Chapter 21.18 RESIDENTIAL COASTAL ZONING DISTRICTS (R-A, R-1, R-BI, R-2, and RM)

Chapter 21.18
RESIDENTIAL COASTAL ZONING DISTRICTS (R-A, R-1, R-BI, R-2, and RM)

Sections:

21.18.010 Purposes of Residential Coastal Zoning Districts.

21.18.020 Residential Coastal Zoning Districts Land Uses.

21.18.030 Residential Coastal Zoning Districts General Development Standards.

21.18.010 Purposes of Residential Coastal Zoning Districts.

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

A. R-A (Residential-Agricultural) Coastal Zoning District. The R-A Coastal 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, and does not include condominiums or cooperative housing.

B. R-1 (Single-Unit Residential) Coastal Zoning District. The R-1 Coastal 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) Coastal Zoning District. The R-BI Coastal 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) Coastal Zoning District. The R-2 Coastal 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) Coastal Zoning District. The RM Coastal Zoning District is intended to provide for areas appropriate for multi-unit residential developments containing attached or detached dwelling units. (Ord. 2016-19 § 9 (Exh. A)(part), 2016)

21.18.020 Residential Coastal Zoning Districts Land Uses.

A. Allowed Land Uses.

1. Table 21.18-1 indicates the uses allowed within each residential coastal zoning district.

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 coastal 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 coastal 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 21.18-1 ALLOWED USES	Residential Coastal Zoning Districts
TABLE 21.18-1 ALLOWED USES	A —			Allowed Not Allowed *
Land Use See Part 7 of this Implementation Plan for land use definitions. See Chapter 21.12 for unlisted uses.	R-A	R-1 R-1-6,000	R-BI R-2 R-2-6,000	RM RM-6,000	Specific Use Regulations
Residential Uses
Home Occupations	A	A	A	A
Single-Unit Dwellings—Attached	—	—	A	A
Single-Unit Dwellings—Detached	A	A	A	A
Multi-Unit Dwellings	—	—	—	A
Two-Unit Dwellings	—	—	A	A
Accessory Dwelling Units and Junior Accessory Dwelling Units	A	A	A	A	Section 21.48.200
Visitor Accommodations, Residential
Bed and Breakfast Inns	—	—	A	A
Short-Term Lodging	—	—	A	A	Chapter 5.95 and Section 21.48.115
Care Uses
Adult Day Care
Small (6 or fewer)	A	A	A	A
Large (7 to 14)	A	A	A	A
Child Day Care
Small (8 or fewer)	A	A	A	A
Large (9 to 14)	A	A	A	A
Day Care, General	—	—	A	A
Residential Care Facilities
Limited (6 or fewer) Licensed	A	A	A	A
Limited (6 or fewer) Unlicensed	—	—	—	A
General (7 or more) Licensed	—	—	—	A
General (7 or more) Unlicensed	—	—	—	A
Integral Facilities/Integral Uses	—	—	—	A
Parolee-Probationer Home	—	—	—	—
Other Uses
Parking Facility	A	A	A	A
Convalescent Facilities	—	—	—	A
Utilities, Minor	A	A	A	A
Utilities, Major	A	A	A	A
Wireless Telecommunication Facilities	A	A	A	A	Chapter 21.49
Accessory Structures and Uses	A	A	A	A
Animal-Keeping
Animal, Domestic Farm	A	—	—	—
Animal, Domestic Pet	A	A	A	A
Animal, Wild	A	A	A	A
Personal Property Sales	A	A	A	A
Special Events	A	A	A	A
Temporary Uses	A	A	A	A

* Uses Not Listed. Land uses that are not listed in the table above, or are not shown in a particular coastal zoning district, are not allowed, except as provided by Chapter 21.12 (Interpretation of Implementation Plan Provisions).

(Ord. 2022-6 § 2, 2022; Ord. 2021-28 § 11, 2021; Ord. 2019-1 § 1, 2019; Ord. 2016-19 § 9 (Exh. A)(part), 2016)

21.18.030 Residential Coastal Zoning Districts General Development Standards.

New development (i.e., 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 21.18-2, 21.18-3, and 21.18-4 in addition to the development standards in Part 3 of this Implementation Plan (Site Planning and Development Standards).

