Local zoning · Hermosa Beach

Hermosa Beach — Land Use

Q: What are Hermosa Beach setback requirements for R-1A and R-2A?

For R‑1A the code lists a front yard of 10% of lot depth (max 10 ft) , side yards 10% of lot width (min 3 ft; max 5 ft) and rear yard 5 ft ; building height max 25 ft under § 17.10.020 . For R‑2A building height max 30 ft , front yard ≥ 5 ft , side yards and rear yards similar percentage/min rules; see § 17.13.020 .

Q: Do I need a Conditional Use Permit (CUP) for my commercial business?

If the use is marked as conditional ("U") in Chapter 17.26 or in a SPA use matrix, you must apply for a CUP; the CUP criteria and required findings are in § 17.56.030–.060 (compatibility, parking, noise, traffic, and public welfare issues are evaluated).

Q: How does the OS‑O overlay affect my lot coverage or density?

Areas in an OS‑O overlay are treated so that the overlay portion is not used in calculating allowable lot coverage, density, setbacks, open space or guest parking for the total lot; permitted uses in the overlay are limited (landscaping, decks, fountains; pools/spas and sheds are prohibited). See § 17.36.020–.030 .

Q: What does “similar use” mean when a requested activity isn’t listed?

Chapter 17.26.040 authorizes the community development director to determine whether an unlisted use is similar to a listed use and not more objectionable; if not determined similar, the use is prohibited unless amended by Council. This is a discretionary administrative step—get an early director determination to reduce uncertainty.

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

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Last reviewed: July 3, 2026

Overview

Hermosa Beach regulates what may be built and operated on every parcel through Title 17 (Zoning). Title 17 sets the zones (R-1, R-2, C-1, C-2, C-3, M-1, PF, MHP, RPD, OS, and Specific Plan Areas), lists permitted and conditional uses for each, and points applicants to the development standards that control height, setbacks, lot coverage and parking. The zoning code’s purpose is expressly stated in § 17.02.010 and implemented through the chapters cited below; see the Hermosa Beach Zoning menu for navigation.

Below I synthesize what Title 17 actually says (what is allowed by right, what needs a use/conditional permit, and the key dimensional rules) and where to verify on a parcel-by-parcel basis.

How this page is organized

Each district subsection below names the Hermosa Beach district in bold, gives the statutory purpose, the typical permitted and conditional uses called out in Title 17, and the most decision-relevant dimensional standards (height, setbacks, lot area/coverage) where the ordinance provides numbers. Where numbers are not present in the retrieved materials I note “Not found in retrieved materials” and point to the relevant chapter to verify.

Note: when the code says a use requires a conditional use permit it refers to the permit rules and findings in § 17.56.030–.060.

(Links: the first natural mention of related implementation topics is hyperlinked—see the city menus for details on implementation tools like parking, development standards, and design review.)

For on-site vehicle rules see parking. (/us/california/hermosa-beach/parking)
For dimensional rules see development standards. (/us/california/hermosa-beach/development-standards)
When design compatibility or façade issues are considered, projects commonly require design review. (/us/california/hermosa-beach/design-review)
Several zones and plan areas are subject to overlay districts and specific-plan controls. (/us/california/hermosa-beach/overlay-districts)
Accessory dwelling units are regulated under the ADU chapter—see ADUs. (/us/california/hermosa-beach/adu)
Structural and life-safety standards are under the California Building Standards Code (Title 24) and are separate from land-use rules. (/us/california/building-codes)

District-by-district (purpose, typical permitted/conditional uses, key standards)

R-1 — Single-Family Residential

Purpose: Implements the one-family residential portion of the General Plan; Title 17 declares R-1 uses and restrictions to carry out orderly land use. See § 17.02.010 and the R-1 chapter references.
Typical permitted uses: single-family dwellings, accessory dwelling units (subject to Chapter 17.21), home occupations, certain small residential care facilities; short-term rentals are prohibited by code (see short-term rental prohibitions cited under R zones). See the R-1 permitted-uses list in Title 17 (see the R-1 chapter headings).
Conditional uses: residential care facilities of larger sizes, some institutional uses (see Chapter 17.40 for conditional use permit process and findings). § 17.40 and § 17.56.030–.060 govern CUPs.
Key dimensional standards: explicit numeric values for R-1 development standards were not fully available in the retrieved preview. Verify in Chapter 17.08 for applicable front/side/rear yard, height and lot coverage numeric standards. Not found in retrieved materials for exact R-1 numbers in the supplied extract—verify with the City.

