Biggs — Nonconforming Uses

Last reviewed: July 1, 2026

Overview

In Biggs, the nonconforming rules live in Title 14 of the Biggs Municipal Code and are focused on letting otherwise lawful, pre‑existing uses and structures continue, but tightly limiting expansion, intensification, and change. The core standards are in Chapter 14.80 Nonconforming Buildings, Structures and Uses and apply across all zoning districts shown in the city’s zoning map. Key takeaways: routine maintenance is allowed, expansion generally is not without a use permit, a year of nonuse ends grandfathered status, and post‑damage restoration depends on the cost of repairs relative to the structure’s replacement value. See the continuation rule in § 14.10.040(1) and the nonconforming chapter beginning at § 14.80.030.

What “nonconforming” means in Biggs

• Lawfully established but no longer conforming: Biggs allows a parcel use or structure that was lawful when created to continue after a zoning change; any expansion or modification must follow Chapter 14.80. See the continuation clause in § 14.10.040(1).
• Unlawful from the start: Uses/structures that were illegal when established are violations; there is no right to continue unless all current permits/entitlements are obtained. See § 14.80.030.
• Types of nonconformities: Biggs lists six, including nonconforming buildings/structures, uses within conforming or nonconforming buildings, nonconforming use on land, nonconformance with development standards (setbacks, height, coverage), and uses that should have had a use permit but didn’t. See § 14.80.040.
• Definitions that matter: “Nonconforming structure” and “Nonconforming use” are defined in § 14.20.710 and § 14.20.720.

Core nonconforming rules you’ll actually use

• Repairs and alterations: Normal maintenance is allowed, but repairs in any one year are capped at 15% of replacement value; structural alterations other than repairs are not permitted in a building where a nonconforming use exists. Repairs required by law are allowed. See § 14.80.080 (note that “required by law” can include the California Building Standards Code).
• Enlargement/intensification: You cannot enlarge, expand, or intensify a nonconformity—on the same or adjoining land, by spreading within a building, by adding accessory areas like off‑site storage/parking, or otherwise—unless approved under § 14.80.090. See § 14.80.060.
• Change of use: A nonconforming use cannot change to another nonconforming use. If you change to a conforming use, the old nonconforming status is deemed abandoned. See § 14.80.070.
• Path to relief (use permit): The Planning Commission may issue a use permit to authorize an addition, enlargement, relocation, or a change to a similar or less intensive nonconforming use, but only if the benefit to public health, safety, or welfare exceeds any detriment; the full Chapter 14.60 use permit procedures/standards also apply. See § 14.80.090 and § 14.60.050(4).
• Discontinuance/abandonment: One continuous year of nonuse terminates all rights in the nonconformity; for uses needing a Biggs business license, failure to maintain it for more than a year also terminates rights. See § 14.80.100.
• Damage/destruction thresholds: If damage repair/replacement cost is up to 75% of replacement value, you may restore and continue the use if work starts within one year and is diligently pursued; if it exceeds 75%, a use permit is required with the same “public benefit outweighs detriment” finding and Chapter 14.60 procedures. See § 14.80.110.
• Public nuisance: If a legal nonconforming use/structure is a public nuisance, nothing in Chapter 14.80 protects it from abatement. See § 14.80.120.

District-by-district: how nonconforming rules show up

Nonconforming rules apply citywide, but “what you’re out of conformance with” depends on the base district’s permitted uses and dimensional standards in the land use and development standards chapters. Below are Biggs’ actual districts and the kinds of nonconformities commonly seen in each.

A-G Agricultural General

• Purpose: Keep viable, long‑term agriculture; protect operations and minimize land‑use conflicts. See § 14.210.010.
• Typical permitted uses: Crop cultivation, animal grazing, stock ponds, agricultural processing by right; more intensive operations (e.g., animal processing, dairies) with a use permit. See §§ 14.210.020 – 14.210.030 and Chapter 14.200 (Agricultural Use Table).
• Key dimensional standards: Not found in retrieved materials. Verify with the jurisdiction.
• Where it applies: Agricultural areas at the city’s edge transitioning to urban uses per § 14.210.020.
• Nonconforming hot spots: Older ag-support structures that now fail setbacks/coverage (a development standards nonconformity under § 14.80.040(5)). Expansion requires a § 14.80.090 use permit; repairs capped at 15% annually under § 14.80.080.

A-C Agricultural Commercial

• Purpose: Not found in retrieved materials. Verify with the jurisdiction.
• Typical permitted uses: Agricultural commercial/support services per the Agricultural Use Table (A‑C column). See Chapter 14.200.
• Key dimensional standards: Front setback 30 ft (may reduce to 20 ft with landscaped area exchange); side setback 0 ft (more if abutting res./com./ind. per notes); street side 30 ft; rear 20 ft; no minimum lot size; lot coverage 75% (up to 90% with use permit); maximum height 60 ft (residential structures in A‑C max 30 ft; 30 ft near residential unless an exception is granted). See A‑C standards under § 14.230 notes.
• Where it applies: Agricultural commercial nodes serving production areas. Not found in retrieved materials.
• Nonconforming hot spots: Buildings within the 30 ft frontage setback are a § 14.80.040(5) standards nonconformity; if substantially damaged, the § 14.80.110 75% rule controls restoration vs. needing a use permit.

