Local zoning · Bradbury

Bradbury — Land Use

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

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Last reviewed: July 1, 2026

Overview

Bradbury regulates what can be built and used on land through its Title IX Bradbury Development Code, implemented via base residential zones and several overlays. The city is almost entirely single-family, with large-lot “Agriculture Residential Estate” districts and small-lot single-family districts, plus an Open Space zone and targeted overlays. Land-use permissions and standards live in the code’s zoning chapters; you’ll find related process topics like Bradbury Zoning, Bradbury Development Standards, Bradbury Design Review, Bradbury Parking, and Bradbury Overlay Districts on their respective pages.

The code is formally titled the “Bradbury Development Code” and applies to all land uses and structures citywide (§9.01.010; §9.01.040) .

How Bradbury’s code organizes land use

  • Base districts control principal and accessory uses, and dimensional standards. Bradbury’s base residential districts are R-7,500, R-20,000, A-1, A-2, A-5, and OS (§§9.61, 9.64, 9.67, 9.70, 9.73, 9.76) .
  • Overlay districts add or modify allowances or standards. Bradbury uses the SP Specific Plan overlay (hillside/environmentally sensitive areas), the AHO and AHCCO Affordable Housing overlays, and the Lemon/Winston/Royal Oaks Drive North frontage overlay (§§9.79; 9.88; 9.82) .
  • State-mandated allowances are integrated into local zones. For example, supportive/transitional housing and group homes are permitted in single-family zones (§§9.61.020; 9.64.020; 9.67.020; 9.70.020; 9.73.020) , and accessory units are regulated under Chapter 85 (see Bradbury ADUs) (§9.85.010; §9.85.020) .

Base Districts — what’s allowed and the key standards

R-7,500 Single-Family Residential (R-7,500)

  • Purpose/applicability: Applies to properties classified as R-7,500 on the zoning map (§9.61.010) .
  • Typical permitted uses: One single-family dwelling; open space; small residential care (≤6); group homes; supportive/transitional housing; employee housing. Accessory uses include accessory buildings, one home occupation, manufactured housing on a permanent foundation, and accessory living quarters/ADUs per Chapter 85 (§9.61.020) .
  • Conditional uses: Land reclamation; large residential care facility (≥7 residents) (§9.61.020(3)) . These require a conditional use permit; see process in Chapter 49 and findings in §9.49.030 (and also the Bradbury Variances and Exceptions page for relief avenues) .
  • Key dimensional standards: Minimum lot area 7,500 sq ft; lot width 60 ft average (45 ft frontage); setbacks: front 20 ft (second story 25 ft), side 10 ft (second story 20 ft), rear 10 ft (second story 30 ft); minimum dwelling size 1,500 sq ft; FAR for two-story dwellings 0.50, lot coverage 35%; height generally limited to one story and 28 ft, except the principal dwelling may be two stories and may also be further limited by ridgeline/view preservation standards in Chapter 43 (§9.61.040) . Off-street parking per Chapter 103 (see Bradbury Parking) (§9.61.040(6)) . Hardscape on yards abutting rights-of-way capped at 40% (§9.61.040(8)) .
  • Prohibited uses: Permanent metal storage containers; short-term rentals (§9.61.030) .

R-20,000 Single-Family Residential (R-20,000)

  • Purpose/applicability: Applies to properties classified as R-20,000 (§9.64.010) .
  • Typical permitted uses: Same residential allowances as R-7,500 (single-family, small care, group homes, supportive/transitional, employee housing); accessory uses mirror R-7,500 (§9.64.020) .
  • Conditional uses: Land reclamation; large residential care facility (§9.64.020(3)) .
  • Key dimensional standards: Minimum lot area 20,000 sq ft; width 80 ft average (60 ft frontage); setbacks: front 35 ft, side 15 ft, rear 15 ft; minimum dwelling size 1,850 sq ft; height 28 ft or less to meet Chapter 43 ridgeline/view preservation, if applicable; off-street parking per Chapter 103; hardscape on yards abutting rights-of-way capped at 35% (§9.64.040; §9.64.040(5); §9.64.040(8)) .
  • Prohibited uses: Permanent metal storage containers; short-term rentals (§9.64.030) .

