Local zoning · Bell Gardens

Bell Gardens — Land Use

Land Use under the Bell Gardens local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

Bell Gardens regulates what can be built and operated on every parcel through Title 9 of the municipal code, formally the Bell Gardens zoning ordinance. Land use permissions are set by a base zoning district, supplemented by district-specific development standards and any applicable overlay districts. Use allowances and standards are organized in land use matrices and development standards tables for each zone family, with additional rules for certain “special uses.”

How the code is structured for land use

  • Title 9 identifies the full list of zones and overlay districts and ties them to an official zoning map. See the list of zones in § 9.06.010 and overlays in § 9.06.020; the zoning map is adopted in § 9.06.030.
  • Land use permissions are defined by zone family:
    • Open Space (Chapter 9.08) with Table 9.08A (uses) and Table 9.08B (standards).
    • Residential (Chapter 9.10) with Table 9.10A (uses) and Table 9.10B (standards).
    • Commercial (Chapter 9.12) with Table 9.12A (uses) and Table 9.12B (standards).
    • Industrial (Chapter 9.14) with Table 9.14A (uses) and Table 9.14B (standards).
  • Additional requirements appear in Division 3 (Special Uses) and Division 4 (Supplemental Development Standards like parking, landscaping and screening, and signage).

Linking to background pages:

District-by-district land use and standards

O-S (Open Space/Parks)

  • Purpose: Establishes areas for agricultural, recreational, and community service uses and buffers between residential, commercial, and industrial uses (§ 9.08.020).
  • Typical permitted uses: Growing crops (P); publicly owned parks (S, with appurtenant facilities); golf courses (C); seasonal sales (T). See Table 9.08A.
  • Key dimensional standards: The O-S district sets a 5,000 sf minimum lot, 20 ft front setback, side setback at 10% of lot width (min 5 ft), 10 ft rear setback, 35% lot coverage, and 35 ft/2 stories height cap (Table 9.08B).
  • Where it applies: Where the zoning map shows O-S. Verify on the official zoning map (§ 9.06.030).

R-1 (Low Density Residential)

  • Purpose: Single-family areas up to 8.7 du/ac (§ 9.10.020.A).
  • Typical permitted uses: One-family dwelling; supportive housing (P); transitional housing (P); residential care (6 or fewer persons) (P). See Table 9.10A.
  • Key dimensional standards: 5,000 sf lot; 20 ft front, 5 ft side, 10 ft rear; second-story stepbacks of 5 ft front and 3 ft side; 45% lot coverage; 35 ft height; 1 unit/lot density (Table 9.10B).
  • Where it applies: R-1 areas as mapped; verify parcel zoning.

R-2 (Medium Density Residential)

  • Purpose: Two- and three-family dwellings up to 15 du/ac (§ 9.10.020.B).
  • Typical permitted uses: Duplex/triplex; supportive housing (P); transitional housing (P); residential care (6 or fewer) (P). See Table 9.10A.
  • Key dimensional standards: 5,000 sf lot (6,000 sf corner); 20 ft front, 5 ft side, 10 ft rear; second-story stepbacks 5 ft front/3 ft side; density up to 3 units per lot with lot-size qualifiers; 45% coverage; 35 ft height (Table 9.10B and notes).
  • Where it applies: R-2 areas as mapped.

R-3 (High Density Residential)

  • Purpose: Multiple-family areas (4+ units per parcel) up to 30 du/ac (§ 9.10.020.C).
  • Typical permitted/conditional uses: Multifamily dwellings; supportive housing (P); transitional housing (P); residential care 7–15 persons (C). See Table 9.10A.
  • Key dimensional standards: 5,000 sf lot (6,000 sf corner); 15 ft front, 5 ft side, 10 ft rear; second-story stepbacks 5 ft front/3 ft side; density scales by lot size (e.g., 1/unit per 2,500 sf at 5,000–14,999 sf for apartments); 45% coverage; 35 ft height. See Table 9.10B.
  • Added multifamily standards (5+ units): Common open space of 20% of gross site; 75 sf private open space/unit; private storage, laundry, utilities/metering, and wall/fence requirements (Table 9.10B).
  • Where it applies: R-3 areas as mapped.

