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Biggs — Development Standards

Development Standards under the Biggs local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

Biggs regulates dimensional standards like setbacks, height, lot coverage, and minimum lot size through the Biggs Municipal Code Title 14 (Zoning), not Title 17. The standards below summarize what the zoning districts allow and require for physical site development; permitted uses are organized by district in the code’s use tables and district chapters. For use permissions and map context, start with the citywide Biggs Zoning and Biggs Land Use pages.

Citywide rules that affect measurements

  • Definitions used across districts: “buildable area,” “building coverage,” and “building height” are defined in Chapter 14.20 and control how setbacks and heights are measured (e.g., height is from average grade to the highest point, excluding chimneys, etc.) .
  • Accessory dwelling units: Several residential districts reference ADU setbacks and exemptions to coverage/FAR; ADUs are generally not subject to building coverage, minimum lot size, or floor area ratio rules, and may use 4-foot side/rear setbacks if new construction, per BMC §14.110.115 as cross-referenced in each residential chapter . For project-level guidance, see Biggs ADUs.

Below is a district-by-district breakdown of development standards under Title 14.

R-1 Single-Family Residential (Chapter 14.260)

  • Purpose and uses: Low-density single-family neighborhood character at 2.0–6.1 units/acre; permitted uses are per the Residential Use Table in Chapter 14.250 .
  • Key dimensional standards: The R-1 district requires a minimum 15 ft front setback, 5 ft side setback, 10 ft street side setback, 15 ft rear setback, 5,445 sq ft minimum lot area, 50 ft minimum lot width, maximum 50% lot coverage (up to 65% with a conditional use permit), maximum primary structure height 35 ft, and accessory structure height 20 ft (§14.260.040) .
  • ADUs: Follow primary setbacks or ADU-specific rules (§14.260.050; §14.110.115) .
  • Where it applies: Citywide where mapped R-1; verify on the zoning map.

R-2 Medium Density Residential (Chapter 14.270)

  • Purpose and uses: Medium density at 6.1–16.0 units/acre. Single-family detached and duplex are allowed by right; condominiums require a use permit (§14.270.010) .
  • Key dimensional standards: 15 ft front, 5 ft side, 10 ft street side, 15 ft rear, 5,445 sq ft minimum lot area, 50 ft minimum width, maximum 60% lot coverage (up to 75% with a CUP), maximum building height 45 ft, accessory structures 20 ft (§14.270.040) .
  • Height adjacency: Add 5 ft setback per additional floor next to R-1 (§14.270.040(4)) .
  • ADUs: See §14.270.050 and §14.110.115 .
  • Where it applies: Citywide where mapped R-2; verify site zoning.

R-3 High Density Residential (Chapter 14.280)

  • Purpose and uses: High density at 16.1–20.0 units/acre; allows single-family, multifamily, apartments, and residential care facilities (§14.280.010) .
  • Key dimensional standards: 15 ft front, 5 ft side, 10 ft street side, 15 ft rear, 7,200 sq ft minimum lot area, 60 ft minimum width, maximum 75% lot coverage, maximum building height 45 ft, accessory structures 20 ft (§14.280.040) .
  • Height adjacency: Add 5 ft setback per additional floor beyond the first when adjacent to R-1 (§14.280.040(3)) .
  • ADUs/open space: ADUs per §14.110.115; common open space standards for multifamily are specified elsewhere in the chapter (see §14.280.060) .
  • Where it applies: Citywide where mapped R-3.

R-MU Residential Mixed-Use (Chapter 14.290)

  • Purpose and uses: Residential mixed-use standards; lot coverage/landscaping are set through Biggs Design Review (§14.290.040(5)) .
  • Key dimensional standards: 0 ft front, 0 ft side, 10 ft street side, 0 ft rear, 3,000 sq ft minimum lot area, 30 ft minimum width, lot coverage per design review, maximum building height 45 ft (possible exception up to 50 ft via Chapter 14.180) (§14.290.040) .
  • Open space/ADUs: Multifamily projects must provide 25% of lot area as landscaped common open space (§14.290.060); ADU setbacks per §14.110.115 (§14.290.050) .
  • Where it applies: Where mapped R-MU; verify mapped locations.