A-1 Agriculture Residential Estate (A-1)

  • Purpose/applicability: Applies to properties classified as A-1 (§9.67.010) .
  • Typical permitted uses: One single-family dwelling; agriculture/horticulture without on-site sales; small care facilities; group homes; supportive/transitional housing; employee housing; supportive housing for the homeless; accessory uses include ADUs, accessory living quarters, one home occupation, animal keeping per Chapter 124, and manufactured housing on permanent foundations (§9.67.020) .
  • Conditional uses: Land reclamation; large residential care facility (§9.67.020(3)) .
  • Key dimensional standards: Minimum lot area 1 acre; width 100 ft average (75 ft frontage); setbacks: front 50 ft, side 25 ft, rear 25 ft; minimum dwelling size 2,250 sq ft; height 28 ft or less as may be required under Chapter 43; off-street parking per Chapter 103; hardscape cap 30% of yards abutting rights-of-way (§9.67.040) .
  • Prohibited uses: Permanent metal storage containers; short-term rentals (§9.67.030) .

A-2 Agriculture Residential Estate (A-2)

  • Purpose/applicability: Applies to properties classified as A-2 (§9.70.010) .
  • Typical permitted uses: Mirrors A-1 categories (single-family; ag/horticulture without sales; small care; group homes; supportive/transitional; employee housing; supportive housing for the homeless; accessory uses including ADUs and one home occupation) (§9.70.020) .
  • Conditional uses: Land reclamation; large residential care (§9.70.020(3)) .
  • Key dimensional standards: Minimum lot area 2 acres; width 120 ft average (90 ft frontage); setbacks: front 50 ft, side 25 ft, rear 25 ft; minimum dwelling size 2,500 sq ft; height 28 ft or less as may be required under Chapter 43; off-street parking per Chapter 103; hardscape cap 25% of yards abutting rights-of-way (§9.70.040) .
  • Prohibited uses: Permanent metal storage containers; short-term rentals (§9.70.030) .

A-5 Agriculture Residential Estate (A-5)

  • Purpose/applicability: Applies to properties classified as A-5 (§9.73.010) .
  • Typical permitted uses: Similar to A-1/A-2, including ADUs and one home occupation (§9.73.020) .
  • Conditional uses: Land reclamation; large residential care (§9.73.020(3)) .
  • Key dimensional standards: Minimum lot area 5 acres; width 250 ft average (150 ft frontage); setbacks: front 50 ft, side 25 ft, rear 25 ft; minimum dwelling size 2,500 sq ft. Height: up to 28 ft by right, with pathways to exceed—Planning Commission may allow more than 28 ft, and up to 35 ft if all specified findings are made (e.g., house at least 8,000 sq ft, max two stories, ≥10-ft interior ceiling heights, minimum 5:12 roof pitch, no rooftop mechanicals, etc.) (§9.73.040(5)) . Off-street parking per Chapter 103; hardscape cap 15% of yards abutting rights-of-way (§9.73.040(8)) .
  • Prohibited uses: Permanent metal storage containers; short-term rentals (§9.73.030) .

OS Open Space (OS)

  • Typical permitted uses: Dedicated open space and propagation nurseries/horticulture; no dwellings (permitted uses §9.76.020; “no dwelling units” standard §9.76.050(4)) .
  • Conditional uses: Flood control, parks/recreation and accessory buildings, water facilities, and certain utility/communications facilities (§9.76.030) .
  • Key development constraints: Lot coverage ≤10%; max height 18 ft; yards set case-by-case through Planning Commission conditions (§9.76.050) .
  • Prohibited: Residential, commercial (except park/recreation agency), industrial, and any non-listed use (§9.76.040) .

Overlays that modify land use

SP Specific Plan Overlay (SP)

  • Where it applies: Mapped on environmentally sensitive hillside areas; shown with “(SP)” on the zoning map (§9.79.010; §9.79.020) .
  • What it does: Base-district uses are allowed unless a specific plan limits them; no permits issued until a specific plan is adopted. Projects must meet hillside development standards unless superseded by the specific plan (§§9.79.030–.050) . See also citywide hillside policies, including a 100 ft setback from all lot lines for dwelling units on lots ≥2 acres (§9.97.040(3)) .

