Local zoning · El Segundo

El Segundo — Land Use

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the El Segundo Zoning Code (commonly titled the city's Zoning Code / Title 15 in the municipal numbering) allows and requires about land use: which uses are permitted or conditional in each zone, where accessory dwelling units (ADUs) fit, how overlays and specific plans interact with base zones, and the key site standards that typically govern whether a proposed use is allowable. The narrative below interprets the Zoning Code language; where the Code sets a rule I give the controlling code paragraph (the § number) and the ordinance source file. See the city's El Segundo Development Standards and El Segundo Parking pages when preparing drawings and parking calculations; check El Segundo Design Review if your project may require discretionary design review. The Zoning Code is the primary authority for allowed uses and approvals in El Segundo (Title: Zoning Code) § 15-1-1 .

NOTE: Wherever I summarize a specific numerical standard I cite the controlling §. If a numeric standard or rule cannot be confirmed in the retrieved materials, I explicitly state "Not found in retrieved materials" and flag what to verify with the City.

How the Code organizes land uses

  • Base zones include R-1, R-2, R-3, C-2, C-3, C-4, CO, MU-N, MU-S, M-1, M-2, P-F, O-S, P, and others; specific plans (e.g., Smoky Hollow, Downtown DSP) and overlay districts (e.g., MDR, MMO, MU-O, H-O) layer additional rules on top of base zones § 15-3-2 and the zoning map list . The Zoning Code is permissive: only uses listed (or allowed via an administrative or discretionary permit) are allowed § 15-1-3 .

  • Residential permitted uses are consolidated in a land-use table for R-1/R-2/R-3 (Table No. 1) § 15-4A-1 . Industrial permitted uses are summarized in a comparable table for M-1/M-2 § 15-6A-1 .

  • Accessory dwelling units (ADUs) are allowed by right in any zone where residential uses are allowed; ADU-specific rules and development standards are in Article 15-4E § 15-4E-2 and § 15-4E-3 .

District-by-district breakdown

Each subsection below gives purpose, typical permitted uses, and key dimensional/site standards as stated in the El Segundo Zoning Code. Where a full table exists, I point you to it.

R-1 (Single-Family Residential)

  • Purpose: To implement the Single‑Family General Plan designation and promote single-family homes § 15-4B-1 .
  • Typical permitted uses: Single-family dwellings, Accessory dwelling units (ADUs) (allowed by right where residential is permitted), accessory structures, family/daycare uses noted in Table No.1 § 15-4A-1, § 15-4E-2 .
  • Key site standards (high level): For lots >25 ft wide rules in § 15-4B-3 apply (setback/parking/lot coverage rules; e.g., maximum lot coverage and lot-specific rules) — see § 15-4B-3 for full standards; parking minimums reference chapter 15 (off‑street parking) § 15-4B-3, § 15-4B-3 (parking reference) .
  • Where it applies: single-family neighborhoods per the zoning map; permitted uses listed in Table No. 1 § 15-4A-1 .

R-2 (Two‑Family Residential)

  • Purpose: Implements Two‑Family land use policies; allows duplexes and two-unit forms § 15-4A-1 .
  • Typical permitted uses: Two-family/duplex dwellings, ADUs (accessory), renting rooms, some group care uses as indicated in Table No.1 § 15-4A-1 .
  • Key standards: See Table No.1 and the applicable site development standards sections (R‑zone standards) § 15-4A-1 .

R-3 (Multi‑Family Residential)

  • Purpose: Supports multi‑family and higher density residential consistent with the General Plan § 15-4A-1 .
  • Typical permitted uses: Multi‑family dwellings, mobile or manufactured homes, certain lodging uses, micro‑units (where allowed per chapter 15‑13C) — Table No.1 lists P/CUP/A for specific uses § 15-4A-1, § 15-13C-2 .
  • Key standards: Multi‑family site development standards include open space, parking, building wall modulation and lot coverage limits; see multi‑family development standards (e.g., building wall modulation, modulation triggers, open space minima) § 15-4A and related subsections such as wall modulation tables § 15-4A (see examples in the code excerpts) .

MU-N (Urban Mixed Use North)

  • Purpose: Implements Urban Mixed Use North policies § 15-5F-1; intended to allow a mix of residential and commercial uses compatible with the location .
  • Typical permitted uses: Project-specific permitted uses are listed in the MU‑N article (commercial/residential mix). See § 15-5F-2 for the permitted uses table (article F) — full table text is in the MU article § 15-5F-2 .
  • Key standards: Site development standards are in § 15-5F-3 (setbacks, height, FAR, landscaping and parking references to other chapters) § 15-5F-3 .

