Local zoning · Biggs

Biggs — Zoning

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

Last reviewed: July 1, 2026

Overview

The City of Biggs regulates land use under Title 14 of the Biggs Municipal Code, with base zoning districts, a citywide zoning map, and special combining districts that shape what can be built, where, and at what scale. The official zoning map is declared part of the code and controls district boundaries, with procedures for boundary interpretation, prezoning, and amendments to the map itself. See the broader context on the Biggs zoning & planning overview, related Biggs Land Use tables, cross-cutting Biggs Development Standards, and project-level Biggs Design Review and Biggs Parking requirements. The references below cite the controlling sections of the Biggs Municipal Code.

How Biggs’ zoning is organized

District framework. Biggs establishes the following zoning districts: A-G, A-C, A-M, R-1, R-2, R-3, R-MU, D-MU, C-G, C-O, M-1, M-2, O-S, P-Q, and the PD planned development combining district. The PD district is applied “in conjunction with” an underlying zone to modify otherwise applicable standards.
Zoning map and boundaries. The official zoning map is part of the code and is the controlling description of where each district applies; the city planner interprets uncertain boundaries. Prezoning is allowed for land in the planning area but outside city limits, and amendments to the map follow set hearing and finding procedures.
Use tables by district. Biggs regulates uses through district-specific tables: Agricultural (ch. 14.200), Residential (ch. 14.250), Commercial (ch. 14.300), and Industrial (ch. 14.350). District chapters reference these tables for what is permitted by right or by use permit.

Zoning map, Prezoning, and Amendments

The zoning map is adopted by reference and may be divided into units for ease of amendment.
Boundary questions are interpreted by the city planner per the procedures referenced in BMC 14.10.050(5).
Prezoning of territory outside city limits is authorized; it becomes effective upon annexation and is recorded on the zoning map.
Zoning map changes and text amendments require public hearings with findings for consistency with the general plan.

Quick-reference dimensional standards

Decision-relevant highlights from several core districts. Always confirm parcel-specific standards on the city’s official zoning map and in the district chapter.

District	Front	Side	Street Side	Rear	Min Lot Area	Lot Coverage	Max Height	Code Reference
R-1	15 ft	5 ft	10 ft	15 ft	5,445 sf	50% (up to 65% w/ CUP)	35 ft primary; 20 ft accessory	BMC 14.260.040; ADU setbacks per 14.260.050 and 14.110.115
R-2	15 ft	5 ft	10 ft	15 ft	5,445 sf	60% (up to 75% w/ CUP)	45 ft primary; 20 ft accessory; +5 ft stepback per extra floor next to R-1	BMC ch. 14.270 (setbacks and notes), 14.270.050 (ADU)
M-2	20 ft (may reduce to 15 ft with added landscaping)	0 ft (25 ft when abutting residential)	20 ft	0 ft	n/a	75%	45 ft	BMC 14.370.040
A-G	20 ft	25 ft	20 ft	25 ft	20 acres	n/a	35 ft res; 50 ft nonres	BMC 14.210.040; A-G purpose/uses in ch. 14.210 and ch. 14.200

For fences/landscaping height rules referenced by multiple districts, see BMC 14.110.080 and the Biggs Landscaping and Screening page.

Base Zoning Districts — district-by-district

A-G General Agricultural

Purpose. Protects long-term agriculture by retaining large parcel sizes and limiting conflicts with non-agricultural uses.
Typical permitted uses. Crop cultivation, grazing, stock ponds, and agricultural processing; more intensive operations (e.g., animal processing, dairies) require a use permit via the agricultural use table.
Key dimensional standards. Front 20 ft, side 25 ft, street side 20 ft, rear 25 ft; 20 acres minimum lot size; 35 ft max for residential structures and 50 ft for nonresidential.
Where it applies. Where mapped on the city’s official zoning map.

A-C Agricultural Commercial

Purpose. Accommodates agricultural uses and compatible support commercial (e.g., equipment sales/rental, distribution and storage) while minimizing conflicts with neighbors.
Typical permitted uses. As identified in the agricultural use table; composting and other higher-impact activities generally require a use permit.
Key dimensional standards. When abutting residential, side yard ≥25 ft; where abutting residential/commercial/industrial in rear, rear yard ≥30 ft; height ≤30 ft when contiguous to residential unless an exception is granted under the city’s exceptions process.
Where it applies. Where mapped; confirm on the zoning map.

A-M Agricultural Industrial

Purpose, permitted uses, and dimensional standards. Not found in retrieved materials.
Where it applies. Verify with the jurisdiction and the zoning map. Not found in retrieved materials.

