Local zoning · Bradbury

Bradbury — Zoning

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

Last reviewed: July 1, 2026

Overview

Bradbury’s zoning lives in Title IX of the Bradbury Development Code and is applied through an official Zoning Map adopted by ordinance. The City’s districts are almost entirely single-family, with large-lot “Agriculture Residential Estate” zones and a small number of overlays and specific plan areas. The code organizes districts, map rules, and special overlays in Chapter 58 and Table 58-1, and resolves boundary questions and map gaps with explicit procedures.

How Bradbury applies zoning

The City establishes its districts in Table 58-1 and applies them via the “Official Zoning Map,” kept by the City Clerk; changes are recorded on a facsimile promptly when effective. If a boundary is ambiguous, the Code provides a clarification process; if a parcel lacks a mapped zone, the General Plan land use category controls the equivalent zone.
As part of subdivision approvals, the Council may create a substandard lot if it is permanently dedicated to public utility purposes.
Hillside projects (lots 2 acres or larger with average slope ≥10%) must follow citywide hillside standards, including a 100-foot setback from all lot lines for principal structures on lots ≥2 acres, unless modified under specific procedures. These standards are in addition to the base zone rules.
Refer to Bradbury Development Standards for cross-cutting rules like yard improvements, height measuring, and related definitions incorporated by the district chapters.

District-by-district zoning

R-7,500 — Single-Family Residential

Purpose: Maintain single-family areas in Zone R-7,500.
Typical permitted uses: One single-family dwelling, small residential care (≤6), group homes operating as a single-family, supportive/transitional housing, employee housing; accessory uses include accessory buildings, accessory living quarters, and ADUs under Chapter 85; larger residential care is conditional.
Key dimensional standards: Minimum lot area 7,500 sf; width 60 ft avg/ 45 ft frontage; front setback 20 ft (second story 25 ft), side 10 ft (second story 20 ft), rear 10 ft (second story 30 ft); buildings must be ≥50 ft from private streets serving >2 parcels; two-story dwellings max 0.50 FAR and 35% lot coverage; height limited to one story and 28 ft except the principal dwelling may be two stories; on yards abutting ROW, hardscape ≤40%. Off-street parking per Chapter 103 and Bradbury Parking.
Where it applies: As mapped on the City’s Official Zoning Map.
Notes: Short-term rentals and permanent portable storage containers are prohibited uses in this district.

R-20,000 — Single-Family Residential

Purpose: Maintain single-family areas in Zone R-20,000.
Typical permitted uses: Similar to R-7,500; large residential care is conditional.
Key dimensional standards: Minimum lot area 20,000 sf; width 80 ft avg/ 60 ft frontage; front setback 35 ft, side 15 ft, rear 15 ft; 50 ft from private streets; minimum dwelling size 1,850 sf; height up to 28 ft (subject to ridgeline/view rules) with any greater relief only via variances and exceptions; hardscape in yards abutting ROW ≤35%. Parking per Chapter 103.
Where it applies: See Official Zoning Map.
Notes: Prohibited uses include short-term rentals and permanent portable storage containers.

A-1 — Agriculture Residential Estate (one acre minimum)

Purpose: Maintain low-density estate character in A-1.
Typical permitted uses: One single-family dwelling; open space; agricultural uses (no retail sales on-site); small residential care; group homes; supportive/transitional housing; employee housing; supportive housing for the homeless; accessory buildings, accessory living quarters, and ADUs; large residential care is conditional.
Key dimensional standards: Minimum lot area 1 acre; width 100 ft avg/ 75 ft frontage; front 50 ft, side 25 ft, rear 25 ft; 50 ft from private streets; minimum dwelling 2,250 sf; height up to 28 ft (subject to ridgeline/view rules; greater height by variance); hardscape in yards abutting ROW ≤30%. Parking per Chapter 103; roof design must meet minimum slope and screening standards noted in the zone (also cross-referenced to the California Building Standards Code).
Where it applies: See Official Zoning Map.

A-2 — Agriculture Residential Estate (two acres minimum)

Purpose: Maintain estate character in A-2.
Typical permitted uses: Similar to A-1 (including supportive housing for homeless); large residential care is conditional.
Key dimensional standards: Minimum lot area 2 acres; width 120 ft avg/ 90 ft frontage; front 50 ft, side 25 ft, rear 25 ft; 50 ft from private streets; minimum dwelling 2,500 sf; height up to 28 ft (subject to ridgeline/view rules; greater by variance); hardscape in yards abutting ROW ≤25%. Parking per Chapter 103; roof and equipment screening rules apply.
Where it applies: See Official Zoning Map.