R-4 (Very High Density Residential)

  • Purpose: The R-4 designation exists per § 9.10.010, but specific intent, uses, and standards were not returned. Not found in retrieved materials.
  • Guidance: Verify with the jurisdiction for R-4 use and standards.

M-U (Mixed Use Residential/Commercial)

  • Purpose: Combine residential and commercial in live-work/downtown settings; identified for parts of Eastern Ave and Gage Ave; up to 30 du/ac for residential and 4.0 FAR for commercial; minimum 15,000 sf project area (§ 9.12.020.A).
  • Typical permitted/conditional uses: Many retail and service uses (e.g., tile sales, toy shops, wedding chapels, restaurants) are P; certain residential and care uses may be C; see Table 9.12A. Transitional housing is P in M-U (Table 9.12A).
  • Key dimensional standards: 15,000 sf lot; front setback 5 ft for commercial and 15 ft for residential; side none for commercial and 5 ft for residential; FAR 4.0 (Table 9.12B).
  • Where it applies: Where mapped as M-U; verify on the zoning map.

C-S (Commercial Service and Professional)

  • Purpose: Offices and light-traffic commercial near residential areas (§ 9.12.020.B).
  • Typical permitted uses: Retail and personal services (e.g., tile sales, toy shops, tobacco shops), restaurants without entertainment are P; certain care facilities or residential in commercial may be C; see Table 9.12A.
  • Key dimensional standards: 5,000 sf lot; 15 ft front; sides 10 ft or none; FAR 4.0 (Table 9.12B). Side/rear setbacks are required only when abutting residential/open space; otherwise zero-lot-line is allowed (commercial footnote 1).
  • Where it applies: Mapped C-S corridors or nodes; verify on zoning map.

C-3 (Medium Commercial)

  • Purpose: Local-serving general commercial (§ 9.12.020.C).
  • Typical permitted uses: Community retail and services; trailer sales and rental are P; outdoor display of vehicles is allowed subject to Division 3 (C-3/C-4) notes (Table 9.12A).
  • Key dimensional standards: 5,000 sf lot; 5 ft front; side 10 ft or none; FAR 4.0 (Table 9.12B).
  • Where it applies: Mapped C-3 areas.

C-4 (Heavy Commercial)

  • Purpose: Regional commercial and intensive services (§ 9.12.020.D).
  • Typical permitted/conditional uses: Wide array of regional retail and service; zoos are C; vehicle display allowed per Division 3 (C-3/C-4) (Table 9.12A, notes).
  • Key dimensional standards: 15,000 sf lot; 5 ft front; side 10 ft or none; FAR 5.0 (Table 9.12B).
  • Where it applies: Mapped C-4 corridors/centers.

C-M (Commercial/Manufacturing)

  • Purpose: Commercial with limited, clean manufacturing/wholesaling accessory to commercial (§ 9.12.020.E); subject to industrial performance standards (§ 9.12.050).
  • Typical permitted uses: Wholesale businesses (P), light accessory manufacturing like toiletries and plastic products (A), along with retail/service uses; see Table 9.12A.
  • Key dimensional standards: 15,000 sf lot; 5 ft front; sides 10 ft or none; FAR for C-M in Table 9.12B was not fully visible in retrieved materials. Not found in retrieved materials.
  • Where it applies: Mapped C-M areas.

M-1 (Light Industrial)

  • Purpose: Light industrial near residential/commercial, with performance controls to avoid objectionable impacts (§ 9.14.020.A).
  • Typical permitted/conditional uses: Broad list including warehouses (P), welding (P), wholesale outlets (P), self-storage (P), many manufacturing categories (P), certain towers over 35 ft (C), and auto-oriented facilities with special standards; see Table 9.14A.
  • Key dimensional standards: 10,000 sf lot; 5 ft front; side/rear 0 ft unless abutting residential or open space, then 10 ft; 2.0 FAR, 90% lot coverage, 60 ft height (Table 9.14B). Inter-building distances are per the California Building Standards Code and Fire Code, as noted in the table.
  • Where it applies: Mapped M-1 districts.

