Local zoning · Beaumont
Beaumont — Land Use
Land Use under the Beaumont local zoning and planning code, with the controlling citations.
Last reviewed: July 1, 2026
Overview
Beaumont regulates land use through its Title 17 Zoning ordinance, which assigns each parcel a base zoning district and, where applicable, an overlay that can add or supersede standards. The code relies on district-specific use tables and dimensional rules; always start by confirming your base district and any overlay on the City zoning map before checking the applicable standards in the ordinance. High‐level guidance on how districts fit together is on the Beaumont Zoning and Beaumont Development Standards pages.
How Beaumont organizes land use
- Use permissions are shown in district “use tables” (for example, Table 17.03-1, Table 17.03-3, Table 17.19-1), with each use marked as permitted, conditional, accessory, or not allowed. Where a use is marked conditional, a Conditional Use Permit with specific findings is required under § 17.02 procedures and findings noted in the code’s CUP section.
- Every district also has development standards (setbacks, height, FAR, lot size, and sometimes density). These are applied in addition to general performance standards in Chapter 17.04 and other citywide rules such as parking, landscaping, and signage.
- Overlay zones (e.g., Transit Oriented District) change or add to base-district permissions and must be checked first; where an overlay conflicts with a base standard, the overlay controls. See the overlay list in § 17.03.130 and the Beaumont Overlay Districts page.
District-by-district land use, purposes, and key standards
R-C — Recreation/Conservation Zone
- Purpose and typical uses: Resource conservation, open space, recreation; structural standards (other than height) are set case-by-case with project approvals. Permitted/conditional uses appear in Table 17.03-1.
- Key standards: No minimum/maximum lot area; setbacks specified via plot plan or CUP; height max 2 stories or 35 ft.
- Where it applies: Conservation and recreation areas mapped R‑C. Verify with the jurisdiction.
R-R — Residential, Rural Zone
- Purpose and typical uses: Very low-density, agriculturally oriented residential. Uses listed in Table 17.03-3.
- Key standards: 40-acre minimum lot size; minimum yards 25 ft front, 10 ft side, 20 ft rear; 50 ft setback along R‑C boundary; height max 2 stories or 26 ft.
- Where it applies: Rural fringe areas mapped R‑R.
R-SF — Residential, Single-Family Zone
- Purpose and typical uses: One-family neighborhoods, with limited neighborhood-supporting uses in specified locations; see Table 17.03-3.
- Key standards: Minimum lot area 7,000 sf; 20 ft minimum front setback for one- or two-story; garage face must be ≥20 ft from back of sidewalk.
- Where it applies: Established single-family areas mapped R‑SF.
R-TN — Residential, Traditional Neighborhood Zone
- Purpose and typical uses: Mix of single- and multi-family in a walkable setting; uses in Table 17.03-3.
- Key standards: Minimum lot 5,000 sf; front setbacks 15–25 ft (with limited waivers by Director); interior side 5 ft (street side 10 ft, max street side 20 ft); rear 15 ft (garage 5 ft on alley).
- Where it applies: Traditional neighborhood areas mapped R‑TN.
R-MF — Residential, Multiple-Family Zone
- Purpose and typical uses: Multi-family housing; additional multiple-family development standards also referenced in R‑TN section I for attached forms. Uses are in Table 17.03-3.
- Key standards: Per-unit usable open space 100 sf (<20 units) or 200 sf (20+ units); height max 35 ft; FAR 0.35 for commercial components; parking design limits in front setback.
- Where it applies: Multi-family areas mapped R‑MF.
DMF — Downtown Residential Multifamily Zone
- Purpose and typical uses: Walkable, transit-ready higher-density residential near Downtown; uses in Table 17.19-1.
- Key standards: Minimum lot 6,000 sf; small-lot option via § 17.11.030.D; additional multiple-family standards cross-referenced. Other DMF setbacks not found in retrieved materials.
- Where it applies: Downtown-adjacent areas mapped DMF.
BMU — Beaumont Mixed Use Zone
- Purpose and typical uses: Transition along Beaumont Avenue to a lower-intensity mixed-use corridor of professional office, limited commercial, and residential compatible with adjacent single-family; uses in Table 17.19-1.