Affordable Housing Overlays — AHO and AHCCO

  • Where they apply: AHO may be assigned to any legal parcel in residential zones; AHCCO is mapped only at a portion of 600 Winston Ave (§9.88.020) .
  • Allowable land uses: Everything allowed in the primary zone, plus by-right emergency shelters (with operating/occupancy conditions), transitional housing, supportive housing, and affordable housing; AHCCO also permits Low Barrier Navigation Centers (§§9.88.030–.040) .
  • Key standards: AHO density 20–25 du/ac, minimum lot area 7,500 sq ft, setbacks generally 20 ft from public streets and 10 ft from private streets (greater of 5–10 ft elsewhere depending on stories), max height 28 ft/2 stories, parking at 1 space per 3 units (§9.88.050) . AHCCO density 20–35 du/ac; 100% affordable with at least 55% of units for lower-income households; no minimum lot dimensions; same setbacks as AHO (§9.88.060) .

Lemon/Winston/Royal Oaks Drive North Overlay

  • Where it applies: Parcels with frontage along Lemon Ave, Winston Ave, and Royal Oaks Dr North (from 2060 Royal Oaks Dr N west to the City boundary) (§9.82.020) .
  • What it does: Requires a consistent street-frontage treatment to improve corridor aesthetics and safety (applies with development under Chapter 34) (§9.82.010–.020) . Specific frontage design details beyond purpose/applicability were not in the retrieved materials; see Bradbury Overlay Districts. Not found in retrieved materials.

Citywide rules that affect land use choices

  • Conditional Use Permits: Some uses (e.g., large residential care facilities in residential zones) require a CUP. The Planning Commission must find adequate site capacity, utilities, access, parking, code compliance, and no adverse impacts (§9.49.030) .
  • Nonconforming situations: Each base district includes allowances for existing lawful uses/structures and narrow paths for additions (e.g., additions may follow the prior setback regime without increasing nonconformity). See R‑7,500 (§§9.61.060–.070), R‑20,000 (§§9.64.060–.070), and A‑5 (§9.73.070), and also the Bradbury Nonconforming Uses page for broader rules .
  • Accessory units: ADUs/JADUs are permitted in residential zones under Chapter 85; the code includes an “allowed development” summary by zone (e.g., primary-unit minimums, ADU caps) and objective ADU standards. See Bradbury ADUs for the full program (§§9.85.010; 9.85.020; 9.85.120–.140) .
  • Ridgeline/View Preservation: Many height sections tie maximum height to any Planning Commission approval under Chapter 43; plan accordingly (e.g., 28 ft max or lower per ridgeline findings in R‑7,500, R‑20,000, A‑1, A‑2) (§9.61.040(5); §9.64.040(5); §9.67.040(5); §9.70.040(5)) .
  • Private streets: In every base residential district, no building may be closer than 50 ft to a private street or vehicular easement serving more than two parcels (see each district’s development standards, e.g., §9.61.040(3)(d); §9.64.040(3)(d); §9.67.040(3)(d); §9.70.040(3)(d); §9.73.040(3)(d)) .
  • Utility lots: The City Council may approve sub-minimum-size lots solely for public utility purposes as part of subdivision/parcel maps (§9.58.100) .
  • Landscape/hardscape: Yards abutting rights-of-way have hardscape caps by zone (e.g., 40% R‑7,500, 35% R‑20,000, 30% A‑1, 25% A‑2, 15% A‑5). See also Bradbury Landscaping and Screening for broader landscape standards (zone caps at §9.61.040(8); §9.64.040(8); §9.67.040(8); §9.70.040(8); §9.73.040(8)) .