MPD (Manufacturing Planned Development)

  • Purpose/designation: Listed at § 9.14.010 and § 9.06.010. Specific permitted uses and development standards were not returned. Not found in retrieved materials.

P-I (Public/Institutional)

  • Designation: Listed at § 9.06.010. Specific permitted uses and standards were not returned. Not found in retrieved materials.

Overlay districts that affect land use

Overlay districts apply in mapped areas “over” the base zones. See Bell Gardens Overlay Districts.

  • PBD (Parking and Buffer District): Requires +25% parking and +10% landscaping over underlying zone requirements for qualifying new/large additions (§ 9.18.040.A).
  • RD (Recreational District): 20,000 sf minimum lot; parking set via study if not set in Chapter 9.38 (§ 9.18.040.B).
  • HPD (Historical Preservation District): Site plan approval from the cultural heritage commission and planning commission before modifying properties; adjacency and design compatibility standards apply (§ 9.18.040.C). See also Bell Gardens Historic Preservation.
  • RPDD (Residential Planned Development District): For larger tracts; CUP required; common open space targets; density limited to underlying zone unless a density bonus is granted (§ 9.18.020.D).
  • IPDD (Industrial Planned Development District): CUP path for unified industrial projects (§ 9.18.020.E).
  • EBOD (Electronic Billboard Overlay District): Allows siting and relocation of electronic billboards within the EBOD (§ 9.18.020.F).
  • CCOD (Civic Center Overlay District): Note that cannabis retail is prohibited within CCOD regardless of base zoning, as stated in footnotes to commercial/industrial matrices.

Special use controls that change “where” a use goes

  • Alcoholic beverage sales/consumption: Any ABC-licensed establishment within 300 ft of residential property needs a Conditional Use Permit (CUP) (§ 9.20.050).
  • Amusement arcades/Internet cafés: Allowed only by CUP and subject to separation, noise, bicycle parking, and other standards (§ 9.20.055).
  • Residential and commercial/industrial condominiums: Allowed by CUP with detailed submittal and development standards (§§ 9.20.140, 9.20.090).
  • Zone boundary on a split lot: If a lot is split by a zone line and one portion is entirely within 50 ft of the boundary, that portion may be used for any purpose permitted on the remainder of the lot if conditions in the code are met (zoning boundary interpretation provision). Verify applicability; see the split-lot rule excerpted in the code.

At-a-glance: selected standards by district

District Minimum Lot Front Setback Height Limit FAR Code Reference
O-S 5,000 sf 20 ft 35 ft / 2 stories — § 9.08.040 (Table 9.08B)
R-1 5,000 sf 20 ft 35 ft — § 9.10.040 (Table 9.10B)
R-2 5,000 sf (6,000 corner) 20 ft 35 ft — § 9.10.040 (Table 9.10B)
R-3 5,000 sf (6,000 corner) 15 ft 35 ft — § 9.10.040 (Table 9.10B)
M-U 15,000 sf 5 ft (commercial); 15 ft (residential) — 4.0 § 9.12.040 (Table 9.12B)
C-S 5,000 sf 15 ft — 4.0 § 9.12.040 (Table 9.12B)
C-3 5,000 sf 5 ft — 4.0 § 9.12.040 (Table 9.12B)
C-4 15,000 sf 5 ft — 5.0 § 9.12.040 (Table 9.12B)
C-M 15,000 sf 5 ft — Not found in retrieved materials § 9.12.040 (Table 9.12B)
M-1 10,000 sf 5 ft 60 ft 2.0 § 9.14.040 (Table 9.14B)

Notes

  • Commercial side and rear setbacks are “10 ft or none” depending on adjacency; zero-lot-line is allowed except when next to residential or open space; see the footnote to Table 9.12B.
  • Multifamily projects (5+ units) have added open space, storage, laundry, fencing, and utility metering standards in Table 9.10B.

