Hermosa Beach — Development Standards

Last reviewed: July 3, 2026

Overview

This page summarizes the Hermosa Beach zoning ordinance rules that control setbacks, height, lot coverage, density, and FAR — i.e., the city development standards codified in Title 17 (Zoning) and related specific plan chapters. It links the exact local districts and the controlling code sections and gives plain‑English guidance for common project questions. Where the retrieved municipal code did not show a numeric standard, I note that as “Not found in retrieved materials” or recommend you Verify with the jurisdiction.

District-by-district development standards (what matters to design and approvals)

Notes on how I present each district: I state the district name in bold, then the local-purpose/permitted-use summary, then the most decision-relevant numeric standards (height, setbacks, lot coverage, density/FAR or lot-area-per-unit) with the exact local code citation (§ number) and the file search citation.

R-1 (Single‑Family Residential — see small‑lot rules)

• Purpose & common uses: typical single‑family dwellings; the chapter includes open‑space and design guidance and small‑lot rules. Verify which R‑1 subchapter applies to your parcel.
• Key standards (examples found in code excerpts):
  • Open space and usable area rules are established for R‑1; calculations and small‑lot exceptions are in § 17.08.040 (small‑lot lot coverage and open‑space exceptions) .
  • Small‑lot lot coverage: 70% maximum for lots ≤ 2,100 sq ft under the small‑lot exception (see § 17.08.040) .
  • Where two‑unit (SB‑9 style) or two‑unit projects apply, city says R‑1 lot coverage and open space standards will apply to allow 800 sq ft units; specific references are in § 17.08.050 (Two‑Unit Projects) .
• Where to confirm: full R‑1 chapter numbering and the complete numeric table for standard R‑1 lots was not present in full in the retrieved chunks; Verify with the jurisdiction (see Information Gaps).

R-1A (Limited One‑Family Residential / plan‑area references)

• Purpose & uses: limited single‑family with special minimum lot‑area rules for some plan areas (used by certain specific plan areas).
• Key numeric standard in plan area references:
  • Some plan areas reference § 17.10 (R‑1A) for “all other development standards”; plan area minimum lot area per unit is given in the plan (e.g., 3,350 sq ft per unit, § 17.38.500/510 for plan area no.10/11) .
• Verify with the jurisdiction: full 17.10 text was not reproduced in the retrieved materials; Verify with the City for R‑1A numeric table.

R-2 (Two‑Family Residential — base R‑2 standards referenced by multiple plan areas)

• Purpose & uses: two‑family and accessory residential uses; condominium conversions and multifamily per conditional rules. Several specific plan areas rely explicitly on the R‑2 chapter for dimensional rules.
• Standards found in the code excerpts (R‑2A and related R‑2 rules):
  • Minimum lot area for new R‑2 lots: 4,000 sq ft (§ 17.13.040) — this appears in the R‑2A chapter that references R‑2 standards and the subdivision/minimum rules.
  • Minimum lot area per dwelling unit: 1,750 sq ft (§ 17.13.050) as shown in R‑2A material; this is the effective per‑unit spacing for two‑family density in similar zones.
  • Lot coverage cap (in the R‑2A material): 65% maximum for buildings, including accessory buildings (§ 17.13.060)
  • Height and setbacks: typical maximum 30 ft height and front setback 5 ft with side yards equal to 10% of lot width (min 3 ft, not more than 5 ft) and rear yard 5 ft; see § 17.13.020 (R‑2A development standards) which mirrors typical R‑2 rules in the ordinance excerpts.
• Where to confirm: full canonical R‑2 chapter text is referred to as Chapter 17.12 in multiple plan‑area sections but the complete 17.12 numeric table was Not found in retrieved materials; Verify with the City.