- Key standards: Front 5–20 ft; side 5 ft (or 15 ft next to single-family); rear 10 ft (or 20 ft next to single-family); density max 10 du/ac; FAR 0.35 (nonresidential); height max 2 stories or 35 ft.
- Where it applies: Along Beaumont Avenue mapped BMU.
SSMU — Sixth Street Mixed Use Zone
- Purpose and typical uses: Mixed commercial and multi-family along Sixth Street east of Palm, supporting a compact, walkable setting; uses and standards in Table 17.19-1. Numeric development standards for SSMU not found in retrieved materials.
- Where it applies: Sixth Street corridor east of Palm Avenue mapped SSMU.
SSMU-R — Sixth Street Mixed Use—Residential Zone
- Purpose and typical uses: Residential-focused mixed-use for the Sixth Street area; uses in Table 17.19-1.
- Key standards: Density max 22 du/ac; FAR 0.5 (nonresidential); height max 4 stories or 60 ft; step-back: upper floors (3rd+) set back an additional 15 ft next to single-family.
- Where it applies: Sixth Street mixed-use residential subareas mapped SSMU‑R.
C-N — Commercial, Neighborhood Zone
- Purpose and typical uses: Neighborhood-serving retail/service; uses in Table 17.03-3.
- Key standards: Minimum lot 10,000 sf; front 25 ft (suggest 50 ft if parking is in front); side/rear: no setback unless abutting residential, then 20 ft plus 2 ft for each foot of height above 35 ft; lot coverage ≤50%, FAR 1.0; height max 50 ft.
- Where it applies: Parcels mapped C‑N (neighborhood nodes).
LC — Local Commercial Zone
- Purpose and typical uses: Local-serving commercial near neighborhoods, consistent with the General Plan; uses in Table 17.19-1.
- Key standards: Minimum lot 10,000 sf; front 5 ft; side/rear: none unless abutting single-family (then 15 ft side, 20 ft rear); lot coverage ≤50%, FAR 0.7; height max 60 ft.
- Where it applies: Parcels mapped LC.
C-C — Community Commercial Zone
- Purpose and typical uses: Broader community-serving retail/service; uses in Table 17.03-3. Development standard details not found in retrieved materials; signs follow Chapter 17.07; supplemental standards at § 17.03.080.G.
- Where it applies: Parcels mapped C‑C.
M — Manufacturing Zone
- Purpose and typical uses: Business parks, light industrial, research, warehousing, and ancillary uses; use permissions in Table 17.03-3.
- Key standards: Front 25 ft (or 50 ft if parking in front); side/rear: none unless abutting residential, then 20 ft plus 2 ft per foot of height above 35 ft; FAR 0.75; height max 50 ft.
- Where it applies: Parcels mapped M.
PF — Public Facilities Zone
- Purpose and typical uses: Public/civic facilities, schools, parks, cemeteries, open space and hazard-prone lands reserved for public benefit; permissions in Table 17.03-1.
- Key standards: No minimum/maximum lot area (but structural parcels ≥10,000 sf); setbacks set with plot plan/CUP; FAR 1.0; 20‑ft setback along R‑C boundary.
- Where it applies: Parcels mapped PF.
UV — Urban Village Zone
- Purpose and typical uses: Specific area between I‑10 and SR‑60 for regional commercial, higher-density residential, education, and open space in a compact, mixed-use form; permissions in Table 17.03-3.
- Key standards: Minimum lot 10,000 sf; front 0 ft for commercial, 5 ft for residential; rear 10 ft; side 0 ft; residential setback 500 ft from freeways; density 12–24 du/ac (with a program cap on acres <20 du/ac); FAR 1.0; height max 50 ft.
- Where it applies: UV plan area between I‑10 and SR‑60.
Overlays — Transit Oriented District (TOD), Higher Density (HDO), Housing Sites (HSO)
- How they work: If an overlay conflicts with the base zone, the overlay controls. Permitted uses and standards appear in Table 17.03-4 (TOD) and related overlay provisions in § 17.03.130. Specific numeric standards were not found in retrieved materials.
Special topic — Wireless Telecommunications Facilities
- Stealth wireless facilities are permitted only with a CUP in specified zones; non‑stealth facilities not permitted. The zone allowance table lists eligible zones (e.g., RC, CG, CC, M, CM, 6th St., BAO & UVO) and prohibits in PF, RR, RSF & RMF; applications also go through design review. See § 17.18.070.