How to read the use matrices

  • If a use has “P,” it is permitted by right; “C” requires a CUP; “A” is accessory; “S” indicates Site Plan Review; “T” is temporary. Residential (Table 9.10A), Commercial (Table 9.12A), and Industrial (Table 9.14A) each carry their own rows and any special notes.
  • Examples:
    • Supportive and transitional housing are permitted in all three core residential zones (R-1, R-2, R-3) per Table 9.10A.
    • Trailer sales and rentals are permitted in C-3, C-4, and C-M (Table 9.12A).
    • Many light manufacturing, warehousing, wholesale, and service trades are permitted in M-1 (Table 9.14A).

Related processes and cross-references

Checklist

  • Confirm your parcel’s base zone and any overlays on the official zoning map (§ 9.06.030).
  • Identify whether your proposed use is P, C, A, S, or T in the applicable land use matrix: residential (§ 9.10.030), commercial (§ 9.12.030), or industrial (§ 9.14.030).
  • Check dimensional standards (setbacks, lot size, height, coverage, FAR) for your zone: § 9.08.040, § 9.10.040, § 9.12.040, or § 9.14.040.
  • If in an overlay district (PBD, RD, HPD, RPDD, IPDD, EBOD, CCOD), apply the overlay standards (§§ 9.18.020–.040).
  • Verify whether a CUP is required for your use (e.g., ABC-licensed uses, arcades/cafés, condos) (§§ 9.20.050, 9.20.055, 9.20.090, 9.20.140).
  • Confirm Division 4 standards for parking, landscaping and screening, and signage if applicable.
  • Determine if Site Plan Review applies to your scope (§ 9.58.010 et seq.).
  • If existing conditions are nonconforming, consult Chapter 9.64 and the Nonconforming Uses page.

Risks & Ambiguities

Issue Why it matters What to verify
Commercial side/rear setbacks read “10 ft or none” Zero-lot-line is allowed in some cases but not when next to residential/open space Check Table 9.12B footnote and adjacency; confirm with planning if unclear.
R-4, MPD, P-I details missing You can’t rely on absent standards Not found in retrieved materials; verify zone-specific uses/standards with the city.
CCOD cannabis retail prohibition Retail cannabis cannot locate within CCOD regardless of base zone Confirm whether your site is in CCOD; see footnotes in use tables and the zoning map.
ABC-licensed uses near residences Distance triggers CUP Measure parcel-to-parcel line distance; 300 ft rule applies (§ 9.20.050).
Split-zone parcels A small sliver might be usable under the other zone Apply the split-lot rule conditions from the code; verify with staff.
Multifamily 5+ added standards Space, storage, laundry, utility metering can affect site plans Use Table 9.10B to size open space, storage, and walls; coordinate early.

Plain-English Summary

Bell Gardens lets you do what your base zone allows, but only if you also meet that zone’s numeric rules (lot size, setbacks, height, FAR) and any overlay district add-ons. Check the use matrix for your zone (what’s permitted vs. needs a CUP), the development standards table, and then apply any overlay, special-use, parking, landscaping and screening, signage, and design review requirements before you design.

Source References

  • Title and authority: §§ 9.01.010–.060 (Bell Gardens zoning ordinance; purpose; minimum requirements).
  • Establishment of zones, map, overlays: §§ 9.06.010–.040.
  • Open Space: §§ 9.08.020–.040; Tables 9.08A–B.
  • Residential: §§ 9.10.010–.040; Tables 9.10A–B.
  • Commercial: §§ 9.12.010–.050; Tables 9.12A–B.
  • Industrial: §§ 9.14.010–.040; Tables 9.14A–B.
  • Overlay districts: §§ 9.18.020–.040.
  • Special uses (samples): §§ 9.20.050 (ABC), 9.20.055 (arcades/Internet cafés), 9.20.090 & 9.20.140 (condominiums).
  • Nonconformities: Ch. 9.64.