TABLE 21.18-2

DEVELOPMENT STANDARDS FOR SINGLE-UNIT RESIDENTIAL COASTAL ZONING DISTRICTS
Development Feature	R-A	R-1	R-1-6,000	Additional Requirements
Lot Dimensions	Minimum dimensions required for each newly created lot.
Lot Area (1)(6):
Corner lot	87,120 sq. ft.	6,000 sq. ft.	6,000 sq. ft.
Interior lot	87,120 sq. ft.	5,000 sq. ft.	6,000 sq. ft.
Lot Width:
Corner lot	125 ft.	60 ft.	60 ft.
Interior lot	125 ft.	50 ft.	60 ft.
Lot Depth	N/A	N/A	80 ft.
Density/Intensity	Each legal lot shall be allowed one single-unit detached dwelling. In addition, one accessory dwelling unit may be allowed.
Setbacks	The distances below are minimum setbacks required for primary structures. See Section 21.30.110 (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 Implementation Plan.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures.
Front	20 ft.	20 ft.	20 ft.	Section 21.30.110
Side (interior, each):				Section 21.30.110 Section 21.38.040(I)
Lots 40 ft. wide or less	5 ft.	3 ft. (3)	6 ft. (7)
Lots wider than 40 ft.	5 ft.	4 ft.	6 ft. (7)
Side (street side):				Section 21.30.110 Section 21.38.040(I)
Lots 40 ft. wide or less	5 ft.	3 ft.	6 ft. (7)
Lots wider than 40 ft.	5 ft.	4 ft.	6 ft. (7)
Rear	25 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 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
15 ft. wide or less	N/A	5 ft.	N/A
15'1" to 19'11"	N/A	3'9"	N/A
20 ft. wide or more	N/A	0	N/A
Bluff edge setback	As provided in Section 21.28.040 (Bluff (B) Overlay District).
Canyon face setback	As provided in Section 21.28.050 (Canyon (C) Overlay District).
Bulkhead setback	Structures shall be set back a minimum of 10 ft. from the bulkhead in each coastal zoning district.
Waterfront lots	Setbacks on waterfront lots may be increased to avoid coastal hazards through the approval of a coastal development permit. See Sections 21.30.015(D) (Waterfront Development) and 21.30.015(E) (Development in Shoreline Hazardous Areas).
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%
Lots wider than 40 ft.	40%	N/A	60%
Floor Area Limit (gross floor area) Citywide	N/A	2.0 (4)(5)	N/A
Corona del Mar	N/A	1.5 (4)(5)	N/A
Height (2)	Maximum height of structures without discretionary approval. See Section 21.30.060(C) (Increase in Height Limit) for possible increase in height limit.
Flat roof	24 ft.	24 ft.	24 ft.	See Sections 21.30.060(C)(2) (Height Limit Areas) and 21.30.060(B) (Height of Structures and Measurement)
Sloped roof; minimum 3/12 pitch	29 ft.	29 ft.	29 ft.
Bluffs	See Section 21.28.040 (Bluff (B) Overlay District).
Canyons	See Section 21.28.050 (Canyon (C) Overlay District).
Fencing	See Section 21.30.040 (Fences, Hedges, Walls, and Retaining Walls).
Landscaping	See Sections 21.30.075 (Landscaping) and 21.30.085 (Water Efficient Landscaping).
Lighting	See Section 21.30.070 (Outdoor Lighting).
Parking	See Chapter 21.40 (Off-Street Parking).
Signs	See Section 21.30.065 (Signs).

Notes:

(1) All development and the subdivision of land shall comply with the requirements of Section 21.30.025 (Coastal Zone Subdivisions).

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

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

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

(5) 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.

(6) 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 coastal 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).

(7) An addition to the principal structure shall be allowed to be constructed to the side yard setback in effect at the time the principal structure was constructed provided the addition meets applicable building and fire code standards.

TABLE 21.18-3

DEVELOPMENT STANDARDS FOR TWO-UNIT RESIDENTIAL COASTAL 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)(6):
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.
Site Coverage	N/A	N/A	60%
Floor Area Limit (4) (gross floor area)	1.5 plus 200 sq. ft.	2.0 Citywide (5) 1.5 Corona del Mar (5)	N/A
Setbacks	The distances below are minimum setbacks required for primary structures. See Section 21.30.110 (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 Implementation Plan.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures.
Front	20 ft.	20 ft.	20 ft.
Side (interior, each):				Section 21.38.040(I)
Lots 40 ft. wide or less	3 ft.	3 ft.	6 ft. (7)
Lots 40'1" wide to 49'11" wide	4 ft.	4 ft.	6 ft. (7)
Lots 50 ft. wide and greater	N/A	4 ft.	6 ft. (7)
Side (street side):				Section 21.38.040(I)
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. (7)
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 21.28.040 (Bluff (B) Overlay District).
Canyon face setback	See Section 21.28.050 (Canyon (C) Overlay District).
Bulkhead setback	Structures shall be set back a minimum of 10 ft. from the bulkhead in each coastal zoning district.
Waterfront lots	Setbacks on waterfront lots may be increased to avoid coastal hazards through the approval of a coastal development permit. See Sections 21.30.015(D) (Waterfront Development) and 21.30.015(E) (Development in Shoreline Hazardous Areas).
Height (3)	Maximum height of structures without discretionary approval. See Section 21.30.060(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.	See Section 20.30.060(C) (Increase in Height Limit)
Bluffs	See Section 21.28.040 (Bluff (B) Overlay District).
Canyons	See Section 21.28.050 (Canyon (C) Overlay District).
Fencing	See Section 21.30.040 (Fences, Hedges, Walls and Retaining Walls).
Landscaping	See Sections 21.30.075 (Landscaping) and 21.30.085 (Water Efficient Landscaping).
Lighting	See Section 21.30.070 (Outdoor Lighting).
Parking	See Chapter 21.40 (Off-Street Parking).
Signs	See Section 21.30.065 (Signs).