R-1 Single-Family Residential

Purpose. Low-density neighborhoods at roughly 2.0–6.1 units/acre, preserving Biggs’ historic character.
Typical permitted uses. As listed in the residential use table (ch. 14.250); ADUs and JADUs are addressed in BMC 14.110.115 and must follow primary-unit setbacks.
Key dimensional standards. 15 ft front, 5 ft side, 10 ft street side, 15 ft rear; 5,445 sf minimum lot area, 50 ft minimum width; 50% lot coverage (may increase to 65% by CUP); 35 ft max height for primary, 20 ft for accessory structures.
Where it applies. Where mapped on the zoning map.

R-2 Medium Density Residential

Purpose. Medium-density housing; specific intent language not found in retrieved materials.
Typical permitted uses. As listed in the residential use table (ch. 14.250). Not found in retrieved materials beyond table reference.
Key dimensional standards. 15 ft front, 5 ft side, 10 ft street side, 15 ft rear; 5,445 sf minimum lot; 60% lot coverage (up to 75% by CUP); 45 ft max building height; +5 ft additional setback for each story above the first when adjacent to R-1; accessory structures ≤20 ft. ADU setbacks follow primary-unit rules per R-2 ADU section.
Where it applies. Where mapped on the zoning map.

R-3 High Density Residential

Purpose, permitted uses, and dimensional standards. Not found in retrieved materials.
Where it applies. Verify with the jurisdiction and the zoning map. Not found in retrieved materials.

R-MU Residential Mixed-Use

Purpose. Allows mixed residential forms with transitions near residential areas.
Typical permitted uses. Per the residential use table; development often coordinated through design review.
Key dimensional standards. Street-side yard 10 ft; no rear setback unless abutting residential, where 15 ft applies; lot coverage and landscaping set through project review under Ch. 14.100; max height 45 ft (possible exception up to 50 ft under the city’s exceptions chapter). Multifamily in R‑MU must provide 25% of lot area as landscaped common open space, with limits on counting perimeter landscaping.
Where it applies. Where mapped on the zoning map.

D-MU Downtown (B Street) Mixed-Use

Purpose. Main-street retail and services with housing at 16.0–25.0 du/ac, reinforcing the historic B Street core. See Biggs Historic Preservation for context-sensitive considerations.
Typical permitted uses. As listed in the commercial use table (Ch. 14.300).
Key dimensional standards. Max building height 55 ft; a 6 ft solid wall/fence is required along property lines shared with residential districts (not required where an alley separates). Height exceptions utilize the city’s exceptions process.
Where it applies. Along B Street, the historic commercial core.

C-G General Commercial

Purpose. Broad commercial services for Biggs and region; residential allowed by use permit at 16.0–25.0 du/ac.
Typical permitted uses. As listed in the commercial use table (Ch. 14.300). Selected examples include retail, small service businesses, and certain wholesalers per table notes.
Key dimensional standards. Not found in retrieved materials.
Where it applies. Where mapped on the zoning map.

C-O Office Commercial

Purpose, permitted uses, and dimensional standards. Not found in retrieved materials.
Where it applies. Verify with the jurisdiction and the zoning map. Not found in retrieved materials.

M-1 Light Industrial

Purpose, permitted uses, and dimensional standards. Not found in retrieved materials.
Where it applies. Verify with the jurisdiction and the zoning map. Not found in retrieved materials.

M-2 General Industrial

Purpose. Sites for heavy industrial, manufacturing, and processing, typically buffered from sensitive uses by transitional M-1 and C‑G districts.
Typical permitted uses. As identified in the industrial use table (Ch. 14.350).
Key dimensional standards. 20 ft front (may reduce to 15 ft with equivalent added landscaping/planter area), 0 ft side except 25 ft when abutting residential (alley may count toward the separation), 20 ft street side, 0 ft rear; 75% lot coverage; 45 ft max height.
Where it applies. Where mapped on the zoning map.

O-S Open Space

Purpose, permitted uses, and dimensional standards. Not found in retrieved materials.
Where it applies. Verify with the jurisdiction and the zoning map. Not found in retrieved materials.

P-Q Public/Quasi-Public

Purpose. Government, institutional, and auxiliary uses serving public health, safety, culture, and welfare.
Typical permitted and conditional uses. Permitted: city facilities, public infrastructure, parks/greenbelts, and emergency shelters; conditional: schools (public/private), historical sites/museums, public parking facilities.
Key dimensional standards. Minimum lot area 7,200 sf; maximum impervious coverage 25% (more may be allowed by the planning commission). Maximum height section exists but specific height not found in retrieved materials.
Where it applies. Where mapped on the zoning map.

