Local zoning · Buena Park

Buena Park — Land Use

Q: What are Buena Park setback requirements?

Setbacks for the RS zones are in § 19.320.010 : Front yard 20 ft , Rear yard 25 ft (with limited reduction options), Side yard 5 ft in RS‑6/RS‑8 and 10 ft in RS‑10/RS‑16. For RM zones and mixed‑use zones see § 19.420.010 and the applicable development standards chapter for the zone .

Q: Where are the official uses listed for commercial and industrial zones?

See Table 19.512.010 (Uses Permitted — Commercial and Industrial Zones) which lists specific commercial, retail, office, health, and industrial uses and the symbol for the zone(s) they are allowed in; the meanings of the symbols are defined in § 19.312.010 .

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

Ask a question free See coverage

Last reviewed: July 1, 2026

Overview

This page explains how the City of Buena Park's zoning ordinance controls land use: which activities are allowed in each zone, how the uses are shown in the Uses Permitted tables, and where the major overlays and special zones alter those rules. The core rules are in the Uses Permitted chapter and the zone tables (e.g., Table 19.312.010, Table 19.512.010, Table 19.712.010) and are implemented with site-specific development standards. Uses are marked P, C, I, etc., and the symbol meanings and conditional-use process are defined in § 19.312.010 .

Note: This page stays strictly on land‑use rules in the Buena Park Zoning Ordinance (Title 19 in the uploaded materials). For building code or permit procedures see the California Building Standards Code and the city's permitting pages.

How Buena Park organizes land use (quick rules)

The allowed uses for each zone are shown in a Uses Permitted table for that zone (example: Table 19.312.010 for single‑family zones). The symbol definitions (P, C, I, Ci, Pc, T, D) and the conditional use referral process are set out in § 19.312.010 .
A use marked P is automatically permitted if the project meets the development standards; a use marked C is allowed only if approved through the conditional use procedure referenced in § 19.128.020 (as shown in the tables) .
When a property is inside an overlay (for example the Parking Overlay or NC Overlay) the overlay’s matrix can add or restrict uses; see § 19.312.020 and § 19.512.030 respectively .
Development standards (setbacks, height, lot coverage, spacing) control whether a permitted use can be built as proposed — check the development standards chapters (examples: § 19.320.010 for RS setbacks, § 19.316.030 for RS height, § 19.316.040 for RS lot coverage) . If your project triggers design or site review you should consult the design review procedures as well .
Parking requirements (and exemptions in some residential cluster/cottage types) can change whether a use actually fits on a lot — see the parking rules referenced in the tables and the overlay rules for parking exceptions .

District-by-district breakdown

Each subsection below names the actual Buena Park zone designation, states its purpose, typical permitted uses (high‑level), key dimensional standards explicitly stated in the code, and where / how the zone is applied or constrained. All requirements below are drawn from the local ordinance and cite the controlling section.

RS-16 — Select Estate Residential Zone

Purpose: Preserve large‑lot single‑family, park‑like hillside lots (established zones list) § 19.104.040 .
Typical permitted uses: site-built single‑family dwellings (marked P) and accessory residential uses; some uses (e.g., churches) appear as conditional/incidental per the uses table Table 19.312.010 and related notes § 19.312.010 .
Key dimensional standards: Front yard 20 ft, Rear yard 25 ft, Side yard (RS‑16) 10 ft (setbacks for RS zones are in § 19.320.010) and max height 2 stories / 30 ft in RS zones (§ 19.316.030) .
Where it applies: Mapped where the Zoning Map shows RS‑16; consult the zoning map and the City for parcel specifics (see § 19.104.040) .

RS-10 — Estate Residential Zone

Purpose: Large-lot single‑family near golf courses and similar settings § 19.104.040 .
Typical permitted uses: Single‑family dwellings (P); manufactured homes allowed P per table Table 19.312.010 .
Key dimensional standards: same RS setbacks reference: Front 20 ft; Side 10 ft (RS‑10); Rear 25 ft per § 19.320.010; coverage limit 40% (single‑family building coverage rule § 19.316.040) .
Where it applies: Mapped RS‑10 parcels; consult the zoning map and staff for parcel-level interpretation.

