How does Offutt Air Force Base affect zoning in Bellevue?

Land within Offutt's Air Installation Compatible Use Zone is subject to additional height limits and noise/use-compatibility restrictions layered on top of the base zoning district, so any development near the base should be checked against the AICUZ study before a rezoning or building permit is pursued.

How do I find the zoning for a parcel in Bellevue, Nebraska?

Contact the City of Bellevue Planning Department or consult its published zoning map, which shows the base zoning district for every parcel citywide.

Is Bellevue zoned separately from Omaha?

Yes. Bellevue is an independently incorporated city with its own zoning ordinance and Planning Commission, distinct from the City of Omaha's Chapter 55 zoning even though the two cities are adjacent within the same metro area.

Bellevue, Nebraska · city zoning districts · 14 districts

Bellevue, NE zoning map & districts

Bellevue, Nebraska's third-largest city and an Omaha-metro suburb immediately south of Offutt Air Force Base, zones under its own municipal zoning regulations adopted pursuant to the state's Chapter 19 municipal enabling act. The Bellevue Planning Commission reviews rezonings and site plans before City Council action, and because a large share of the city sits within Offutt's Air Installation Compatible Use Zone (AICUZ), height limits, noise-compatibility standards, and use restrictions tied to the base materially constrain what can be built on land near the runway approach and departure corridors — a factor that shapes zoning review well beyond what the base map districts alone would suggest.

The code Bellevue Zoning Regulations

Bellevue zoning map

The City of Bellevue Planning Department publishes the zoning map and ordinance text, and parcels near Offutt Air Force Base should also be checked against the published Air Installation Compatible Use Zone (AICUZ) study before any development plan is finalized.

There is no link to the official map here yet — confirm current district boundaries directly with the Bellevue planning or zoning department.

A published summary is never the authority. The adopted ordinance and the city's official zoning map govern, and both change — verify the district and every standard on your parcel before you rely on it.

How zoning works in Bellevue

Outside the AICUZ-affected areas, Bellevue's zoning follows a fairly conventional residential-to-industrial pattern typical of Omaha-metro suburbs, with older, denser platting near historic Old Town Bellevue and lower-density, newer subdivisions toward the city's southern and western growth areas.

Bellevue zoning districts by family

The 14 district codes below are the ones that decide most projects in Bellevue, grouped by what they are for rather than by the order the ordinance prints them.

Key districts in the Bellevue Zoning Regulations — a curated reference, not the exhaustive list. Confirm against the current adopted code.
Code	District	What it is for
Residential 6 districts
RA	Residential Agriculture District	Transitional large-lot residential/agricultural district.
RS-120	Single-Family Residential	Large-lot single-family tier of Bellevue's numbered RS series.
RS-72	Single-Family Residential	Smaller-lot single-family tier.
RD-60	Duplex Residential	Two-family housing district.
RG-28	General Residential	Multi-family tier of the RG series.
RG-8	General Residential	Highest-density tier of the RG multifamily series.
Mixed-use 1 district
MU	Mixed Use District	Blended residential and commercial development.
Commercial 3 districts
BN	Neighborhood Business District	Small-scale business serving nearby residents.
BG	General Business District	Broad general commercial uses.
BGM	Metropolitan General Business District	Larger-format regional commercial district.
Downtown / core 1 district
OTO	Olde Towne Overlay District	Design overlay protecting Bellevue's historic Olde Towne core.
Industrial 2 districts
ML	Light Manufacturing District	Light industrial and manufacturing uses.
MH	Heavy Manufacturing District	Heavier industrial and manufacturing uses.
Special purpose 1 district
AG	Agricultural District	Lowest-intensity base district for undeveloped land.

Bellevue zoning — common questions

How does Offutt Air Force Base affect zoning in Bellevue?: Land within Offutt's Air Installation Compatible Use Zone is subject to additional height limits and noise/use-compatibility restrictions layered on top of the base zoning district, so any development near the base should be checked against the AICUZ study before a rezoning or building permit is pursued.
How do I find the zoning for a parcel in Bellevue, Nebraska?: Contact the City of Bellevue Planning Department or consult its published zoning map, which shows the base zoning district for every parcel citywide.
Is Bellevue zoned separately from Omaha?: Yes. Bellevue is an independently incorporated city with its own zoning ordinance and Planning Commission, distinct from the City of Omaha's Chapter 55 zoning even though the two cities are adjacent within the same metro area.

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The parcel layer lands in the order demand does. Illinois went first because that's where the deals were; the next state is decided by who tells us what they're trying to underwrite. Tell us where you're building and what you wanted to run — you'll hear from us when Nebraska opens, and sooner if we need a test parcel.

Keep reading

← Nebraska zoning — who holds the zoning power in Nebraska, under which enabling statute, and the reforms that override local rules.

Other Nebraska cities

The zoning reference → — every state, plus city-level district guides like this one.

Bellevue zoning summaries on this page are provided for information, not legal advice. Confirm every project against the current adopted code for the jurisdiction.