Anaheim — Nonconforming Uses

Last reviewed: July 3, 2026

Overview

Anaheim treats nonconforming lots, structures, and uses in a single, dedicated Nonconformities chapter in the Zoning Code. The rules allow legally established uses or buildings that no longer meet current zoning to continue in limited ways, set narrow expansion and rebuild triggers, and give the City tools to phase out or amortize certain nonconformities. See the Nonconformities chapter (Chapter 18.56) for the controlling rules. § 18.56.010

How Anaheim’s Nonconforming Rules work (core rules)

• A nonconforming lot that was legal when recorded may be used and developed under current zoning except where a larger minimum lot size is explicitly required for the proposed use; the Planning Director may authorize modifications because of substandard lot size per administrative-adjustment findings. § 18.56.020

• A nonconforming use may continue, be sold, and undergo interior modifications, but may not be intensified or relocated on-site or off-site except where the code allows limited one-time or discretionary changes. Minor expansions are tightly limited. § 18.56.030

• Minor expansion of a nonconforming use is allowed one time and only up to 10% of the existing area or volume or 1,000 sq ft, whichever is less. § 18.56.030.020

• Abandonment: If a nonconforming use ceases or converts to a conforming use for a continuous period of six (6) months, it is treated as abandoned and may not be resumed. § 18.56.030.040

• Nonconforming structures: expansion rules differ by use type. Residential structures can often be expanded if the alteration brings the building closer to conformity and follows specific limits for setback, height, lot coverage, and single-family additions. Non-residential structures have separate limits (for example, FAR/lot coverage nonconformities generally cannot be expanded). § 18.56.040

• Destruction thresholds: If a building with a nonconforming use is destroyed beyond a monetary threshold, the right to resume the nonconforming use may be lost. Common thresholds in the code are greater than 75% of replacement cost for loss of right for some nonconforming rights, and 50% for partial-destruction rebuild rules in other contexts — check the specific subsection that applies. § 18.56.030.060; § 18.56.040.030–.040

• Permit nonconformance: Where a continuing activity is nonconforming only because it lacks a current permit, it may become conforming by obtaining the necessary permit(s). § 18.56.030.070

• Subdivision & relocation: Property developed with a nonconforming use generally may not be subdivided unless the nonconforming use is made conforming at the time of subdivision. Relocation of a nonconforming use to another on-site location or an adjoining property is prohibited except where a Specific Plan or conditional use permit provision allows it. § 18.56.030.080; Anaheim Canyon / Specific Plan exceptions exist. § 18.56.030.080; Anaheim Canyon Specific Plan § 18.120.040.050.03–.04

• Amortization: The Planning Commission (and City Council confirmation) may set an amortization period requiring removal or alteration of nonconforming structures; an owner must be noticed and heard before an amortization order is fixed. § 18.56.100

District-by-district breakdown (where the code calls out special rules)

Below are Anaheim districts / plan areas that the nonconforming rules explicitly mention. Each subsection summarizes the district’s intent in the code, the typical permitted-use direction, where the district applies, and the nonconforming rules unique to it.

Residential zones (examples: RS-2, RS-3, single‑family residential)

• Purpose / where it applies: single-family residential districts (multiple RS designations) used for single-family dwelling development; referenced in the Anaheim Canyon and other plan contexts for reconstruction standards. § 18.120.040.060; Anaheim Zoning definitions.
• Typical permitted uses: single‑family dwellings and accessory uses as defined in Title 18 (Zoning). § 18.92 definitions.
• Key nonconforming rules:
  • Nonconforming single‑family structures may be continued and in many cases expanded if the Planning Department determines the work brings the structure closer to conformity. § 18.56.040.010
  • A single‑family expansion that encroaches into a legal nonconforming setback is limited to single‑story and to no more than 200 sq ft or 25% of the existing dwelling (excluding garage), whichever is less; materials and compatibility and no adverse impacts to neighbors are required. § 18.56.040.0105
  • Lot coverage or FAR nonconformities for residential structures generally cannot be expanded. § 18.56.040.0103

Relevant internal links:

• For setback and dimensional context see Anaheim Development Standards (first natural link to development standards in the page text).

