Local zoning · Brea

Brea — Zoning

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

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Last reviewed: July 1, 2026

Overview

Brea’s zoning rules live in Title 20 of the Brea Municipal Code, formally the “Zoning Code of the City of Brea.” They divide the city into named base zones and overlays, each with its own intent, allowed uses, and development standards; the Official Zoning Map is part of the code and controls what applies to a given parcel. For uses within any district, the city relies on a consolidated land-use table; dimensional rules like height and setbacks live in the chapter for each district, with cross-references to citywide standards such as parking, signage, and design review. The Official Zoning Map and the definition of “zoning map” are embedded in Title 20, and the list of all zones appears in § 20.04.010 and related sections.

Use permissions are codified in Chapter 20.11 (Table 20.11.020.A), which sets whether a use is permitted, conditionally permitted, or prohibited; unlisted uses are handled by the Community Development Director and the administrative interpretation process.

Below is a district-by-district guide to Brea’s actual zone names, purposes, typical permitted uses, key dimensional standards, and where they commonly apply.

How to read the map and find your zones

  • The city’s Official Zoning Map is “an integral part of this zoning code.” Confirm your base zone(s) and any overlays there before relying on a standard.
  • Key terms like “zoning map,” “zoning districts,” and “yard” are defined in Chapter 20.00; yard measurement and setbacks appear throughout district chapters.

Zoning Districts — District-by-District

HR — Hillside Residential

  • Purpose: Facilitate hillside development while protecting resources and public safety; requires hillside-specific design, grading, and open space protections.
  • Typical permitted uses: Residential and related uses as listed in the land-use table; many projects need a hillside development permit (HDP).
  • Key standards: Density tied to average slope (e.g., 2.2 du/ac at ≤10% slope; 1 du/20 ac at >30%); detached dwelling setbacks scale with pad size (e.g., front 20–40 ft, sides 7.5–10 ft, rear 20–30 ft); height 35 ft for primary structures; attached products have front/side/rear 20/15/20 ft pad-edge setbacks, height 45 ft.
  • Where it applies: Properties designated Hillside Residential on the General Plan and zoned HR; most new work requires an administrative HDP or HDP.

R-1 — Single Family Residential

  • Purpose: Single-family neighborhoods at traditional lot sizes.
  • Typical permitted uses: Single-family dwellings per the land-use table; also see Brea ADUs.
  • Key standards: Minimum lot area 7,200 sq ft; lot width 60/70/75 ft (interior/corner/reversed); lot depth 100 ft; front yard 25 ft; height 35 ft. ADU and two‑unit provisions are referenced to Chapters 20.52 and 20.56.
  • Where it applies: Mapped R‑1 neighborhoods citywide; verify on the Official Zoning Map.

R‑1 (5,000) — Single Family Residential (5,000)

  • Purpose: Medium-density single-family lots.
  • Typical permitted uses: Single-family per land-use table; ADU/JADU allowed per code and state law.
  • Key standards: Minimum lot area 5,000 sq ft; width 50/60/65 ft; depth 90 ft; max height 35 ft (detached accessory structures 18 ft); minimum front yard 15 ft (garages 23 ft to front line); side yards 5 ft with zero-lot-line option; additional yard and landscaping rules.
  • Where it applies: Smaller-lot single-family areas mapped R‑1 (5,000).

R1‑H — Single Family Residential — Hillside

  • Purpose/uses/standards: Not found in retrieved materials beyond listing in § 20.04.010. Verify with the jurisdiction.

R‑2 — Multiple Family Residential

  • Purpose: Low-density multi-family.
  • Typical permitted uses: Multi-family per land-use table; limited animal-keeping allowances.
  • Key standards: Selected standards appear (e.g., minimum dwelling area 800 sq ft, coverage ≤50%), but complete R‑2 dimensional standards (lot area, setbacks) were not fully retrieved. Not found in retrieved materials for missing items.
  • Where it applies: Areas mapped R‑2. Verify specific setbacks/dimensions with the city.

R‑3 — Multiple Family Residential

  • Purpose: High-density apartments/condominiums.
  • Typical permitted uses: Multi-family per land-use table; minimum unit sizes: studio 450 sq ft, 1‑BR 650 sq ft, 2+‑BR 800 sq ft.
  • Key standards: Minimum lot area 10,000 sq ft; density based on 1,750 sq ft land per unit; height steps with proximity to lower-density zones (35/50/75 ft tiers); front 15 ft, side 5–10 ft (more as heights increase), rear 15 ft; coverage ≤60%.
  • Where it applies: R‑3 corridors and infill sites; plan review applies per § 20.408.040.

