Local zoning · Hermosa Beach

Hermosa Beach — Overlay Districts

Q: What does the OS‑O overlay allow on my lot in Hermosa Beach?

The OS‑O overlay allows limited open‑space and landscape features such as hardscape/softscape, decks, lighting, ponds, and limited open vehicle/motorcycle parking in designated areas, and prohibits spas, swimming pools, sheds, and most storage or heavy vehicle parking. See permitted uses in § 17.36.020 and development limits in § 17.36.030 .

Q: How does the –HE overlay affect a housing project’s density?

A site designated –HE that is used to satisfy lower‑income housing must be developed to the minimum density in the City’s Housing Element or 20 dwelling units per acre , whichever is greater; if you propose fewer units the City must make findings about remaining RHNA capacity (§ 17.39.030 ) .

Q: If my project on an –HE site uses fewer than 20 du/acre, what happens?

If an –HE site is developed at a density below the required minimum the City must either find that remaining Housing Element sites are adequate to meet remaining RHNA by income category, or take other specified steps as set out in § 17.39.030 ; expect a planning finding and possible project conditions .

Q: Can the OS‑O standards be waived?

Yes — Chapter 17.36 includes a waiver provision (§ 17.36.040 ) that provides a process for limited relief from the overlay standards; review that section and discuss conditions with staff .

Overlay Districts 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’s Title 17 Zoning includes formal overlay districts that modify the underlying zone rules for specific areas. The two overlay provisions in the retrieved ordinance are the OS‑O Open Space Overlay Zone (Chapter 17.36) and the Housing Element Sites Inventory Overlay (suffix –HE, Chapter 17.39). The overlays either restrict allowable uses and development intensity (OS‑O) or impose additional housing-specific requirements and minimum densities for sites the City identified to meet its RHNA obligations (–HE) — each provision is applied in addition to the underlying zone rules. See the official zoning map to confirm overlays on a parcel (§ 17.06.030) .

OS‑O Open Space Overlay Zone (Chapter 17.36)

Purpose: The OS‑O overlay is “intended to limit the intensity of use of areas beyond limitations prescribed by the primary, or underlying zoning” (§ 17.36.010) .
Typical permitted uses: Landscaping/hardscape/softscape, limited open vehicle/motorcycle parking in designated areas, walls and fences, barbecue/fire pits, bird baths, lighting, ponds, tables/chairs, decks, and fountains. Uses specifically prohibited include spas, swimming pools, indoor furniture, storage sheds, and parking/storage of nonregistered vehicles, commercial trucks, motorhomes, trailers, boats or campers (§ 17.36.020) .
Key dimensional / development standards: Landscaping in the overlay is limited to a maximum height of 36 inches; barrier walls between parking and remaining open space are limited to a maximum of 36 inches and a minimum of 24 inches, and may not extend more than 40 feet from the rear property line per the standards in § 17.36.030 . The chapter also includes a waiver provision (see § 17.36.040) for relief in limited circumstances .
Where it applies: Applied as an overlay symbol on the zoning map (the OS‑O chapter governs lands shown with the overlay symbol) and therefore modifies the underlying zoning on those mapped parcels (§ 17.36.010) .
Practical guidance: If your property has the OS‑O overlay, plan for limited, low‑profile landscape and recreational improvements and expect prohibition on pools/spas and most storage structures; verify permitted parking allowances before proposing new parking in the overlay (§ 17.36.020, § 17.36.030) .

Housing Element Sites Inventory Overlay (suffix –HE) (Chapter 17.39)

Purpose: The –HE overlay identifies parcels the City’s Housing Element designated to satisfy the Regional Housing Needs Assessment; it implements the Housing Element by marking those sites on the zoning map with an appended –HE (for example C2‑HE) (§ 17.39.010) .
Typical permitted uses: Uses permitted by the underlying zoning remain permitted on –HE sites; the overlay also allows any uses specifically permitted only for sites designated as part of the Housing Element Sites Inventory (the ordinance text distinguishes these two categories — see § 17.39.020) .
Key numeric standard (housing density): Sites designated –HE that are used to satisfy lower‑income housing must be developed to the minimum residential density anticipated in the City’s Housing Element, or 20 dwelling units per acre, whichever is greater. If a proposed development is below that minimum density the City must make a finding about remaining RHNA capacity and alternatives (§ 17.39.030) .
Where it applies: Shown on the City Zoning Map by appending –HE to the base zone name; applicability and specific expectations are parcel‑by‑parcel depending on whether a project is intended to “count” toward RHNA (§ 17.39.010 – 17.39.030) .
Practical guidance: For any housing project on a –HE parcel check the Housing Element’s anticipated minimum density and be prepared to justify lower densities to the City if you plan fewer units (§ 17.39.030) .

