland slope standards also discourage landform alteration (§ 18.37.035).

General information, not legal advice.

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