Hermosa Beach Zoning, Planning & Building Codes

Last reviewed: July 4, 2026

Overview

Hermosa Beach regulates land use through its municipal zoning code titled Title 17 Zoning (the city’s zoning ordinance), which organizes zone districts, development standards, specific plan areas and review procedures to implement the General Plan. The code’s chapter structure names residential, commercial, manufacturing, public facility, open‑space and overlay districts (for example R-1, R-2, R-3, C-1/C-2/C-3, M-1, PF, O-S, and specific plan areas) and then centralizes citywide rules (parking, yard/height/area, nonconforming uses, permits) in dedicated chapters. See the municipal code table of contents in Title 17 for the full chapter list, including the specific plan chapter and the ADU chapter (Chapter 17.21) that implements state ADU law. § 17.02.010; Chapter 17 Table of Contents .

(Quick links used below: the word “zoning” links to the Hermosa Beach Zoning menu, “development standards” to the Development Standards page, “parking” to the Parking page, “design review” to Design Review, “overlay districts” to Overlay Districts, “ADUs” to the ADU page, and the state building code link to Title 24.)

• The city’s zoning landing: Hermosa Beach Zoning
• Citywide standards and numeric controls: Hermosa Beach Development Standards
• Parking rules live in: Hermosa Beach Parking
• Design and discretionary review processes: Hermosa Beach Design Review
• Site- and area-based overlays and specific plans: Hermosa Beach Overlay Districts
• ADU regulations and state conformity: Hermosa Beach ADUs
• State building code reference: California Building Standards Code

How Hermosa Beach's code is organized

• The municipal zoning rules are codified as Title 17: Zoning (TOC and chapter list). The table of contents shows the chapters by topic (declaration of purpose, definitions, establishment of zones, each zone chapter, ADUs, off‑street parking, nonconforming uses, variances, precise development plans, conditional use permits, specific plan areas, etc.). (Title 17 Table of Contents; Chapter headings) § 17.02.010; Chapter listings in Title 17 .
• Each zone has its own chapter. For example, R-3 Multiple‑Family Residential rules (uses, height limits, lot coverage, usable open space) are in Chapter 17.16; R-2/R-2A rules appear under Chapters 17.12/17.13; commercial zones are in 17.26; open space zones are 17.30/17.32/17.34/17.36. See the zone chapter headings. Chapter headings and specific sections: § 17.16.x; § 17.13.x; § 17.26.x; § 17.30.x .
• Citywide technical rules (parking, yard/height/area, signs, nonconforming uses, variances, precise development plan process, conditional and administrative permits) are gathered in dedicated chapters such as Chapter 17.44 (Off‑Street Parking), Chapter 17.46 (Yard, Height and Area Restrictions), Chapter 17.50 (Signs), Chapter 17.52 (Nonconforming Buildings and Uses), Chapter 17.54 (Variances), Chapter 17.55 (Administrative Permits), Chapter 17.58 (Precise Development Plans) and Chapter 17.56 (Conditional Use Permits) — these are the canonical places to look for the standards and procedures that apply across zones. Chapter references: 17.44; 17.46; 17.52; 17.54; 17.55; 17.56; 17.58.

Zoning district families (citywide)

The code explicitly lists the city’s standard zone families in Chapter 17.06 and the zone chapters that follow. Key district families (bolded here as the code uses them) include:

• R-1 (One‑Family Residential); R-1A (two‑dwellings‑per‑lot variant) — Chapter 17.08/17.10; § 17.06.020 enumeration of zones.
• R-2, R-2A, R-2B (Two‑family/limited multi) — Chapters 17.12/17.13/17.14; see development standards such as lot area, lot coverage and yard rules in those chapters (§ 17.13.020 lists R‑2A yard/height rules).
• R-3 (Multiple‑Family Residential) — Chapter 17.16 (uses, no more than 30 ft base height unless conditions apply; short‑term rentals expressly prohibited in that Chapter). § 17.16.020; § 17.16.015.
• MHP (Mobilehome Park), R-P (Residential‑Professional) and RPD (Residential Planned Development) — separate chapters for specialized standards. § 17.16/17.20/17.24 references.
• C-1, C-2, C-3 (Commercial districts; limited, general, highway/commercial) — Chapter 17.26 (permitted uses and conditions). § 17.26.x.
• M-1 (Light Manufacturing) — Chapter 17.28. § 17.28.x.
• PF (Public Facility) — Chapter 17.29; PF allows a range of civic/institutional uses and ties residential uses to the R‑3 standards in certain cases; development in PF uses the Precise Development Plan approach. § 17.29.010–.030.
• O‑S / O‑S‑1 / O‑S‑2 / O (Open Space and restricted open space overlay) — Chapter 17.30 and related chapters with low‑intensity limits (setbacks, 25 ft / 2‑story maximum in O‑S in some places). § 17.30.040; § 17.30.060.

(See the full list in the Title 17 table of contents and the code’s zone index.) § 17.06.020; Title 17 TOC

Citywide development standards — where to look and a high‑level summary

• Where the numeric standards live: yard, height, lot‑area and coverage rules are found both inside each zone chapter (e.g., Chapter 17.13 for R-2A) and in consolidated chapters such as Chapter 17.46 (Yard, Height and Area Restrictions). Example numeric rules: base residential height limit of 30 feet (no building shall exceed 30 ft absent the exceptions in § 17.16.020) and specific R‑2A yard rules (front yard 5 ft, side yards 10% of lot width but no less than 3 ft / no more than 5 ft, rear yard 5 ft). § 17.16.020; § 17.13.020.
• Lot coverage and open space: many zones set lot coverage caps (for example the O‑S zone caps coverage at 10%; other zones set coverage percentages in their chapter language or in specific plan area rules). § 17.30.030; § 17.13.060.
• Floor area and bulk controls: specific plan areas and some commercial standards use FAR or gross floor/lot ratios as limits (e.g., some specific plan “first‑tier” controls refer to a 1.0 F.A.R. cap for first‑tier compliance). See specific plan tables in Chapter 17.38 for the Upper Pier Ave and PCH plan areas. § 17.38.320.
• Parking: off‑street parking rules are consolidated in Chapter 17.44; many zone uses reference Chapter 17.44 for the number, dimension and design of parking spaces and when guest spaces are required (specific plan areas and certain plan area development standards add project‑specific parking minima). See Chapter 17.44 and references in plan area sections (e.g., § 17.38.100–.110). Chapter 17.44; § 17.38.100–.110.
• Signs, landscaping, trip reduction and other cross‑cutting technical standards live in their own chapters (for example Chapter 17.50 for signs; Chapter 17.46 for yard/height; Chapter 17.48 for trip reduction; Chapter 17.72 for permits/CO). § 17.50; § 17.46; § 17.48; § 17.72.

For a concise numeric summary for a given parcel: consult the property’s zone chapter (e.g., 17.13 for R‑2A, 17.16 for R‑3) plus the cross‑cutting chapters above and any applicable specific plan area in Chapter 17.38. § 17.13.020; § 17.16.020; Chapter 17.38

Specific plans, overlays and special areas

• The city maintains multiple mapped Specific Plan Areas collected in Chapter 17.38 (Plan Area Nos. 1–11, etc.). Specific plans lay out permitted uses, first‑tier and second‑tier numeric standards and sometimes a different permit trigger (first‑tier compliance can allow a building permit; exceeding first‑tier standards triggers a Precise Development Plan). See Plan Area rules and the two‑tier approach (e.g., Plan Area No. 7 and Plan Area No. 11 / Upper Pier Avenue). § 17.38.270–.320; § 17.38.510–.540.
• The code includes overlay chapters such as Chapter 17.36 (Open Space Overlay) and a Housing Element Sites Inventory Overlay (Chapter 17.39) to implement land use and site‑specific housing policies. These overlays modify or add rules to the underlying zone. § 17.36; § 17.39.
• Historic resources preservation rules are in Chapter 17.53 (historic preservation program) and nonconforming use rules are in Chapter 17.52 — both are commonly relevant in redevelopment and rehabilitation projects. § 17.53; § 17.52.