Quick comparison table (decision‑relevant standards and uses)

Overlay district	What it changes (short)	Most relevant code citations	Code Reference
OS‑O Open Space Overlay Zone	Limits intensity of use; allows only low‑profile landscape/recreation and restricts pools/storage/large vehicles; prescribes max 36 in landscape height and wall 24–36 in limits	Intent/purpose; permitted uses; development standards; waiver	§ 17.36.010, § 17.36.020, § 17.36.030, § 17.36.040
Housing Element Sites Inventory (–HE)	Marks RHNA sites; underlying uses remain; imposes minimum density for lower‑income housing (≥ 20 du/acre or Housing Element minimum)	Purpose; permitted uses; minimum density and findings	§ 17.39.010, § 17.39.020, § 17.39.030
Zoning map rules (how overlays appear)	Overlays are shown on the zoning map and modify the underlying zone where mapped	Zoning map and boundary rules	§ 17.06.030, § 17.06.060

Practical cross‑references (first natural mentions are linked):

Confirm whether an overlay affects vehicular or bicycle parking requirements early in project planning by checking the overlay standards and the City’s parking rules (/us/california/hermosa-beach/parking).
Expect overlay decisions to interact with design review triggers; review the City’s design review process (/us/california/hermosa-beach/design-review) and the Precise Development Plan findings (§ 17.58.040) when projects exceed base standards .
If you propose housing on a –HE site consult the Housing Element and the overlay standards before working through development standards (/us/california/hermosa-beach/development-standards).
When landscaping is part of the proposal, follow overlay plant height and barrier rules and the City’s landscaping and screening policies (/us/california/hermosa-beach/landscaping-and-screening).
Consider implications for accessory dwellings (including ADUs) early; ADU rules are separate but the overlay may affect siting and allowable envelope (/us/california/hermosa-beach/adu).
If your proposal depends on relief (setback, density, or an overlay waiver), read the rules on variances and administrative exceptions (/us/california/hermosa-beach/variances-and-exceptions).
Historic resources or properties within an overlay may also be subject to historic preservation review — consult that chapter as well (/us/california/hermosa-beach/historic-preservation).

(When your project proceeds to construction you will also need to ensure compliance with the California Building Standards Code (/us/california/building-codes) — that is separate from the zoning overlay rules.)

Checklist

Confirm whether your parcel is mapped with OS‑O or –HE on the City zoning map (§ 17.06.030) .
For OS‑O: confirm your proposed improvements are among permitted uses (§ 17.36.020) and meet the 36‑inch landscaping height and 24–36‑inch barrier limits (§ 17.36.030) .
For –HE: verify the minimum density requirement that applies (Housing Element minimum or 20 du/acre) and whether the project is intended to satisfy RHNA (§ 17.39.030) .
Determine whether your proposal requires a Precise Development Plan or conditional permits and prepare to meet the findings in § 17.58.040 if applicable .
Check parking impacts and standards early and coordinate with the overlay rules (/us/california/hermosa-beach/parking).
If requesting relief from overlay standards, identify the relevant waiver or variance path (see § 17.36.040 for OS‑O waiver; variances per the Title) .
Confirm any additional topic‑specific rules that interact with overlays (signage, landscaping, historic preservation, ADUs) using the City’s specialty pages (/us/california/hermosa-beach/signage, /us/california/hermosa-beach/landscaping-and-screening, /us/california/hermosa-beach/historic-preservation, /us/california/hermosa-beach/adu).

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay map boundaries (parcel line uncertainty)	If the overlay boundary splits a lot, applicability can be unclear and trigger different rules for portions of the property	Verify exact mapping with the Community Development Department and consult § 17.06.060 for boundary rules; request an official map determination (§ 17.06.030)
Whether a specific use is “permitted only for –HE sites”	The ordinance distinguishes underlying uses vs. HE‑specific allowances; the short text in § 17.39.020 may not list every special HE use in the excerpts	Verify the full list of HE‑only permitted uses with staff and review the City’s Housing Element and project file for that parcel (§ 17.39.020)
Density calculation for multi‑parcel assemblages	Minimum 20 du/acre vs. Housing Element minimum could be affected by lot area, inclusion/exclusion of certain areas, or parking floor area calculations	Confirm how gross/net acreage is counted and whether open space, easements, or rights‑of‑way are excluded; verify against § 17.39.030 and ask planner to confirm calculation method
Interaction with underlying zone standards (setbacks/height)	Overlays modify or add requirements but do not always replace all underlying dimensional rules	Compare overlay rules to underlying zone rules and, where uncertain, confirm whether the overlay is additive or replaces specific provisions (verify with Community Development) (§ 17.36.010)
Procedural triggers (Design/Precise Development Plan)	Whether a project meets “first‑tier” limits or triggers a Precise Development Plan changes review type, timeline, and findings required (§ 17.58.040)	Confirm which tier applies, and whether requested incentives or deviations will require a public hearing (§ 17.58.040)

Plain‑English Summary

Hermosa Beach’s overlays either tighten allowed uses and physical limits (the OS‑O overlay forbids pools and heavy storage and caps landscape/wall heights) or label specific parcels for housing development with a required minimum density (the –HE overlay requires at least 20 dwelling units per acre for lower‑income RHNA sites or a higher Housing Element minimum); always check the zoning map and talk to planning staff to confirm parcel applicability and whether a Precise Development Plan or permits are required (§ 17.36.010; § 17.36.020; § 17.39.010; § 17.39.030) .