Industrial zones / Industrial Area (example: I, DA-1)

• Purpose / where it applies: Industrial Area (DA-1) in Anaheim Canyon is intended for light and heavy industrial uses; underlying zone is the I Industrial Zone. § 18.120.030.010
• Typical permitted uses: light and heavy industry, warehousing, manufacturing as allowed in the I zone (see zone tables in Title 18). § 18.120.030.0101
• Key nonconforming rules:
  • Nonconforming non‑residential buildings with nonconforming setbacks or height may be expanded provided the expansion does not intensify nonconformities; however, buildings with nonconforming FAR or lot coverage may not be expanded. § 18.56.040.020
  • For specific Anaheim Canyon rules, structural expansions may encroach into existing legal nonconforming setbacks only up to 20% of the existing façade length at that setback, and expansions above 20% of gross floor area trigger full compliance with landscaping, signage and screening requirements. § 18.120.040.040.0401–.0402

Relevant internal links:

• When considering parking impacts for industrial reuse see Anaheim Parking.

Anaheim Canyon Specific Plan areas (DA‑1 through DA‑7)

• Purpose / where it applies: Specific Plan divides area into DA‑1 through DA‑7 with tailored development-area rules; the Specific Plan states that Chapter 18.56 nonconforming provisions apply except where the Specific Plan provides otherwise. § 18.120.030–.040
• Typical permitted uses: varies by Development Area (Industrial, Recycling, Transit Oriented, Commercial, Open Space, Flex Area). § 18.120.030.030
• Key nonconforming rules:
  • Structural expansions may encroach into existing nonconforming setbacks consistent with the Specific Plan limits (see the 20% façade limit and the 20% gross-floor-area threshold noted above). § 18.120.040.0401–.0402
  • Nonconforming uses may be relocated in limited circumstances with conditional use permit approval and required infrastructure impact analyses. § 18.120.040.0503–.0504

Relevant internal links:

• For overlay and special-plan rules see Anaheim Overlay Districts and Anaheim Land Use.

Anaheim Resort / Disneyland Resort Specific Plans (C‑R, PR, SP92‑1, SP92‑2 and related overlays)

• Purpose / where it applies: Specific Plans covering the resort and Disneyland areas have their own nonconforming subsections but explicitly defer to Chapter 18.56 except where they state otherwise. See Anaheim Resort Specific Plan and Disneyland Resort Specific Plan provisions. § 18.116.025–.050; § 18.114.050.050
• Typical permitted uses: Commercial recreation, public recreation, theme-park uses and associated resort businesses in the C‑R and PR districts; specific lists are in the respective Specific Plan chapters. § 18.116.030–.040
• Key nonconforming rules:
  • The Specific Plans allow some expansion of buildings with nonconforming setbacks/height so long as expansions do not intensify nonconformities; expansion of nonconforming uses to better conform to the plan may be allowed by conditional use permit. § 18.116.050.03–.04; § 18.114.050.05–.06
  • Certain specific structures (e.g., existing theme-park structures identified in exhibits) are allowed to remain and may be restored after limited destruction. § 18.114.050.0505–.0506

Relevant internal links:

• For design and review implications see Anaheim Design Review and for signage issues see Anaheim Signage.

(BCC) West Anaheim Commercial Corridors Overlay

• Purpose / where it applies: overlay applicable to properties in the Brookhurst/West Anaheim commercial corridor; underlying zone rules apply except where the overlay supersedes. § 18.22.030–.040
• Key nonconforming rules:
  • The general Chapter 18.56 provisions do not apply to legal nonconforming uses that are prohibited by the BCC Overlay; instead the overlay requires conditional‑use review for expansions and, for alcoholic-beverage permit holders, allows a one‑time expansion up to 100% of existing gross floor area subject to specific conditions (no footprint increase, no height increase, and site improvements to bring the property closer to conformity). § 18.22.040.020–.0202

Relevant internal links:

• For variances and adjustments see Anaheim Variances and Exceptions.

Quick reference table — decision‑critical nonconforming standards

Checklist — what an applicant must satisfy / bring to the Planning Department

• Establish that the lot/use/structure was legally established prior to the code change (recorded lot, permit, or prior approvals). § 18.56.020
• Confirm whether the nonconformance is a permit nonconformance that can be cured by obtaining permits (if so, apply for permits). § 18.56.030.070
• If proposing a one-time expansion of a nonconforming use, show the expanded area does not exceed 10% or 1,000 sq ft and complies with all other Title 18 requirements. § 18.56.030.020
• For a residential setback addition: demonstrate single‑story, ≤ 200 sq ft or 25%, compatible materials, and no adverse neighbor impacts. § 18.56.040.0105
• If rebuilding after destruction, document percent‑of‑loss valuation and comply with the re-construction limits (50%/75% thresholds as applicable). § 18.56.040.030–.060
• If the site is inside a Specific Plan or Overlay (e.g., Anaheim Canyon, Anaheim Resort, BCC), pull the specific-plan/overlay nonconforming rules and exhibits and satisfy any conditional-use or infrastructure study requirements. § 18.120.040.050–.060; § 18.116.050.01–.04; § 18.22.040.020
• If proposing deviations (setbacks, parking, etc.), consider an Administrative Adjustment or variance; prepare the findings required in § 18.62.040.050. § 18.62.040
• Verify whether an amortization schedule or amortization order applies to the property. § 18.56.100