Quick-reference: permitted uses and core standards (selected districts)

District Typical Permitted Uses (selected) Minimum Lot Area Setbacks (front/side/rear) Height (max) Min Dwelling Size Code Reference
R-7,500 Single-family; small care; group homes; supportive/transitional; employee housing; ADU/accessory uses 7,500 sq ft 20 ft (25 ft 2nd story) / 10 ft (20 ft 2nd) / 10 ft (30 ft 2nd) 28 ft; principal dwelling may be 2 stories; ridgeline may reduce 1,500 sq ft §9.61.020; §9.61.040
R-20,000 Same as R-7,500 20,000 sq ft 35 ft / 15 ft / 15 ft 28 ft or less per ridgeline 1,850 sq ft §9.64.020; §9.64.040
A-1 Single-family; ag/horticulture (no sales); small care; group homes; supportive/transitional; employee; supportive housing for homeless; ADU 1 acre 50 ft / 25 ft / 25 ft 28 ft or less per ridgeline 2,250 sq ft §9.67.020; §9.67.040
A-2 Similar to A-1 2 acres 50 ft / 25 ft / 25 ft 28 ft or less per ridgeline 2,500 sq ft §9.70.020; §9.70.040
A-5 Similar to A-1 5 acres 50 ft / 25 ft / 25 ft 28 ft; up to 35 ft if findings met 2,500 sq ft §9.73.020; §9.73.040(5)
OS Open space, nursery/horticulture; no dwellings n/a Yards per PC conditions 18 ft n/a §9.76.020–.050

Notes:

  • In all base districts, buildings must be ≥50 ft from private streets serving >2 parcels (§§9.61.040(3)(d); 9.64.040(3)(d); 9.67.040(3)(d); 9.70.040(3)(d); 9.73.040(3)(d)) .
  • Short-term rentals are prohibited in the base residential districts’ “uses expressly prohibited” sections, and permanent use of portable metal storage containers is also prohibited (§§9.61.030; 9.64.030; 9.67.030; 9.70.030; 9.73.030) .

Checklist

  • Confirm your base zoning district and any overlays on the official zoning map; start with the Bradbury zoning & planning overview.
  • Verify your use is listed as a permitted use in your district (see district sections above).
  • If proposing a large residential care facility or any listed conditional use, prepare a CUP application and evidence for the §9.49.030 findings .
  • Check dimensional standards: lot area/width, all setbacks (note second-story setbacks in R‑7,500), height, and any frontage hardscape caps (see Bradbury Development Standards).
  • If in a hillside/SP area or near a prominent ridgeline, incorporate Chapter 43 ridgeline/view limits and §9.97.040 hillside policies (e.g., 100-ft setbacks on ≥2-acre hillside lots) .
  • Confirm parking compliance where applicable; CUPs must show adequate on-site parking (§9.49.030(4)) .
  • If planning ADUs/secondary units, confirm objective standards in Chapter 85 and zone-specific minimums; see Bradbury ADUs (§§9.85.010; 9.85.020) .
  • If your property fronts Lemon/Winston/Royal Oaks Dr North, review the frontage overlay requirements (§9.82.010–.020) and Bradbury Overlay Districts .
  • For existing structures with quirks, check the district’s nonconforming provisions and the citywide Bradbury Nonconforming Uses for addition allowances (§§9.61.060–.070; 9.64.060–.070; 9.73.070) .
  • If you need relief from objective standards, explore a variance (see Bradbury Variances and Exceptions).

Risks & Ambiguities

Issue Why it matters What to verify
Hillside setbacks of 100 ft on ≥2-acre lots Can override base-zone setbacks and sterilize building areas Is your site in a hillside area subject to §9.97.040? Confirm with staff and the zoning map; consider SP overlay status (§9.79.020)
Ridgeline/view preservation May reduce allowable height below the 28 ft cap Whether Chapter 43 applies to your site; most zone height sections reference it (§§9.61.040(5); 9.64.040(5); 9.67.040(5); 9.70.040(5))
Private-street building offset (50 ft) Common in estate areas and private drives; limits siting Confirm any private-street/vehicular easement serving >2 parcels; apply the 50 ft rule in your district’s standards (e.g., §9.70.040(3)(d))
Second-story setbacks in R‑7,500 Front/side/rear setbacks increase for second stories Apply the larger 2nd-story setbacks (25/20/30 ft) when adding a second story (§9.61.040(3))
A-5 height above 28 ft Requires specific findings (size, stories, roof pitch, mechanicals) If pursuing >28 ft (up to 35 ft), address each required finding in §9.73.040(5)
Affordable Housing overlays Allow higher densities and special uses by right Whether AHO/AHCCO is mapped on your parcel; if AHCCO, check 100% affordability and density (§§9.88.050–.060)
Nonconforming additions Some additions can proceed under historic setbacks Whether your structure qualifies under your district’s §§.060–.070 rules; see Bradbury Nonconforming Uses
Overlay frontage design (Lemon/Winston/Royal Oaks) May impose extra frontage/streetscape treatments Applicability and any detailed design standards under §9.82.020; Not found in retrieved materials beyond purpose/applicability. Verify with the jurisdiction.