MU-S (Urban Mixed Use South)

  • Purpose & standards: MU‑S is referenced in the code (e.g., nonconforming expansion rules that treat MU‑S specially), but a full MU‑S article text was Not found in retrieved materials; verify the MU‑S permitted uses and standards in the City's zoning text directly Not found in retrieved materials; see the Zoning Map and specific MU‑S article if present on the official code site .

CO (Corporate Office), C‑2 / C‑3 / C‑4 (Commercial zones)

  • Purpose: Commercial and office zones structure retail, service, and office uses; specific permitted uses and whether a use is P/A/AUP/CUP are in the commercial tables (Table No.1 and other commercial use tables) § 15‑4A‑1 and related commercial table excerpts .
  • Typical permitted uses: Retail sales, personal services, restaurants (with CUP rules for drive‑throughs in certain locations), offices, fitness centers, financial institutions — table entries show P/A/CUP designations and notes (example: drive‑through restaurants require CUP east of PCH) § 15‑6A‑1 notes .
  • Key standards: Commercial parking and loading refer to chapter 15 (off‑street parking) and signage chapter; drive‑throughs and service stations often require CUPs; see the commercial tables § 15‑6A‑1 .

M-1 (Light Industrial) and M-2 (Heavy Industrial)

  • Purpose: Regulate light and heavy industrial activities and related commercial support uses § 15‑6A‑1 .
  • Typical permitted uses: Research & development, wholesale, certain offices, fitness centers, medical-lab uses — many uses in the industrial tables are permitted in M‑1 and conditional in M‑2 (or vice versa); see Table No.1 for details § 15‑6A‑1 .
  • Key standards: M‑2 has stricter restrictions (e.g., nonconforming vacancy/upgrade rules, 6‑month vacancy rule for M‑2) § 15‑21‑7 . Setbacks for industrial may include long buffers where adjacent to residential; see the industrial article for exact setback rules Noted in industrial articles .

P-F (Public Facilities)

  • Purpose: Provide space for public/quasi‑public community facilities and protect those lands from intrusion § 15‑10‑1 .
  • Typical permitted uses: Government buildings, schools, public parking, flood control, public recreation, utilities are permitted § 15‑10‑2 .
  • Key standards: Lot area: no minimum; height/setbacks: measured as averages of abutting zones in many cases; landscaping minimums tied to chapter 15A; parking references chapter 15 § 15‑10‑5, § 15‑10‑3, § 15‑10‑6 .

O‑S (Open Space) and P (Automobile Parking)

  • Purpose & uses: Open space and dedicated parking districts are listed on the zoning map; uses are limited to public recreation, open space, or parking functions per the zone captions § 15‑3‑2 and the zoning map list .

Specific Plans and Overlay Districts

  • Specific plans such as Smoky Hollow, Downtown Specific Plan, Aviation SP, Corporate Campus SP, and others function as zoning within their boundaries; their district lists and names are codified in § 15‑3‑2 .
  • Overlays: MDR (Medium Density Residential Overlay), MMO (Multimedia Overlay), MU‑O (Mixed‑Use Overlay), H‑O (Housing Overlay) and others are listed on the zone table; overlay rules may supersede or supplement base zone rules — see the overlay table/listing § 15‑3‑2 . See the El Segundo Overlay Districts page for policy-level summaries.

Quick reference table — common, decision‑relevant items

District Common permitted / conditional uses (short) Key decision standards / triggers Code Reference
R-1 Single‑family dwellings; ADUs allowed by right Lot‑width rules, setbacks, parking 1 space/bedroom or per § 15-4B-3; accessory limits § 15‑4B‑3 § 15‑4B‑1, § 15‑4B‑2, § 15‑4B‑3
R-2 / R-3 Duplexes, multi‑family, micro‑units (where allowed) Table No.1 use matrix; open space & wall modulation for multi‑family § 15‑13C, modulation rules § 15‑4A § 15‑4A‑1, § 15‑13C‑2
MU‑N / MU‑S Mixed residential + commercial; project‑specific mixes MU articles set height, FAR, setbacks; design review frequently applies § 15‑5F‑1 (MU‑N)
C‑2 / C‑3 / C‑4 / CO Retail, services, offices; restaurants (drive‑throughs often CUP) Parking per chapter 15; drive‑throughs CUP east of PCH § 15‑6A‑1 note § 15‑6A‑1
M‑1 / M‑2 Light/heavy industrial, R&D, wholesale M‑2 has stricter vacancy & nonconforming rules; CUPs commonly required § 15‑21‑7 § 15‑6A‑1, § 15‑21‑7
P‑F Public buildings, public parking, utilities, flood control Lot area (no minimum), height/setbacks by averaging abutting zones § 15‑10‑5 § 15‑10‑2 – § 15‑10‑6

