Chapter 20.18
RESIDENTIAL ZONING DISTRICTS (R-A, R-1, R-BI, R-2, RM, RMD)

Sections:

20.18.010    Purposes of Residential Zoning Districts.

20.18.020    Residential Zoning Districts Land Uses and Permit Requirements.

20.18.030    Residential Zoning Districts General Development Standards.

20.18.010 Purposes of Residential Zoning Districts.

The purposes of the individual residential zoning districts and the manner in which they are applied are as follows:

A.    R-A (Residential-Agricultural) Zoning District. The R-A zoning district is intended to provide for areas appropriate for detached single-family residential dwelling units and light farming uses, each located on a single legal lot;

B.    R-1 (Single-Unit Residential) Zoning District. The R-1 zoning district is intended to provide for areas appropriate for a range of detached single-family residential dwelling units, each located on a single legal lot, and does not include condominiums or cooperative housing.

C.    R-BI (Two-Unit Residential, Balboa Island). The R-BI Zoning District is intended to provide for a maximum of two residential dwelling units (i.e., duplexes) located on a single legal lot on Balboa Island.

D.    R-2 (Two-Unit Residential) Zoning District. The R-2 Zoning District is intended to provide for areas appropriate for a maximum of two residential dwelling units (i.e., duplexes) located on a single legal lot.

E.    RM (Multiple Residential) Zoning District. The RM Zoning District is intended to provide for areas appropriate for multi-unit residential developments containing attached or detached dwelling units.

F.    RMD (Multiple Residential Detached) Zoning District. The RMD Zoning District is intended to provide for areas appropriate for multi-unit residential developments exclusively containing detached dwelling units. (Ord. 2018-14 § 1, 2019; Ord. 2017-11 § 1, 2017; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.18.020 Residential Zoning Districts Land Uses and Permit Requirements.

A.    Allowed Land Uses.

1.    Table 2-1 indicates the uses allowed within each residential zoning district and the permit required to establish the use, if any, in compliance with Part 5 of this title (Planning Permit Procedures).

2.    Residential uses represent the primary allowed use, and only those additional uses that are complementary to, and can exist in harmony with, the residential character of each zoning district may be allowed as accessory, conditionally permitted, and/or temporary uses.

B.    Prohibited Land Uses. A table cell with “—” means that the listed land use is prohibited in that zoning district.

C.    Applicable Regulations. The last column in the table (“Specific Use Regulations”) may include a reference to additional regulations that apply to the use.

TABLE 2-1

ALLOWED USES AND PERMIT REQUIREMENTS 

Residential Zoning Districts

Permit Requirements *

P

Permitted by Right

CUP

Conditional Use Permit (Section 20.52.020)

CUP-HO

Conditional Use Permit in Residential Zoning Districts (Section 20.52.030)

MUP

Minor Use Permit (Section 20.52.020)

LTP

Limited Term Permit (Section 20.52.040)

Not Allowed *

Land Use

See Part 7 of this title for land use definitions.

See Chapter 20.12 for unlisted uses.

R-A

R-1**

R-BI

R-2

RM

RMD

Specific Use Regulations

Residential Uses

Home Occupations

P

P

P

P

Section 20.48.110

Single-Unit Dwellings—Attached

P

P

Section 20.48.180

Single-Unit Dwellings—Detached

P

P

P

P

Section 20.48.180

Multi-Unit Dwellings

P

 

Two-Unit Dwellings

P (1)

P

Section 20.48.180

Accessory Dwelling Units

P

P

P

P

Section 20.48.200

Visitor Accommodations, Residential

Bed and Breakfast Inns

CUP-HO

CUP-HO

Section 20.48.060

Short-Term Lodging

P

P

Chapter 5.95

Care Uses

Adult Day Care

Small (6 or fewer)

P

P

P

P

Section 20.48.070

Large (7 to 14)

MUP

MUP

MUP

MUP

Section 20.48.070

Child Day Care

Small (8 or fewer)

P

P

P

P

Section 20.48.070

Large (9 to 14)

MUP

MUP

MUP

MUP

Section 20.48.070

Day Care, General

CUP-HO

CUP-HO

 