Plain-English Summary

Most Bradbury parcels are in single-family zones. If you’re on a standard lot (R-7,500 or R-20,000), you can build a single-family home with typical setbacks and heights, add an ADU per Chapter 85, and keep one home occupation—larger care facilities need a CUP. Estate zones (A‑1, A‑2, A‑5) require much bigger lots and deeper setbacks; the A‑5 zone uniquely allows taller homes above 28 ft only with strict findings. The OS zone is for open space—no homes allowed. Overlays can add rules, especially in hillside or frontage areas, and affordable-housing overlays enable higher densities and special uses by right. Always check your zone, any overlays, and objective standards before you design.

Source References

  • Title and applicability of the Development Code: §9.01.010; §9.01.040
  • Zoning map utility lots: §9.58.100
  • R-7,500 district: §§9.61.010–.070 (uses/standards, nonconforming)
  • R-20,000 district: §§9.64.010–.070 (uses/standards, nonconforming)
  • A-1 district: §§9.67.010–.040 (uses/standards)
  • A-2 district: §§9.70.010–.060 (uses/standards; nonconforming)
  • A-5 district: §§9.73.010–.070 (uses/standards; nonconforming)
  • OS district: §§9.76.010–.050 (uses/standards)
  • SP overlay: §§9.79.010–.050; Hillside policies: §9.97.040
  • Lemon/Winston/Royal Oaks overlay: §§9.82.010–.020
  • Affordable Housing overlays (AHO/AHCCO): §§9.88.010–.060 (uses/standards)
  • Conditional Use Permits: §9.49.010; §9.49.030 (findings)
  • ADUs/JADUs/Secondary living/SB 9 summary: §9.85.010; §9.85.020; §9.85.120–.140 (see Bradbury ADUs)

Sources

Retrieved passages

  • Bradbury Zoning Code (§ 9.05.070.010) High relevance
  • CBC § 9.04.070.060 (§ 9.04.070.060) High relevance
  • Bradbury Zoning Code (CHAPTER 70.) High relevance
  • CBC § 2 (Chapter 85) High relevance
  • Bradbury Zoning Code (section shall) High relevance
  • Bradbury Zoning Code (§ 4) High relevance
  • Bradbury Zoning Code (Chapter 124) High relevance
  • Bradbury Zoning Code (Chapter 85) High relevance
  • Bradbury Zoning Code (chapter shall) High relevance
  • Bradbury Zoning Code (Chapter 85) High relevance
  • Bradbury Zoning Code (title and) High relevance
  • Bradbury Zoning Code (CHAPTER 85.) High relevance
  • Bradbury Zoning Code (§ 2) High relevance
  • Bradbury Zoning Code (§ 9.05.020.030) High relevance
  • Bradbury Zoning Code (title to) High relevance
  • Bradbury Zoning Code (§ 9.05.060.020) Medium relevance
  • Bradbury Zoning Code (Chapter 124) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-7,500 lot in Bradbury?

A single-family home is permitted by right, along with small residential care (≤6 residents), group homes, supportive/transitional housing, and employee housing. Accessory uses like ADUs and one home occupation are allowed; larger residential care (≥7) needs a CUP (§9.61.020) .

Are second stories allowed in Bradbury’s R-7,500 zone?

Yes, but they trigger larger setbacks: front 25 ft, side 20 ft, and rear 30 ft for second-story portions. Two-story dwellings also face a 0.50 FAR and 35% lot coverage cap; height is effectively capped at one story and 28 ft, except the principal dwelling may be two stories (§9.61.040) .