RS-8 — Suburban Residential Zone

Purpose: Medium lot single‑family § 19.104.040 .
Typical permitted uses: Single‑family dwellings (P); cottage cluster (in some cases P or C depending on table notes) — see Table 19.312.010 and Chapter 19.348 cluster rules .
Key dimensional standards: Front 20 ft; Side (RS‑8) 5 ft; Rear 25 ft per § 19.320.010; coverage 40% and height 2 stories / 30 ft (§ 19.316.030, § 19.316.040) .
Where it applies: Standard RS‑8 map areas; cottage cluster special site requirements in Chapter 19.348 (see § 19.348.020 for clusters) .

RS-6 — One‑Family Residential Zone

Purpose: Moderate/minimum‑sized single‑family lots § 19.104.040 .
Typical permitted uses: Single‑family dwellings (P); accessory residential uses; some temporary or incidental public uses are allowed per table Table 19.312.010 .
Key dimensional standards: Front 20 ft; Side (RS‑6) 5 ft; Rear 25 ft (subject to rear‑yard reduction rules in § 19.320.010) and max height 2 stories / 30 ft (§ 19.316.030, § 19.320.010) .
Where it applies: Mapped RS‑6 parcels; SB‑9 (Two‑Unit/lot split) procedures are implemented in § 19.308.060 and related sections — consult § 19.308.060 for SB‑9 rules .

RMH — Mobile Home Park Zone

Purpose: Mobilehome communities and related services § 19.104.040 .
Typical permitted uses: Mobilehome park units and park services; accessory structures identified in multi‑family tables Table 19.412.010 .
Key dimensional standards: RMH has special requirements in Chapter 19.448 (see cross‑references in the uses tables) — consult § 19.448.010 (referenced in the tables) for site details; multifamily building coverage and floor area standards are in § 19.416.070 and § 19.416.060 .
Where it applies: Mapped RMH properties; park conversions and density have additional rules in Division 4.

RM‑10 and RM‑20 — Multifamily Residential Zones

Purpose: RM‑10 (low‑density multifamily) and RM‑20 (medium density) to locate apartments/condos near services § 19.104.040 .
Typical permitted uses: Apartments, condominiums, group quarters; accessory residential uses — see Table 19.412.010 for enumerated uses and limitations (e.g., emergency shelter entries as incidental or conditional) .
Key dimensional standards: RM setbacks and encroachments are set in § 19.420.010 (minimum front/side/rear yards generally 10 ft in RM‑10/RM‑20 with special rules for buildings >30 ft), unit floor area minima in § 19.416.060, and max coverage 45% in § 19.416.070 .
Where it applies: Mapped RM‑10 and RM‑20 areas; see zoning map and consult Planning for parcel‑level density/parking application.

CO, CS, CG, CR — Commercial Zones (selected)

Purpose: Commercial zone flavors are explicitly defined: CO (Office), CS (Community Shopping), CG (Commercial General), CR (Regional Commercial) in § 19.104.040 .
Typical permitted uses: The full list is in Table 19.512.010 — professional offices (CO), retail and shopping centers (CS), broad retail/service uses (CG), and more intensive regional uses in CR (many C or Pc entries; drive‑through and entertainment uses have special rules) .
Key dimensional standards: Commercial development is checked against site standards (setbacks, parking, landscape) and specialty chapters (e.g., master plan areas in Chapter 19.556 for large CR centers) — see § 19.556.050 for master plan development standards and § 19.616.010 for building enclosure rules .
Where it applies: Mapped commercial districts; CR can include Master Plan Areas North/South with additional restrictions and allowances (Chapter 19.556) .

CM, MR, ML, MH — Industrial / Commercial‑Manufacturing Zones

Purpose: Ranges from CM (commercial manufacturing) to ML (light industrial) and MH (heavy industrial) — definitions in § 19.104.040 .
Typical permitted uses: Manufacturing, warehousing, research/manufacturing, and certain wholesale or light industrial processes as listed in Table 19.512.010; many items are C or Pc depending on proximity to residential zones .
Key dimensional standards: Industrial uses must meet buffering, screening, and parking standards (see Division 12 references in the tables and § 19.616.010 for required enclosures) .
Where it applies: Mapped industrial areas; Neighborhood Commercial Overlay (NC) can reclassify allowed industrial/commercial uses along Commonwealth Ave (see § 19.512.030) .