Residential Care Facilities

Limited (6 or fewer) Licensed

P

P

P

P

Section 20.48.170

Limited (6 or fewer) Unlicensed

CUP-HO

Section 20.48.170

General (7 or more) Licensed

CUP-HO

Section 20.48.170

General (7 or more) Unlicensed

CUP-HO

Section 20.48.170

Integral Facilities/Integral Uses

CUP-HO

Section 20.48.170

Parolee-Probationer Home

 

Other Uses

Parking Facility

MUP

MUP

MUP

MUP

 

Convalescent Facilities

CUP

 

Utilities, Minor

P

P

P

P

 

Utilities, Major

CUP

CUP

CUP

CUP

 

Wireless Telecommunication Facilities

MUP/CUP/LTP

Chapter 20.49

Accessory Structures and Uses

P

P

P

P

 

Animal-Keeping

P

P

P

P

Section 20.48.040

Personal Property Sales

P

P

P

P

Section 20.48.150

Special Events

See Chapter 11.03

Temporary Uses

LTP

LTP

LTP

LTP

Section 20.52.040

*    Uses Not Listed. Land uses that are not listed in the table above, or are not shown in a particular zoning district, are not allowed, except as provided by Chapter 20.12 (Interpretation of Zoning Code Provisions).

**    Includes R-1-6,000, R-1-7,200, and R-1-10,000.

(1) Condominium projects and condominium conversions are not permitted in the R-BI Zoning District.

(Ord. 2018-14 § 2, 2019; Ord. 2017-11 § 2, 2017; Ord. 2015-5 § 1, 2015; Ord. 2014-1 § 2, 2014; Ord. 2010-21 § 1 (Exh. A)(part), 2010)

20.18.030 Residential Zoning Districts General Development Standards.

New land uses and structures, and alterations to existing land uses and structures, shall be designed, constructed, and/or established in compliance with the requirements in Tables 2-2 and 2-3, in addition to the development standards in Part 3 of this title (Site Planning and Development Standards).

TABLE 2-2

DEVELOPMENT STANDARDS FOR SINGLE-UNIT RESIDENTIAL ZONING DISTRICTS 

Development Feature

R-A

R-1

R-1-6,000

R-1-7,200

R-1-10,000

Additional Requirements

Lot Dimensions

Minimum dimensions required for each newly created lot.

Lot Area (1) (2)

 

 

 

 

 

 

Corner lot

87,120 sq. ft.

6,000 sq. ft.

6,000 sq. ft.

7,200 sq. ft.

10,000 sq. ft.

 

Interior lot

87,120 sq. ft.

5,000 sq. ft.

6,000 sq. ft.

7,200 sq. ft.

10,000 sq. ft.

 

Lot Width

 

 

 

 

 

 

Corner lot

125 ft.

60 ft.

60 ft.

70 ft.

90 ft.

 

Interior lot

125 ft.

50 ft.

60 ft.

70 ft.

90 ft.

 

Lot Depth

N/A

N/A

80 ft.

90 ft.

100 ft.

 

Density/Intensity

Each legal lot shall be allowed one single-unit detached dwelling. In addition, one accessory dwelling unit may be allowed pursuant to Section 20.48.200.

Setbacks

The distances below are minimum setbacks required for primary structures. See Section 20.30.110 (Setback Regulations and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions. The following setbacks shall apply, unless different requirements are identified on the setback maps in which case the setback maps shall control. (See Part 8 of this title.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures. Also refer to Section 20.48.180 (Residential Development Standards and Design Criteria).

Front:

20 ft.

20 ft.

20 ft.

20 ft.

15 ft.

20.30.110

20.48.180

Side (interior, each):

 

 

 

 

 

20.30.110

20.48.180

Lots 40 ft. wide or less

5 ft.

3 ft. (4)

6 ft.

5 ft.

10 ft.

Lots wider than 40 ft.

5 ft.

4 ft.

6 ft.

5 ft.

10 ft.

Side (street side):

 

 

 

 

 

20.30.110

20.48.180

Lots 40 ft. wide or less

5 ft.

3 ft.

6 ft.

5 ft.

10 ft.

Lots wider than 40 ft.

5 ft.

4 ft.

6 ft.

5 ft.

10 ft.

Rear:

25 ft.

10 ft.

6 ft.

20 ft.

10 ft.

Lots abutting a 10 ft. alley or less that are directly across the alley from the side yard of a lot abutting an alley shall provide a setback for the first floor of at least 10 ft. from the alley.