PD Planned Development (combining district)

What it does. Can be applied with any underlying zone to tailor standards to a specific project, subject to hearings and findings. At least 20% of the project area must be landscaped open space, with 10% of the site in consolidated social/recreation areas; PDs can modify setbacks, coverage, and other standards, and may authorize supportive uses not otherwise allowed if found compatible.
How it’s adopted and enforced. PD regulations become the controlling standards for the site once approved; minor revisions require planning commission approval; PDs can expire if not implemented (typically at tentative map expiration or 24 months if not map-related).
Relation to other processes. PDs are adopted through rezoning/text amendment procedures in Ch. 14.40.
See Biggs Overlay Districts for how PD fits with other overlay/combing tools.

Cross-cutting topics you will likely touch

Parking. New or changed uses must meet city off-street parking ratios and cannot eliminate required existing spaces; see the dedicated Biggs Parking page and BMC 14.130.030–.040 for key rules.
Nonconforming status. Lawfully established uses/structures can continue but expansions are limited; see Biggs Nonconforming Uses and BMC 14.10.040.
Exceptions/variances. Height and other limits can be adjusted via the city’s exceptions process; see Biggs Variances and Exceptions. Examples: height adjustments cited in A‑C, R‑MU, and D‑MU chapters.
Fences/landscaping. Several districts reference general fence heights and front-corner sight area rules in Ch. 14.110; see Biggs Landscaping and Screening.
Signs. PD approvals may set project-specific sign parameters; for citywide rules see Biggs Signage.
ADUs. Districts defer to BMC 14.110.115 for ADU standards; see Biggs ADUs and state context at California ADU law.
Housing law context. District residential allowances interface with state mandates; see California housing laws. For construction-phase compliance, see California Building Standards Code.

Checklist

Confirm the parcel’s zoning on the official zoning map and note any combining district such as PD.
Identify whether your use is permitted, requires a use permit, or is prohibited under the relevant use table (Agricultural 14.200, Residential 14.250, Commercial 14.300, Industrial 14.350).
Check dimensional standards for your district (setbacks, lot width/area, lot coverage, height) and any adjacency rules (e.g., R‑2 stepbacks next to R‑1; A‑C and M‑2 buffers next to residential).
Determine if design review applies (e.g., R‑MU sets coverage/landscaping via project review; D‑MU has special edge treatments).
Confirm required parking and that no required spaces will be eliminated.
If seeking relief from a standard (e.g., height in D‑MU or A‑C), assess eligibility for an exception; see variances and exceptions.
If a tailored plan is needed, consider the PD pathway and its open space minimums.
Before building, ensure your plans also satisfy the California Building Standards Code (applies after zoning approval).

Risks & Ambiguities

Issue	Why it matters	What to verify
A‑G minimum lot size text vs. table	Narrative references “ranges from 10 acres,” while the standards table shows 20 acres minimum; affects subdivision potential	Confirm with the city planner which minimum applies to your parcel; see BMC 14.210.040 and A‑G purpose text.
D‑MU height language	Height limit is given as 55 ft and references the exceptions chapter; clarity matters for rooftop elements and partial floors	Confirm whether any parapets/mechanicals can exceed 55 ft as “appurtenances” and whether exceptions are available on your site.
R‑2 adjacency stepbacks	An extra 5 ft setback per additional floor next to R‑1 can reshape building massing	Map adjacency carefully and model upper-floor stepbacks early.
Commercial and office standards missing	Dimensional tables for C‑G and C‑O not found; affects site planning	Request the latest district standards from the city; rely on the commercial use table for use permissions in the meantime.
Boundary interpretation	Where a zoning line appears uncertain, the city planner interprets it	Bring a current survey and the latest official map unit to staff for a written interpretation.
PD flexibility and expiration	PDs can change standards but also expire if not implemented	Verify PD conditions, open-space obligations, and any expiration/extension timelines tied to a map.

Plain-English Summary

Biggs zoning tells you what you can build and how big it can be on your lot. Neighborhoods like R‑1 and R‑2 set clear setbacks, heights, and lot sizes; mixed-use districts like D‑MU and R‑MU allow housing over shops with special design and open-space rules; industrial and agricultural districts include buffers when next to homes. Always confirm your zoning on the official map, check the use table for whether your project is allowed, and design to the district’s setbacks, heights, and coverage—then layer in parking and design review as required.

