Beaumont — Zoning

Last reviewed: July 1, 2026

Overview

Beaumont’s zoning rules live in Title 17 of the Municipal Code and are administered through the Official Zoning Map and a set of base and downtown districts plus citywide overlays. The code organizes land into distinct districts with specific purposes, permitted uses, and dimensional standards; the Beaumont zoning & planning overview and Beaumont Land Use pages explain how these work together at a high level. On this page, you’ll find Beaumont-specific district-by-district standards, how to read the zoning map, and where citywide rules like Beaumont Development Standards, Beaumont Parking, and Beaumont Design Review fit in.

The Official Zoning Map governs what can be built on each parcel; if boundary lines are unclear, the code provides “uncertainty in cartography” rules to resolve them (§17.03.030; Downtown §17.19.030) .

How to use the zoning map and code

• Title 17 creates Beaumont’s zoning districts and ties each parcel to a zone on the Official Zoning Map (§17.01.010; §17.03.020; §17.03.030) .
• The map is controlling; all uses and development must match the mapped zone and applicable standards (§17.03.030; Downtown §17.19.030) .
• If a use isn’t listed, the Community Development Director can interpret whether it’s similar to a listed use (§17.02.020(F)) .

Base Zone Districts (citywide)

Recreation/Conservation — R-C

• Purpose: Permanently preserve open space, waterways, parks, resource and scenic lands; limit development in hazard-prone areas (§17.03.040) .
• Typical permitted uses: Open space and recreation; specific permitted/conditional uses are in Table 17.03-1 (Not found in retrieved materials) (§17.03.040.A–B) .
• Key standards: No min/max lot size; setbacks set through plot plan/CUP; height max two stories or 35 ft (§17.03.040.C) .
• Where it applies: As mapped citywide (§17.03.030) .

Residential, Rural — R-R

• Purpose: Very low-density, agriculturally oriented residential (§17.03.050) .
• Typical permitted uses: Rural residential and agriculture-supporting uses; see Table 17.03-3 (Not found in retrieved materials) (§17.03.050.A–B) .
• Key standards: Min lot 40 acres; front 25 ft, side 10 ft, rear 20 ft; extra 50 ft setback next to R‑C; height max two stories or 26 ft (§17.03.050.C) .
• Where it applies: As mapped (§17.03.030) .

Residential, Single-Family — R-SF

• Purpose: Single-family neighborhoods with limited neighborhood-supporting uses (§17.03.060) .
• Typical permitted uses: Single-family dwellings; neighborhood-supporting uses where allowed; details in Table 17.03-3 (Not found in retrieved materials) (§17.03.060.A–B) .
• Key standards: Min lot 7,000 sf; front 20 ft; rear 20 ft (or 5 ft for parking-only accessory structures on alleys); interior side 5–10 ft depending on lot width; corner street side 10 ft; height max two stories or 35 ft; FAR 0.35 for commercial uses only (§17.03.060.C) .
• Where it applies: Citywide, including some Downtown blocks (§17.19.020) .

Residential, Traditional Neighborhood — R-TN

• Purpose: Walkable districts with single- and multi-family options and neighborhood services (§17.03.065) .
• Typical permitted uses: Residential forms and neighborhood services as listed in Table 17.03-3 (Not found in retrieved materials) (§17.03.065.A–B) .
• Key standards: Min lot 5,000 sf; front 15–25 ft (max may be waived for plazas/entries/trees); rear 15 ft (or 5 ft for alley-access garages); side interior 5 ft; corner street side 10–20 ft; density average 6 du/ac with a max 12 du/ac across the property; height max 35 ft; multifamily open space per unit required (§17.03.065.C–I) .
• Where it applies: As mapped citywide and in Downtown edges (§17.19.020) .

