Costa Mesa · Zoning · R1
Costa Mesa R1 zoning: height, setbacks and lot size
In Costa Mesa's R1 zone, generally buildings can be up to 27 ft (2 stories) tall, the front setback is 20 ft and the minimum lot size is 6,000 sq ft, with the conditions listed below (Costa Mesa code, read October 2026).
Key points
- Maximum building height: 27 ft (residential land uses)
- Maximum number of stories: 2 stories (residential land uses)
- Minimum front setback: 20 ft
- Minimum side setback: 5 ft (interior property line)
- Minimum rear setback: 20 ft (2 story structures)
- Minimum lot size: 6,000 sq ft (newly subdivided lots)
- Maximum density: 1 unit per 6,000 sq ft
R1 is a zoning district in Costa Mesa. Every value below was read from the Costa Mesa Municipal Code and links to its section (read October 2026). State laws such as the ADU and SB 9 rules can allow more on a residential lot. General information, not legal advice — read the code text and check with the city before you build.
Development standards in R1
The general rule for a typical lot in this zone. Zoning tables often attach notes, such as rules for corner lots, lots next to a residential zone, or new subdivisions only. Open “code text” under a value to see the table cell or sentence it was read from.
| Maximum building height | 27 ft Applies: residential land uses § 13-32 · code textTable row “Maximum Number of Stories & Building Height”, column “R1”: 2 stories/27 feet for residential land uses. The maximum number of stories and building height for nonresidential land uses shall be determined in conjunction with the conditional use permit review process. Note: Lofts, as defined in section 13-6 , without exterior access and having only clerestory windows will not be regarded as a story. See also Attic discussion below. |
|---|---|
| Maximum number of stories | 2 stories Applies: residential land uses § 13-32 · code textTable row “Maximum Number of Stories & Building Height”, column “R1”: 2 stories/27 feet for residential land uses. The maximum number of stories and building height for nonresidential land uses shall be determined in conjunction with the conditional use permit review process. Note: Lofts, as defined in section 13-6 , without exterior access and having only clerestory windows will not be regarded as a story. See also Attic discussion below. |
| Minimum front setback | 20 ft § 13-32 · code textTable row “Front”, column “R1”: 20 feet |
| Minimum side setback | 5 ft Applies: interior property line § 13-32 · code textTable row “Side”, column “R1”: Interior property line: 5 feet. Note: Accessory structures that do not exceed 6 1/2 feet in height in the R1 zone or 15 feet in height in the other residential zones may have a zero side setback. Property line abutting a public street: 10 feet. Note: Driveways providing straight-in access from a public street to a garage shall be at least 19 feet long, as measured from the property line. Property line abutting an alley: 5 feet |
| Minimum rear setback | 20 ft Applies: 2 story structures § 13-32 · code textTable row “Rear (not abutting a publicly dedicated alley)”, column “R1”: 20 feet for 2 story structures. 10 feet for 1 story structures (15 foot maximum height) provided that maximum rear yard coverage is not exceeded. Note: Accessory structures that do not exceed 6 1/2 feet in height in the R1 zone or 15 feet in height in the R2 zones may have a zero rear yard setback, except on corner lots in the R2 zones. Corner lots in the R2-MD, R2-HD & R3 zones: a. Where the rear property line of a corner lot adjoins the side property line of another lot, no detached accessory structure shall be allowed on the corner lot, except within the rear quarter of the corner lot farthest from the side street. b. Where the rear property line of a corner lot abuts a public or private street, accessory structures shall maintain setbacks for main structures. |
| Minimum lot size | 6,000 sq ft Applies: newly subdivided lots § 13-32 · code textTable row “Minimum Lot Area for newly subdivided lots”, column “R1”: 6,000 square feet |
| Maximum density | 1 unit per 6,000 sq ft § 13-32 · code textTable row “Maximum Density (Based on gross acreage.)”, column “R1”: 1 dwelling unit per 6,000 square feet (Note: Only 1 dwelling unit is permitted per lot.) |
Uses in R1
Uses the code's use tables allow in R1, or allow with a permit. Each links to its page with the code section.
- Single-family home — Allowed — see note
- Child care center — Needs a conditional use permit
When a different number applies
The code sets other values for particular lots, buildings or locations in R1:
Not on this page
We did not find a general lot coverage, FAR limit for R1 in the zoning tables we read. The code may still set one elsewhere — check the Costa Mesa Municipal Code.
Other Costa Mesa zoning districts
Who this affects
Frequently asked questions
What is the maximum building height in Costa Mesa's R1 zone?
27 ft (residential land uses) — Costa Mesa Municipal Code § 13-32.
What is the maximum number of stories in Costa Mesa's R1 zone?
2 stories (residential land uses) — Costa Mesa Municipal Code § 13-32.
What is the minimum front setback in Costa Mesa's R1 zone?
20 ft — Costa Mesa Municipal Code § 13-32.
What is the minimum side setback in Costa Mesa's R1 zone?
5 ft (interior property line) — Costa Mesa Municipal Code § 13-32.
What is the minimum rear setback in Costa Mesa's R1 zone?
20 ft (2 story structures) — Costa Mesa Municipal Code § 13-32.
General information, not legal advice.
Ask about a Costa Mesa property in R1
Ask GoCodebook what you can build at a specific address and get an answer that cites the section.
Ask your question