Paradise — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

This page summarizes how the Town of Paradise treats nonconforming uses, nonconforming structures, and nonconforming lots under Title 17 (zoning). It is a Paradise‑specific synthesis of the local zoning ordinance: what may continue, when a nonconforming status is lost, how damaged buildings are handled, and the rules for enlarging, moving, or terminating nonconforming uses. For the underlying ordinance language consult the cited code sections below; this page interprets and condenses those provisions for practical use.

Core rules (what the code actually says)

• Lawful nonconforming land uses, buildings, or structures existing at the time Title 17 was adopted may be continued (see § 17.39.100).
• A nonconforming use that ceases for a continuous period of twelve (12) months is deemed abandoned and any subsequent use must conform to current zoning (§ 17.39.200).
• If a lawful nonconforming building is destroyed to more than 50% of its assessed value, it may only be restored either in full conformance with current zone rules or as a nonconforming use with Town approval and a conditional use permit; special reconstruction timing rules apply after a declared natural disaster (§ 17.39.300).
• Enlargements or additions to buildings that are nonconforming as to setbacks, height, or lot coverage are prohibited unless the additions conform to the zone or a variance is obtained; other kinds of additions may require a conditional use permit (§ 17.39.400). For specific dimensional standards (setbacks, height, lot coverage) see the Town’s Paradise Development Standards.
• A lawful nonconforming use may be expanded within an existing building only with Town approval and a conditional use permit; expansion of a land use into a greater land area or increased intensity is generally prohibited without Town approval and a conditional use permit (§ 17.39.400.B).
• Relocating a lawful nonconforming building to another lot or elsewhere on the same lot is not allowed unless the move produces a structure that conforms to Title 17 (§ 17.39.400.C).
• The Planning Commission may recommend termination of a nonconforming use and the Town Council may order termination after public hearings; when doing so the Commission and Council must weigh factors such as investment in the use, compatibility with the General Plan, public health and safety, and recoverability of the investment (§ 17.39.500). Failure to obey a termination order may be abated as a public nuisance (§ 17.39.500.A–D).
• If a nonconforming use is terminated by public acquisition or eminent domain, relocation to another permitted location is allowed subject to compatibility requirements (§ 17.39.600).

District-by-district breakdown (purpose, typical uses, key dimensional standards, where it applies)

Below are the Paradise base zones most often relevant to nonconforming questions. Each subsection gives the district name in bold, the local-purpose statement from the code where available, typical permitted uses, and the key dimensional numbers that frequently determine whether a structure is nonconforming. For full use lists and standards consult the cited sections and the Town’s Paradise Zoning and Paradise Land Use pages.

R-C (Resource Conservation)

• Purpose: Intended to remain largely undeveloped or used for open space and agriculture; consistent with the Paradise General Plan open‑space/agricultural or recreational land‑use designations (§ 17.08.100) .
• Typical permitted uses: agriculture, crop production, private/open space, limited accessory dwellings and family day care homes (see § 17.08.200 use table).
• Key dimensional standards: Minimum lot area: 5 acres; Minimum lot width: 150 ft; Front setback from public street: 50 ft; Side/rear setbacks: 10 ft; Max height: 35 ft (table in § 17.08.300) .
• Where it applies: rural/open areas shown on the zoning map (see § 17.07.100 and Table 17.05.200).

AR‑1 / AR‑3 / AR‑5 (Agricultural‑Residential)

• Purpose: Larger residential parcels with accessory agricultural uses; consistent with agricultural‑residential General Plan designations (§ 17.11.100) .
• Typical permitted uses: single‑family residences, accessory dwellings, limited animal production, horticulture; certain community and recreational uses may be conditional (§ 17.11.200 use table).
• Key dimensional standards: standards vary by AR‑type; consult § 17.11.300–.400 (see the AR zone tables) — verify minimum lot size and setbacks against the table in the AR chapter. Not all dimensional items are repeated in the nonconforming chapter.

AG‑10 / AG‑20 (Agricultural‑10 & Agricultural‑20)

• Purpose & uses: Agricultural production and accessory residential uses; refer to Chapters 17.10 and the AG use tables for permitted uses and densities. Not directly restated in Chapter 17.39; use and dimension context comes from the AG chapters.
• Key dimensional standards: consult the AG chapter tables for minimum lot area and setbacks; these are what determine if a lot/structure is nonconforming relative to AG rules. Not found in the nonconforming chapter.