R-2 Medium Density Residential

• Purpose: Not found in retrieved materials. Verify with the jurisdiction.
• Typical permitted uses: Residential; accessory and ADUs per district allowances and Chapter 14.110.115 reference. See § 14.270.050.
• Key dimensional standards: Front 15 ft; side 5 ft; street side 10 ft; rear 15 ft; minimum lot area 5,445 sf; minimum lot width 50 ft; lot coverage 60% (up to 75% with use permit); maximum height 45 ft; accessory structures 20 ft. See R‑2 table in § 14.270.
• Where it applies: Medium‑density neighborhoods; additional set‑backs apply when adjacent to R-1. See § 14.270 notes.
• Nonconforming hot spots: Older homes on substandard lots or with today’s setback/coverage shortfalls (a § 14.80.040(5) nonconformance). Routine maintenance is fine; structural enlargements typically need a § 14.80.090 use‑permit finding.

D‑MU Downtown (B Street) Mixed‑Use

• Purpose: Support retail/service businesses and upper‑story housing, maintaining the historic B Street main‑street character at 16–25 units/acre. See § 14.310.010.
• Typical permitted uses: As listed in the Commercial Use Table (Chapter 14.300). See § 14.310.020.
• Key dimensional standards: Front 0 ft; side 0 ft; street side 10 ft; rear 0 ft; minimum lot area 3,000 sf; width 30 ft; maximum height 55 ft; lot coverage per § 14.310.040.
• Where it applies: Along B Street—the historic commercial core. See § 14.310.010.
• Nonconforming hot spots: Legacy buildings can be dimensionally nonconforming but are integral to downtown form. Expansions, façade moves, or use changes that intensify the use require careful analysis under § 14.80.060 and may need a § 14.80.090 use permit; verify whether any design review applies to exterior work.

M‑2 General Industrial

• Purpose: Sites for heavy industrial/manufacturing, buffered from sensitive uses by M‑1/C‑G transitions. See § 14.370.010.
• Typical permitted uses: Industrial uses per Chapter 14.350 (Industrial Use Table). See § 14.370.020.
• Key dimensional standards: Front 20 ft (may reduce to 15 ft with landscape exchange); side 0 ft (but 25 ft if abutting residential, with alley exceptions); street side 20 ft; rear 0 ft; no minimum lot area/width; maximum lot coverage 75%; maximum height 45 ft. See § 14.370.040.
• Where it applies: General industrial areas intended to be physically separated from neighborhoods. See § 14.370.010.
• Nonconforming hot spots: Nonconforming yards where M‑2 abuts residential are common; expansions toward residential edges run into § 14.80.060 limits unless approved under § 14.80.090. If a nonconforming plant is more than 75% destroyed, restoration requires a use permit under § 14.80.110.

Practical cross‑references that often matter

• Use permits: Applications to enlarge/relocate/alter a nonconformity run through Chapter 14.60 procedures; Planning Commission can approve, conditionally approve, or deny. See § 14.60.050(4).
• Variances are not a back door: A variance cannot legalize a prohibited use, nor be granted because nearby parcels have nonconforming uses. See § 14.20.1020; if you need flexibility, start at Variances and Exceptions.
• Parking when uses change: Changing to a new use can trigger updated parking obligations under Chapter 14.130 (e.g., incremental space increases when a use with higher parking demand replaces a prior use). See Chapter 14.130 provisions including § 14.130.040; consult staff for case‑by‑case application.
• ADU interaction: State law limits a city’s ability to deny ADUs based on unrelated nonconforming zoning conditions; see Biggs ADUs and California ADU law guidance. State reference: HCD 2025 ADU Handbook, Nonconforming Zoning discussion.

Key nonconforming rules at a glance

Information Gaps

• Purpose statements and dimensional standards for some districts (e.g., A‑C purpose; full A‑G standards; full R‑1 and M‑1 chapters). Not found in retrieved materials. Verify with the jurisdiction.
• Detailed procedures/findings beyond the high‑level standard for “benefit to public health, safety or welfare” under § 14.80.090. The ordinance does not elaborate further in the retrieved text.

Checklist

• Confirm the use/structure was lawful when established (keep records: permits, approvals) per § 14.10.040(1).
• Identify the exact nonconformity type under § 14.80.040 (use, structure, development standard, permit gap).
• If proposing work, quantify “repairs” vs. “alterations,” and document the 15% replacement‑value cap in § 14.80.080.
• If considering expansion/relocation/change, prepare a use permit application demonstrating public benefit outweighs detriment and satisfy Chapter 14.60 procedures. See § 14.80.090, § 14.60.050(4).
• Check the one‑year discontinuance rule and business license status per § 14.80.100.
• If damaged/destroyed, obtain a professional cost estimate to determine the 75% threshold and start restoration within a year; if over threshold, prepare for a use permit under § 14.80.110.
• Confirm there’s no public nuisance condition under § 14.80.120.
• Cross‑check any change of use against current district standards and potential parking obligations in Chapter 14.130.
• Don’t rely on a variance to legalize a prohibited use; see § 14.20.1020 and consider variances and exceptions only for eligible relief.