Sources

Retrieved passages

  • Bell Gardens Zoning Code (chapter may) High relevance
  • Bell Gardens Zoning Code (Title 9.) High relevance
  • Bell Gardens Zoning Code (chapter may) High relevance
  • Bell Gardens Zoning Code (§ 1) High relevance
  • Bell Gardens Zoning Code (chapter may) High relevance
  • CFC § 1 (chapter may) High relevance
  • Bell Gardens Zoning Code Medium relevance
  • Bell Gardens Zoning Code (chapter may) Medium relevance
  • Bell Gardens Zoning Code (title or) High relevance
  • Bell Gardens Zoning Code (§ 9.10.040.) High relevance
  • Bell Gardens Zoning Code (§ 1) High relevance
  • Bell Gardens Zoning Code (§ 1) Medium relevance
  • Bell Gardens Zoning Code (chapter may) Medium relevance
  • California Fire Code Medium relevance
  • Bell Gardens Zoning Code (chapter may) Medium relevance
  • Bell Gardens Zoning Code High relevance
  • Bell Gardens Zoning Code High relevance
  • Bell Gardens Zoning Code (§ 1) High relevance
  • Bell Gardens Zoning Code Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in Bell Gardens?

R-1 is for one-family dwellings. Supportive and transitional housing are permitted, and residential care for six or fewer persons is permitted by right (Table 9.10A). Dimensional rules include a 5,000 sf lot, 20 ft front setback, 5 ft side, 10 ft rear, 45% lot coverage, and 35 ft height (Table 9.10B).

How many units can I place on an R-2 parcel?

R-2 allows up to three units per lot, with lot-size qualifiers (e.g., on lots over 5,000 sf, 1 unit per 2,500 sf). Standard setbacks are 20 ft front, 5 ft side, and 10 ft rear, with second-story stepbacks of 5 ft (front) and 3 ft (side). See Table 9.10B.

Are apartments allowed in R-3, and what density applies?

Yes. R-3 permits multifamily. Density scales with lot size (e.g., 1 per 2,500 sf for 5,000–14,999 sf lots for apartments), and 5+ unit projects have additional open space/storage/laundry/fencing standards in Table 9.10B. Front setback is 15 ft; height 35 ft.

Where can I do trailer sales or outdoor vehicle display?

Trailer sales and rentals are permitted in C-3, C-4, and C-M. Outdoor display for vehicles for rent/sale is allowed in C-3 and C-4 subject to Division 3 standards (see notes under commercial tables).

What mixed-use standards apply in M-U?

M-U allows residential up to 30 du/ac and commercial up to 4.0 FAR, with a 15,000 sf minimum project area. Front setbacks are 5 ft (commercial) and 15 ft (residential). The district is intended for parts of Eastern Ave and Gage Ave (§ 9.12.020.A; Table 9.12B).

What is allowed in M-1 (Light Industrial)?

A broad list of manufacturing, warehouse, wholesale, and service uses is permitted (Table 9.14A). Development standards include a 10,000 sf lot, 5 ft front setback, 2.0 FAR, 90% coverage, and 60 ft height; side/rear setbacks are 0 ft unless abutting residential/open space (then 10 ft).

Do commercial uses need setbacks on the side and rear?

Often no—commercial side/rear setbacks can be “none” unless adjacent to residential/open space. Where required, the minimum is typically 10 ft; otherwise a minimum 5 ft applies if a setback is desired (Table 9.12B footnote).

Are there overlays that change parking or landscaping?

Yes. The PBD overlay requires 25% more parking and 10% more landscaping over the underlying zone for certain projects (§ 9.18.040.A). Other overlays add their own rules.

Can I open a bar or liquor store next to homes?

Not by right. Any ABC-licensed use within 300 ft of residential property needs a Conditional Use Permit with findings (§ 9.20.050).

Where can I find ADU rules for Bell Gardens?

See the dedicated Bell Gardens ADUs page. Base residential standards are in § 9.10.040, but ADUs follow state and local ADU-specific rules. ---

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