R-1A — Limited One-Family (Two Units per Lot allowed)

Purpose: Allows two units on a lot under controlled standards. See § 17.10.010–.020.
Permitted uses: any use allowed in R-1, plus two-unit complexes and condominiums per local condominium provisions. § 17.10.010.
Key dimensional standards (numerical): building height maximum 25 ft; front yard setback 10% of lot depth, max 10 ft; side yards each 10% of lot width (not less than 3 ft, not exceeding 5 ft); rear yard 5 ft (with specific alley exceptions); minimum lot area for new lots 6,700 sq ft; lot area per dwelling unit 3,350 sq ft; lot coverage max 65%. See § 17.10.020.

R-2 / R-2A / R-2B — Two-Family / Medium-Density / Limited Multi-Family

Purpose: Allow two-family and controlled multi-family residential at graduated densities; R-2A is explicitly the medium-density (22 du/acre) variant; R-2B is a limited multi-family subzone. See chapters 17.12, 17.13, 17.14.
Permitted uses: R-2 family housing, attached/detached multi-family units, condominiums; supportive/transitional housing references appear in the R-2A text. See § 17.13.010 (R-2A) and related R-2 provisions.
Key dimensional standards (numerical examples from R-2A/R-2): building height cap 30 ft (R-2A § 17.13.020); front yard ≥ 5 ft unless larger figure on official zoning map; side yards 10% of lot width (min 3 ft, max 5 ft); rear yard 5 ft (with alley exceptions allowing 3 ft or 1 ft on second story); lot area min for new lots 4,000 sq ft; lot area per dwelling unit 1,750 sq ft; lot coverage 65%; open space minimum 300 sq ft per unit for multi-family where specified. See § 17.13.020–.080.

R-3 — Multiple-Family Residential

Purpose: Higher-density multi-family; development is governed by Chapter 17.16 and related condominium standards 17.22 and parking chapter 17.44. See the R-3 chapter references. Not all numeric specifics for R-3 are present in the preview. Verify Chapter 17.16 for exact standards. Not found in retrieved materials for full numeric detail.

MHP — Mobilehome Park Development District

Purpose: Preserve mobilehome park housing as a housing alternative. See § 17.18.010.
Permitted uses: mobilehome parks, permitted accessory structures (garages, carports, storage), independent accessory structures (recreation, office, laundry), and home occupations. § 17.18.020–.030. Mobile cannabis dispensaries are added by recent ordinance language to the MHP chapter. § 17.18.020.
Key dimensional/technical standards: mobilehome spaces must meet the setback/size rules of Title 25 (CA administrative code) as of 1982; mobilehome units must meet Title 25 safety rules; see § 17.18.040.

R-P — Residential Professional

Purpose: Allows limited office and residential combinations intended for professional uses compatible with nearby residences. See chapter listing 17.20. The specific permitted-use list is in Title 17; consult Chapter 17.20 in the code for details. Not all enumerated permitted-use text was present in the supplied snippet—verify on the code.

C-1, C-2, C-3 — Commercial Zones

Purpose: Gradation from limited neighborhood commercial (C-1) through C-2 (general downtown commercial) to C-3 (general/highway commercial). See Chapter 17.26 and the zone listings.
Permitted uses: The code contains detailed use matrices. Examples: restaurants, retail, service businesses; C-2 and C-3 have broader commercial allowances. Where a use is not listed the director may determine a use is similar (see 17.26.040 similarity rule). See the use tables in Chapter 17.26 and the SPA use matrices for downtown (for Pier Avenue specific rules see SPA-11).
Conditional use examples: alcohol-serving establishments with hours restrictions, some late-night uses, adult-oriented uses, and other uses flagged as “U” in the matrix require a conditional use permit under Chapter 17.56. See § 17.26.060 and SPA matrices. Notably the SPA-11 ground-floor pedestrian orientation rules limit where service and office uses locate.

M-1 — Light Manufacturing / Work-Live

Purpose: Light industrial uses; allows work/live units under controlled rules. See § 17.28 and the work/live provisions.
Permitted uses: light manufacturing, certain commercial; work/live allowed where expressly approved (non-residential and residential portions must be occupied by the same tenant; parking per Chapter 17.44; residential portion allowed above/behind non-residential portion). See § 17.28.020 and the work/live rules.

PF — Public Facility

Purpose: Public facilities and institutional uses for municipal, school, and public services. See Chapter 17.29 listing in Title 17 contents. The PF permitted-use table is in the PF chapter; confirm project-specific rules there. Not found in retrieved materials for specific items in snippet—verify Chapter 17.29.