Notes:

(1) All development and the subdivision of land shall comply with the requirements of Section 21.30.025 (Coastal Zone Subdivisions).

(2) 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.

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

(5) 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 21.18-4

DEVELOPMENT STANDARDS FOR MULTI-UNIT RESIDENTIAL COASTAL ZONING DISTRICTS
Development Feature	RM	RM-6,000	Additional Requirements
Lot Dimensions	Minimum dimensions required for each newly created lot.
Lot Area (1)(2)(8):
Corner lot	6,000 sq. ft.	6,000 sq. ft.
Interior lot	5,000 sq. ft.	6,000 sq. ft.
Lot Width:
Corner lot	60 ft.	60 ft.
Interior lot	50 ft.	60 ft.
Lot Depth	N/A	80 ft.
Site Area per Dwelling Unit (7)	Minimum required site area per dwelling unit based on net area of the lot unless the maximum number of units is shown on the Coastal Zoning Map.
Site Area per Dwelling Unit (7)	1,200 sq. ft. (6)	1,500 sq. ft.
Site Coverage	Maximum percentage of the total lot area that may be covered by structures.
Site Coverage	N/A	60%
Floor Area Limit (gross floor area)	1.75 (3)	N/A
Setbacks	The distances below are minimum setbacks required for primary structures. See Section 21.30.110 (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 Implementation Plan.) Side and rear setback areas shown on the setback maps shall be considered front setback areas for the purpose of regulating accessory structures.
Front	20 ft.	20 ft.
Side (interior, each):			Section 21.38.040(I)
Lots 40 ft. wide or less	3 ft.	6 ft. (9)
Lots 40'1" wide to 49'11" wide	4 ft.	6 ft. (9)
Lots 50 ft. wide and greater	8% of the average lot width (4)	6 ft. (9)
Side (street side):			Section 21.38.040(I)
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 (4)	6 ft. (9)
Rear	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	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 21.28.040 (Bluff (B) Overlay District).
Canyon face setback	As provided in Section 21.28.050 (Canyon (C) Overlay District).
Bulkhead setback	Structures shall be set back a minimum of 10 ft. from the bulkhead in each zoning district.
Waterfront lots	Setbacks on waterfront lots may be increased to avoid coastal hazards through the approval of a coastal development permit. See Sections 21.30.015(D) (Waterfront Development) and 21.30.015(E) (Development in Shoreline Hazardous Areas).
Height (5)	Maximum height of structures without discretionary approval. See Section 21.30.060(C) (Increase in Height Limit) for possible increase in height limit.
Flat roof	28 ft.	28 ft.	See Section 21.30.060(C) (Increase in Height Limit).
Sloped roof; minimum 3/12 pitch	33 ft.	33 ft.	See Section 21.30.060(C) (Increase in Height Limit).
Open Space	Minimum required open space (applicable to 3 or more unit developments).
	Common: 75 square feet/unit. Minimum dimension shall be 15 feet. Private: 5% of the gross floor area for each unit. Minimum dimension shall be 6 feet.
			The minimum dimension is for length and width.
Bluffs	See Section 21.28.040 (Bluff (B) Overlay District).
Canyons	See Section 21.28.050 (Canyon (C) Overlay District).
Fencing	See Section 21.30.040 (Fences, Hedges, Walls, and Retaining Walls).
Landscaping	See Sections 21.30.075 (Landscaping) and 21.30.085 (Water Efficient Landscaping).
Lighting	See Section 21.30.070 (Outdoor Lighting).
Parking	See Chapter 21.40 (Off-Street Parking).
Signs	See Section 21.30.065 (Signs).

Notes:

(1) All development and the subdivision of land shall comply with the requirements of Section 21.30.025 (Coastal Zone Subdivisions).

(3) 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.

(4) 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.

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

(6) 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.

(7) Density bonuses may be granted in compliance with Chapter 21.32 (Density Bonus).

(8) 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 coastal 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).

(9) An addition to the principal structure shall be allowed to be constructed to the side yard setback in effect at the time the principal structure was constructed provided the addition meets applicable building and fire code standards.

(Ord. 2024-21 § 1 (Exh. A(5)), 2024; Ord. 2024-22 § 1 (Exh. A §§ 1—6), 2024; Ord. 2021-26 §§ 1—3, 2021; Ord. 2021-16 § 1, 2021; Ord. 2019-1 § 2, 2019; Ord. 2016-19 § 9 (Exh. A)(part), 2016)