(For neighborhood‑specific controls always check the applicable plan‑area section in 17.38 first; many plan areas override or supplement base zone standards.) § 17.38.010–.050.

Building permits & review — the procedural map

• Permit triggers and objective vs. discretionary paths: new construction, exterior rehabilitation or major site work generally require a building permit plus either an Administrative Permit, Conditional Use Permit, or a Precise Development Plan (PDP) depending on project size and zone. The Precise Development Plan process is required for most projects requiring permits for new construction, rehabilitation or exterior improvements except single‑family homes and small remodels under 1,500 sq ft; see Chapter 17.58 for the PDP purpose, applicability and findings. § 17.58.020–.050.
• Conditional Use Permits and Administrative Permits: uses and situations requiring discretionary review are listed and processed under Chapter 17.56 (Conditional Use Permits) and Chapter 17.55 (Administrative Permits); the Planning Commission is the primary reviewer and its decisions can be appealed to the City Council. § 17.56.x; § 17.55.x.
• Variances and exceptions: numeric departures (yard, height, setbacks) follow Chapter 17.54 (Variances) and administrative relief for limited matters is possible via the administrative permit rules. § 17.54.x; § 17.55.x.
• Certificates of occupancy & inter‑departmental checks: a Certificate of Occupancy is required where buildings are initially occupied, altered, or change use (see § 17.72.010); the Community Development Director enforces Title 17 and coordinates permit approvals. § 17.72.010; § 17.72.040.
• Design review / objective design standards: design guidance and required findings for larger projects and most PDPs are in Chapter 17.58 (PDP) and design standards are referenced in zone chapters and § 17.42.250 for building design guidelines. See § 17.58.010 and § 17.42.250.

Practical path for most projects: pre‑application meeting with Planning, determine whether the project is eligible for ministerial review (building permit) under first‑tier specific‑plan rules or requires PDP/CUP/variance, prepare plans addressing Chapter 17 standards (parking, height/yard/area), submit to Building & Planning, and obtain CO after inspections. See the PDP applicability and the plan‑area first/second tier rules (Chapter 17.58; Chapter 17.38). § 17.58.020; § 17.38.320.

State housing law in Hermosa Beach

Hermosa Beach’s code integrates some state housing law directly and leaves other state programs to be handled case‑by‑case. Key confirmed interactions from the retrieved ordinance:

• Accessory dwelling units (ADUs & JADUs): Hermosa Beach codified an ADU chapter (Chapter 17.21) to conform with California ADU law; 17.21.010 states the chapter’s purpose is to allow and regulate ADUs consistent with the Government Code. The Chapter contains the approval rules, classes of ADUs/JADUs, development standards, fee rules and nonconforming/permit provisions (see 17.21.040–.100). § 17.21.010; § 17.21.040–.100.
• Conforming ADUs do not count as exceeding density limits, and conforming ADUs remain consistent with the General Plan per § 17.21.020 (the code explicitly states an ADU that meets chapter standards will not be considered to exceed allowable density). § 17.21.020.
• Housing Element / sites overlay: the code includes a Housing Element Sites Inventory Overlay (Chapter 17.39) to map and manage sites used for housing element implementation. § 17.39.
• SB9 (lot splits/urban lot splits; two‑unit law) and density bonus: the supplied municipal code text does not explicitly show a local SB9 implementation section, nor a local density bonus chapter in the retrieved excerpts. Where a state statute is not mirrored in Title 17 the city still must comply with state law, but specific Hermosa Beach actions or local objective standards for SB9/density bonus are Not found in retrieved materials — verify with the city’s Planning Department or current municipal code online. (Not found in retrieved files.)
• Rent control / tenant protections: the municipal zoning code explicitly prohibits short‑term rentals in multi‑family zones (§ 17.16.015 prohibits rentals for less than 30 days), but the zoning code excerpts provided do not include a citywide rent‑control ordinance. For rent regulation (if any) look outside Title 17 (other municipal chapters) or confirm with the city; short‑term rental prohibition is in Title 17. § 17.16.015.