How to read the use tables (practical guidance)

  • The land‑use tables use codes: P = Permitted, A = Accessory, AUP = Administrative Use Permit, CUP = Conditional Use Permit, N = prohibited. The legend and Table No.1 are in § 15‑4A‑1 and related table notes for industrial/commercial tables § 15‑6A‑1 .
  • If a use is not listed, it is not permitted except where the Director may approve “other similar uses” per chapter 22 (administrative interpretations) § 15‑1‑3; chapter 15‑22 references .
  • For parking requirements, consult chapter 15 and the El Segundo Parking page; the Zoning Code repeatedly references chapter 15 for off‑street parking minimums (e.g., § 15‑10‑7, § 15‑4B‑3 etc.) .

Checklist (what an applicant must satisfy before a use is allowed)

  • Confirm the base zone of the parcel on the official zoning map and identify overlays or specific plans § 15‑3‑2 .
  • Verify the use appears as P, A, AUP, or CUP in the applicable table (Table No.1 or the industrial/commercial table) § 15‑4A‑1, § 15‑6A‑1 .
  • If CUP/AUP required, prepare findings and submittal per chapter 23/24 (use permit chapters) § references in permit chapters Not found in retrieved materials for full chapter citation; verify in the full code text. .
  • Meet the applicable site development standards (setbacks, height, lot coverage, open space, wall modulation) in the zone article — reference the specific zone section (e.g., § 15‑4B‑3 for R‑1) .
  • Provide off‑street parking and loading per Chapter 15 and calculate shared mobility or special‑use parking where applicable; consult the El Segundo Parking page § 15‑15 references .
  • Confirm whether design review is required and submit design documents per El Segundo Design Review procedures Not found in retrieved materials for the exact design review trigger—verify with Planning staff. .
  • If proposing an ADU, follow § 15‑4E‑2 and § 15‑4E‑3 ADU development standards and state ADU law; see the El Segundo ADUs and California ADU law pages § 15‑4E-2 .
  • Address landscaping and screening per chapter 15A and the El Segundo Landscaping and Screening page § 15‑2‑14 references .
  • Check nonconforming use/building rules if the property or use pre‑dates the current code § 15‑21‑5 thru § 15‑21‑7 .

Risks & Ambiguities

Issue Why it matters What to verify
Use not explicitly listed in the table The Code is permissive; unlisted uses are not allowed except by interpretation or discretionary permit § 15‑1‑3 Confirm with the Director whether the use is a “similar use” under chapter 15‑22; ask for a written determination.
Overlays / Specific Plan controls Overlays and specific plans can supersede base zone rules; failing to apply them can lead to incorrect conclusions about permitted uses § 15‑3‑2 Verify overlay boundaries on the zoning map and read the specific‑plan/overlay text for special allowances or restrictions.
ADU exceptions vs. local development standards ADU rules are limited by state law but the local Code contains ADU development standards; conflicts can occur § 15‑4E‑3 Compare local ADU standards with current state ADU law; if state law preempts a local rule, the state standard applies. See California ADU law.
Averaging rules in P‑F and some setback rules P‑F often uses “average of abutting zones” for setbacks/height; measurements vary by context § 15‑10‑5 Confirm which adjacent parcels count for averaging and whether Planning will accept an alternative method.
Nonconforming use/expansion thresholds in industrial zones M‑2 has distinct vacancy and expansion rules that affect rehabilitation/expansion § 15‑21‑7 If proposing changes to a nonconforming building, verify allowed expansion percent and required upgrades with Planning.
Drive‑through restaurant location rule Drive‑throughs may be allowed only in certain places and often require CUP § 15‑6A‑1 notes Confirm whether the parcel is east of Pacific Coast Highway (PCH) or otherwise constrained; check the CUP trigger.

Plain-English summary

El Segundo’s Zoning Code lists allowed uses zone-by-zone in use tables (P/A/AUP/CUP). Single‑family, multi‑family, commercial and industrial uses follow those tables; ADUs are allowed in all residential zones but must meet local ADU standards § 15‑4E‑2. If a use is not listed you must get an administrative interpretation or a discretionary permit; overlays and specific plans can change what’s allowed on a parcel, so always check the zoning map and the specific‑plan/overlay text § 15‑3‑2 .