R-2A (R‑2A Two‑Family Residential; distinct chapter § 17.13)

• Purpose & uses: like R‑2 but establishes minimum density of 22 units/acre in some areas; allows attached/detached multi‑family consistent with R‑2 uses.
• Key numeric standards (explicit in § 17.13.020–070):
  • Height: 30 ft maximum (§ 17.13.020(A))
  • Front yard: 5 ft minimum unless the official zoning map shows a greater figure (§ 17.13.020(B))
  • Side yards: 10% of lot width, min 3 ft, max 5 ft (§ 17.13.020(C))
  • Rear yard: 5 ft (with second‑floor exceptions noted in § 17.13.020(D))
  • Lot area (new lots): 4,000 sq ft (§ 17.13.040) and lot area per unit 1,750 sq ft (§ 17.13.050)
  • Lot coverage: 65% cap for all buildings including accessory structures (§ 17.13.060)

R-3 (Multiple‑Family Residential)

• Purpose & permitted uses: multiple dwellings, condominiums, single room‑occupancy (up to six units), emergency shelters; off‑street parking and other standards cross‑reference Chapters 17.22 and 17.44. See § 17.16.010 for permitted uses.
• Key developer constraints:
  • Height: General maximum is 30 ft; exceptions and findings for exceeding 30 ft are in § 17.16.020 (includes criteria for view protection, adjacency, and design conditions).
  • Front yard / side yard / lot coverage / open space: R‑3 relies on the ordinance’s dimensional standards and cross references Chapter 17.22 for condominiums and Chapter 17.44 for parking. See § 17.16.030 and related entries.

Commercial zones / SPA & PCH plan corridors (C‑3 / SPA‑11 / Plan Areas)

• The code contains commercial specific plan areas (example: Plan Area No. 7 along Pacific Coast Highway and SPA‑11 Upper Pier Avenue). These use a two‑tier standard: a First‑Tier (building permit‑level) and a Second‑Tier (precise development plan) set of limits. See plan area rules § 17.38.320 and related plan area sections.
• Typical numerical examples from the plan‑area excerpts:
  • First‑tier height: ranges by location — e.g., 25–30 ft east/west of PCH in some plan areas; second‑tier height may allow up to 35 ft subject to Precise Development Plan and findings (§ 17.38.320 and plan area tables).
  • Bulk / FAR: many plan areas impose a First‑Tier maximum of 1.0 FAR (gross floor area/lot area; parking structures excluded) with Second‑Tier possibly allowing “None” (i.e., discretionary) depending on precise plan approval (§ 17.38.320).
  • Landscaping buffer and planter strip expectations and minimum per‑frontage planting standards are specified in plan area landscaping subsections (§ 17.38.320).
• Design / review: projects exceeding first‑tier limits must undergo Precise Development Plan review; see the Precise Development Plan procedures and required findings in § 17.58.030 – § 17.58.050 (design, massing, access, landscaping, signs) and the ability to impose conditions.

O‑S (Open Space) — Chapter 17.30

• Purpose: preserve permanent public open space; restricts intensive development. See § 17.30.010.
• Key numeric standards:
  • Lot coverage: 10% max in O‑S (§ 17.30.030)
  • Max height: 25 ft or two stories (§ 17.30.040)
  • Setbacks: structures set back 20 ft from lot lines (§ 17.30.060)
  • Off‑street parking cap: no more than 10% of land area used for parking (§ 17.30.050)
• Planned development permit: new O‑S construction requires a planned development permit (§ 17.30.090)

Quick standards table — most decision‑relevant numbers (examples taken from the retrieved ordinance excerpts)

How approvals and exceptions work (practical synthesis)

• Minor deviations: the city allows Administrative Variances for limited reductions (e.g., up to 10% reductions in setbacks/open space for existing buildings) under § 17.54.030; public notice and appeal rights apply.
• Larger departures: projects that exceed first‑tier commercial plan limits or that require changes to zoning standards generally require a Precise Development Plan or a conditional approval — see the required findings and review scope in § 17.58.030–050.
• Height exceptions: R‑3 height exceptions beyond 30 ft are discretionary and tied to view, adjacency, and massing findings — see § 17.16.020(B)–(C) for the approval criteria and required submittals.
• ADUs: Hermosa Beach’s ADU chapter allows ADUs in residential and some mixed‑use zones but imposes local standards (e.g., 4‑ft side/rear setbacks; local FAR/lot coverage limits that still must comply with state ADU law); see § 17.21.060 and local ADU subparts. Always cross‑check with state ADU law; the city code includes ADU-specific caps and exceptions.