Source References

BMC 14.190.010–.050 (district list; zoning map; boundary interpretation; prezoning)
BMC 14.40.020–.050 (zoning/text amendments: hearings and findings)
BMC ch. 14.200 (Agricultural Use Table) and ch. 14.250 (Residential Use Table)
BMC ch. 14.300 (Commercial Use Table) and ch. 14.350 (Industrial Use Table)
BMC ch. 14.210 (A-G), including 14.210.040 (A‑G dimensional standards)
BMC ch. 14.220 (A‑C) dimensional adjacency and height provisions
BMC ch. 14.260 (R‑1) purpose, standards, and ADU setbacks (14.260.050)
BMC ch. 14.270 (R‑2) standards and ADU setbacks (14.270.050)
BMC ch. 14.290 (R‑MU) setbacks, height, open space; references to design review and exceptions
BMC ch. 14.310 (D‑MU) purpose, height, and 6‑ft wall along residential edges
BMC ch. 14.320 (C‑G) purpose and residential density by CUP
BMC ch. 14.370 (M‑2) purpose and dimensional standards (14.370.040)
BMC ch. 14.380 (P‑Q) purpose, permitted/conditional uses, lot size and coverage
BMC ch. 14.390 (PD) general regulations, modification powers, latitude of regulations, development, expiration
BMC ch. 14.110 general standards (fences/landscaping references; sight distance)
BMC 14.10.040 (nonconforming cross-reference)

Sources

Retrieved passages

Biggs Zoning Code (§ 3) High relevance
Biggs Zoning Code (§ 1) High relevance
Biggs Zoning Code (§ 14.370.010.) High relevance
Biggs Zoning Code (§ 3) High relevance
Biggs Zoning Code (§ 14.190.010.) High relevance
Biggs Zoning Code (§ 1) High relevance
Biggs Zoning Code (§ 1) High relevance
Biggs Zoning Code (section shall) High relevance

Cited sections

Official Biggs code library

Frequently asked questions

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

R‑1 is for single-family homes at low densities (about 2.0–6.1 du/ac). Typical residential uses are per the residential use table; standard setbacks are 15 ft front, 5 ft side, 10 ft street side, 15 ft rear, with 5,445 sf minimum lot area and 50 ft minimum width. ADUs follow primary setbacks and are governed by BMC 14.110.115.

What are the R-2 setbacks and height limits?

R‑2 uses the same base setbacks as R‑1 (15/5/10/15 ft) but allows 60% coverage (up to 75% by CUP) and up to 45 ft height. When a building in R‑2 is next to R‑1, add an extra 5 ft of setback for each additional floor beyond the first. Accessory structures are limited to 20 ft.

How tall can buildings be in the D-MU Downtown district?

D‑MU allows buildings up to 55 ft, with the potential to use the city’s exceptions process for specific circumstances. A 6‑ft solid wall/fence is required along property lines shared with residential districts unless separated by an alley.

Does Biggs allow residential over commercial?

Yes. Both D‑MU and R‑MU support mixed-use formats. D‑MU permits residential at 16.0–25.0 du/ac along B Street; R‑MU allows residential with standards set through project review, including a 25% landscaped common open space minimum for multifamily.

Where do I find the official zoning map for my parcel?

The official zoning map is declared part of the code, and it controls where each district applies; the city planner interprets unclear boundaries. Contact the city for the current official map exhibit and any recent amendments.

What buffers apply if my commercial or industrial project is next to homes?

Several districts add edge protections next to residential: A‑C requires a 25‑ft side yard and 30‑ft rear yard where abutting; M‑2 requires a 25‑ft side yard where abutting; D‑MU requires a 6‑ft wall along shared property lines with residential (unless an alley separates).

How does the PD Planned Development district change the rules?

PD is a combining zone that customizes standards for a specific project while requiring at least 20% landscaped open space (with 10% consolidated). The adopted PD site development plan becomes the governing standard; PDs can expire if not built on schedule.

Are emergency shelters allowed in Biggs zoning?

Yes. Emergency shelters are a permitted use in the P‑Q Public/Quasi‑Public district.

Do I need design review for R-MU projects?

R‑MU sets lot coverage and landscaping “through the project review process” under the city’s design review chapter, so plan on design review early in your schedule.

What happens if my existing use doesn’t meet today’s standards?

Lawfully established nonconforming uses/structures may continue, but expansions are limited under the nonconforming provisions; see BMC 14.10.040 and the city’s nonconforming chapter.

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