Abutting Alley:

 

 

 

 

 

10 ft. wide or less

N/A

5 ft.

N/A

N/A

N/A

15 ft. wide or less

N/A

5 ft.

N/A

N/A

N/A

15'1" to 19'11"

N/A

3'9"

N/A

N/A

N/A

20 ft. wide or more

N/A

0

N/A

N/A

N/A

Bluff edge setback

As provided in Section 20.28.040 (Bluff (B) Overlay District).

Bulkhead setback

Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning district.

Site Coverage

Maximum percentage of the total lot area that may be covered by structures.

Lots 40 ft. wide or less

N/A

N/A

60%

60%

60%

 

Lots wider than 40 ft.

40%

N/A

60%

60%

60%

 

Floor Area Limit (gross floor area)

N/A

 

N/A

Citywide

2.0 (5)(6)

Corona del Mar

1.5 (5)(6)

Height (3)

Maximum height of structures without discretionary approval. See Section 20.30.060(C) (Increase in Height Limit) for possible increase in height limit.

Flat roof

24 ft.

24 ft.

24 ft.

35 ft. and 2 stories

24 ft.

See 20.30.060(C)(2) (Height Limit Areas) and 20.30.060(B) (Height of Structures and Measurement)

Sloped roof; minimum 3/12 pitch

29 ft.

29 ft.

29 ft.

40 ft. and 2 stories

29 ft.

Bluffs

See Section 20.28.040 (Bluff (B) Overlay District).

Fencing

See Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls).

Landscaping

See Chapter 20.36 (Landscaping Standards).

Lighting

See Section 20.30.070 (Outdoor Lighting).

Parking

See Chapter 20.40 (Off-Street Parking).

Satellite Antennas

See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities).

Signs

See Chapter 20.42 (Sign Standards).

Residential Development Standards

See Section 20.48.180 (Residential Development Standards and Design Criteria).

Notes:

(1)    All development and the subdivision of land shall comply with the requirements of Title 19 (Subdivisions).

(2)    Lots may be subdivided so that the resulting lot area and dimensions for each new lot are less than that identified in this table in compliance with the provisions of Title 19 (Subdivisions). The minimum lot size shall not be less than the original underlying lots on the same block face and in the same zoning district. Lot width and length may vary according to the width and depth of the original underlying lots. New subdivisions that would result in additional dwelling units beyond what the original underlying lots would allow are not permitted unless authorized by an amendment of the General Plan (GPA).

(3)    On the bluff side of Ocean Boulevard, the maximum height shall not exceed the elevation of the top of the curb abutting the lot.

(4)    Side setback areas for lots designated Special Fire Protection Areas shall be a minimum of five feet unless reduced by the Fire Marshal.

(5)    The floor area of a subterranean basement is not included in the calculation of total gross floor area.

(6)    The maximum gross floor area for a residential structure is determined by multiplying either 1.5 or 2.0 times the buildable area of the lot.

TABLE 2-3

DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING DISTRICTS 

Development Feature

R-BI

R-2

R-2-6,000

Additional Requirements

Lot Dimensions

Minimum dimensions required for each newly created lot.

Lot Area (1) (2) (3)

 

 

 

 

Corner lot

2,375 sq. ft.

6,000 sq. ft.

6,000 sq. ft.

 

Interior lot

2,375 sq. ft.

5,000 sq. ft.

6,000 sq. ft.

 

Lot Width

 

 

 

 

Corner lot

60 ft.

60 ft.

60 ft.

 

Interior lot

50 ft.

50 ft.

60 ft.

 

Lot Depth

N/A

N/A

80 ft.

 

Site Area per Dwelling Unit

Minimum required site area per dwelling unit based on net area of the lot.

1,000 sq. ft.

1,000 sq. ft.

3,000 sq. ft.

 

No more than 2 units per lot

Site Coverage

Maximum percentage of the total lot area that may be covered by structures.

N/A

N/A

60%

 

Floor Area Limit (9) (gross floor area)

1.5 plus 200 sq. ft.

2.0 Citywide (8)

1.5 Corona del Mar (8)

N/A

 

Setbacks

The distances below are minimum setbacks required for primary structures. See Section 20.30.110 (Setback Regulations and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions. The following setbacks shall apply, unless different requirements are identified on the setback maps in which case the setback maps shall control. (See Part 8 of this title.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures. Also refer to Section 20.48.180 (Residential Development Standards and Design Criteria).