Source References

  • Zoning Code title and purpose: § 15-1-1 (Zoning Code title and intent) .
  • Residential uses table and note legend: § 15-4A-1 (Table No.1: R-1/R-2/R-3 permitted uses) .
  • R-1 single-family article: § 15-4B-1, § 15-4B-2, § 15-4B-3 (purpose, permitted uses, site development standards) .
  • ADUs: § 15-4E-2, § 15-4E-3 (ADU general requirements and development standards) .
  • Mixed‑Use North article: § 15-5F-1 (purpose; MU‑N article exists) .
  • Industrial uses table: § 15-6A-1 (M‑1/M‑2 permitted uses) .
  • Public Facilities zone: § 15-10-1 through § 15-10-6 (P‑F permitted uses, accessory uses, development standards) .
  • Zoning map, overlays, and specific plans list: § 15-3-2, zone list (MDR, MMO, MU‑O, H‑O, etc.) .
  • Nonconforming building/use rules and M‑2 special rules: § 15-21-5 through § 15-21-7 .
  • Cannabis prohibition across all zones: § 15‑13B‑2 (commercial cannabis prohibited) .
  • Micro‑units policy and locations: § 15‑13C‑1 through § 15‑13C‑4 .

(These citations reference the locally supplied El Segundo Zoning Code excerpts used to prepare this page; see the city’s official Zoning Code at the municipal code host for full un‑abridged text.)

Sources

Retrieved passages

  • El Segundo Zoning Code (chapter 22) High relevance
  • El Segundo Zoning Code (Article 15-4E) High relevance
  • El Segundo Zoning Code (chapter 22) Medium relevance
  • El Segundo Zoning Code (Chapter 4-16) Medium relevance
  • El Segundo Zoning Code (title related) Medium relevance
  • El Segundo Zoning Code (CHAPTER 4) Medium relevance
  • El Segundo Zoning Code (chapter 2) Medium relevance
  • El Segundo Zoning Code (title related) Medium relevance

Cited sections

Frequently asked questions

What can I build on an R-1 lot in El Segundo?

You can build a single‑family dwelling and customary accessory structures; Accessory Dwelling Units (ADUs) are allowed by right where residential uses are permitted, subject to ADU development standards § 15-4B-2, § 15-4E-2 .

What are El Segundo setback requirements for single‑family lots?

Setback and site development rules for single‑family lots are set out in the R‑1 article; for lots wider than 25 feet follow § 15-4B-3 for front/side/rear setbacks and related development standards — check the exact lot‑width subsection that applies to your parcel § 15-4B-3 .

Do I need a Conditional Use Permit (CUP) for a restaurant with a drive‑through?

Drive‑through restaurants are generally subject to CUP in the industrial/commercial tables and are specifically limited in location; the industrial table notes that drive‑through restaurants require a CUP in certain areas (e.g., east of Pacific Coast Highway) § 15-6A-1 note .

Are ADUs allowed everywhere in El Segundo?

Yes — ADUs are permitted by right throughout any zone where residential uses are permitted, subject to the ADU chapter's development standards § 15-4E-2, § 15-4E-3 . Verify state ADU preemption rules if you think a local standard conflicts with state ADU law; see California ADU law.

Where do I find required parking counts for a new use?

Off‑street parking minimums are set in Chapter 15 (the parking chapter); multiple zone articles reference Chapter 15 for parking numbers (e.g., § 15‑10‑7 for P‑F, R‑zone parking references) — consult the El Segundo Parking page and Chapter 15 in the code § 15-10-7 .

What if my proposed use isn't listed in the use table?

If a use is not listed it is not permitted unless the Director finds it is a similar use and authorizes it consistent with chapter 15‑22, or unless you pursue an administrative or discretionary permit. The Code is permissive: only listed uses (or those approved via the specified permit pathway) are allowed § 15-1-3 .

Does an overlay district change permitted uses?

Yes. Overlay districts and specific plans can add, limit, or modify permitted uses and standards in a base zone; always check whether a parcel sits in an overlay (e.g., MDR, MMO, MU‑O, H‑O) or a specific plan area § 15‑3‑2 .

Can I expand a nonconforming commercial building in M‑2?

There are special nonconforming and vacancy rules for M‑2. For example, a nonconforming building in M‑2 that is vacant for six consecutive months must be upgraded to code before re‑occupancy; expansion allowances are subject to the nonconforming chapter § 15‑21‑7 .

Are cannabis businesses allowed in any El Segundo zone?

No. The Code expressly prohibits commercial cannabis activities and cannabis establishments in all zones § 15‑13B‑2 .

Do wall modulation and façade rules apply to my multi‑family project?

Yes — the Code contains wall modulation, top‑story massing, and façade treatment rules for multi‑family and certain mixed‑use projects; consult the applicable zone’s development standards and specific modulation tables § 15‑4A examples and modulation tables in the code excerpts .

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