GMU, CBPMU, EMU, COMU — Mixed‑Use Zones

Purpose: These mixed‑use zones require integrated multiple uses (vertical or horizontal). Examples: GMU (General Mixed‑Use), CBPMU (Central Buena Park MU), EMU (Entertainment MU), COMU (Commercial Office MU) — described in § 19.704.020 and supporting tables .
Typical permitted uses: Ground‑floor commercial (retail, restaurants), upper‑floor residential and offices; emergency shelters may be P in mixed‑use zones per the mixed‑use tables Table 19.712.010 .
Key dimensional standards: Heights and stories are controlled in § 19.716.030 (GMU/CBPMU: 4 stories / 45 ft within 50 ft of RS zones; up to 5 stories / 55 ft farther than 50 ft; COMU and EMU have their own height rules) and ground‑floor floor‑to‑floor height rules for storefronts (§ 19.716.030) .
Where it applies: Mapped mixed‑use corridors and districts; CBPMU requires at least two uses in a project and prohibits single‑use projects in that zone (§ 19.704.020 and CBPMU description) .

OS and OR — Open Space / Recreational Open Space

Purpose: OS (Open Space) and OR (Recreational Open Space) preserve parks and recreation uses § 19.612.010 .
Typical permitted uses: Public parks, playgrounds, golf courses, community recreation centers; many recreation uses are P or C depending on intensity — see Table 19.612.010 .
Key dimensional standards: OR minimum lot size 217,800 sq ft, OS building coverage 5%, OR coverage 10% per § 19.608.010 and § 19.616.040 .
Where it applies: Large mapped open space parcels; check Zoning Map and General Plan consistency.

AR — Amusement Resort Zone (Special Zone)

Purpose: Protect and regulate major tourist/recreational attractions (very specific circumstances) § 19.704.020 and Special Zone language in the Special Zone chapter; AR is limited and used only where extraordinary conditions exist .
Typical permitted uses & standards: Governed by special findings and master plan processes in the Code; see the AR description for eligibility and process § 19.704.020 .
Where it applies: Only where the Council has adopted an AR designation.

PD — Planned Development

Purpose: Project‑specific standards and uses determined by public hearing and PD approval (uses and intensities are set at PD approval; see table notes) Table 19.312.010 and § 19.312.010 .
Typical permitted uses: Determined by PD implementing ordinance; in many tables PD entries are shown as C or “varies” and cross‑referenced to PD chapter.
Key dimensional standards: Set at PD approval and controlled by the PD's conditions and the General Plan; check PD ordinances.

Quick reference table — decision‑relevant extracts

Topic	Short rule you need	Code reference
How to read the uses table	Symbols P/C/I/Pc/Ci/T are defined and govern if a use is automatically allowed or requires a Conditional Use Permit	§ 19.312.010
Single‑family setbacks	Front 20 ft, Rear 25 ft, Side RS‑6/RS‑8 = 5 ft, RS‑10/RS‑16 = 10 ft	§ 19.320.010
Single‑family height	Max 2 stories / 30 ft for detached houses	§ 19.316.030
Single‑family lot coverage	Max 40% building coverage	§ 19.316.040
Multifamily coverage	min./max floor area & coverage: Unit minimums in § 19.416.060, max coverage 45%	§ 19.416.060, § 19.416.070
Mixed‑use height near RS	GMU/CBPMU within 50 ft of single‑family: 4 stories / 45 ft; beyond 50 ft higher heights allowed with limits	§ 19.716.030
Overlays that change uses	Parking Overlay (P) allows parking as a primary use; NC Overlay alters allowed uses on Commonwealth Ave	§ 19.312.020, § 19.512.030
Conditional uses	A C entry requires a CUP and review under § 19.128.020	Tables cite § 19.128.020 (see uses tables)

Checklist — What an applicant must confirm before proposing a use

The proposed activity is shown as P (permitted), Pc, I, or C in the applicable Uses Permitted table for the zone (see Table 19.312.010, Table 19.512.010, Table 19.712.010 and § 19.312.010) .
If the use is C, prepare a Conditional Use Permit application complying with § 19.128.020 and any use‑specific standards called out in the uses table (e.g., restaurants with liquor, carwashes) .
Check applicable overlays (Parking, NC, Agricultural, etc.) — overlays can add, limit, or substitute allowed uses (§ 19.312.020, § 19.512.030, § 19.312.030) .
Verify dimensional compliance: setbacks (§ 19.320.010), height (§ 19.316.030 or § 19.716.030 for mixed‑use), lot coverage (§ 19.316.040/§ 19.416.070) .
Confirm parking adequacy or eligibility for an exemption (some cottage clusters, transit proximate projects) — see the parking chapter and special cluster rules (link to parking) .
Check whether design review or site plan review is required (see the design review rules and site plan chapters) .
Review other land‑use special standards (e.g., emergency shelters § 19.348.070, automobile service special sections, indoor swap meet rules), and prepare required studies (traffic, environmental) if triggered .
For housing projects check SB‑9 ministerial standards or ADU rules as applicable (see § 19.308.060 for SB‑9 and the city ADU chapter) and consult the ADU guidance .
If the site has nonconforming uses, check the nonconforming chapter and consider a variance or adjustment if necessary (see Nonconforming Uses and § 19.128.080 for adjustments) .

