Bellevue Zoning & Land Use Guide
Key Zoning Facts
Bellevue Zoning Overview
Bellevue is Nebraska's third-largest city, located in the Omaha metropolitan area in Sarpy County. The city is home to Offutt Air Force Base, which serves as the headquarters of U.S. Strategic Command and is the primary economic driver for the community. Bellevue is also one of the oldest continuously settled communities in Nebraska, with a historic downtown district along the Missouri River bluffs.
The city's zoning code reflects a mix of older established neighborhoods near the base and downtown, and newer suburban development to the south and west. Bellevue has worked to balance military compatibility with civilian growth, particularly around the air base where noise zones and safety areas influence land use decisions.
Key Zoning Districts
Bellevue uses R-1 through R-4 residential districts, C-1 through C-3 commercial districts, and industrial zones. The city also has an Offutt Air Force Base compatibility overlay that restricts certain land uses in noise-sensitive and safety areas near the installation.
ADU Regulations
Bellevue allows accessory dwelling units under local ordinance in certain residential zones. Nebraska does not have a statewide ADU law, so local size, parking, and occupancy requirements apply. Contact the Planning Department for specific standards.
Development Process
Development in Bellevue involves building permit application, plan review, and inspections. The Planning Commission and City Council handle rezoning and subdivision approvals.
Regulatory Layers That Apply in Bellevue
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
State — Nebraska
- Building Code: No mandatory statewide residential code; local adoption
County — Sarpy County
- Role: Property records, tax assessment, unincorporated area planning
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 8,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 6 ft
- Rear Setback
- 25 ft
- Min Lot
- 6,000 sq ft
- Max Height
- 45 ft
- Front Setback
- 25 ft
- Side Setback
- 10 ft
- Rear Setback
- 25 ft
- Min Lot
- None
- Max Height
- 50 ft
- Front Setback
- 10 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in Bellevue
- Max Size
- 700 sq ft
- Max Height
- 20 ft
- Rear Setback
- 5 ft
- Side Setback
- 5 ft
- Parking
- 1 off-street space required
- Owner Occupancy
- Owner must occupy primary dwelling
- Permit Timeline
- 3-5 weeks
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Bellevue are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Bellevue permit fees →