N‑C (Neighborhood Commercial), C‑B (Central Business), C‑C (Commercial‑Community / Corridor Commercial)

• Purpose: Commercial service and retail nodes at different intensities; see the commercial zone purpose statements and the use/standards tables in § 17.20.
• Typical permitted uses: retail services, restaurants, offices, accessory dwellings in some cases; specific allowances vary by zone and are shown in the use tables (§ 17.20.200, § 17.20.300).
• Key dimensional standards (summary from § 17.20.400 table): Minimum gross lot area: N‑C 10,890 sq ft; C‑B 10,890; C‑C 10,890. Minimum lot width: N‑C 65 ft; C‑B 55 ft; C‑C 65 ft. Side/rear setbacks: N‑C 5 ft; C‑B 0 ft; C‑C 0 ft. Max height: 35 ft. Max lot coverage & FAR vary (see table) — these numbers determine whether an existing building is nonconforming to setback/coverage/height rules.

C‑F and C‑S (commercial sub‑categories referenced for uses & signs)

• Purpose / uses: These appear throughout sign and permitted‑use tables (e.g., sign area and temporary sales allowances) but a consolidated purpose text is not found in the snippets returned here. For permitted recycling and signage allowances C‑F and C‑S appear in the code tables. Not all purpose language was located in the retrieved snippets — verify with the Town for chapter references.

I‑S (Industrial‑Service)

• Purpose: Intended to provide for light industrial, manufacturing, warehouses, and intensive non‑retail commercial uses; development standards reflect industrial/service characteristics (§ 17.23.100) .
• Typical permitted uses: manufacturing (light), warehousing, auto repair, equipment storage, selected public and utility uses; use table given in § 17.23.200 (P/C/S/A codes indicate permitted/conditional/site review/administrative permit). .
• Key dimensional standards: consult 17.23 tables for lot area, setbacks, height; these numbers set whether existing industrial buildings are nonconforming. For billboards and certain signs nonconforming removal timelines are specified in § 17.37.600.

M‑F (Multi‑Family)

• Purpose & standards: The multi‑family zone appears across the code’s sign and use tables; specific M‑F chapter text and development standards were not in the nonconforming snippets retrieved here — check Chapter 17.?? for M‑F (see Zones list § 17.07.100 and Table 17.05.200). Verify parcel‑specific numeric standards with the Town. Not found in retrieved materials for detailed M‑F dimensional numbers.

Note: the code establishes many more specific zone chapters and combining zones (P‑D, overlays). Where a district's detailed purpose or numeric table was not available in the retrieved text I indicate "Not found in retrieved materials" above; verify with the Town's full Title 17 or the Paradise Zoning page.

Decision‑relevant summary table (quick reference)

Checklist — what an applicant must satisfy (pre‑application to permit)

• Establish that the use/structure was lawful when it began and that it has been continuously in existence since the trigger date referenced in the code (e.g., continuous existence since incorporation date where relevant). See § 17.39.100 and the conditional continuation rules.
• If claiming a nonconforming parcel status for lot area/width, produce recorded map or certificate of compliance, or evidence of partial government acquisition that reduced lot area by ≤25% (§ 17.39.150).
• If proposing reconstruction after damage, document assessed value loss (county roll) and follow the reconstruction timelines and limits; if >50% destroyed, prepare to obtain a CUP if you want to reinstate the nonconforming use (§ 17.39.300).
• If proposing an addition or expansion, determine whether the nonconformity is to setback/height/coverage (which generally bars additions without a variance) or another category (which may allow a CUP) and pursue the appropriate discretionary route (§ 17.39.400.A–B).
• For any relief (variance, conditional use permit, site plan review) prepare materials to satisfy public hearing and noticing requirements in Chapter 17.45; review Paradise Design Review and Paradise Variances and Exceptions pages.
• Verify parking implications early — some changes in intensity may trigger parking review under the Town’s parking rules; see Paradise parking rules and Chapter 17.38.

Risks & Ambiguities

Plain‑English summary

If your property or building in Paradise predates a current zoning rule, you may be allowed to keep using it as you have been — but only if you keep using it (don’t abandon it for 12 months), don’t enlarge it in ways the code forbids, and follow special rules if it’s badly damaged or you want to move it. Always document the history of the use and check whether your proposed change needs a variance, conditional use permit, or site plan review. Key code anchors are § 17.39.100 through § 17.39.600.