OS / O-S-1 / O-S-2 — Open Space / Restricted Open Space

Purpose: Protect open-space uses; OS-O (open space overlay) further restricts intensity (Chapter 17.36). See § 17.36.010.
Permitted uses in OS-O overlay: landscaping (hard/softscape), open vehicle/motorcycle parking in designated areas, walls/fences, barbeque/fire pits, ponds, benches, decks, fountains; prohibited: spas, swimming pools, indoor furniture, sheds, certain vehicle storage. See § 17.36.020–.030.
Special rules: OS-O overlay areas are not counted toward allowable lot coverage/density/setbacks for the underlying parcel; waivers at the time of right-of-way vacation are possible by council resolution. See § 17.36.030 and § 17.36.040.

RPD — Residential Planned Development

Purpose: Flexible planned development alternative where the Planning Commission and Council may vary some standards subject to conditions; see RPD chapter listing in Title 17. Development standards such as floor area ratio, open space, livability space are defined in the planned development definitions. See the RPD chapter and definitions in § 17.04 and RPD content in Title 17 listing. Not all numeric specifics were present in the preview; confirm in Chapter 17.24 / 17.22.

Specific Plan Areas (SPA — e.g., SPA‑11 Upper Pier Avenue)

Purpose: Site-specific rules for identified plan areas that override or supplement the underlying zoning. See Chapter 17.38 and the SPA entries 17.38.520–.560 for SPA‑11. SPA chapters specify permitted uses and two-tier development standards (first-tier for by-right permit, second-tier triggers precise development plan). See § 17.38.540–.550.
Example (SPA‑11): pedestrian-oriented ground floor uses are strongly encouraged; many ground-floor uses must be within buildings; outdoor uses may be allowed only by conditional use; the Planning Commission may grant incentives but may not waive parking requirements. See § 17.38.540–.550.

Quick reference table — common decision-relevant items

District / Topic	Most decision-relevant rule(s)	Code Reference
R-1A — height, setbacks, lot area, coverage	Height max 25 ft; front yard 10% lot depth (max 10 ft); side yards 10% lot width (min 3 ft); lot area per DU 3,350 sq ft; lot coverage 65%.	§ 17.10.020
R-2A — medium density	Height max 30 ft; front yard ≥ 5 ft; lot area per DU 1,750 sq ft; coverage 65%; open space min 300 sq ft/unit.	§ 17.13.020–.080
MHP — mobilehome park uses	Mobilehome parks and accessory uses permitted; mobilehome spaces/units must meet Title 25 setback/health rules.	§ 17.18.020–.040
C-2/C-3 — commercial uses	Use matrix in Chapter 17.26; many late-night or alcohol-serving uses require CUP; “similar uses” rule authorizes director comparison.	§ 17.26.040, 17.26.060
OS-O Overlay — open-space permitted uses	Permitted: landscaping, certain open parking, walls/fences, ponds, decks; Prohibited: pools/spas/sheds; OS-O not counted toward coverage/density.	§ 17.36.020–.040
CUP process — when required	Use permit required where Title 17 flags a use as conditional; CUP findings include compatibility, parking, traffic, noise, and public welfare.	§ 17.56.030–.060
SPA-11 — Pier Ave (downtown) rules	Ground-floor pedestrian uses encouraged; outdoor uses limited; incentives possible, but parking not waivable as incentive.	§ 17.38.540–.550

Checklist (what an applicant must satisfy for a change of use / new project)

Confirm the parcel’s zoning and any overlays (zoning map) and the applicable Title 17 district designation (R‑1, R‑2, C‑2, SPA etc.) — see § 17.06.030.
Verify the proposed activity is a permitted use in that district or flagged as conditional; if conditional, prepare a CUP showing how you meet the findings in § 17.56.050.
Confirm dimensional compliance (height, yards, lot coverage, lot area per dwelling unit) in the district chapter (e.g., § 17.10.020, § 17.13.020).
Demonstrate required off-street parking and loading per Chapter 17.44 (include calculations and layout). (/us/california/hermosa-beach/parking)
If proposing an ADU, follow Chapter 17.21 and state ADU compliance in application. (/us/california/hermosa-beach/adu)
For commercial or mixed-use in downtown or SPA areas, address SPA-specific use and incentive rules (e.g., § 17.38.540–.550).
Prepare materials for design review where required (façade, pedestrian orientation, articulation rules) and coordinate with the community development director or planning commission per § 17.38.550 and design-related chapters. (/us/california/hermosa-beach/design-review)
Obtain all building/permitting approvals required by the California Building Standards Code (Title 24); land use approval is separate from code compliance. (/us/california/building-codes)