Risks & Ambiguities

Issue	Why it matters	What to verify
“C” vs “P” entries in the uses tables	A C use requires discretionary CUP review and conditions; relying on an incorrect symbol delays project	Confirm the table cell for the exact zone and use in the appropriate table (e.g., Table 19.312.010 or Table 19.512.010); CUP authority is § 19.128.020 (table footnotes reference this)
Overlay rules that change the baseline	Overlays like NC change what is permitted on the same parcel — a use that is P in the underlying zone may be disallowed or conditional in an overlay	Check if the parcel is mapped with an overlay (Zoning Map) and read the overlay matrix (§ 19.512.030 for NC; § 19.312.020 for Parking Overlay)
Parcel‑specific PD or Master Plan conditions	PD or Master Plan approvals can override standard uses and development standards	Review the PD ordinance/master plan text recorded against the parcel and consult Chapter 19.556 for CR Master Plan areas (Master Plan deviations described there)
“Incidental” or “Ci” entries	An I or Ci use depends on the primary use on site — misinterpreting can cause unauthorized use	Verify whether the use is accessory/incidental and check the primary use status; see definitions and accessory use rules in § 19.312.010 and the accessory use definition references
Height and proximity to RS zones in Mixed‑Use	Height allowances for mixed‑use zones change within 50 ft of single‑family zones and can require a CUP	Confirm the distance to adjacent RS parcels and use § 19.716.030 height tables and measurement rules

Plain‑English Summary

Buena Park controls what you can build by zone tables: look up your parcel’s zone, read the Uses Permitted table to see whether your activity is P (allowed) or C (needs a Conditional Use Permit), then check the development standards for setbacks, height, coverage, and parking. Always confirm overlays and any project‑specific PD or Master Plan rules; when in doubt, verify with the Planning Department. Key starting sections: § 19.312.010 and the zone tables plus setback and height sections § 19.320.010, § 19.316.030, § 19.716.030 .

Information Gaps

Parcel‑level zoning map excerpt and recorded PD/master plan documents are not included in the retrieved materials — Verify with the City for parcel mapping and PD conditions. Not found in retrieved materials.
The ordinance contains many use‑specific special standards (e.g., carwash, hotel, liquor service) referenced as cross‑sections (e.g., 19.552.xxx) but the full texts of those specialty sections were not included in the search extracts — consult the specific chapters for use‑specific limits. Not all special‑use sections were present in the retrieved excerpts.

Source References

Uses permitted general rule: § 19.312.010
Single‑family uses table and notes: Table 19.312.010 (Uses Permitted — Single‑Family)
Residential setbacks: § 19.320.010 (Setbacks in RS zones)
Residential height and RS limits: § 19.316.030 (Height in RS zones)
RS lot coverage: § 19.316.040 (Building Coverage for single‑family zones)
Multifamily standards: § 19.416.060 and § 19.416.070 (unit floor area; coverage)
Mixed‑use descriptions and requirements: § 19.704.020 and Table 19.712.010 (GMU/CBPMU/EMU/COMU)
Mixed‑use height limits: § 19.716.030 (Height limits — Mixed‑Use)
Commercial & industrial uses table: Table 19.512.010 (Uses Permitted — Commercial & Industrial)
Overlays: Parking Overlay § 19.312.020, NC Overlay § 19.512.030
Agricultural Overlay and A‑overlay rules: § 19.312.030
Cluster / cottage standards and SB‑9: § 19.348.020 and § 19.308.060 (SB‑9 / two‑unit developments)
Conditional uses / adjustment procedures referenced in the tables: § 19.128.020 (CUP reference in tables) and § 19.128.080 (Adjustment)
Emergency shelters: § 19.348.070 (standards for shelters)