C‑P — Commercial, Administrative and Professional Office

  • Purpose: Administrative/professional offices and related facilities.
  • Typical permitted uses: Office-oriented uses per land-use table.
  • Key standards: Height 30 ft; front/street side yards 15 ft (no parking in these yards); yards next to residential 10 ft + 1 ft/ft over 10 ft of building height; screening walls required; all uses indoors.
  • Where it applies: Office districts as mapped C‑P.

C‑N — Neighborhood Commercial

  • Purpose: Small neighborhood shopping centers.
  • Typical permitted uses: Convenience retail and services per land-use table.
  • Key standards: Center site size 3–8 acres; height 30 ft; other setbacks/walls via chapter cross-references.
  • Where it applies: Neighborhood‑serving nodes mapped C‑N.

C‑C — Major Shopping Center

  • Purpose: Large modern shopping centers.
  • Typical permitted uses: Retail and services per land-use table.
  • Key standards: Minimum zone area 10 acres; height 75 ft; setbacks set at plan review, but at least 100 ft from any property line abutting a residential zone; parking/signs by citywide chapters.
  • Where it applies: Large commercial tracts mapped C‑C.

C‑G — General Commercial

  • Purpose: General and highway commercial.
  • Typical permitted uses: Broad commercial uses per land-use table.
  • Key standards: Minimum lot area 6,000 sq ft; height 35 ft; front setback 10 ft; side/rear next to residential 40 ft with 6–7 ft wall; citywide parking/sign rules apply.
  • Where it applies: Arterials and mixed commercial corridors mapped C‑G.

C‑M — Commercial Industrial

  • Purpose: Hybrid commercial/industrial areas.
  • Typical permitted uses: As listed in land-use table; CUP trigger near residential.
  • Key standards: Minimum lot area 20,000 sq ft; lot width 100 ft, depth 150 ft; height 35 ft; yards/setbacks mirror M‑P rules; CUP required for sites within 300 ft of residential.
  • Where it applies: Transitional industrial corridors mapped C‑M.

C‑RC — Commercial Recreation

  • Purpose: Commercial recreation in suited areas.
  • Typical permitted uses: Recreation-oriented uses per land-use table.
  • Key standards: Minimum lot 1 acre (public utility exception 20,000 sq ft); width 200 ft; height 35 ft; front yard 35 ft (front 15 ft landscaped); 100 ft side/rear yards where abutting residential.
  • Where it applies: Recreation destinations mapped C‑RC.

M‑P — Planned Industrial

  • Purpose: Plan larger, campus-style industrial with high design standards.
  • Typical permitted uses: Research, scientific, light industrial and related accessory commercial uses per land-use table.
  • Key standards: Parcel ≥5 acres; lot width 100 ft, depth 150 ft; height 60 ft; yards 50 ft on arterials or local streets that are residential boundaries (front 20 ft landscaped portion); otherwise 20 ft yards with 10 ft landscaped.
  • Where it applies: Planned industrial parks mapped M‑P.

M‑1 — Light Industrial

  • Purpose: Appropriately located industrial with safeguards near other uses.
  • Typical permitted uses: Light industry per land-use table; CUPs required near residential.
  • Key standards: Lot area ≥6,000 sq ft; width 60 ft (≥160 ft if adjacent to residential/school/park); depth 100 ft (≥200 ft if adjacent to residential/school/park); height 60 ft; yards 50 ft on arterials or residential-boundary locals; 10 ft on other locals.
  • Where it applies: Light-industrial districts mapped M‑1.

M‑2 — General Industrial

  • Purpose: Heavier industrial areas with buffers and transitions.
  • Typical permitted uses: Heavier industrial per land-use table; CUP proximity rule near residential.
  • Key standards: Generally follows M‑1 standards; additional buffers: 50 ft yard where abutting other industrial/commercial districts; special 1,000 ft separation for hazardous waste facilities; CUP required within 300 ft of residential.
  • Where it applies: Heavy-industrial areas mapped M‑2.