Front:

20 ft.

20 ft.

20 ft.

 

Side (interior, each):

 

 

 

 

Lots 40 ft. wide or less

3 ft.

3 ft.

6 ft.

 

Lots 40'1" wide to 49'11" wide

4 ft.

4 ft.

6 ft.

 

Lots 50 ft. wide and greater

N/A

4 ft.

6 ft.

 

Side (street side):

 

 

 

 

Lots 40 ft. wide or less

3 ft.

3 ft.

N/A

 

Lots 40'1" wide to 49'11" wide

4 ft.

4 ft.

N/A

 

Lots 50 ft. wide and greater

N/A

N/A

6 ft.

 

Rear:

10 ft.

10 ft.

6 ft.

Lots abutting a 10 ft. alley or less that are directly across the alley from the side yard of a lot abutting the alley shall provide a setback for the first floor of at least 10 ft. from the alley.

Abutting Alley

 

 

 

10 ft. wide or less

5 ft.

5 ft.

N/A

15 ft. wide or less

5 ft.

5 ft.

N/A

15'1" to 19'11"

3'9"

3'9"

N/A

20 ft. wide or more

0

0

N/A

Waterfront

10 ft.

10 ft.

N/A

Bluff edge setback

As provided in Section 20.28.040 (Bluff (B) Overlay District).

Bulkhead setback

Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning district.

Height (6)

Maximum height of structures without discretionary approval. See Section 20.30.060(C) (Increase in Height Limit) for possible increase in height limit.

Flat roof

24 ft.

24 ft.

24 ft.

See Section 20.30.060(C) (Increase in Height Limit)

Sloped roof; minimum 3/12 pitch

29 ft.

29 ft.

29 ft.

Bluffs

See Section 20.28.040 (Bluff (B) Overlay District).

Fencing

See Section 20.30.040 (Fences, Hedges, Walls and Retaining Walls).

Landscaping

See Chapter 20.36 (Landscaping Standards).

Lighting

See Section 20.30.070 (Outdoor Lighting).

Parking

See Chapter 20.40 (Off-Street Parking).

Satellite Antennas

See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities).

Signs

See Chapter 20.42 (Sign Standards).

Residential Development Standards

See Section 20.48.180.

TABLE 2-3

DEVELOPMENT STANDARDS FOR TWO-UNIT AND MULTI-UNIT RESIDENTIAL ZONING DISTRICTS (Continued)

Development Feature

RM

RMD

RM-6,000

Additional Requirements

Lot Dimensions

Minimum dimensions required for each newly created lot.

Lot Area (1) (2) (3)

 

 

 

 

Corner lot

6,000 sq. ft.

6,000 sq. ft.

6,000 sq. ft.

 

Interior lot

5,000 sq. ft.

5,000 sq. ft.

6,000 sq. ft.

 

Lot Width

 

 

 

 

Corner lot

60 ft.

60 ft.

60 ft.

 

Interior lot

50 ft.

50 ft.

60 ft.

 

Lot Depth

N/A

N/A

80 ft.

 

Site Area per Dwelling Unit

Minimum required site area per dwelling unit based on net area of the lot unless the maximum number of units is shown on the Zoning Map.

1,200 sq. ft. (7)

1,000 sq. ft.

1,500 sq. ft.

 

Site Coverage

Maximum percentage of the total lot area that may be covered by structures.

N/A

N/A

60%

 

Floor Area Limit (gross floor area)

1.75 (4)

N/A

N/A

 

Setbacks

The distances below are minimum setbacks required for primary structures. See Section 20.30.110 (Setback Regulations and Exceptions) for setback measurement, allowed projections into setbacks, and exceptions. The following setbacks shall apply, unless different requirements are identified on the setback maps in which case the setback maps shall control. (See Part 8 of this title.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures. Also refer to Section 20.48.180 (Residential Development Standards and Design Criteria).

Front:

20 ft.

20 ft.

20 ft.

 

Side (interior, each):

 

 

 

 

Lots 40 ft. wide or less

3 ft.

N/A

6 ft.

 

Lots 40'1" wide to 49'11" wide

4 ft.

5 ft.

6 ft.

 

Lots 50 ft. wide and greater

8% of the average lot width (5)

N/A

6 ft.