Residential, Multiple-Family — R-MF

• Purpose: Medium- and high-density multifamily (condos, townhomes, apartments, senior housing) (§17.03.070) .
• Typical permitted uses: Multifamily housing; details in Table 17.03-3 (Not found in retrieved materials) (§17.03.070.A–B) .
• Key standards: Min lot 6,000 sf; front 20–25 ft (with waiver options for plazas/trees/entries); rear 15 ft (or 5 ft for alley-access garages); interior side 5 ft; corner street side 10–20 ft; density 12–30 du/ac; max building coverage 70%; height max 35 ft; open space per unit required; special block length and street tree rules (§17.03.070.C–I) .
• Where it applies: As mapped citywide (§17.03.030) .

Urban Village — UV

• Purpose: A special mixed-use area between I‑10 and SR‑60 for regional commercial, higher-density housing, education, and open space (§17.03.075) .
• Typical permitted uses: Regional commercial, residential, educational, open space (see Table 17.03-3) (Not found in retrieved materials) .
• Key standards: Min lot 10,000 sf; front setback none for commercial and 5 ft for residential; rear 10 ft; sides none; density 12–24 du/ac (no more than 21 ac below 20 du/ac); FAR (non-res) 1.0; height max 50 ft; residential uses must be 500 ft from I‑10/SR‑60 (§17.03.075.C) .
• Where it applies: The UV area between I‑10 and SR‑60 (§17.03.075) .

Commercial, Neighborhood — C-N

• Purpose: Neighborhood-scale service and retail near residences (§17.03.080) .
• Typical permitted uses: Neighborhood-serving retail/services per Table 17.03-3 (Not found in retrieved materials) (§17.03.080.A–B) .
• Key standards: Min lot 10,000 sf; front 25 ft (recommend 50 ft if parking is in front); side/rear: none next to C or M, but if abutting residential: 20 ft + 2 ft for every foot of building height over 35 ft (§17.03.080.C) .
• Where it applies: As mapped (§17.03.030) .

Community Commercial — C-C

• Purpose: Community-scale commercial centers (code header not visible in retrieved text; standards provided).
• Typical permitted uses: Community-serving commercial (Not found in retrieved materials).
• Key standards: Front 25 ft (or 50 ft if parking in front); side/rear: none next to C or M, but if abutting residential: 20 ft + 2 ft per foot over 35 ft; max coverage 50%; FAR 0.75; height max 50 ft (Community Commercial standards) .
• Where it applies: As mapped (§17.03.030) .

Manufacturing — M

• Purpose: Light industrial, manufacturing, research/warehouse, and supportive uses (§17.03.100) .
• Typical permitted uses: Industrial/manufacturing and ancillary uses per Table 17.03-3 (Not found in retrieved materials) (§17.03.100.A–B) .
• Key standards: No citywide lot min (min 10,000 sf where structures exist); front 25 ft (or 50 ft if parking in front); side/rear: none next to C/M; if abutting residential: 20 ft + 2 ft per foot over 35 ft; FAR 0.75; height max 50 ft (§17.03.100.C) .
• Where it applies: As mapped (§17.03.030) .

Public Facilities — P-F

• Purpose: Public-serving uses such as schools, civic buildings, fire stations, parks and open space (§17.03.110) .
• Typical permitted uses: Public and quasi-public uses per Table 17.03-1 (Not found in retrieved materials) (§17.03.110.A–B) .
• Key standards: No lot min/max (min 10,000 sf where structures exist); setbacks by plot plan/CUP; FAR 1.0 (§17.03.110.C) .
• Where it applies: As mapped (§17.03.030) .

Downtown Zone Districts (Chapter 17.19)

Downtown zones appear only within the mapped Downtown boundary. Where a Downtown zone controls, it replaces the citywide commercial/residential standards with form- and context-based rules (§17.19.020–.030) .