MU‑I — Mixed‑Use I

  • Purpose: Intense urban mixed-use, emphasizing vertical integration; applies to Downtown Brea/Birch Street and other transit-accessible sites. Residential density 12.1–50 du/ac; nonresidential FAR 3.00.
  • Typical permitted uses: Mixed residential, retail, office per land-use table, integrated per § 20.258.030.
  • Key standards: Downtown edges often require no setbacks along specific frontages; detailed MU‑I development tables set setbacks/open space/parking cross-references. See MU tables and § 20.258.020.
  • Where it applies: Downtown core and designated MU‑I sites.

MU‑II — Mixed‑Use II

  • Purpose: “Urban village” mixed-use; vertical or horizontal integration allowed. Residential density 6.1–40 du/ac; nonresidential FAR 2.00.
  • Typical permitted uses: Residential and commercial mixes per land-use table.
  • Key standards: Typical front/side setbacks 15/5–15 ft for stand-alone residential in MU‑II; additional open-space minima; see Table 2‑7.
  • Where it applies: Designated MU‑II corridors/districts.

MU‑III — Mixed‑Use III

  • Purpose: Mixed-use with standards tailored for different integration; see § 20.258.030.
  • Typical permitted uses: Mixed residential and nonresidential per land-use table.
  • Key standards: Stand-alone residential in MU‑III: development tables specify setbacks/open space/coverage; cross-references to landscaping, lighting, parking, and signage.
  • Where it applies: Designated MU‑III sites.

PRO‑NOS / PRO‑P/R — Parks/Recreation/Open Space

  • Purpose: Preserve natural open space (PRO‑NOS) and provide active parks/recreation (PRO‑P/R).
  • Typical permitted uses: By land-use table; case‑specific standards set by City Planner.
  • Key standards: Determined case-by-case; plan review as required.
  • Where it applies: Open space and park lands mapped PRO categories.

P‑D — Precise Development

  • Purpose: Supplemental zone to fine-tune development through a “precise plan.”
  • Typical permitted uses: Those of the underlying zone.
  • Key standards: Underlying zone’s standards plus any conditions in the precise plan; projects require precise development review per § 20.408.070.
  • Where it applies: Parcels mapped P‑D in addition to a base zone.

PF — Public Facilities

  • Purpose: Public institutions, infrastructure, and utilities.
  • Typical permitted uses: Public facilities per land-use table.
  • Key standards: Case‑specific, set by City Planner through plan review.
  • Where it applies: Civic and utility sites mapped PF.

WD — Wall Design Overlay

  • Purpose: Uniform, high‑quality perimeter walls along arterial highways.
  • Typical permitted uses: Underlying zone uses; overlay controls wall design.
  • Key standards: Wall setback, height 6–8 ft, slumpstone materials, pilasters/caps per overlay standards.
  • Where it applies: Arterial-fronting edges mapped WD.

E — Equestrian Overlay

  • Purpose: Allow private, noncommercial horse‑keeping in rural areas (Olinda Village R‑1) with health/safety standards.
  • Typical permitted uses: Underlying zone plus horse‑keeping within limits.
  • Key standards: Minimum lot 1 acre; up to four horses, plus one per additional 15,000 sq ft; setbacks for barns and pastures (100/50/25 ft to buildings/lot lines; see details).
  • Where it applies: R‑1 parcels in Olinda Village mapped E overlay (see overlay appendix map).

O — Oil Production Overlay

  • Purpose: Provide for oil/gas drilling and production where “O” overlay is applied.
  • Typical permitted uses: Underlying uses; plus drilling/removal/storage consistent with Chapter 8.24.
  • Key standards: Underlying standards apply; oil operations per city code.
  • Where it applies: Parcels mapped with O overlay.

P‑C — Planned Community

  • Purpose: Enable innovative, site‑specific master‑planned development.
  • Typical permitted uses: Only those allowed by the adopted Planned Community Master Plan for the site.
  • Key standards: Governed entirely by the approved PC Master Plan, including land-use distribution, circulation, density, and implementation measures.
  • Where it applies: Properties designated P‑C on the Zoning Map.