Decision‑relevant standards snapshot
The following table lists frequently checked dimensional standards where the ordinance provides explicit numbers.
| District | Min Lot | Front Setback | Side/Rear Setback (adjacency) | Height | FAR/Density | Code Reference |
|---|---|---|---|---|---|---|
| R-R | 40 acres | 25 ft | 10 ft / 20 ft; +50 ft along R‑C | 2 stories or 26 ft | — | § 17.03.050.C |
| R-SF | 7,000 sf | 20 ft; garage ≥20 ft from sidewalk | Not found in retrieved materials | Not found | — | § 17.03.060.C |
| R-TN | 5,000 sf | 15–25 ft | 5 ft interior; street side 10 ft (max 20 ft); rear 15 ft (garage 5 ft on alley) | Not found | — | § 17.03.065.C |
| R-MF | Not found | Not found | Not found | 35 ft | FAR 0.35 (commercial only); open space 100–200 sf/unit | R‑MF standards (section number not shown) |
| DMF | 6,000 sf (small‑lot option) | Not found | Not found | Not found | — | § 17.19.080.C–D |
| BMU | — | 5–20 ft | 5/10 ft; next to single‑family: side 15 ft, rear 20 ft | 2 stories or 35 ft | FAR 0.35; max density 10 du/ac | § 17.19.050.C |
| SSMU‑R | — | Not found | Step‑back 15 ft for upper floors next to single‑family | 4 stories or 60 ft | FAR 0.5; max density 22 du/ac | § 17.19.070.C–H (SSMU‑R text) |
| C‑N | 10,000 sf | 25 ft (50 ft if parking in front) | None unless abutting res: 20 ft + 2 ft/ft>35 | 50 ft | FAR 1.0; lot cov. ≤50% | § C‑N standards |
| LC | 10,000 sf | 5 ft | None unless abutting single‑family: side 15 ft, rear 20 ft | 60 ft | FAR 0.7; lot cov. ≤50% | § 17.19.090.C |
| UV | 10,000 sf | 0 ft (com’l); 5 ft (res) | Rear 10 ft; side 0 ft; res ≥500 ft from freeways | 50 ft | FAR 1.0; 12–24 du/ac | § 17.03.075.C |
| M | — (10,000 sf if structural parcel) | 25 ft (50 ft if parking in front) | None unless abutting res: 20 ft + 2 ft/ft>35 | 50 ft | FAR 0.75 | § 17.03.100.C |
| PF | — (10,000 sf if structural parcel) | Set per plot plan/CUP | Set per plot plan/CUP; 20 ft along R‑C | Not found | FAR 1.0 | § 17.03.110.C |
Notes on use tables and siting footnotes:
- The mixed-use and commercial/residential use tables include special siting limits. Examples include: new fast-food restaurants and some alcohol-serving or liquor store uses with spacing/separation limits (e.g., no new liquor store within 1,000 ft of another; certain restaurants should not be within 1,000 ft of another fast food; some uses restricted within 1,000 ft of schools/day care/youth centers). See footnotes to the district use tables.
- Some uses are limited to specific corridors (e.g., only on Brookside Ave, Cougar Way, Oak Valley Pkwy, 11th St, 8th St, Beaumont Ave, Pennsylvania Ave, Highland Springs Ave) or street types (arterial/connector). Verify the footnote for your specific use.
Process triggers and cross-references
- Conditional uses: A CUP is needed where the table marks “C,” with required findings addressing zone integrity, compatibility, infrastructure, access, and consistency with the General Plan, among others. See CUP findings in the code’s CUP section.
- Citywide performance standards: All uses must meet nuisance, hazard, and environmental protections in Chapter 17.04, in addition to district standards.
- Other applicable chapters: Check parking, landscaping, signage, possible design review, overlay districts, nonconforming uses, and variances and exceptions as relevant to your proposal. For accessory dwelling units, see Beaumont ADUs and California ADU law. Building construction standards live separately under the California Building Standards Code.
Checklist
- Confirm base zoning district and any overlay on your parcel (overlay controls if in conflict).
- Identify whether your proposed use is listed as permitted, conditional, accessory, or prohibited in the applicable district use table (e.g., Table 17.03‑1/‑3 or 17.19‑1).
