Bell — Land Use

Last reviewed: July 1, 2026

Overview

This page distills what Bell’s Title 17 Zoning says about what land uses are allowed, where, and under what conditions. It focuses on “what can go where” across residential, commercial, manufacturing, and special districts, and how cross‑cutting rules like conditional use permits, site plan/design approvals, and overlay districts steer outcomes. For a high‑level context, see the Bell zoning & planning overview and the district framework on Bell Zoning.

How Bell organizes land use

Bell organizes property into base zoning districts and applies citywide rules and, in places, overlay districts. The base zones are: R‑1, R‑2, R‑3, C‑3R, C‑3, C‑M, M, and T; R‑1 is the most restrictive, with permissiveness increasing as you move down the list (R‑1 → T) per § 17.12.010 and related map provisions in § 17.12.020 . Properties not shown on the zoning map default to R‑1 until zoned otherwise under § 17.12.050 .

Citywide “general design and use” rules in Chapter 17.52 apply to all uses unless a chapter says otherwise (e.g., yards must remain open to the sky) . Most projects also need a basic zoning clearance to confirm the use is permitted in the zone and meets applicable standards; the clearance process is in § 17.92.060 and must be in place before a building permit can issue under § 17.92.080 . Discretionary approvals—like conditional use permits (CUPs) and variances—are governed by Chapter 17.96; CUPs are used to make potentially compatible uses work at a site, while variances address unique property hardships . When a property or proposal sits in a special overlay, the overlay’s rules layer on top of the base zone; see Bell Overlay Districts.

Where a “similar use” is not listed but is comparable, the City may classify it consistent with code procedures (e.g., C‑3R expressly allows “other similar uses” per § 17.28.020(A)(49) by commission finding under § 17.04.090) .

District‑by‑District Land Use

R‑1 Single‑Family Residential

• Purpose: Preserve and provide for single‑family neighborhoods (§ 17.16.010) .
• Typical permitted uses: One single‑family dwelling or one mobilehome; small family day care; large family day care subject to specific conditions (§ 17.16.020(A)) .
• Accessory/related uses: Accessory dwelling units and junior ADUs are allowed in residential zones by Chapter 17.54; see the dedicated Bell ADUs page for details. The ADU chapter confirms ADUs are permitted in the R‑1 zone (§ 17.54.040) .
• Key dimensional standards: The code provides general yard/open‑to‑sky rules (Ch. 17.52) and separation between buildings (§ 17.16.050), but numeric R‑1 setbacks, height, and lot coverage are not specified in the retrieved sections. Not found in retrieved materials. See Bell Development Standards for any adopted metrics and verify with staff. Separation between buildings must be at least 10 ft (can be 5 ft to an accessory building with conditions) (§ 17.16.050) .
• Where it applies: All parcels mapped R‑1 on the City’s official zoning map (§ 17.12.020); any unmapped parcel defaults to R‑1 (§ 17.12.050) .

R‑2 Light Multiple‑Family Residential

• Purpose: Provide residential areas allowing duplexes/two units (§ 17.20.010) .
• Typical permitted uses: One two‑family dwelling; or two single‑family dwellings; or a single single‑family dwelling (if used as R‑1, then R‑1 rules apply) (§ 17.20.020(A)) .
• Accessory/related uses: ADUs/JADUs under Ch. 17.54; home occupations with specific limits (e.g., max 200 sq ft of floor area; 1 resident employee; no odor/noise impact) (§ 17.20.020(B)) . ADUs are expressly permitted in R‑2 (§ 17.54.040) .
• Key dimensional standards: Minimum unit sizes for two‑family dwellings are 450 sq ft (studio), 650 sq ft (1‑bed), 800 sq ft (2+ beds) (§ 17.20.040(F)); building separation at least 10 ft (can be 5 ft to an accessory building with conditions) (§ 17.20.050) . Other numeric R‑2 setbacks/height not found in retrieved materials.
• Where it applies: Parcels mapped R‑2 per the zoning map (§ 17.12.020) .