FP — Flood Plain Overlay District (Flood Hazard “F”)

  • Purpose: Apply FEMA flood hazard standards to mapped flood areas.
  • Typical permitted uses: Underlying uses, provided floodplain rules are met.
  • Key standards: Compliance with Title 18 floodplain management; overlay areas based on FEMA FIS/FIRMs.
  • Where it applies: FEMA‑mapped special flood hazard areas; see city files at Civic & Cultural Center.

SGS — Special Geological Studies Overlay

  • Purpose: Ensure fault hazard evaluation before development.
  • Typical permitted uses: Underlying uses, but a SGS analysis must be completed before filing applications.
  • Key standards: Submittal timing and certification of geologic studies; does not supersede other overlays.
  • Where it applies: Base zones followed by “(SGS)” on the map.

SP — Specific Plan

  • Purpose/uses/standards: Not found in retrieved materials beyond listing in § 20.04.010. In practice, a city‑adopted specific plan would set its own standards. Verify with the jurisdiction.

Citywide use permissions and cross‑references

  • Use permissions: See Chapter 20.11 (Table 20.11.020.A). “P” = permitted, “C” = conditional use permit, “M” = minor CUP; the Director interprets unlisted uses, with administrative interpretation available. Housing Opportunity Sites get special “by-right” treatment where affordability thresholds are met.
  • Mixed‑use integration: § 20.258.030 describes vertical/horizontal/combined integration expectations; MU‑I favors vertical mixing, MU‑II allows both.
  • Two‑unit developments and urban lot splits in single‑family zones: Objective standards and ministerial processing appear in Chapter 20.56; Brea defines “single‑family residential zone” for this purpose and lists applicability and disqualifying conditions. See also California housing laws and California ADU law for state preemption context.

Selected standards at a glance

District Minimum Lot/Area Height Key Setbacks (front unless noted) Typical Uses Code Reference
R‑1 7,200 sq ft 35 ft 25 ft Single-family § 20.208.040
R‑1 (5,000) 5,000 sq ft 35 ft (18 ft accessory) 15 ft; garage 23 ft Single-family § 20.212.040
R‑3 10,000 sq ft 35/50/75 ft (proximity-based) 15 ft front; 5–10 ft side; 15 ft rear Multi-family § 20.220.040
C‑G 6,000 sq ft 35 ft 10 ft; 40 ft next to residential General commercial § 20.236.040
C‑C Zone ≥10 ac 75 ft Plan review; ≥100 ft to residential lines Major retail § 20.232.030
M‑1 6,000 sq ft 60 ft 50 ft on arterials/residential‑edge locals Light industrial § 20.252.040
M‑2 per M‑1 per M‑1 +50 ft yard at some abutting zones General industrial § 20.256.040
M‑P Parcel ≥5 ac 60 ft 50 ft on arterials/residential boundary locals Planned industrial § 20.248.040
HR Slope‑based 35 ft (detached) 20–40 ft front by pad size Hillside residential § 20.206.060; § 20.206.170
MU‑I — — Corridor‑specific; see Table 2‑3 Mixed-use § 20.258.020; 20.258.030

Note: Parking, signs, and some landscaping/wall rules are standardized citywide and cross-referenced from each district; see parking, signage, and landscaping and screening.

Checklist

  • Confirm your parcel’s base zone(s) and overlays on the Official Zoning Map embedded in Title 20.
  • Identify allowed uses in Chapter 20.11’s land-use table and any special provisions.
  • Pull the chapter for your district to confirm lot size, setbacks, height, coverage, and any special buffers to residential.
  • Check citywide standards referenced in your district: parking, signage, and walls/landscaping.
  • Determine if overlays (WD, FP, SGS, E, O) impose extra requirements.
  • If in HR or P‑C zones, confirm hillside permit needs or which master plan governs.
  • Verify whether your project triggers design review or plan review per § 20.408.040.
  • If relief is needed, consider variances and exceptions or conditional use options (including minor CUPs for measured dimensional adjustments).
  • If an existing use/building is nonconforming, review Brea Nonconforming Uses.
  • For single‑family parcels, check Brea ADUs and two‑unit/urban lot split standards in Chapter 20.56.