 

Side (street side):

 

5 ft.

 

 

Lots 40 ft. wide or less

3 ft.

N/A

 

Lots 40'1" wide to 49'11" wide

4 ft.

N/A

 

Lots 50 ft. wide and greater

8% of the average lot width (5)

6 ft.

 

Rear:

10 ft.

25 ft.

6 ft.

Lots abutting a 10 ft. alley or less that are directly across the alley from the side yard of a lot abutting the alley shall provide a setback for the first floor of at least 10 ft. from the alley.

Abutting Alley

 

 

 

10 ft. wide or less

N/A

N/A

N/A

15 ft. wide or less

5 ft.

 

N/A

15'1" to 19'11"

3'9"

 

N/A

20 ft. wide or more

0

 

N/A

Waterfront

10 ft.

 

N/A

Bluff edge setback

As provided in Section 20.28.040 (Bluff (B) Overlay District).

Bulkhead setback

Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning district.

Height (6)

Maximum height of structures without discretionary approval. See Section 20.30.060(C) (Increase in Height Limit) for possible increase in height limit.

Flat roof

28 ft.

28 ft.

28 ft.

See Section 20.30.060(C) (Increase in Height Limit)

Sloped roof; minimum 3/12 pitch

33 ft.

33 ft.

33 ft.

Open Space

Minimum required open space.

Common: 75 square feet/unit

N/A

Common: 75 square feet/unit

See Section 20.48.180 (Residential Development Standards and Design Criteria) for R-2 open space standards.

Minimum dimension shall be 15 feet. Private: 5% of the gross floor area for each unit.

Minimum dimension shall be 15 feet. Private: 5% of the gross floor area for each unit.

Minimum dimension shall be 6 feet.

Minimum dimension shall be 6 feet.

The minimum dimension is for length and width.

Bluffs

See Section 20.28.040 (Bluff (B) Overlay District).

Fencing

See Section 20.30.040 (Fences, Hedges, Walls, and Retaining Walls).

Landscaping

See Chapter 20.36 (Landscaping Standards).

Lighting

See Section 20.30.070 (Outdoor Lighting).

Parking

See Chapter 20.40 (Off-Street Parking).

Satellite Antennas

See Section 20.48.190 (Satellite Antennas and Amateur Radio Facilities).

Signs

See Chapter 20.42 (Sign Standards).

Notes:

(1)    All development and the subdivision of land shall comply with the requirements of Title 19 (Subdivisions).

(2)    Lots may be subdivided so that the resulting lot area and dimensions for each new lot are less than that identified in this table in compliance with the provisions of Title 19 (Subdivisions). The minimum lot size shall not be less than the original underlying lots on the same block face and in the same zoning district. Lot width and length may vary according to the width and depth of the original underlying lots. New subdivisions that would result in additional dwelling units beyond what the original underlying lots would allow are not permitted unless authorized by an amendment of the General Plan (GPA).

(3)    On a site of less than five thousand (5,000) square feet that existed prior to March 10, 1976, a two-family dwelling may be constructed; provided, that there shall be not less than one thousand (1,000) square feet of land area for each dwelling unit.

(4)    The total gross floor area contained in all buildings and structures on a development site shall not exceed 1.75 times the buildable area of the site or 1.5 times the buildable area of the site in Corona del Mar; provided, that up to two hundred (200) square feet of floor area per required parking space devoted to enclosed parking shall not be included in calculations of total gross floor area.

(5)    Interior and street side setback areas are not required to be wider than fifteen (15) feet; however, the side setback area on the street side of a corner lot, where the abutting lot has a reversed frontage, shall not be less than the front setback area required on the abutting reversed frontage.

(6)    On the bluff side of Ocean Boulevard, the maximum height shall not exceed the elevation of the top of the curb abutting the lot.

(7)    Portions of legal lots that have a slope greater than two-to-one (2:1) or that are submerged lands or tidelands shall be excluded from the land area of the lot for the purpose of determining the allowable number of units.

(8)    The floor area of a subterranean basement is not included in the calculation of total gross floor area.

(9)    The maximum gross floor area for a residential structure is determined by multiplying either 1.5 or 2.0 times the buildable area of the lot.

(Ord. 2017-11 § 3, 2017; Ord. 2010-21 § 1 (Exh. A)(part), 2010)