If you are evaluating a housing project that relies on specialized state programs (density bonus, SB9, SB35 streamlining), treat those laws as overlays on Title 17 and request a formal interpretation from Planning — the codified ADU chapter is the clearest example of state/local integration. § 17.21.010–.020.

Practical orientation — where to start for common tasks

• “What zone am I in?” — consult the zoning map on file with the City Clerk and then read the zone chapter in Title 17 (see Chapter 17.06 on establishment of zones and the zone list). § 17.06.030; § 17.06.020.
• “How high / how close to the lot line?” — check the parcel’s zone chapter (e.g., 17.13 for R‑2A) and the consolidated yard/height chapter (17.46) for special rules; example R‑2A heights and setbacks are in § 17.13.020. § 17.13.020; § 17.46.x.
• “Parking counts?” — consult Chapter 17.44 and any plan‑area parking rules; many specific plan areas impose guest or increased parking minimums (see Plan Areas in 17.38). Chapter 17.44; § 17.38.100–.110.
• “Do I need design review?” — projects that exceed ministerial thresholds or are in plan areas will typically need a Precise Development Plan or discretionary review under § 17.58.020–.050 and design guidance in § 17.42.250. § 17.58.020; § 17.42.250.
• “ADU feasibility?” — consult Chapter 17.21 for the city’s ADU rules and required objective standards/fees; a conforming ADU does not change allowable density per § 17.21.020. § 17.21.010; § 17.21.020; Chapter 17.21.

Information gaps / things to verify with the city

• Local implementation language for SB9 (two‑unit/lot split) and local objective design standards for SB9/density splits are not visible in the retrieved Title 17 excerpts — verify current ordinances or Planning Department guidance. (Not found in retrieved materials.)
• Any municipal rent‑control or tenant protection programs are not shown in the Title 17 excerpts (outside of the short‑term rental prohibition). Check other municipal code titles or the City’s housing/tenant resources. § 17.16.015 (short‑term rental ban)
• For numeric clarifications (FAR, exact parking ratio for a specific use, or overlay map boundaries), consult the zone chapter + Chapter 17.44 + the zoning map on file with the City Clerk because plan areas often carry site‑specific tables (e.g., Upper Pier Ave SPA‑11). § 17.38.530–.540; Chapter 17.44.

Source References

• Hermosa Beach Municipal Code — Title 17 (Zoning): table of contents and all Title 17 chapters cited above (Title 17 TOC and chapters cited throughout) § 17.02.010; Title 17 chapters list.
• Chapter 17.21 (Accessory Dwelling Units): purpose, definitions, approvals and standards (ADU/JADU provisions). § 17.21.010–.100.
• Chapter 17.16 (R‑3 Multiple‑Family Residential): permitted uses, height, short‑term rental prohibition. § 17.16.010; § 17.16.015; § 17.16.020.
• Chapter 17.13 (R‑2A — Medium Density Residential): development standards (height, yards, lot area, lot coverage). § 17.13.020–.070.
• Chapter 17.30 (O‑S Open Space): intent, setbacks, height and lot coverage rules for open space zones. § 17.30.010–.090.
• Chapter 17.38 (Specific Plan Areas): Plan Area rules (Plan Area No. 3, 4, 5, 7, 10, 11 examples cited). § 17.38.090–.320; § 17.38.510–.540.
• Chapter 17.58 (Precise Development Plans): scope, applicability, findings, and process for PDPs. § 17.58.010–.060.
• Chapter 17.44 (Off‑Street Parking) references throughout Title 17 and plan areas for parking calculations/requirements. Chapter 17.44 references.
• Certificates of occupancy and enforcement: § 17.72.010–.040 (CO requirement and enforcement authority). § 17.72.010; § 17.72.040.