Source References

Hermosa Beach Municipal Code, Title 17 Zoning — Table of contents and chapters listing (Title 17 overview) (§ 17.02, § 17.06)
OS‑O Open Space Overlay Zone: § 17.36.010 (Intent and purpose); § 17.36.020 (Permitted uses); § 17.36.030 (Use and development standards); § 17.36.040 (Waiver)
Housing Element Sites Inventory Overlay (–HE): § 17.39.010 (Intent and purpose); § 17.39.020 (Permitted uses); § 17.39.030 (Minimum density)
Zoning map and boundary rules: § 17.06.030 (Establishment of zones by map); § 17.06.060 (Uncertainty of boundaries)
Precise Development Plan findings and procedures (when a project triggers that review): § 17.58.040, § 17.58.050, § 17.58.060

Sources

Retrieved passages

Hermosa Beach Zoning Code (§ 9.52-3) Medium relevance
Hermosa Beach Zoning Code (§ 7.2-9) Medium relevance
Hermosa Beach Zoning Code (Title and) Medium relevance
Hermosa Beach Zoning Code (Chapter 17.42.) Medium relevance
Hermosa Beach Zoning Code (§1) Medium relevance
Hermosa Beach Zoning Code (Chapter 17.18) Medium relevance
CBC § 100 (Title 17) Medium relevance
Hermosa Beach Zoning Code (Chapter 17.10) Medium relevance

Cited sections

Hermosa Beach Municipal Code, Title 17 Zoning — Table of contents and chapters listing (Title 17 overview) (§ **17.02**, § **17.06**) (Title 17)
**OS‑O Open Space Overlay Zone**: § **17.36.010** (Intent and purpose); § **17.36.020** (Permitted uses); § **17.36.030** (Use and development standards); § **17.36.040** (Waiver)
**Housing Element Sites Inventory Overlay (–HE)**: § **17.39.010** (Intent and purpose); § **17.39.020** (Permitted uses); § **17.39.030** (Minimum density)
Zoning map and boundary rules: § **17.06.030** (Establishment of zones by map); § **17.06.060** (Uncertainty of boundaries)
Precise Development Plan findings and procedures (when a project triggers that review): § **17.58.040**, § **17.58.050**, § **17.58.060**
HermosaBeach_ZoningCode.md

Frequently asked questions

What does the OS‑O overlay allow on my lot in Hermosa Beach?

The OS‑O overlay allows limited open‑space and landscape features such as hardscape/softscape, decks, lighting, ponds, and limited open vehicle/motorcycle parking in designated areas, and prohibits spas, swimming pools, sheds, and most storage or heavy vehicle parking. See permitted uses in § 17.36.020 and development limits in § 17.36.030 .

Can I build a swimming pool if my property is in the OS‑O overlay?

No — swimming pools and spas are explicitly listed as prohibited uses in the OS‑O overlay (§ 17.36.020) .

How does the –HE overlay affect a housing project’s density?

A site designated –HE that is used to satisfy lower‑income housing must be developed to the minimum density in the City’s Housing Element or 20 dwelling units per acre, whichever is greater; if you propose fewer units the City must make findings about remaining RHNA capacity (§ 17.39.030) .

Does an overlay remove the underlying zone’s rules?

Generally overlays modify or add to the underlying zone; the OS‑O overlay explicitly limits intensity “beyond limitations prescribed by the primary, or underlying zoning” (§ 17.36.010). Always compare overlay text to the underlying zone standards and confirm with the City for parcel‑specific interpretation (§ 17.36.010) .

Where do I look to see whether my parcel has an overlay?

Overlay mapping is part of the City’s official zoning map; the locations and boundaries of zones and overlays are on file with the City Clerk and incorporated into Title 17 (see § 17.06.030 and the zoning map rules in § 17.06.060) .

If my project on an –HE site uses fewer than 20 du/acre, what happens?

If an –HE site is developed at a density below the required minimum the City must either find that remaining Housing Element sites are adequate to meet remaining RHNA by income category, or take other specified steps as set out in § 17.39.030; expect a planning finding and possible project conditions .

Can the OS‑O standards be waived?

Yes — Chapter 17.36 includes a waiver provision (§ 17.36.040) that provides a process for limited relief from the overlay standards; review that section and discuss conditions with staff .

Will I need a Precise Development Plan for an overlay‑affected project?

Possibly. Projects that go beyond prescribed standards or seek incentives or deviations may trigger a Precise Development Plan; the approval requires meeting the findings in § 17.58.040 and follows the procedures in §§ 17.58.050–060 .

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