Risks & Ambiguities

Plain‑English summary

If your lot, building, or business in Anaheim was legal when it started but no longer meets today's zoning rules, you can usually keep operating — but expansions and relocations are tightly controlled: small one‑time increases are allowed in narrowly defined cases, abandonment rules and destruction thresholds can terminate nonconforming rights, and overlays or Specific Plans may add special exceptions or stricter limits. Verify your parcel’s exact status with Planning before spending on changes. See §§ 18.56.020–.100 for the governing rules.

Source References

• Chapter 18.56 (Nonconformities), City of Anaheim Zoning Code — primary nonconforming uses/structures/lots rules: §§ 18.56.010–18.56.130.
• 18.56.020 Nonconforming Lots. § 18.56.020.
• 18.56.030 Nonconforming Uses (minor expansion, abandonment, permit nonconformance, subdivision/relocation limits). § 18.56.030.
• 18.56.040 Nonconforming Structures (residential vs. non‑residential expansion rules; single‑family addition limits). § 18.56.040.
• 18.56.100 Amortization authority and procedures. § 18.56.100.
• Anaheim Canyon Specific Plan nonconforming provisions: 18.120.040.040–.050 (structural expansion, infrastructure studies, destroyed homes). § 18.120.040.
• Anaheim Resort / Disneyland Resort Specific Plan nonconforming provisions: 18.116.050, 18.114.050. § 18.116.050; § 18.114.050.
• BCC (West Anaheim Commercial Corridor) Overlay nonconforming provisions: 18.22.040.020. § 18.22.040.020.
• Administrative adjustments and findings (where Planning Director may authorize dimensional relief): 18.62.040. § 18.62.040.

Related internal guidance pages (first natural links in the page text):

• Anaheim Development Standards
• Anaheim Parking
• Anaheim Overlay Districts
• Anaheim Land Use
• Anaheim Design Review
• Anaheim Signage
• Anaheim Variances and Exceptions
• Anaheim ADUs
• California Building Standards Code

Retrieved passages

• Anaheim Zoning Code (Chapter 18.56) High relevance show source text
• Anaheim Zoning Code (Chapter 6.44) High relevance show source text
• Anaheim Zoning Code (title may) High relevance show source text
• Anaheim Zoning Code (title may) High relevance show source text
• Anaheim Zoning Code (§ 1) High relevance show source text
• Anaheim Zoning Code (chapter shall) High relevance show source text
• Anaheim Zoning Code (chapter is) High relevance show source text
• Anaheim Zoning Code (Section 18.56.100.) High relevance show source text

Cited sections

• Chapter **18.56** (Nonconformities), City of Anaheim Zoning Code — primary nonconforming uses/structures/lots rules: §§ **18.56.010–18.56.130**.
• **18.56.020** Nonconforming Lots. § **18.56.020**.
• **18.56.030** Nonconforming Uses (minor expansion, abandonment, permit nonconformance, subdivision/relocation limits). § **18.56.030**.
• **18.56.040** Nonconforming Structures (residential vs. non‑residential expansion rules; single‑family addition limits). § **18.56.040**.
• **18.56.100** Amortization authority and procedures. § **18.56.100**.
• Anaheim Canyon Specific Plan nonconforming provisions: **18.120.040.040–.050** (structural expansion, infrastructure studies, destroyed homes). § **18.120.040**.
• Anaheim Resort / Disneyland Resort Specific Plan nonconforming provisions: **18.116.050**, **18.114.050**. § **18.116.050**; § **18.114.050**.
• BCC (West Anaheim Commercial Corridor) Overlay nonconforming provisions: **18.22.040.020**. § **18.22.040.020**.
• Administrative adjustments and findings (where Planning Director may authorize dimensional relief): **18.62.040**. § **18.62.040**.
• Anaheim Development Standards
• Anaheim Parking
• Anaheim Overlay Districts
• Anaheim Land Use
• Anaheim Design Review
• Anaheim Signage
• Anaheim Variances and Exceptions
• Anaheim ADUs
• California Building Standards Code
• Anaheim_ZoningCode.md

• Official Anaheim code library