Downtown Mixed Use — DMU

• Purpose: Active, pedestrian-oriented core; ground-floor active retail required on Sixth St (California–Palm) and Beaumont Ave (5th–8th); residential limited to upper floors along those frontages (§17.19.040) .
• Uses: Mixed office/retail/entertainment/civic; upper-story residential; see Table 17.19‑1 (Not found in retrieved materials) (§17.19.040.A–B) .
• Standards: No lot min; commercial front setback none; residential max front 5 ft; above-ground parking must be 40 ft from street (with narrow-site waiver); density max 15 du/ac; FAR (non-res) 0.35; height max 3 stories/45 ft; residential must be 500 ft from I‑10 or highways; stepback 15 ft for 3rd+ floors next to single-family (§17.19.040.C) .
• Where it applies: Downtown core mapping (§17.19.030) .

Beaumont Mixed Use — BMU

• Purpose: Transition along Beaumont Ave with less intensity than DMU (§17.19.050) .
• Uses: Limited commercial/professional and residential; see Table 17.19‑1 (Not found in retrieved materials) (§17.19.050.A–B) .
• Standards: No lot min; front 5–20 ft (garage face ≥20 ft from back of sidewalk); side 5 ft (15 ft next to SFR); rear 10 ft (20 ft next to SFR); density max 10 du/ac; FAR (non-res) 0.35; height max 2 stories/35 ft (§17.19.050.C) .

Sixth Street Mixed Use — SSMU

• Purpose: Mixed commercial/multifamily east of Palm Ave along Sixth St (§17.19.060) .
• Uses: Mixed-use/commercial/multifamily; see Table 17.19‑1 (Not found in retrieved materials) (§17.19.060.A–B) .
• Standards: Min lot 10,000 sf; front 5–10 ft; above-ground parking 40 ft from street (waiver possible); side 5 ft (15 ft next to SFR); rear 10 ft (20 ft next to SFR); density max 22 du/ac; FAR (non-res) 0.5; height max 4 stories/60 ft; residential 500 ft from I‑10; special freeway adjacency mitigation standards (§17.19.060.C–I) .

Sixth Street Mixed Use — Residential — SSMU‑R

• Purpose: Requires multifamily (standalone or mixed-use) along the north side of Sixth St, east of Palm Ave (§17.19.070) .
• Uses: Multifamily required; commercial allowed; see Table 17.19‑1 (Not found in retrieved materials) (§17.19.070.A–B) .
• Standards: Min lot 10,000 sf; front 5–10 ft; above-ground parking 40 ft from street (waiver possible); side 5 ft (15 ft next to SFR); density max 22 du/ac; FAR (non-res) 0.5; height max 4 stories/60 ft; stepback 15 ft for 3rd+ floors next to single-family (§17.19.070.C) .

Downtown Residential Multifamily — DMF

• Purpose: Walkable, transit-ready higher-density housing near Downtown (§17.19.080) .
• Uses: Multifamily housing types and supporting amenities; see Table 17.19‑1 (Not found in retrieved materials) (§17.19.080.A–B) .
• Standards: Min lot 6,000 sf; front 10–20 ft (with waiver options); side 5 ft (increases to 15–20 ft next to SFR/3‑story); rear 15 ft (20 ft next to SFR); building placement frontage rules; open space per unit; height max 35 ft; stepback 15 ft for 3rd+ floors next to SFR (§17.19.080.C–H) .

Local Commercial (Downtown) — LC

• Purpose: Neighborhood-scale commercial serving nearby residences (§17.19.090) .
• Uses: See Table 17.19‑1 (Not found in retrieved materials) (§17.19.090.A–B) .
• Standards: Min lot 10,000 sf; front 5 ft; side none (15 ft next to SFR); rear none (20 ft next to SFR); lot coverage ≤50%; FAR 0.7; height max 60 ft; transparency and parking location rules (§17.19.090.C) .