(When the ordinance defers to state law or to other chapters — e.g., parking rules live in Chapter 17.44 — consult those chapters and the city’s interpretation; see the Parking page for practical parking application rules.) parking

Checklist (what an applicant must satisfy before building permit submittal)

• Confirm base zone for the parcel and read the corresponding Chapter in Title 17 (e.g., R‑1 / 17.10, R‑2 / 17.12, R‑2A / 17.13, R‑3 / 17.16, O‑S / 17.30). Verify any missing chapter text with staff. Verify with the jurisdiction.
• Confirm allowable height and whether the project meets the base height limit (e.g., 30 ft typical residential) and whether you need a height exception per § 17.16.020.
• Check front/side/rear setback requirements in the applicable chapter (e.g., R‑2A front 5 ft, side 10% lot width) and measure existing nonconformities (§ 17.13.020).
• Compute lot coverage, FAR, and lot‑area‑per‑unit and ensure you comply (e.g., R‑2A 65% lot coverage; ADU rules may limit total FAR to 50% depending on applicability) (§ 17.13.060, § 17.21.060).
• Confirm parking requirements and whether off‑street parking reductions or exceptions apply under Chapter 17.44 and the ADU chapter; consider proximity to transit for parking exceptions. parking
• If the project exceeds a plan‑area first‑tier threshold (height, FAR, size), prepare a Precise Development Plan addressing the findings in § 17.58.030–040 and expect design and landscaping conditions. design review
• For ADUs, confirm the local ADU chapter (§ 17.21.060) compliance and state ADU limits; see the City ADU page for local process specifics. ADUs
• Check overlays or specific plan restrictions (e.g., SPA‑11, Plan Area No. 7), which can impose different heights, FAR and landscape buffers. overlay districts
• Assemble materials for any requested variances (administrative variance rules allow limited reductions; see § 17.54.030) and allow for public notice / appeal. variances and exceptions

Risks & Ambiguities

Plain‑English summary

Hermosa Beach’s zoning (Title 17) sets district‑specific numeric rules: most residential zones cap height at 30 ft, require modest front setbacks (typically 5 ft), side yards tied to 10% of lot width (min 3 ft, max 5 ft), and set lot‑coverage and lot‑area‑per‑unit limits (e.g., 65% coverage for many two‑family zones and 1,750 sq ft per unit in R‑2A). Commercial corridor plan areas use a two‑tier system (first‑tier ministerial limits, second‑tier discretionary precise plans) with typical first‑tier FAR 1.0 and first‑tier heights of 25–30 ft; open space zones are much more restrictive (e.g., 10% lot coverage). Always check the parcel’s base zone, any plan‑area overlay, ADU chapter rules, and the parking rules before final design.

Source References

• Hermosa Beach Zoning Code excerpts (Title 17): see relevant sections cited above (examples reproduced in city code excerpt file) — e.g., § 17.13.020 (R‑2A development standards) ; § 17.13.060 (lot coverage) ; § 17.16.020 (R‑3 height exceptions) ; § 17.30.030–060 (O‑S standards) ; Plan areas and SPA rules § 17.38.320 (PCH / SPA) .
• ADU local rules and cross‑references: § 17.21.050–17.21.070 (ADU classes, setbacks, FAR, parking) .
• Precise Development Plan review and required findings: § 17.58.030–17.58.050 (review scope and findings) .
• Administrative variances (minor reductions and process): § 17.54.030–17.54.040 .
• For state-level ADU context and limitations referenced in the ordinance excerpts, the ADU handbook included in the materials provides state statute context (Gov. Code citations summarized in the uploaded ADU handbook).