- If conditional, prepare for a CUP with findings and any design review as required.
- Check dimensional standards: lot size, setbacks, height, FAR, and (if residential) density or open-space per unit. Cite the correct district section.
- Verify adjacency rules to residential zones (common in C‑N, LC, M) and any corridor-specific siting footnotes for your use.
- Check applicable parking and landscaping chapters referenced by your district section.
- For mixed-use districts (BMU, SSMU/SSMU‑R, DMF, UV), confirm any special standards like maximum front setbacks, upper-floor step-backs, or freeway separations.
- If proposing a wireless facility, check § 17.18.070 zone allowances and CUP/design review routing.
- If the site is designated historic or within a conservation area, review Beaumont Historic Preservation and confirm no overlay conflicts.
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Overlay vs. base zone conflicts | Overlays supersede base standards | Confirm if TOD/HDO/HSO applies; overlay controls per § 17.03.130 |
| Incomplete or corridor-limited use permissions | Some uses are allowed only on named streets or at set distances from schools/other uses | Match your frontage and proximity against table footnotes; spacing rules (e.g., 1,000 ft for liquor stores, school buffers) apply |
| Adjacency to residential | Triggers larger side/rear setbacks in C‑N, LC, and M | Confirm abutting zoning and building height to calculate increased setbacks |
| Mixed-use upper-floor step-backs | Reduces massing next to single-family | For SSMU‑R, apply 15‑ft extra step-back on 3rd+ floors |
| Max front setbacks vs. parking | Some districts cap front setbacks to maintain street walls, affecting parking layout | Check BMU/other mixed-use sections and parking standards before site planning |
| District standards not in retrieved excerpts | Missing numbers can stall design | If a standard is “Not found,” contact Planning for the current Title 17 page; Verify with the jurisdiction |
Plain-English Summary
Beaumont’s zoning tells you what you can build and where. After you find your zoning district, check the use table to see if your idea is allowed outright or needs a conditional use permit, then design to the listed lot size, setback, height, FAR, and—if housing—the allowed density. Mixed-use corridors like Beaumont Avenue and Sixth Street have extra rules (like front yard maximums and step-backs), industrial and commercial zones increase setbacks next to homes, and overlays can override the base rules. Everything still has to meet citywide performance, parking, landscaping, and signage rules; building code lives separately.
Source References
- § 17.03.040–.050 R‑C and R‑R purposes and standards; Tables 17.03‑1/‑3 for uses; R‑C and R‑R standards including lot size, setbacks, and height.
- § 17.03.060 R‑SF purposes; lot area and front setback standards.
- § 17.03.065 R‑TN purposes and dimensional standards.
- R‑MF standards (section header not shown in retrieved excerpt): height, open space per unit, parking placement, FAR.
- § 17.19.080 DMF purposes; lot size and small-lot reference.
- § 17.19.050 BMU purpose and development standards.
- § 17.19.060 SSMU purpose (corridor focus).
- SSMU‑R development standards (height, density, FAR, step-backs).
- § 17.19.090 LC development standards.
- C‑N development standards.
- § 17.03.080 C‑C supplemental/sign standards pointer.
- § 17.03.100 M development standards.
- § 17.03.110 PF development standards.
- § 17.03.075 UV development standards.
- § 17.03.130 Overlay zones, conflict rule, and overlay list.
- § 17.04.010–.020 Performance standards applicability.
- § 17.18.070 Wireless facilities—zone allowances and CUP/design review routing.
- Use table footnotes on spacing, corridor limits, and school buffers.
Sources
Retrieved passages
- Beaumont Zoning Code (Chapter 17.05.) High relevance
- Beaumont Zoning Code (Chapter 17.05.) High relevance
- Beaumont Zoning Code (Chapter 17.05.) High relevance
- Beaumont Zoning Code (Chapter 17.06) High relevance
- Beaumont Zoning Code (Chapter 17.05.) High relevance
- Beaumont Zoning Code (Chapter 17.03.) High relevance
- Beaumont Zoning Code (Section 17.02.040) High relevance
- Beaumont Zoning Code (Chapter 17.05.) High relevance
Cited sections
- § 17.03.040–.050 R‑C and R‑R purposes and standards; Tables 17.03‑1/‑3 for uses; R‑C and R‑R standards including lot size, setbacks, and height. (§ 17.03.040)
- § 17.03.060 R‑SF purposes; lot area and front setback standards. (§ 17.03.060)
- § 17.03.065 R‑TN purposes and dimensional standards. (§ 17.03.065)
- R‑MF standards (section header not shown in retrieved excerpt): height, open space per unit, parking placement, FAR. (section header)
- § 17.19.080 DMF purposes; lot size and small-lot reference. (§ 17.19.080)
- § 17.19.050 BMU purpose and development standards. (§ 17.19.050)
- § 17.19.060 SSMU purpose (corridor focus). (§ 17.19.060)
- SSMU‑R development standards (height, density, FAR, step-backs).