R‑3 High Density Multiple‑Family Residential

• Purpose: Provide for multi‑family neighborhoods (§ 17.24.010) .
• Typical permitted uses: Any principal use first permitted in R‑1 and R‑2 (subject to those chapters’ rules) plus multiple dwelling units (§ 17.24.020(A)) .
• Accessory/related uses: ADUs/JADUs per Ch. 17.54 and home occupations with the same limits noted above (§ 17.24.020(B)) . ADUs are expressly permitted in R‑3 (§ 17.54.040) .
• Key dimensional standards: Not found in retrieved materials beyond general yard/open‑to‑sky rules in Ch. 17.52 .
• Where it applies: Parcels mapped R‑3 per the zoning map (§ 17.12.020) .

C‑3 General Commercial

• Purpose: Provide and maintain general commercial areas (§ 17.32.010) .
• Typical permitted uses: A broad list including retail (e.g., antique, appliance, clothing, grocery), services (e.g., barber/beauty, gyms), hotels for transient occupancy, automotive sales/parts, equipment rentals, job printers, public utility facilities, and many others (§ 17.32.020) .
• Conditional or special cases: Many citywide CUP‑class uses may be allowed in “C zones” where noted in § 17.96.030 (e.g., auto repair/body shops; theaters; service stations; certain arcades; drive‑in establishments with car service; large complexes over 20,000 sq ft; see 17.96 use list with zone qualifiers) .
• Key dimensional standards: Not found in retrieved materials (use Ch. 17.52 for general yard rules) .
• Where it applies: Parcels mapped C‑3 per the zoning map (§ 17.12.020) .

C‑3R General Commercial and Residential

• Purpose: Enable mixed commercial and residential development in the same district (§ 17.28.010) .
• Typical permitted uses: Any principal uses allowed in C‑3 or R‑3, plus a long list of retail/services (e.g., bakeries, equipment rental, hotels, labs, printers/publishers, studios, secondhand goods) and explicit “similar uses” by commission finding under § 17.04.090 (§ 17.28.020(A)(1)–(49)) .
• Conditional or special cases: Some light manufacturing is allowed by CUP (e.g., planing mill, prefabricated buildings, certain product categories) (§ 17.28.020(A)(50)–(52)) . Residential uses in C‑3R may be subject to CUP in the citywide list depending on configuration (§ 17.96.030, item 76) .
• ADUs: ADUs are permitted in C‑3R (§ 17.54.040)—see Bell ADUs for standards .
• Key dimensional standards: Not found in retrieved materials (use Ch. 17.52 for general yard rules) .
• Where it applies: Parcels mapped C‑3R per the zoning map (§ 17.12.020) .

C‑M Commercial Manufacturing

• Purpose: Heavy commercial/manufacturing areas (§ 17.36.010) .
• Typical permitted uses: All C‑3 uses plus specified light/medium manufacturing and warehousing; certain heavier processes only by CUP (e.g., foundries, planing mill, tire manufacturing); and, uniquely, certain medical cannabis operations but only in the Cheli district and only with a City cannabis operation permit/State license and a development agreement or CUP (§ 17.36.020(A)) . Citywide cannabis allowances and prohibitions are further detailed in Ch. 17.58 (e.g., indoor cultivation, manufacturer, testing, distributor allowed with permits; retail/microbusiness/outdoor cultivation prohibited) (§§ 17.58.020–.030) .
• Key dimensional standards: Not found in retrieved materials (use Ch. 17.52 for general yard rules) .
• Where it applies: Parcels mapped C‑M per the zoning map (§ 17.12.020) .

M Manufacturing

• Purpose: Provide areas for manufacturing; maintain existing industrial integrity (§ 17.40.010) .
• Typical permitted uses: All C‑3 uses plus substantial industrial categories (contractor yards, machine shops, lumberyards, laundries, cold storage, and extensive lists of manufacturing by product/material) (§ 17.40.020(A)) .
• Conditional or special cases: Many citywide CUP‑class uses are restricted to M zones only (e.g., heavy recycling processing; storage of vehicles/boats/RVs; tire manufacturing) as indicated in the CUP list (§ 17.96.030, items with “M zones only”) .
• Key dimensional standards: Not found in retrieved materials (use Ch. 17.52 for general yard rules) .
• Where it applies: Parcels mapped M per the zoning map (§ 17.12.020) .

T Transitional Zone (Bell Federal Service Center area)

• Purpose: A special transitional classification tied to the Bell Federal Service Center surplus property; created to manage significant redevelopment impacts (§ 17.44.010–.020) .
• Allowed uses: Any use permitted in any R, C, or M zone—but only with a CUP, and subject to a detailed development plan process cross‑referenced in § 17.48.040 (§ 17.44.030–.040) .
• Where it applies: Only to properties mapped “T” on the official zoning map (§ 17.44.040, § 17.12.020) .