Risks & Ambiguities

Issue Why it matters What to verify
Mixed‑use integration form (vertical vs. horizontal) Affects project layout, active frontage, parking, and achievable density MU‑I favors vertical mixing; MU‑II allows both. Confirm with § 20.258.030 and applicable tables.
HR slope‑based density and pad setbacks Drives yield and building envelopes on hillside lots Confirm average slope method and Table 20.206.060.A; apply detached/attached pad‑edge setbacks.
Industrial buffers near residential Can force deeper yards, CUPs, or height/site-plan changes See M‑1/M‑2 yard/CUP triggers and hazardous‑use separations.
PC (Planned Community) precedence The PC Master Plan can override base standards Pull the adopted PC plan and elements in § 20.272.030.
Flood/Geologic overlays Add non‑zoning technical requirements and submittals Check FP per § 20.276 and SGS submittal timing in § 20.280.
Equestrian overlay details Unique setbacks and animal counts Apply § 20.263.040 and verify Olinda Village applicability.
Two‑unit/urban lot split eligibility Ministerial vs. discretionary processing and site prohibitions See Chapter 20.56 for applicability and restrictions.

Plain-English Summary

Brea assigns every property to a zone with its own height, setback, and lot-size rules. You’ll look up your zone on the city’s zoning map, check what uses are allowed in the land‑use table, and then apply the development standards in your district chapter, plus citywide rules for things like parking and signage. Special areas—hillsides, mixed‑use districts, planned communities, flood or geologic overlays, and equestrian or oil overlays—layer on extra, very specific requirements.

Source References

  • § 20.00.010–.070; § 20.04.010–.040 (Title 20 purpose, definitions; establishment of zones; Official Zoning Map)
  • § 20.11.020 (Land uses table and rules)
  • § 20.206.010–.220 (HR Hillside Residential: permits, density, setbacks, height)
  • § 20.208.040 (R‑1 standards)
  • § 20.212.010–.050 (R‑1 (5,000) intent and standards)
  • § 20.216.010–.050 (R‑2 intent/selected standards)
  • § 20.220.010–.050 (R‑3 purpose and standards)
  • § 20.224.010–.060 (C‑P purpose and standards)
  • § 20.228.010–.060 (C‑N purpose and standards)
  • § 20.232.010–.050 (C‑C purpose and standards)
  • § 20.236.010–.040 (C‑G purpose and standards)
  • § 20.240.060–.080 (C‑M standards; CUP proximity rule)
  • § 20.244.010–.050 (C‑RC purpose and standards)
  • § 20.248.010–.060 (M‑P purpose and standards)
  • § 20.252.010–.060; § 20.256.010–.060 (M‑1 and M‑2 purpose and standards)
  • § 20.258.010–.030 (Mixed‑Use districts purpose and integration standards)
  • § 20.259.010–.040 (PRO purpose and standards)
  • § 20.260.010–.050; § 20.408.070 (P‑D purpose and precise development review)
  • § 20.261.010–.040 (PF purpose and standards)
  • § 20.262.010–.050 (WD overlay standards)
  • § 20.263.020–.050 (E overlay: horse-keeping standards)
  • § 20.264.010–.040 (O overlay: oil operations)
  • § 20.272.010–.030 (P‑C planned community master plans)
  • § 20.276.010–.050 (FP/Flood Hazard overlay)
  • § 20.280.010–.040 (SGS overlay)
  • § 20.56.010–.030 (Two‑unit/Urban Lot Split standards)