Source References

• Paradise Municipal Code, Title 17 — Chapter on Nonconforming Uses: § 17.39.100 (Continuation of existing nonconforming uses).
• Paradise Municipal Code — § 17.39.150 (Nonconforming parcels or lots, legal building site criteria).
• Paradise Municipal Code — § 17.39.200 (Abandonment of nonconforming uses — 12‑month rule).
• Paradise Municipal Code — § 17.39.300 (Restoration of damaged nonconforming use; >50% rule; disaster reconstruction timeline).
• Paradise Municipal Code — § 17.39.400 (Expansion, enlargement, relocation, alteration and change of nonconforming uses).
• Paradise Municipal Code — § 17.39.500 (Termination procedure, Planning Commission & Town Council hearings, findings).
• Paradise Municipal Code — § 17.39.600 (Termination as result of public agency acquisition/eminent domain).
• Resource Conservation zone purpose & standards: § 17.08.100 and § 17.08.300 (minimum lot area, setbacks, height).
• Agricultural‑Residential zones: § 17.11.100 and § 17.11.200 (AR‑1/3/5 uses and purposes).
• Commercial zone dimensional table and uses (N‑C, C‑B, C‑C): § 17.20.400 (site development regulations table).
• Industrial‑Service zone purpose and uses: § 17.23.100 & § 17.23.200.
• Site plan review, variances, and hearing procedures: Chapter 17.45 (site plan review and variance processes).

Retrieved passages

• Paradise Zoning Code (§ 2) High relevance show source text
• Paradise Zoning Code (Section 531) High relevance show source text
• Paradise Zoning Code (Chapter 17.45) High relevance show source text
• Paradise Zoning Code (title shall) High relevance show source text
• Paradise Zoning Code (Section 17.39.200.) High relevance show source text
• Paradise Zoning Code (§2) High relevance show source text
• CBC § 5 (§ 5) Medium relevance show source text
• Paradise Zoning Code (Section 531) Medium relevance show source text
• Paradise Zoning Code (section may) Medium relevance show source text
• CBC § 66321 (§ 66321) Medium relevance show source text
• CFC § 3 (Section 11018.) Medium relevance show source text
• Paradise Zoning Code (chapter shall) Medium relevance show source text
• CBC § 113758 (Section 113758) Medium relevance show source text
• Paradise Zoning Code (§ 5) Medium relevance show source text
• Paradise Zoning Code (Chapter 5.11) Medium relevance show source text

Cited sections

• Paradise Municipal Code, Title 17 — Chapter on Nonconforming Uses: **§ 17.39.100** (Continuation of existing nonconforming uses). (Title 17)
• Paradise Municipal Code — **§ 17.39.150** (Nonconforming parcels or lots, legal building site criteria). (§ 17.39.150)
• Paradise Municipal Code — **§ 17.39.200** (Abandonment of nonconforming uses — 12‑month rule). (§ 17.39.200)
• Paradise Municipal Code — **§ 17.39.300** (Restoration of damaged nonconforming use; >50% rule; disaster reconstruction timeline). (§ 17.39.300)
• Paradise Municipal Code — **§ 17.39.400** (Expansion, enlargement, relocation, alteration and change of nonconforming uses). (§ 17.39.400)
• Paradise Municipal Code — **§ 17.39.500** (Termination procedure, Planning Commission & Town Council hearings, findings). (§ 17.39.500)
• Paradise Municipal Code — **§ 17.39.600** (Termination as result of public agency acquisition/eminent domain). (§ 17.39.600)
• Resource Conservation zone purpose & standards: **§ 17.08.100** and **§ 17.08.300** (minimum lot area, setbacks, height). (§ 17.08.100)
• Agricultural‑Residential zones: **§ 17.11.100** and **§ 17.11.200** (AR‑1/3/5 uses and purposes). (§ 17.11.100)
• Commercial zone dimensional table and uses (N‑C, C‑B, C‑C): **§ 17.20.400** (site development regulations table). (§ 17.20.400)
• Industrial‑Service zone purpose and uses: **§ 17.23.100** & **§ 17.23.200**. (§ 17.23.100)
• Site plan review, variances, and hearing procedures: Chapter 17.45 (site plan review and variance processes). (Chapter 17.45)
• Paradise_ZoningCode.md

• Official Paradise code library