MUOZ Mixed‑Use Overlay Zone (site‑specific)

• Creation and scope: An overlay added as “MUOZ” next to the base zone symbol on the map; it applies only to lots at 7020–7030 Atlantic Avenue that are currently zoned C‑3 (§§ 17.49.010–.020) .
• Purpose: Provide a flexible path to high‑quality mixed residential‑commercial projects consistent with the General Plan (§ 17.49.030) .
• Permitted uses: By right, multiple‑family residential (up to 30 du/ac) above the first floor, with neighborhood‑serving commercial limited to the ground floor, subject to administrative site plan review and director approval (§ 17.49.040) .
• Accessory uses: ADUs; limited home occupations with performance constraints; domestic animals as permitted by BMC 6.04.010 (§ 17.49.050(B)) .
• Dimensional highlights: Max height 4 stories/45 ft; front setback 15 ft (or the block‑average, if less); side 5 ft interior and 10–15 ft street side; rear 10 ft; lot coverage may occupy all area outside required yards and required off‑street parking (§ 17.49.050(D)–(F)) .
• Neighborhood‑serving commercial definition: Retail, small offices, personal services, food stores, eating/drinking establishments, telecom centers, small cultural facilities (generally ≤5,000 sq ft), and similar uses—as determined by the Community Development Director; must be fully enclosed (§ 17.49.080) .

Selected Use Permissions at a Glance

Development‑related cross‑checks that affect land use

• Zoning clearance and site plan/design review: A basic clearance verifies your proposed use is allowed in the zone and meets standards; certain projects require site plan/design review before permits issue (§§ 17.92.060, 17.92.080). See Bell Design Review for the process .
• Conditional Use Permits: The city maintains a comprehensive CUP list with zone qualifiers (e.g., “C zones only,” “M zones only”) in § 17.96.030; these conditions often include special findings and performance standards. See Bell Variances and Exceptions for relief routes .
• Parking: Many uses trigger minimum off‑street parking; the CUP section for schools explicitly directs compliance with Chapter 17.76 (§ 17.96.030, item 78.b). See Bell Parking for the full schedule; examples include 2 spaces per dwelling (garage) and guest parking ratios for multifamily in the retrieved matrix .
• Landscaping and screening: Projects must comply with applicable landscape/screening requirements; see Bell Landscaping and Screening. General open‑yard and screening rules also appear in Ch. 17.52 (e.g., roof equipment screening and yard openness) .
• Signage: Use‑based sign allowances are governed separately; see Bell Signage.
• Overlays and special districts: Where an overlay applies (e.g., MUOZ), overlay rules add to or refine base‑zone permissions; see Bell Overlay Districts and the MUOZ chapter (Ch. 17.49) .
• Historic properties: Additional limitations may apply; see Bell Historic Preservation.
• Nonconforming uses: Existing legal uses and approvals continue under rules in § 17.04.060–.070 and related chapters; see Bell Nonconforming Uses .

MUOZ Dimensional Standards (summary)

Checklist

• Confirm your parcel’s base zone and any overlays on the official zoning map (see § 17.12.020) .
• Verify your proposed activity is a permitted use in the zone; if listed in § 17.96.030 or called out as conditional in the zone chapter, prepare a CUP application .
• If residential, confirm whether ADUs/JADUs are part of the program and comply with Ch. 17.54; see Bell ADUs for specifics (§ 17.54.040) .
• Check district‑specific limits (e.g., MUOZ height/setbacks) and any “similar use” determinations that might apply (§§ 17.49.050, 17.28.020(A)(49)) .
• Confirm parking requirements and any site access constraints (e.g., schools must meet Ch. 17.76; general schedules apply) (§ 17.96.030) .
• Address landscaping and screening and general yard rules (Ch. 17.52) .
• If applicable, align proposed signs with signage rules.
• Obtain zoning clearance and any required design review or site plan approvals (§§ 17.92.060, 17.92.080) before building permits .
• For cannabis‑related industrial uses, confirm eligibility, location (e.g., Cheli district), and permits per Ch. 17.58 and any zone‑specific provisions (§ 17.36.020(A)(6), § 17.58.030) .
• If your property is in the T zone, plan for a CUP and coordinated development plan (§ 17.44.040) .