D-MU Downtown (B Street) Mixed-Use (Chapter 14.310)

  • Purpose and uses: Downtown main street district along B Street; retail/service with residential at 16.0–25.0 units/acre (§14.310.010) . If your building has historic elements, see Biggs Historic Preservation.
  • Key dimensional standards: 0 ft front, 0 ft side, 10 ft street side, 0 ft rear, 3,000 sq ft minimum lot area, 30 ft minimum width, lot coverage by design review note, maximum building height 55 ft; no minimum front setback unless the block is partially residential (§14.310.040) .
  • Screening: 6-ft solid fence on property lines shared with residential (§14.310.050) .
  • Where it applies: The B Street corridor.

C-G General Commercial (Chapter 14.320)

  • Purpose and uses: Broad commercial; residential allowed with a use permit at 16.0–25.0 units/acre (§14.320.010) .
  • Key dimensional standards: 15 ft front, 0 ft side (abutting residential: 15 ft), 10 ft street side, 0 ft rear (abutting residential: 15 ft), 7,200 sq ft minimum lot area, 65 ft minimum width, maximum 75% lot coverage, maximum building height 55 ft (§14.320.040) .
  • Landscaping and screening: At least 10% of lot area must be improved landscape accessible to the public (§14.320.050); 6-ft solid fence required along residential property lines (§14.320.060) .
  • Where it applies: General commercial areas citywide.

C-O Commercial Office (Chapter 14.330)

  • Purpose and uses: Professional office focus; most retail should locate in C-G or D-MU (§14.330.010–.020) .
  • Key dimensional standards: 20 ft front, 0 ft side (abutting residential: 10 ft), 10 ft street side, 0 ft rear (abutting residential: 10 ft), 5,000 sq ft minimum lot area, 50 ft minimum width, maximum 75% lot coverage (up to 90% with a CUP), maximum building height 40 ft (possible exception to 50 ft via Chapter 14.180) (§14.330.040) .
  • Where it applies: Mapped office/commercial nodes.

M-1 Light Industrial (Chapter 14.360)

  • Uses: Light industrial with performance-based separation from more sensitive uses; see Industrial Use Table for permissions.
  • Key dimensional standards: 25 ft front (may reduce to 20 ft with one-to-one landscaped area tradeoff), 0 ft side (abutting residential: 25 ft; abutting commercial: 10 ft), 25 ft street side, 0 ft rear (abutting residential or commercial: 15 ft, alley may substitute), no minimum lot area/width, maximum 65% lot coverage (up to 80% with a CUP), maximum building height 45 ft (§14.360.040) .
  • Landscaping/special regs: The chapter contains landscaping and special development regulations (referenced in M-2), but full M-1 §§14.360.050–.060 text was not retrieved; Verify with the jurisdiction .
  • Where it applies: Light industrial areas.

M-2 General Industrial (Chapter 14.370)

  • Purpose and uses: Heavy industrial, generally separated from sensitive uses by transitional districts (§14.370.010) .
  • Key dimensional standards: 20 ft front (may reduce to 15 ft with one-to-one landscaped area tradeoff), 0 ft side (abutting residential: 25 ft), 20 ft street side, 0 ft rear; no minimum lot area/width; maximum 75% lot coverage (up to 90% with a CUP); maximum building height 60 ft (reduced to 30 ft/1 story where contiguous to residential; exceptions to 100 ft possible via Chapter 14.180) (§14.370.040) .
  • Landscaping/special regs: M-2 adopts M-1 landscaping and special development regs (§§14.360.050–.060) (§14.370.050–.060) .
  • Where it applies: General industrial areas.