Overlay Zones and Specific Plans

• Overlay Zones add requirements on top of base zones; if standards conflict, the overlay controls (§17.03.130.A) . Overlays include:
  • Transit Oriented District (TOD) Overlay near future Metrolink station; allows a transit-friendly mix; see Table 17.03‑4 for permitted uses (Not found in retrieved materials) (§17.03.130.C) .
  • Higher Density Overlay: density must be 20–30 du/ac; multifamily by-right; 100% residential allowed; mixed-use must be ≥50% residential (§17.03.130.D) .
  • Housing Sites Overlay: establishes a minimum 11 du/ac where mapped (§17.03.130.E) . See Beaumont Overlay Districts for how these interact with projects.
• Specific Plan (SP) zoning: where an adopted specific plan exists or is required, its standards (density, height, setbacks) govern, even if different from the underlying zone (§17.03.140) .

Accessory Dwelling Units (ADUs)

ADUs/JADUs are allowed where listed in the zone use tables and are regulated by Chapter 17.15; ADUs that comply with Chapter 17.15 are deemed accessory and don’t count toward density (§17.15.020) . For approvals and statewide rules, see the dedicated Beaumont ADUs page and California ADU law. Broader state housing mandates are summarized at California housing laws.

Selected standards at a glance

Notes:

• Yard increases next to single-family and R‑C appear in multiple districts; see each cited section. Parking and landscaping standards defer to Beaumont Parking and Beaumont Landscaping and Screening; Downtown zones also include transparency and building-orientation standards (§17.19.090.G.2) .
• Signs defer to Beaumont Signage in each district where stated (e.g., §17.19.040.F; §17.03.100.F) .

Other cross-cutting rules you’ll use

• Nonconformities, variances, and exceptions: See Beaumont Nonconforming Uses and Beaumont Variances and Exceptions.
• Historic resources in older Downtown blocks may trigger Beaumont Historic Preservation.
• Density bonus and “No Net Loss” programs can stack on underlying zoning but do not waive development standards; requests process under Chapter 17.20 (§17.20.040–.070) .
• Any construction must still meet the California Building Standards Code (reference only; not a zoning topic).

Checklist

• Confirm your parcel’s zone and any overlays on the Official Zoning Map (§17.03.030) .
• Check if Downtown-specific zones apply (§17.19.020–.030) .
• Verify your proposed use is permitted or conditionally permitted in the zone table (Not found in retrieved materials for specific table contents).
• Test key dimensional standards: lot size, density, height, yard setbacks, lot coverage/FAR, stepbacks.
• If near R‑C or single-family, apply the larger adjacency setbacks cited for your district.
• If within 500 ft of I‑10/SR‑60 in applicable zones, apply freeway setbacks and mitigation (§17.19.040.C; §17.19.060.C–I; §17.03.075.C) .
• Confirm parking, landscaping, and signage standards for your proposal.
• Determine if design review or other entitlements apply to your project type.
• If adding an ADU, use the ADU page and Chapter 17.15 (§17.15.020) .
• For unusual or unlisted uses, seek a Director interpretation (§17.02.020(F)) and consider variance pathways as needed .

Risks & Ambiguities

Plain-English Summary

Beaumont assigns every parcel to a zone with clear rules for what you can build: how big the lot must be, how many homes per acre, how tall, and how far buildings must sit from property lines. Downtown districts (DMU, BMU, SSMU/SSMU‑R, DMF, LC) focus on walkable, mixed-use forms, while citywide residential and commercial/industrial zones govern neighborhoods and business parks. Overlays can increase minimum densities or enable transit-friendly design, and ADUs are allowed under their own chapter. Check your map designation first, then match your project to the zone’s standards—and don’t forget the cross-cutting parking, landscaping, signage, and design review requirements.