Risks & Ambiguities

Plain‑English Summary

Bell’s zoning tells you what you can do on your lot. Single‑family is in R‑1; duplexes/two units in R‑2; apartments in R‑3; stores and services in C‑3/C‑3R (with C‑3R also allowing residential); and industry in C‑M/M. Some uses always need a conditional use permit (check the long list in § 17.96.030), and a few places—like the MUOZ on Atlantic Avenue or the special T zone—have unique, site‑specific rules. Most projects start with a zoning clearance; then you add any required design/site plan approvals, parking, and other standards.

Source References

• Title 17 Zoning, zone list and map procedures: §§ 17.12.010–.050
• General provisions (nonconforming/continuations): §§ 17.04.060–.070
• General design and use requirements: Ch. 17.52
• R‑1 purpose/uses: §§ 17.16.010–.020, .050–.060
• R‑2 purpose/uses/limits and spacing/size: §§ 17.20.010–.030, .050–.060
• R‑3 purpose/uses: §§ 17.24.010–.020
• C‑3 purpose/uses: §§ 17.32.010–.020
• C‑3R purpose/uses: §§ 17.28.010–.020
• C‑M purpose/uses (incl. cannabis note): § 17.36.010–.020
• M purpose/uses: § 17.40.010–.020
• T zone: §§ 17.44.010–.040
• MUOZ creation/scope/purpose/uses/standards: §§ 17.49.010–.060, .080
• ADUs permitted zones and process: §§ 17.54.030–.040
• Zoning clearance and effect on building permits: §§ 17.92.060, 17.92.080
• CUPs and Variances (uses list and process): Ch. 17.96, esp. § 17.96.030
• Cannabis allowances/prohibitions: §§ 17.58.020–.030

Retrieved passages

• Bell Zoning Code (§ 17.32.010.) High relevance show source text
• Bell Zoning Code (§ 9386) High relevance show source text
• Bell Zoning Code (§ 5) High relevance show source text
• Bell Zoning Code (§ 17.49.030.) High relevance show source text
• Bell Zoning Code (article and) High relevance show source text
• Bell Zoning Code (§ 17.36.010.) High relevance show source text
• Bell Zoning Code (§ 5) High relevance show source text
• Bell Zoning Code High relevance show source text
• Bell Zoning Code (§ 17.16.050.) Medium relevance show source text
• Bell Zoning Code (§ 9345) Medium relevance show source text
• Bell Zoning Code (title as) Medium relevance show source text
• Bell Zoning Code (§ 3) Medium relevance show source text
• Bell Zoning Code (§ 1) Medium relevance show source text
• Bell Zoning Code (Title 17.) Medium relevance show source text

Cited sections

• Title 17 Zoning, zone list and map procedures: **§§ 17.12.010–.050** (Title 17)
• General provisions (nonconforming/continuations): **§§ 17.04.060–.070** (§ 17.04.060)
• General design and use requirements: **Ch. 17.52**
• R‑1 purpose/uses: **§§ 17.16.010–.020, .050–.060** (§ 17.16.010)
• R‑2 purpose/uses/limits and spacing/size: **§§ 17.20.010–.030, .050–.060** (§ 17.20.010)
• R‑3 purpose/uses: **§§ 17.24.010–.020** (§ 17.24.010)
• C‑3 purpose/uses: **§§ 17.32.010–.020** (§ 17.32.010)
• C‑3R purpose/uses: **§§ 17.28.010–.020** (§ 17.28.010)
• C‑M purpose/uses (incl. cannabis note): **§ 17.36.010–.020** (§ 17.36.010)
• M purpose/uses: **§ 17.40.010–.020** (§ 17.40.010)
• T zone: **§§ 17.44.010–.040** (§ 17.44.010)
• MUOZ creation/scope/purpose/uses/standards: **§§ 17.49.010–.060, .080** (§ 17.49.010)
• ADUs permitted zones and process: **§§ 17.54.030–.040** (§ 17.54.030)
• Zoning clearance and effect on building permits: **§§ 17.92.060, 17.92.080** (§ 17.92.060)
• CUPs and Variances (uses list and process): **Ch. 17.96**, esp. **§ 17.96.030** (§ 17.96.030)
• Cannabis allowances/prohibitions: **§§ 17.58.020–.030** (§ 17.58.020)
• Bell_ZoningCode.md

• Official Bell code library