A-C Agricultural Commercial (Chapter 14.220)

  • Purpose and uses: Agricultural support and compatible commercial; aims to protect agriculture while allowing support uses (§14.220.010–.020) .
  • Key dimensional standards: 30 ft front (may reduce to 20 ft with one-to-one landscaped area tradeoff), 0 ft side with adjacency increases, 30 ft street side, 20–30 ft rear depending on adjacency; no minimum lot size; maximum 75% lot coverage (up to 90% with a CUP); maximum building height 60 ft (residential structures max 30 ft; and if contiguous to a residential district, max 30 ft unless an exception to 60 ft is granted under Chapter 14.180) (§14.220.040) .
    • Ambiguity: One retrieved note states the side yard next to a commercial or industrial district is 20 ft (§14.220.040(3b)) , while another snippet shows 25 ft for that same condition . Verify with the jurisdiction.
  • Where it applies: Areas mapped A-C; often at the urban–ag interface.

P-Q Public or Quasi-Public (Chapter 14.380)

  • Purpose and uses: Public facilities, infrastructure, parks/greenbelts; certain school and institutional uses by use permit (§14.380.010–.030) .
  • Development standards: Not found in retrieved materials. Verify whether a dedicated P-Q standards section exists or whether standards are established case-by-case.

At-a-glance dimensional standards

These figures are the most commonly applied development envelopes. Always verify adjacency-based adjustments, exceptions, and any project-specific conditions.

District Front Side Rear Lot Coverage Max Height Min Lot Area Code Reference
R-1 15 ft 5 ft 15 ft 50% (CUP to 65%) 35 ft (accessory 20 ft) 5,445 sf §14.260.040
R-2 15 ft 5 ft 15 ft 60% (CUP to 75%) 45 ft (accessory 20 ft) 5,445 sf §14.270.040
R-3 15 ft 5 ft 15 ft 75% 45 ft (accessory 20 ft) 7,200 sf §14.280.040
R-MU 0 ft 0 ft 0 ft By design review 45 ft (excp. to 50 ft) 3,000 sf §14.290.040
D-MU 0 ft 0 ft 0 ft By design review 55 ft 3,000 sf §14.310.040
C-G 15 ft 0 ft (15 ft if abutting R) 0 ft (15 ft if abutting R) 75% 55 ft 7,200 sf §14.320.040
C-O 20 ft 0 ft (10 ft if abutting R) 0 ft (10 ft if abutting R) 75% (CUP to 90%) 40 ft (excp. to 50 ft) 5,000 sf §14.330.040
M-1 25 ft (to 20 ft with landscape tradeoff) 0 ft (25 ft if abutting R; 10 ft if abutting C) 0 ft (15 ft if abutting R/C) 65% (CUP to 80%) 45 ft none §14.360.040
M-2 20 ft (to 15 ft with landscape tradeoff) 0 ft (25 ft if abutting R) 0 ft 75% (CUP to 90%) 60 ft; 30 ft/1 story if contiguous to R none §14.370.040
A-C 30 ft (to 20 ft with landscape tradeoff) 0 ft; 30 ft abutting R; 20–25 ft abutting C/M (verify) 30 ft abutting any zone 75% (CUP to 90%) 60 ft (residential 30 ft; 30 ft if contiguous to R unless excepted) none §14.220.040

Notes:

  • Where “excp.” is shown, the chapter allows an exception via Chapter 14.180 (see Biggs Variances and Exceptions) .
  • Biggs does not generally regulate FAR for primary structures; FAR is specifically called out only to note ADUs/JADUs are not subject to FAR, coverage, or minimum lot size (§14.110.115) .