Risks & Ambiguities

Issue	Why it matters	What to verify
Use not explicitly listed in the matrix	Title 17 requires the director to determine if a use is “similar”; inconsistent determinations delay projects.	Confirm whether the community development director has already ruled similar uses acceptable under § 17.26.040 or request a formal determination.
Nonconforming uses on a lot	Nonconforming residential/commercial mixtures are regulated and may limit expansions. Nonconforming rules can control whether an existing commercial use can be expanded.	Check Chapter 17.52 and SPA notes (e.g., SPA plan areas that treat shared lots as nonconforming). Verify whether the existing use is recorded as nonconforming.
Overlay (OS‑O, Housing Element, SPA) controls	Overlays can change whether land counts toward coverage/density or which uses are allowed.	Confirm overlays on the parcel (map and specific overlay language: § 17.36.010–.040, SPA sections 17.38.xx).
Conditional use findings (subjective criteria)	Planning Commission findings include subjective measures (compatibility, aesthetics, noise) that can be interpreted variably.	Prepare robust responses to the CUP criteria in § 17.56.040–.050 and confirm application completeness.
Parcel-specific standards not in preview	Some numeric standards (e.g., the full R-1 table) were not fully present in the retrieved preview.	Verify exact numeric yard, height and coverage rules in the district chapter (e.g., Chapter 17.08 for R‑1) — “Not found in retrieved materials” where the document preview did not show numbers.

Plain-English Summary

Hermosa Beach’s Title 17 tells you whether a use is allowed on a site, when you need a Conditional Use Permit, and the numeric rules for height, setbacks, and lot coverage. Residential chapters (R‑1, R‑1A, R‑2, etc.) spell out lot-area-per-unit and yard requirements (for example R‑1A limits height to 25 ft and sets lot area per unit at 3,350 sq ft), commercial zones use a use‑matrix (many night uses require a CUP), and specific-plan areas (like SPA‑11 Pier Avenue) add pedestrian- and façade-focused controls and separate first‑ and second‑tier standards; always cross-check the parcel’s zone, overlays, and CUP requirements in the cited code sections before you design.

Source References

Hermosa Beach Municipal Code — Title 17 Zoning, chapters and sections cited above (e.g., § 17.02.010, § 17.06.030, § 17.08–17.38).
§ 17.10.020 (R‑1A development standards: height, setbacks, lot coverage).
§ 17.13.020–.080 (R‑2A development standards: height, lot area per DU, open space).
§ 17.18.020–.040 (MHP permitted uses and development standards).
§ 17.36.020–.040 (OS‑O overlay permitted/prohibited uses and standards).
§ 17.38.540–.550 (SPA‑11 uses, incentives and development standards).
§ 17.56.030–.060 (Conditional Use Permit applicability, criteria and findings).
Internal navigation pages referenced above: Hermosa Beach Zoning (/us/california/hermosa-beach/zoning), Development Standards (/us/california/hermosa-beach/development-standards), Parking (/us/california/hermosa-beach/parking), Design Review (/us/california/hermosa-beach/design-review), Overlay Districts (/us/california/hermosa-beach/overlay-districts), ADUs (/us/california/hermosa-beach/adu), California Building Standards Code (/us/california/building-codes).

Sources

Retrieved passages

Hermosa Beach Zoning Code (§ 9.67-3) High relevance
Hermosa Beach Zoning Code (§1404) High relevance
Hermosa Beach Zoning Code (Chapter 17.18) High relevance
Hermosa Beach Zoning Code (§4) High relevance
Hermosa Beach Zoning Code (§ 7.2-9) High relevance
Hermosa Beach Zoning Code (§ 9.52-3) High relevance
Hermosa Beach Zoning Code (Chapter 17.42.) High relevance
Hermosa Beach Zoning Code (Chapter 17.10) Medium relevance
Hermosa Beach Zoning Code (§ 4.5-1) High relevance
Hermosa Beach Zoning Code (Article 8) High relevance
Hermosa Beach Zoning Code (§8) High relevance
Hermosa Beach Zoning Code (§4) Medium relevance
Hermosa Beach Zoning Code (section to) Medium relevance
Hermosa Beach Zoning Code (§8) Medium relevance
Hermosa Beach Zoning Code (Article 8) Medium relevance