Sources

Retrieved passages

  • Brea Zoning Code (§ 20.00.070.B.) High relevance
  • Brea Zoning Code (§ 20.258.020) High relevance
  • Brea Zoning Code (§ 20.244.010) High relevance
  • Brea Zoning Code (§ 20.272.010) High relevance
  • Brea Zoning Code (§ 20.08.040) High relevance
  • Brea Zoning Code (§ 20.56.010.) High relevance
  • Brea Zoning Code (§ 20.256.050.) High relevance
  • Brea Zoning Code (§ 20.408.070.) High relevance
  • Brea Zoning Code (§ 20.206.060.C.3) High relevance
  • Brea Zoning Code (§ 20.200.050) High relevance
  • Brea Zoning Code (§ 20.206.170.) High relevance
  • Brea Zoning Code (§ 20.220.050.) High relevance
  • Brea Zoning Code (§ 20.206.024) High relevance
  • Brea Zoning Code (§ 20.224.040.) High relevance
  • Brea Zoning Code (§ 20.240.070.) High relevance
  • Brea Zoning Code (§ 20.206.020) High relevance
  • Brea Zoning Code (§ 20.232.010) High relevance
  • Brea Zoning Code (section shall) High relevance
  • Brea Zoning Code (§ 20.408.040) High relevance
  • Brea Zoning Code (§ 20.206.170) High relevance
  • Brea Zoning Code (§ 20.408.040) High relevance
  • Brea Zoning Code (§ 20.206.160) High relevance
  • Brea Zoning Code (§ 20.206.060.) High relevance
  • Brea Zoning Code (§ 20.220.040) High relevance
  • Brea Zoning Code (§ 20.259.020.) High relevance
  • Brea Zoning Code (§ 20.248.050.) High relevance
  • Brea Zoning Code (§ 20.08.040) High relevance
  • Brea Zoning Code (§ 20.212.030.) High relevance
  • Brea Zoning Code (§ 20.260.020.) High relevance
  • Brea Zoning Code (§ 20.256.020.) High relevance
  • Brea Zoning Code (section shall) High relevance
  • Brea Zoning Code (§ 20.240.060.) High relevance
  • Brea Zoning Code (§ 20.276.040.) High relevance
  • Brea Zoning Code (§ 20.276.030.) High relevance
  • Brea Zoning Code (§ 20.263.020.) High relevance
  • Brea Zoning Code (§ 20.212.010) High relevance
  • Brea Zoning Code (§ 20.252.020.) High relevance

Cited sections

Frequently asked questions

What can I build on an R‑1 (5,000) lot in Brea?

Single‑family homes are the principal use; you must meet minimum lot size (5,000 sq ft), width (50–65 ft), and depth (90 ft), keep a 15 ft front setback (23 ft to a garage door), and stay under 35 ft in height (detached accessory structures ≤18 ft). ADUs/JADUs are allowed per code and state law. See § 20.212.040.

What are the basic R‑1 standards (non‑5,000 version)?

The R‑1 district sets at least 7,200 sq ft lot area, 60/70/75 ft minimum widths, 100 ft depth, 25 ft front yard, and 35 ft height. ADUs and two‑unit developments are referenced to Chapters 20.52 and 20.56. See § 20.208.040.

How dense can hillside (HR) property be?

Density depends on average slope: up to 2.2 du/ac at ≤10% slope and as low as 1 du/20 ac above 30%. Detached units must respect pad‑edge setbacks by pad size; heights are generally ≤35 ft (detached) and ≤45 ft (attached). See §§ 20.206.060 and 20.206.170–.180.

What are R‑3 setbacks and heights?

Minimum lot area is 10,000 sq ft; density is 1 unit per 1,750 sq ft of lot area. Heights step with proximity to lower‑density zones (35/50/75 ft tiers); typical setbacks: 15 ft front, sides 5–10 ft (more with height), and 15 ft rear. See § 20.220.040.

Do I need a special review for Mixed‑Use projects?

Yes—mixed‑use projects follow § 20.258.030 for integration and the zone’s development tables; most also require plan/design review under § 20.408.040. MU‑I favors vertical mixing in Downtown Brea/Birch Street. See §§ 20.258.010–.030 and § 20.408.040.

What buffers apply if my industrial site is near homes?

M‑1 and M‑2 add deep yards and often require a CUP within 300 ft of residential neighborhoods; M‑2 also adds a 50 ft yard when abutting some districts and special separations for hazardous uses. See §§ 20.252.040–.050 and 20.256.040–.050.

How do overlays like FP (flood) or SGS (geologic) affect projects?

They add technical requirements on top of your base zone—FP requires compliance with Title 18 floodplain rules in FEMA‑mapped areas, and SGS requires a geological study before filing certain applications. See §§ 20.276.030–.050 and 20.280.010–.040.

Can I keep horses on my lot?

Only in the E Equestrian Overlay (Olinda Village) and with standards: minimum 1 acre, up to 4 horses (plus 1 per extra 15,000 sq ft), and specific setbacks for barns/pastures. See § 20.263.040.

Where do I find whether my site is in a Planned Community?

Check the Official Zoning Map for the P‑C label; if so, the adopted Planned Community Master Plan sets your uses and standards. See § 20.272.020–.030.

Are two‑unit (SB 9) projects allowed in single‑family zones?

Yes, under Chapter 20.56 with objective standards and ministerial review if eligibility criteria are met (and not in disallowed locations). See §§ 20.56.010–.030.

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