Practical development notes

  • Adjacency matters: Commercial and industrial districts add yards when abutting residential. The C-G and C-O districts require side/rear setbacks next to residential; M-1/M-2 impose larger buffers next to residential, and A-C has the largest next-to-residential buffers (often 30 ft) .
  • Street-front reductions: In M-1 and M-2 (and A-C), you may reduce the front/street-side setback if you add equivalent landscaped area one-for-one; coordinate early in Biggs Design Review (§14.360.040; §14.370.040; §14.220.040) .
  • Downtown and R‑MU coverage: Lot coverage is established through project review rather than a fixed percentage in D-MU and R-MU; this emphasizes design/context over a hard cap (§14.310.040; §14.290.040(5)) .
  • Landscaping and screening: Some districts include minimum landscaped open space or screening fences (e.g., C-G requires 10% landscaped area that is publicly accessible, plus a 6-ft fence next to residential) (§14.320.050–.060). See also Biggs Landscaping and Screening .
  • Parking: Dimensional compliance is separate from Biggs Parking requirements; ensure the site can meet stalls, access, and loading.
  • Signs and overlays: Sign size/location are regulated separately; see Biggs Signage. Overlay rules, if any apply to your parcel, are additive—check Biggs Overlay Districts.

Checklist

  • Confirm your base district on the zoning map and read the correct chapter standards.
  • Verify minimum lot area/width, setbacks on all sides, and maximum height for the district and any adjacency adjustments.
  • Check maximum lot coverage and whether a CUP-based coverage increase is needed/allowed.
  • For mixed-use districts (D‑MU, R‑MU), identify any lot coverage/open space set through design review.
  • Apply street-front setback reduction tradeoffs (where allowed) only with equivalent landscaped area and approval (industrial/A‑C districts).
  • Confirm required screening walls/fences and landscape minimums, especially in C‑G and along residential edges.
  • Address parking layout within the buildable area.
  • If the project includes an ADU/JADU, apply §14.110.115 rules and district cross-references; review Biggs ADUs.
  • If nonconforming or seeking relief (height, coverage), consult Biggs Nonconforming Uses and Biggs Variances and Exceptions.
  • Do not confuse zoning envelopes with the California Building Standards Code; structural details are addressed there, not in zoning.

Risks & Ambiguities

Issue Why it matters What to verify
A‑C side yard next to C/M shown as 20 ft vs 25 ft The required yard width affects site plan yield Conflicting notes for §14.220.040(3b) were retrieved; confirm the current text with Planning
M‑1/M‑2 landscaping and special regs Industrial projects must satisfy screening/landscape rules beyond setbacks M‑2 adopts M‑1 §§14.360.050–.060, but full M‑1 text was not retrieved; request current sections
P‑Q development standards missing Public projects need envelopes for siting facilities No setback/height table for P‑Q found in retrieved materials; ask the City or check a current codified copy
D‑MU and R‑MU lot coverage “by review” Without a fixed cap, early design iteration is critical Coordinate coverage and open space in pre-application design review (§14.290.040(5); §14.310.040)
FAR standards Applicants often expect FAR caps General FAR controls were not found; only ADUs/JADUs are expressly exempt from FAR (§14.110.115)
Industrial/commercial front setback reductions Reductions require added landscaping and careful frontage design The one-to-one landscaping tradeoff is required in A‑C, M‑1, and M‑2; confirm details during entitlement (§14.220.040; §14.360.040; §14.370.040)

Plain-English Summary

Biggs sets the buildable envelope for each parcel by district. Most neighborhoods (R‑1/R‑2/R‑3) have 15‑foot front yards, 5‑foot sides, and clear height and coverage caps, while Downtown and Residential Mixed-Use have zero front/side setbacks but rely on design review to set coverage and open space. Commercial and industrial sites often add larger setbacks where they touch homes. There’s no general FAR cap in the code we retrieved, and ADUs get special flex under state law; always confirm adjacency rules, coverage exceptions, fences, and landscaping before you lock a site plan.