Source References

• Title 17 introduction and authority (§17.01.010–.030)
• Zoning map and uncertainty rules (§17.03.030; Downtown §17.19.030)
• Establishment of citywide districts (§17.03.020) and Downtown districts (§17.19.020)
• R‑C (§17.03.040) ; R‑R (§17.03.050) ; R‑SF (§17.03.060) ; R‑TN (§17.03.065) ; R‑MF (§17.03.070) ; UV (§17.03.075) ; C‑N (§17.03.080) ; Community Commercial standards (C‑C) ; M (§17.03.100) ; P‑F (§17.03.110)
• Overlays (§17.03.130) and Specific Plans (§17.03.140)
• Downtown zones: DMU (§17.19.040) ; BMU (§17.19.050) ; SSMU (§17.19.060) ; SSMU‑R (§17.19.070) ; DMF (§17.19.080) ; LC (§17.19.090)
• ADUs/JADUs (Chapter 17.15) (§17.15.020)
• Density bonus / No Net Loss process (Chapter 17.20) (§§17.20.040–.070)

Retrieved passages

• Beaumont Zoning Code (§ 2) High relevance show source text
• Beaumont Zoning Code (§ 6) High relevance show source text
• Beaumont Zoning Code (Section 17.02) High relevance show source text
• Beaumont Zoning Code (Chapter 17.03) High relevance show source text
• Beaumont Zoning Code (§ 4) High relevance show source text
• Beaumont Zoning Code (§ 2) High relevance show source text
• Beaumont Zoning Code (Chapter 17.10) High relevance show source text
• Beaumont Zoning Code (§ 2) Medium relevance show source text
• Beaumont Zoning Code (§ 2) High relevance show source text
• Beaumont Zoning Code (Chapter 17.05.) High relevance show source text
• Beaumont Zoning Code (Chapter 17.05.) High relevance show source text
• Beaumont Zoning Code (Chapter 17.05.) High relevance show source text
• Beaumont Zoning Code (chapter for) High relevance show source text
• Beaumont Zoning Code (Section 17.02) High relevance show source text
• Beaumont Zoning Code (Chapter 17.06.) High relevance show source text
• Beaumont Zoning Code (Chapter 17.14) High relevance show source text
• Beaumont Zoning Code (Chapter 17.06.) High relevance show source text
• Beaumont Zoning Code (Chapter 17.05.) High relevance show source text
• Beaumont Zoning Code (Chapter 17.14) High relevance show source text
• Beaumont Zoning Code (Section 17.11.030.D) High relevance show source text
• Beaumont Zoning Code (Section 17.06.110) High relevance show source text
• Beaumont Zoning Code (Chapter 17.05.) High relevance show source text
• Beaumont Zoning Code (Chapter 17.14) High relevance show source text
• Beaumont Zoning Code (Section 17.03.065.C.2.a.2.) High relevance show source text
• Beaumont Zoning Code (§ 2) High relevance show source text
• Beaumont Zoning Code (Chapter 17.14) High relevance show source text
• Beaumont Zoning Code High relevance show source text
• Beaumont Zoning Code (Chapter 17.05.) High relevance show source text

Cited sections

• Title 17 introduction and authority (§17.01.010–.030) (Title 17)
• Zoning map and uncertainty rules (§17.03.030; Downtown §17.19.030) (§17.03.030)
• Establishment of citywide districts (§17.03.020) and Downtown districts (§17.19.020) (§17.03.020)
• R‑C (§17.03.040) ; R‑R (§17.03.050) ; R‑SF (§17.03.060) ; R‑TN (§17.03.065) ; R‑MF (§17.03.070) ; UV (§17.03.075) ; C‑N (§17.03.080) ; Community Commercial standards (C‑C) ; M (§17.03.100) ; P‑F (§17.03.110) (§17.03.040)
• Overlays (§17.03.130) and Specific Plans (§17.03.140) (§17.03.130)
• Downtown zones: DMU (§17.19.040) ; BMU (§17.19.050) ; SSMU (§17.19.060) ; SSMU‑R (§17.19.070) ; DMF (§17.19.080) ; LC (§17.19.090) (§17.19.040)
• ADUs/JADUs (Chapter 17.15) (§17.15.020) (Chapter 17.15)
• Density bonus / No Net Loss process (Chapter 17.20) (§§17.20.040–.070) (Chapter 17.20)
• Beaumont_ZoningCode.md

• Official Beaumont code library