Sources

Retrieved passages

Buena Park Zoning Code (Section 19.552.112.) High relevance
Buena Park Zoning Code (Title 19) High relevance
Buena Park Zoning Code (Chapter 19.312.) High relevance
Buena Park Zoning Code (Section 19.552.112.) High relevance
Buena Park Zoning Code High relevance
CBC § 4 (§ 4) High relevance
Buena Park Zoning Code (§ 19.348.070.) High relevance
Buena Park Zoning Code (§ 19.312.020.) Medium relevance
Buena Park Zoning Code (section may) High relevance
Buena Park Zoning Code (§ 19.420.010.) High relevance
Buena Park Zoning Code (section and) High relevance
Buena Park Zoning Code (Chapter 19.320.) High relevance
Buena Park Zoning Code (§ 18) Medium relevance
Buena Park Zoning Code (section may) Medium relevance
Buena Park Zoning Code (§ 19.316.040.) Medium relevance

Cited sections

Official Buena Park code library

Frequently asked questions

What can I build on an R-1 (RS‑6/RS‑8/RS‑10/RS‑16) lot in Buena Park?

You must check the Uses Permitted table for the specific RS designation on your parcel; in general site‑built single‑family dwellings are permitted (P) and accessory residential uses follow the accessory‑use definitions. Setbacks and dimensional limits apply: front 20 ft, rear 25 ft, side 5 ft (RS‑6/RS‑8) or 10 ft (RS‑10/RS‑16), max 2 stories/30 ft height, and 40% max building coverage for RS zones — see § 19.312.010, § 19.320.010, § 19.316.030, and § 19.316.040 .

What are Buena Park setback requirements?

Setbacks for the RS zones are in § 19.320.010: Front yard 20 ft, Rear yard 25 ft (with limited reduction options), Side yard 5 ft in RS‑6/RS‑8 and 10 ft in RS‑10/RS‑16. For RM zones and mixed‑use zones see § 19.420.010 and the applicable development standards chapter for the zone .

Do I need a Conditional Use Permit (CUP) in Buena Park?

If the use is shown as C in the applicable Uses Permitted table it is eligible only via the conditional use procedure and is not automatically permitted; the tables reference § 19.128.020 for the CUP procedure and the table footnotes explain special limits (e.g., proximity to residential zones) .

Where are the official uses listed for commercial and industrial zones?

See Table 19.512.010 (Uses Permitted — Commercial and Industrial Zones) which lists specific commercial, retail, office, health, and industrial uses and the symbol for the zone(s) they are allowed in; the meanings of the symbols are defined in § 19.312.010 .

How do overlays (like the NC Overlay) change permitted uses?

Overlays contain their own use matrix and special rules. For example the NC Overlay has Table 19.512.030 that modifies permitted/conditional status for certain industrial and retail uses along Commonwealth Avenue; the Parking Overlay allows parking as a primary use on mapped parcels (§ 19.312.020, § 19.512.030) .

Are there special rules for mixed‑use height near single‑family neighborhoods?

Yes—mixed‑use height caps depend on proximity to RS zones: for GMU/CBPMU within 50 ft of a single‑family zone the limit is 4 stories / 45 ft; further than 50 ft higher limits apply (see § 19.716.030) .

Can I do an emergency shelter in Buena Park?

Emergency shelters have detailed standards — some zones allow them as permitted or incidental uses; specific operational and spacing rules are in § 19.348.070 (e.g., minimum floor area per person, maximum stay, parking ratios) and the shelters may be allowed in certain residential and mixed‑use zones per the uses tables .

Where do I find development standards (setbacks, height, coverage) for a proposed use?

Primary development standards are in the development standards chapters: RS setbacks § 19.320.010, RS heights § 19.316.030, single‑family coverage § 19.316.040, multifamily standards § 19.416.060/070, mixed‑use height § 19.716.030. Also consult the city's development standards pages for consolidated guidance .

Does Buena Park allow ADUs and where do I look for rules?

ADUs are governed both by state law and the city’s implementing standards; two‑unit projects and lot splits under SB‑9 are implemented in § 19.308.060 and related ADU sections (see the city ADU chapter and the ADU page for local standards and links to state law) .

Ask about any Buena Park property

Get a cited, plain-English answer on Buena Park zoning, setbacks, FAR, ADUs and permits — for any address.

Start Free Trial