Internal pages you may need right away:

• Hermosa Beach Zoning — base zoning maps and district list.
• Hermosa Beach Land Use — general plan context for density.
• Hermosa Beach Parking — off‑street requirements and reductions.
• Hermosa Beach Design Review — Precise Development Plan and design review process.
• Hermosa Beach Overlay Districts — plan areas & overlays.
• Hermosa Beach ADUs — local ADU rules and process.
• Hermosa Beach Signage — sign area and review rules.
• Hermosa Beach Variances and Exceptions — administrative variances.
• Hermosa Beach Landscaping and Screening — plan‑area landscaping specs.
• California Building Standards Code — the building code and Title 24 (for building code compliance, not zoning).

Information Gaps (what I could not confirm in the retrieved material)

• Full numeric table for Chapter 17.12 (R‑2) — the plan areas and R‑2A reference 17.12 repeatedly, but a complete R‑2 chapter numeric table was Not found in retrieved materials; Verify with the City.
• Complete Chapter 17.10 (R‑1) numeric schedule in one place — small‑lot exceptions are present (17.08) but the canonical R‑1 numeric chart was not fully reproduced here; Verify with the City.
• Parcel‑specific overlays and historic‑district designations (whether they alter setbacks or ADU rules) were not enumerated for particular addresses in the retrieved materials — Verify with the jurisdiction.

Retrieved passages

• Hermosa Beach Zoning Code (Chapter 17.16) High relevance show source text
• Hermosa Beach Zoning Code (Section 17.40.090.) High relevance show source text
• Hermosa Beach Zoning Code (Section 17.42.100) High relevance show source text
• Hermosa Beach Zoning Code (§8) High relevance show source text
• Hermosa Beach Zoning Code (Chapter 17.10) High relevance show source text
• Hermosa Beach Zoning Code (Section 17.58.020) High relevance show source text
• Hermosa Beach Zoning Code (Chapter 17.12) High relevance show source text
• Hermosa Beach Zoning Code (section 17.21.060) High relevance show source text
• Hermosa Beach Zoning Code (§ 9.64-5) High relevance show source text
• Hermosa Beach Zoning Code (Article 8) High relevance show source text
• Hermosa Beach Zoning Code High relevance show source text
• Hermosa Beach Zoning Code (§ 9.68-4) High relevance show source text
• Hermosa Beach Zoning Code (section of) High relevance show source text

Cited sections

• Hermosa Beach Zoning Code excerpts (Title 17): see relevant sections cited above (examples reproduced in city code excerpt file) — e.g., **§ 17.13.020** (R‑2A development standards) ; **§ 17.13.060** (lot coverage) ; **§ 17.16.020** (R‑3 height exceptions) ; **§ 17.30.030–060** (O‑S standards) ; Plan areas and SPA rules **§ 17.38.320** (PCH / SPA) . (Title 17)
• ADU local rules and cross‑references: **§ 17.21.050–17.21.070** (ADU classes, setbacks, FAR, parking) . (§ 17.21.050)
• Precise Development Plan review and required findings: **§ 17.58.030–17.58.050** (review scope and findings) . (§ 17.58.030)
• Administrative variances (minor reductions and process): **§ 17.54.030–17.54.040** . (§ 17.54.030)
• For state-level ADU context and limitations referenced in the ordinance excerpts, the ADU handbook included in the materials provides state statute context (Gov. Code citations summarized in the uploaded ADU handbook).
• Hermosa Beach Zoning — base zoning maps and district list.
• Hermosa Beach Land Use — general plan context for density.
• Hermosa Beach Parking — off‑street requirements and reductions.
• Hermosa Beach Design Review — Precise Development Plan and design review process.
• Hermosa Beach Overlay Districts — plan areas & overlays.
• Hermosa Beach ADUs — local ADU rules and process.
• Hermosa Beach Signage — sign area and review rules.
• Hermosa Beach Variances and Exceptions — administrative variances.
• Hermosa Beach Landscaping and Screening — plan‑area landscaping specs.
• California Building Standards Code — the building code and Title 24 (for building code compliance, not zoning). (Title 24)
• HermosaBeach_ZoningCode.md
• 2025 California ADU handbook.md