Source References

  • R‑1 standards: §14.260.040; ADUs §14.260.050; district purpose §14.260.010
  • R‑2 standards: §14.270.040; purpose §14.270.010; ADUs §14.270.050
  • R‑3 standards: §14.280.040; purpose §14.280.010; open space §14.280.060; ADUs §14.280.050
  • R‑MU standards: §14.290.040; open space §14.290.060; ADUs §14.290.050
  • D‑MU standards and screening: §14.310.040–.050; purpose §14.310.010
  • C‑G standards/landscaping/special regs: §14.320.040–.060; purpose §14.320.010
  • C‑O standards: §14.330.040; purpose §14.330.010
  • M‑1 standards: §14.360.040; referenced landscaping/special regs §14.360.050–.060
  • M‑2 standards/landscaping/special regs: §14.370.040–.060; purpose §14.370.010
  • A‑C standards and purpose: §14.220.010–.040 (note side yard discrepancy in (3b))
  • P‑Q purpose: §14.380.010–.030; no standards table retrieved
  • Definitions: §14.20.130–.160 (buildable area, building coverage, building height)
  • ADU general carve-outs: §14.110.115 (as quoted in residential chapters)

Sources

Retrieved passages

  • Biggs Zoning Code (§ 14.360.040.) High relevance
  • Biggs Zoning Code (§ 1) High relevance
  • Biggs Zoning Code (§ 14.280.040.) High relevance
  • Biggs Zoning Code (§ 1) High relevance
  • Biggs Zoning Code (§ 3) High relevance
  • Biggs Zoning Code High relevance
  • Biggs Zoning Code (§ 1) High relevance

Cited sections

Frequently asked questions

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

R‑1 is intended for low-density single-family housing at 2.0–6.1 units per acre; specific permitted uses are in the Residential Use Table. The basic envelope is 15 ft front, 5 ft side, 15 ft rear, 50% lot coverage (CUP to 65%), and 35 ft height (§14.260.010, §14.260.040) .

What are the R-2 setbacks, height, and lot coverage?

R‑2 requires 15 ft front, 5 ft side, 10 ft street side, 15 ft rear; max 60% lot coverage (CUP to 75%); and max building height 45 ft. If next to R‑1, add 5 ft of setback per floor beyond the first (§14.270.040) .

How tall can I build in Downtown (D-MU) and are there front setbacks?

Downtown permits 0 ft front and side setbacks (10 ft street side) and a 55 ft maximum height. A front setback may be required where a block is partially residential (§14.310.040) .

Do commercial projects have landscaping minimums?

Yes. In C‑G at least 10% of the lot must be improved landscape accessible to the public; a 6‑ft solid fence is also required along property lines shared with residential (§14.320.050–.060) .

What are industrial setbacks next to homes?

In M‑1, provide at least a 25 ft side yard next to residential (rear 15 ft if abutting residential or commercial). In M‑2, provide a 25 ft side yard next to residential, with other yards generally 0–20 ft depending on street frontage (§14.360.040; §14.370.040) .

Does Biggs regulate floor area ratio (FAR)?

A general FAR cap was not found in the retrieved zoning chapters. The code specifically notes that ADUs/JADUs are not subject to FAR, coverage, or minimum lot size (§14.110.115) .

Can I reduce the front setback in industrial or agricultural-commercial zones?

Possibly. A‑C, M‑1, and M‑2 allow reducing the street-front setback if you provide equivalent landscaped area one-for-one; coordinate details in design review (§14.220.040; §14.360.040; §14.370.040) .

What if my site is nonconforming or I need extra height?

Check Biggs Nonconforming Uses. Some districts allow height exceptions via Chapter 14.180; for example, C‑O and R‑MU/D‑MU note potential exceptions, and M‑2 can approve up to 100 ft (§14.330.040; §14.290.040; §14.310.040; §14.370.040) .

How do ADU setbacks interact with residential setbacks?

In R‑1, R‑2, R‑3, and R‑MU, ADUs can follow primary setbacks or use ADU-specific 4‑ft side/rear setbacks for certain new/converted structures; they are exempt from coverage/FAR caps. See §14.110.115 and the cross-referenced ADU sections in each chapter .

Where are D-MU standards applied geographically?

D‑MU covers the B Street corridor—the city’s historic commercial core—with 0 ft front/side setbacks and a 55 ft height limit, plus residential allowed at 16–25 units/acre (§14.310.010–.040) .

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