Do Bradbury estate zones (A-1/A-2/A-5) allow agriculture?

Yes—nursery stock, orchards, vineyards, and field/flower gardening are permitted accessory activities, but on-site sales/stands and advertising are not. Estate zones also permit ADUs and one home occupation (§§9.67.020; 9.70.020; 9.73.020) .

Can I build taller than 28 feet in A-5?

Possibly. The Planning Commission may approve height above 28 ft, and up to 35 ft only if strict findings are met (e.g., ≥8,000 sq ft house, max two stories, ≥10-ft ceilings, 5:12 roof pitch, no rooftop mechanicals). Work with staff early if pursuing this (§9.73.040(5)) .

Are short-term rentals allowed?

No. Short-term rentals are listed as prohibited uses in the R-7,500, R-20,000, A-1, A-2, and A-5 districts (§§9.61.030; 9.64.030; 9.67.030; 9.70.030; 9.73.030) .

What does the SP Specific Plan overlay change?

It applies in sensitive hillside areas. Base-zone uses still apply unless a specific plan limits them, but no development permits issue until a specific plan is adopted. Hillside development policies (including 100-ft setbacks for dwellings on ≥2-acre lots) apply unless superseded (§§9.79.010–.050; §9.97.040) .

What can the Affordable Housing overlays (AHO/AHCCO) enable?

They add by-right uses like emergency shelters, transitional/supportive housing, and affordable multifamily housing. AHO sets 20–25 du/ac with objective setbacks/height; AHCCO (at 600 Winston Ave) allows 20–35 du/ac with 100% affordability and at least 55% lower-income units (§§9.88.030; 9.88.050–.060) .

Do I need a CUP for a large residential care facility?

Yes. Large facilities (seven or more residents) are conditional in the residential zones. The City must find adequate site capacity, access, utilities, parking, and no adverse impacts (§§9.61.020(3); 9.64.020(3); 9.67.020(3); 9.70.020(3); 9.73.020(3); §9.49.030) .

Do ADUs count toward lot coverage or density?

ADUs/JADUs are treated as residential uses and do not count toward density or lot coverage under local rules; they are allowed in residential zones subject to objective standards in Chapter 85. See the summary table in §9.85.020 and the Bradbury ADUs page (§9.85.120; §9.85.020) .

Are there special frontage rules on Lemon, Winston, and Royal Oaks Drive North?

Yes. Properties fronting those streets are in a frontage overlay that requires consistent, higher-quality street-frontage treatments applied at time of development under Chapter 34 (§§9.82.010–.020). Specific design measures were not in the retrieved text—verify with the City. ## Information Gaps - Detailed design criteria for the Lemon/Winston/Royal Oaks Drive North overlay beyond purpose/applicability. Not found in retrieved materials. - Full text of Chapter 43 (ridgeline/view preservation) to detail how height may be reduced. Not found in retrieved materials. ## Plain-English Summary If you’re planning in Bradbury, start with your zone and any overlays. Standard lots allow single-family homes, ADUs, and small care uses; estate zones demand much larger lots and setbacks, with tightly limited height. Hillside and frontage overlays can add major constraints. Large facilities or special uses need a CUP. Bring your concept to staff early to test setbacks, heights, overlays, and parking needs against the code’s objective standards. ## Source References - Bradbury Development Code Title and applicability: §9.01.010; §9.01.040 - R-7,500: §§9.61.010–.070 (uses, standards, nonconforming) - R-20,000: §§9.64.010–.070 (uses, standards, nonconforming) - A-1: §§9.67.010–.040 (uses, standards) - A-2: §§9.70.010–.060 (uses, standards, nonconforming) - A-5: §§9.73.010–.070 (uses, standards, nonconforming) - OS: §§9.76.010–.050 (uses, standards) - SP overlay: §§9.79.010–.050 ; Hillside policies: §9.97.040 - Lemon/Winston/Royal Oaks overlay: §§9.82.010–.020 - AHO/AHCCO overlays: §§9.88.010–.060 - Conditional Use Permits: §§9.49.010; 9.49.030 - ADUs/secondary living/SB 9: §§9.85.010; 9.85.020; 9.85.120–.140 (see Bradbury ADUs)

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