Risks & Ambiguities

Plain-English Summary

If your building or use in Biggs was legal when created but no longer matches today’s zoning, you can keep using it—but you can’t expand it or switch it to another nonconforming use without a Planning Commission use permit showing public benefits outweigh harms. Routine repairs are fine (up to 15% of replacement value per year), a full year of nonuse ends your “grandfathered” status, and restoring after heavy damage depends on whether repairs stay at or below 75% of replacement value and start within a year.

Source References

• Title 14 Zoning — Continuation of existing lawful uses/structures; linkage to Chapter 14.80: § 14.10.040(1)
• Chapter 14.80 Nonconforming Buildings, Structures and Uses: §§ 14.80.030 (unlawful distinguished), 14.80.040 (types), 14.80.050 (permits prior to regulation), 14.80.060 (enlargement), 14.80.070 (change of use), 14.80.080 (repairs), 14.80.090 (use permit relief), 14.80.100 (discontinuance), 14.80.110 (destruction), 14.80.120 (nuisance)
• Chapter 14.60 Use Permits — Commission authority includes changes to nonconforming uses/structures: § 14.60.050(4); procedures, appeals, revocation across Chapter 14.60/14.30
• Definitions — “Nonconforming structure/use,” “Variance”: §§ 14.20.710, 14.20.720, 14.20.1020
• District standards cited: A‑G § 14.210.010–.030 ; A‑C dimensional standards (Chapter 14.230 notes) ; R‑2 table § 14.270 and § 14.270.050 (ADU cross‑ref) ; D‑MU §§ 14.310.010–.040 ; M‑2 §§ 14.370.010–.040
• Industrial use table reference: Chapter 14.350 (M‑1, M‑2 uses)
• Parking cross‑reference: Chapter 14.130 (e.g., § 14.130.040)
• State ADU reference (limits on denials due to unrelated zoning nonconformance): HCD 2025 ADU Handbook — Nonconforming Zoning section

Retrieved passages

• Biggs Zoning Code (§ 1) High relevance show source text
• Biggs Zoning Code (§ 1) High relevance show source text
• Biggs Zoning Code (§ 14.80.050.) High relevance show source text
• Biggs Zoning Code (section shall) High relevance show source text
• Biggs Zoning Code (§ 1) High relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text
• Biggs Zoning Code (title to) Medium relevance show source text
• Biggs Zoning Code (§ 66314) Medium relevance show source text
• Biggs Zoning Code (§ 14.30.080.) Medium relevance show source text
• Biggs Zoning Code (§ 66333) Medium relevance show source text
• CBC § 66314 (§ 66314) Medium relevance show source text
• Biggs Zoning Code (§ 3) Medium relevance show source text
• Biggs Zoning Code (§ 14.370.010.) Medium relevance show source text
• Biggs Zoning Code (§ 1) Medium relevance show source text

Cited sections

• Title 14 Zoning — Continuation of existing lawful uses/structures; linkage to Chapter 14.80: § **14.10.040(1)** (Title 14)
• Chapter 14.80 Nonconforming Buildings, Structures and Uses: §§ **14.80.030** (unlawful distinguished), **14.80.040** (types), **14.80.050** (permits prior to regulation), **14.80.060** (enlargement), **14.80.070** (change of use), **14.80.080** (repairs), **14.80.090** (use permit relief), **14.80.100** (discontinuance), **14.80.110** (destruction), **14.80.120** (nuisance) (Chapter 14.80)
• Chapter 14.60 Use Permits — Commission authority includes changes to nonconforming uses/structures: § **14.60.050(4)**; procedures, appeals, revocation across Chapter 14.60/14.30 (Chapter 14.60)
• Definitions — “Nonconforming structure/use,” “Variance”: §§ **14.20.710**, **14.20.720**, **14.20.1020**
• District standards cited: **A‑G** § 14.210.010–.030 ; **A‑C** dimensional standards (Chapter 14.230 notes) ; **R‑2** table § 14.270 and § 14.270.050 (ADU cross‑ref) ; **D‑MU** §§ 14.310.010–.040 ; **M‑2** §§ 14.370.010–.040 (§ 14.210.010)
• Industrial use table reference: Chapter **14.350** (M‑1, M‑2 uses)
• Parking cross‑reference: Chapter **14.130** (e.g., § 14.130.040) (§ 14.130.040)
• State ADU reference (limits on denials due to unrelated zoning nonconformance): HCD 2025 ADU Handbook — Nonconforming Zoning section
• Biggs_ZoningCode.md
• 2025 California ADU handbook.md

• Official Biggs code library