A-5 — Agriculture Residential Estate (five acres minimum)

Purpose: Maintain very low-density estate character in A-5.
Typical permitted uses: As in other estate zones, plus supportive housing for the homeless; large residential care is conditional.
Key dimensional standards: Minimum lot area 5 acres; width 250 ft avg/ 150 ft frontage; front 50 ft, side 25 ft, rear 25 ft; 50 ft from private streets; minimum dwelling 2,500 sf; standard height up to 28 ft, with a path to approve up to 35 ft if the Planning Commission makes detailed findings (e.g., building ≥8,000 sf; max two stories; ≥10-ft story heights; minimum 5:12 roof pitch; no rooftop equipment; roof articulation; no adverse view/privacy impacts). Yards abutting ROW hardscape ≤15%. Parking per Chapter 103.
Where it applies: See Official Zoning Map.

OS — Open Space

Purpose: Preserve natural resources and protect public safety in OS areas.
Typical permitted uses: Dedicated open space; nurseries/horticulture (no dwellings or retail). Conditional public facilities (parks, water, utilities) may be allowed with a use permit.
Key dimensional standards: No minimum lot area or dimensions; no dwellings; lot coverage cap 10% for accessory structures related to public/park uses; height max 18 ft; yards are set case-by-case in the conditional use permit and Design Review.
Where it applies: See Official Zoning Map.

Overlays and special plan areas

See Bradbury Overlay Districts for an at-a-glance map context.

Specific Plan Districts — SP 05-01 (Sharon Hill Lane Specific Plan) and SP 06-02 (555 Mt. Olive Drive Specific Plan): These are listed as zoning districts in Table 58-1; allowed uses and development standards are controlled by each specific plan document. Not found in retrieved materials beyond their listing; verify district boundaries and standards with the City.
SPO — Specific Plan Overlay: Adds plan-based standards to mapped sites; permits follow the overlay only after adoption of a specific plan; hillside standards apply unless amended by that plan.
AHO — Affordable Housing Overlay: May be assigned on residentially-zoned sites. By right, it allows emergency shelters, transitional/supportive housing, and affordable housing when standards are met. Core standards include: density 20–25 du/ac; min lot 7,500 sf; setbacks: public street 20 ft all stories/basement, private street 10 ft, other setbacks 5 ft (1-story) and 10 ft (2-story); height 28 ft/2 stories; parking 1 space per 3 units; landscaping requirements for setbacks and parkways.
AHCCO — Affordable Housing Civic Center Overlay (600 Winston Ave.): Same permitted uses as AHO plus low-barrier navigation center; density 20–35 du/ac; 100% affordable (≥55% lower-income); height 35 ft/3 stories; other standards mirror AHO.
Lemon/Winston/Royal Oaks Drive North Overlay: Requires a consistent frontage “clear area” treatment along specified street segments; first 10 ft from back of curb must remain clear of gates, walls, hedges, etc., with a “clear area plan” reviewed at Design Review.

Citywide special housing provisions that interact with zoning

ADUs and JADUs (Chapter 85): Allowed in residential zones subject to objective standards; certain ADUs are ministerially approved and can exceed some base-zone limits to ensure at least an 800 sf unit, with four-foot side/rear setbacks and the ADU height framework in §9.85.130–.140. See the dedicated Bradbury ADUs page for details.
SB 9 two-unit/lot-split housing (Chapter 85, Article IV): Ministerial two-unit development may occur on parcels in single-family zones (R-7,500, R-20,000, A-1, A-2, A-5) with limits and objective design standards of the underlying zone still applying; the City cannot impose standards that would preclude two units or force units under 800 sf.
Supportive housing (Chapter 9.90): Up to 50 supportive housing units are a use by right in the A-1, A-2, and A-5 zones if Chapter 9.90 requirements are met.

Quick-reference standards table

The most commonly applied dimensional controls by district:

District	Min Lot Area	Typical Setbacks (Front/Side/Rear)	Height Limit	Min Dwelling Size	ROW Yard Hardscape	Code Reference
R-7,500	7,500 sf	20/10/10 ft; second stories 25/20/30 ft; 50 ft from private streets	1 story and 28 ft; principal dwelling may be 2 stories	1,500 sf; 2-story max 0.50 FAR and 35% coverage	≤40%	§9.61.040
R-20,000	20,000 sf	35/15/15 ft; 50 ft from private streets	28 ft (ridgeline rules may further limit)	1,850 sf	≤35%	§9.64.040
A-1	1 acre	50/25/25 ft; 50 ft from private streets	28 ft (ridgeline rules; higher via variance)	2,250 sf	≤30%	§9.67.040 (A‑1 standards)
A-2	2 acres	50/25/25 ft; 50 ft from private streets	28 ft (ridgeline rules; higher via variance)	2,500 sf	≤25%	§9.70.040
A-5	5 acres	50/25/25 ft; 50 ft from private streets	28 ft standard; up to 35 ft with findings	2,500 sf	≤15%	§9.73.040

Note: For hillside lots (≥2 acres, ≥10% slope), a citywide 100 ft setback from all lot lines applies to attached structures, unless modified per Chapter 97.