Cited sections

Hermosa Beach Municipal Code — Title 17 Zoning, chapters and sections cited above (e.g., **§ 17.02.010**, **§ 17.06.030**, **§ 17.08–17.38**). (Title 17)
**§ 17.10.020** (R‑1A development standards: height, setbacks, lot coverage). (§ 17.10.020)
**§ 17.13.020–.080** (R‑2A development standards: height, lot area per DU, open space). (§ 17.13.020)
**§ 17.18.020–.040** (MHP permitted uses and development standards). (§ 17.18.020)
**§ 17.36.020–.040** (OS‑O overlay permitted/prohibited uses and standards). (§ 17.36.020)
**§ 17.38.540–.550** (SPA‑11 uses, incentives and development standards). (§ 17.38.540)
**§ 17.56.030–.060** (Conditional Use Permit applicability, criteria and findings). (§ 17.56.030)
Internal navigation pages referenced above: Hermosa Beach Zoning (/us/california/hermosa-beach/zoning), Development Standards (/us/california/hermosa-beach/development-standards), Parking (/us/california/hermosa-beach/parking), Design Review (/us/california/hermosa-beach/design-review), Overlay Districts (/us/california/hermosa-beach/overlay-districts), ADUs (/us/california/hermosa-beach/adu), California Building Standards Code (/us/california/building-codes).
HermosaBeach_ZoningCode.md

Frequently asked questions

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

R‑1 allows one‑family dwellings and associated accessory uses; accessory dwelling units are regulated by Chapter 17.21 and short-term rentals are prohibited. For the full, parcel-specific development standards check Chapter 17.08 (see R‑1 permitted uses and development standards). Not all numeric R‑1 numbers appeared in the preview—verify Chapter 17.08 with the City.

What are Hermosa Beach setback requirements for R-1A and R-2A?

For R‑1A the code lists a front yard of 10% of lot depth (max 10 ft), side yards 10% of lot width (min 3 ft; max 5 ft) and rear yard 5 ft; building height max 25 ft under § 17.10.020. For R‑2A building height max 30 ft, front yard ≥ 5 ft, side yards and rear yards similar percentage/min rules; see § 17.13.020.

Do I need a Conditional Use Permit (CUP) for my commercial business?

If the use is marked as conditional ("U") in Chapter 17.26 or in a SPA use matrix, you must apply for a CUP; the CUP criteria and required findings are in § 17.56.030–.060 (compatibility, parking, noise, traffic, and public welfare issues are evaluated).

How does the OS‑O overlay affect my lot coverage or density?

Areas in an OS‑O overlay are treated so that the overlay portion is not used in calculating allowable lot coverage, density, setbacks, open space or guest parking for the total lot; permitted uses in the overlay are limited (landscaping, decks, fountains; pools/spas and sheds are prohibited). See § 17.36.020–.030.

Can I locate outdoor dining or sidewalk displays in downtown (SPA‑11)?

SPA‑11 strongly encourages pedestrian‑oriented ground-floor uses and allows temporary outdoor displays or outside dining only under tightly circumscribed conditions; many outdoor uses require a conditional use permit and must be consistent with § 17.38.540–.550. Design and incentive procedures described in SPA‑11 also affect where and how ground-floor uses are sited.

Are accessory dwelling units (ADUs) allowed in Hermosa Beach zones?

ADUs are recognized in Title 17 and are permitted subject to Chapter 17.21; specific dimensional and administrative rules in that chapter must be followed. For land-use allowance ADUs are specially listed as permitted where Title 17 references them. See § 17.21 and the R‑zone permitted-use lists. (/us/california/hermosa-beach/adu)

What does “similar use” mean when a requested activity isn’t listed?

Chapter 17.26.040 authorizes the community development director to determine whether an unlisted use is similar to a listed use and not more objectionable; if not determined similar, the use is prohibited unless amended by Council. This is a discretionary administrative step—get an early director determination to reduce uncertainty.

When are parking waivers or incentives allowed?

Some SPAs allow planning commission incentives to facilitate pedestrian‑oriented uses, but incentives may not waive parking requirements (SPA‑11 explicitly disallows parking waivers as incentives). See SPA‑11 incentives and development standards § 17.38.550.

What happens to an old conditional use permit if the code changes and the use becomes permitted?

Title 17 allows a property owner to request voluntary abandonment of a CUP if the use is no longer conditional under an amended Title 17; the director may declare the CUP abandoned and record notice without a hearing in certain cases—see § 17.70.030. Verify CUP status with the Community Development Department.

Do short-term rentals appear in Hermosa Beach zoning?

Hermosa Beach code repeatedly prohibits short-term rentals (rentals for less than 30 consecutive days) across residential zones (see R‑1, R‑1A, R‑2A, M‑1 work/live text for explicit prohibition clauses). See the relevant zone sections (e.g., § 17.10.015, § 17.18.025) for the prohibition language.

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