- § 17.19.090 LC development standards. (§ 17.19.090)
- C‑N development standards.
- § 17.03.080 C‑C supplemental/sign standards pointer. (§ 17.03.080)
- § 17.03.100 M development standards. (§ 17.03.100)
- § 17.03.110 PF development standards. (§ 17.03.110)
- § 17.03.075 UV development standards. (§ 17.03.075)
- § 17.03.130 Overlay zones, conflict rule, and overlay list. (§ 17.03.130)
- § 17.04.010–.020 Performance standards applicability. (§ 17.04.010)
- § 17.18.070 Wireless facilities—zone allowances and CUP/design review routing. (§ 17.18.070)
- Use table footnotes on spacing, corridor limits, and school buffers.
- Beaumont_ZoningCode.md
Frequently asked questions
What can I build on an R-SF lot in Beaumont?
R‑SF is intended for one-family dwellings with limited neighborhood-supporting uses in certain spots. The minimum lot area is 7,000 sf and the front setback is 20 ft (garages must sit at least 20 ft behind the sidewalk). Check Table 17.03‑3 for specific permitted and conditional uses.
What are the typical setbacks in the R-TN zone?
In R‑TN, the front setback ranges from 15–25 ft, the interior side setback is 5 ft (10 ft on street side, with a 20‑ft maximum street side), and the rear setback is 15 ft (garages can be 5 ft on an alley).
How tall can multifamily buildings be in R-MF?
In R‑MF, the maximum building height is 35 ft. Projects must also provide usable open space per unit (100 sf per unit for developments under 20 units; 200 sf per unit for 20 or more units).
What’s different about the Beaumont Avenue Mixed Use (BMU) standards?
BMU allows a mix of office, limited commercial, and housing with front setbacks between 5–20 ft, side/rear buffers increased next to single-family (15 ft side/20 ft rear), up to 10 du/ac, FAR 0.35 (nonresidential), and a max height of 2 stories or 35 ft.
How do Local Commercial (LC) and Neighborhood Commercial (C-N) setbacks compare?
LC is more urban (5‑ft front setback; no side/rear unless next to single-family, then 15 ft side/20 ft rear), while C‑N has a 25‑ft front setback (suggested 50 ft if parking is in front) and larger side/rear buffers next to residential (20 ft plus 2 ft for each foot over 35 ft of building height).
Where can I do higher-density mixed use near Sixth Street?
The SSMU‑R zone allows up to 22 du/ac with up to 4 stories/60 ft and requires a 15‑ft extra step-back for upper floors next to single-family homes. Uses are per Table 17.19‑1.
What are the key Urban Village (UV) rules near I‑10 and SR‑60?
UV allows 12–24 du/ac with 0‑ft front setback for commercial (5 ft for residential), a 10‑ft rear, 0‑ft side, and requires residential uses to be at least 500 ft from the freeways; height is capped at 50 ft and FAR at 1.0.
Can I open a fast-food restaurant anywhere a commercial zone allows it?
Not necessarily. The use tables include footnotes with separation standards—for example, certain fast food uses are restricted near schools/day care/youth centers, and spacing from other fast food restaurants may apply. Always check the footnotes for your specific location.
Do I need a CUP for a wireless facility?
Stealth wireless facilities require a CUP and are limited to certain zones; non-stealth facilities are not permitted. Applications also go to the design review committee. See § 17.18.070 for the allowance table and routing.
Do overlays override my base zoning in Beaumont?
Yes. If an overlay (e.g., the Transit Oriented District) conflicts with your base zone, the overlay controls. Check § 17.03.130 for the overlay list and the rule of precedence.
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