Checklist

Confirm your base zoning and any mapped overlays on the Official Zoning Map (Table 58-1 and §9.58.030).
Check if your site triggers hillside standards (lot size/slope) or sits in a specific plan district; hillside setbacks can supersede base-zone yards.
Verify all minimums: lot area/width, front/side/rear setbacks (pay attention to second-story setbacks in R-7,500), and private street setbacks if any.
Confirm height: default 28 ft cap in most zones; in A-5, a path to 35 ft exists only with detailed findings; otherwise, consider a variance request.
Calculate front-yard hardscape caps and required parkway treatments; coordinate with Bradbury Landscaping and Screening.
Confirm off-street parking compliance under Chapter 103 and the Bradbury Parking page.
If proposing an ADU/JADU or SB 9 units, follow Chapter 85 objective standards and the Bradbury ADUs guidance.
If on Lemon/Winston/Royal Oaks, prepare a “clear area plan” for the first 10 ft behind the curb.
Where ridgelines or views are implicated, coordinate early with Bradbury Design Review. See ridgeline references embedded in height sections of R and A districts.

Risks & Ambiguities

Issue	Why it matters	What to verify
Hillside 100-ft setbacks vs. base yards	On ≥2-acre hillside lots, citywide setbacks can supersede zone yards, reshaping buildable area	Slope analysis, applicability under Ch. 97, potential modifications and required findings
A-5 height up to 35 ft	Extra height is possible only with multiple detailed findings; designs often need roof articulation and view/privacy proofs	Whether your design can satisfy all §9.73.040(5) findings; otherwise remain ≤28 ft
Specific Plan areas (SP 05-01, SP 06-02)	These districts override base-zone standards	The adopted specific plan document governing your parcel (Not found in retrieved materials)
AHO/AHCCO overlay assignment	These overlays materially change density/height/setbacks	Whether your parcel carries AHO/AHCCO; if AHCCO, confirm the 600 Winston Ave. boundary and 100% affordability requirement
Second-story setbacks in R-7,500	Upper-story massing is heavily constrained	That plans meet 25-ft front, 20-ft side, and 30-ft rear second-story setbacks; FAR and lot coverage caps if two-story
Private street setbacks	50-ft minimum from private streets in most residential/estate zones	Whether any access easements/private streets trigger the 50 ft rule on your site
Nonconforming situations	Older homes may not meet current standards but may have limited expansion rights	See district chapters’ nonconforming sections and Bradbury Nonconforming Uses (verify case-specific allowances)

Plain-English Summary

Bradbury’s zoning is built for large-lot, single-family homes with big setbacks and a low, semi-rural feel. Most neighborhoods allow one house per lot, with height typically capped at 28 feet and generous yards—especially if your lot is on a hillside or in the estate zones where front setbacks start at 50 feet. A few overlays can change the rules (notably the Affordable Housing overlays and a frontage “clear area” along Lemon/Winston/Royal Oaks), and the A-5 zone can go to 35 feet if you prove strict design findings. If you add an ADU or pursue SB 9, there are streamlined pathways, but the City’s objective standards—and sometimes hillside or ridgeline rules—still apply.

Source References

BMC §§9.58.010–.070 (districts, Zoning Map, boundary rules)
BMC Ch. 61 (R-7,500 uses and standards) and §9.61.040 (yards, height, FAR; second-story rules)
BMC Ch. 64 (R-20,000 uses and standards) and §9.64.040 (lot, yards, height, min size)
BMC Ch. 67 (A-1 uses and standards; §9.67.040 development standards)
BMC Ch. 70 (A-2 uses and §9.70.040 development standards)
BMC Ch. 73 (A-5 uses and §9.73.040 development standards; 35-ft findings)
BMC Ch. 76 (OS uses and standards)
BMC Ch. 79 (Specific Plan Overlay)
BMC Ch. 82 (Lemon/Winston/Royal Oaks Drive North Overlay)
BMC Ch. 88 (AHO/AHCCO uses and standards)
BMC Ch. 85 (ADUs/JADUs and SB 9; objective standards, approvals)
BMC Ch. 9.90 (Supportive housing by right in A-1/A-2/A-5)
Hillside Development Standards (Ch. 97; applicability, 100-ft setbacks, policies)

Sources

Retrieved passages

CBC § 2 (Chapter 85) High relevance
Bradbury Zoning Code (§ 1) High relevance
Bradbury Zoning Code (§ 9.05.010.030) High relevance
Bradbury Zoning Code (section shall) High relevance
Bradbury Zoning Code (chapter is) Medium relevance
CBC § 2 (Article III) Medium relevance
Bradbury Zoning Code (§ 9.05.050.040) Medium relevance
Bradbury Zoning Code (§ 9.05.020.040) Medium relevance
Bradbury Zoning Code (title to) High relevance
Bradbury Zoning Code (CHAPTER 85.) High relevance
Bradbury Zoning Code (§ 9.05.020.070) High relevance
Bradbury Zoning Code (title to) High relevance
Bradbury Zoning Code (§ 2) High relevance
Bradbury Zoning Code (§ 4) High relevance
Bradbury Zoning Code (§ 9.05.050.030) High relevance
Bradbury Zoning Code (§ 9.05.030.030) High relevance
Bradbury Zoning Code (§ 9.05.070.010) High relevance
Bradbury Zoning Code (§ 9.05.060.060) High relevance
Bradbury Zoning Code (title as) High relevance
Bradbury Zoning Code (Section 9.76.020) High relevance
Bradbury Zoning Code (§ 9.05.060.020) High relevance
CBC § 100 (Chapter 43) High relevance
Bradbury Zoning Code (§ 4) High relevance
Bradbury Zoning Code (title and) High relevance
CBC § 9.05.040.040 (Chapter 103) High relevance
Bradbury Zoning Code (Chapter 43) High relevance
Bradbury Zoning Code (§ 9.05.020.030) High relevance
Bradbury Zoning Code (chapter prevents) High relevance
Bradbury Zoning Code (Chapter 85) High relevance

Cited sections

Official Bradbury code library

Frequently asked questions

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

A single-family home is allowed, and you may add accessory uses like an ADU under Chapter 85. Key standards: minimum lot area 7,500 sf; setbacks 20/10/10 ft (second story 25/20/30 ft); height one story and 28 ft (the principal dwelling may be two stories); two-story homes are capped at 0.50 FAR and 35% lot coverage.

What are setback requirements in the A-1 and A-2 estate zones?

Both require deep yards: front 50 ft, sides 25 ft, rear 25 ft, and at least 50 ft from private streets that serve more than two parcels. A-1 lots must be at least 1 acre (min dwelling 2,250 sf); A-2 is 2 acres (min dwelling 2,500 sf). Height is generally limited to 28 ft.

How tall can my house be in the A-5 zone?

Standard maximum is 28 ft, but the Planning Commission can approve up to 35 ft if stringent findings are met (e.g., building ≥8,000 sf, two stories max, ≥10-ft story heights, minimum 5:12 roof pitch, no rooftop equipment, articulated roof, and no view/privacy impacts).

Are short-term rentals allowed in Bradbury’s single-family and estate zones?

No. Short-term rentals are expressly prohibited in R-7,500, R-20,000, A-1, A-2, and A-5.

Do hillside lots have extra setbacks beyond the base zone?

Yes. For hillside projects (lots ≥2 acres with ≥10% average slope), principal structures must be at least 100 ft from all lot lines, unless modified per Chapter 97. These are on top of base-zone yards.

What does the Lemon/Winston/Royal Oaks Drive North Overlay require?

A consistent frontage “clear area”: the first 10 ft behind the curb must be free of walls/gates/hedges and shown on a clear area plan during design review.

Where do the AHO and AHCCO overlays apply and what do they allow?

AHO can be assigned to residentially-zoned parcels citywide and allows emergency shelters, supportive/transitional housing, and affordable housing at 20–25 du/ac, 28-ft/2-story height, and objective setbacks. AHCCO is limited to a portion of 600 Winston Ave., requires 100% affordable housing (≥55% lower-income), allows 20–35 du/ac, and height up to 35 ft/3 stories.

Are supportive housing projects allowed in Bradbury’s estate zones?

Yes. Up to 50 supportive housing units that meet Chapter 9.90 standards are a use by right in A-1, A-2, and A-5.

Can I add an ADU even if standard setbacks make it hard to fit?

Often yes. The ADU rules require at least an 800 sf path; if base-zone standards would block that, certain standards are waived to allow an 800 sf ADU, with minimum 4-ft side/rear setbacks and ADU height limits per §9.85.130–.140.

What if my parcel is in a Specific Plan district (SP 05-01 or SP 06-02)?

Those areas are regulated by their adopted specific plans, which can supersede base-zone standards. The retrieved materials list the districts but don’t include the plan texts; verify details with the City.

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