Perris — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

This page summarizes how the City of Perris treats nonconforming uses, nonconforming structures, and nonconforming lots under the local zoning code (Title 19). Key rules: lawful pre‑existing uses may be continued but generally cannot be enlarged, reestablished after abandonment, or rebuilt if destroyed beyond a set threshold; special overlay rules (notably the Airport Overlay Zone (AOZ)) add constraints. See the controlling ordinance text at § 19.80.010–§ 19.80.050 for the core rules.

What Perris’ code says (core rules)

• A "nonconforming building or use" is one lawfully established but no longer compliant because the code changed; the local rules for those are located in § 19.80.010.
• Continued operation allowed but no enlargement or increased area/volume: nonconforming uses may continue provided there is no increase in area, space or volume devoted to the nonconforming use (§ 19.80.020(1)).
• Abandonment / discontinuance rule: if a nonconforming use is discontinued or abandoned for one year or more, it may not be reestablished as a nonconforming use; the site must thereafter conform to the current zone rules (dwelling units are an exception) (§ 19.80.020(2)).
• Repairs/maintenance allowed, but structural change is limited — see exceptions for buildings under construction and reconstruction after damage (§ 19.80.020–§ 19.80.040). In particular, a nonconforming building destroyed to more than 75% of its reasonable value may not be rebuilt unless brought into conformance (§ 19.80.040).
• Uses made nonconforming by later amendments to the code are covered by § 19.80.050.

Special overlay constraint (Airport Overlay):

• Where the AOZ (Airport Overlay Zone) applies, existing nonconforming uses and structures must additionally comply with airspace protection standards; nonconforming residential uses cannot increase density under AOZ rules and "existing" status is strictly defined (vesting tentative map, valid building permit, or lawful physical existence) — see § 19.51.030–§ 19.51.040 and the airspace protection standards in § 19.51.070.

Definitions:

• Nonconforming structure and Nonconforming use are defined in the municipal code (definitions chapter / glossary referenced in the code); see the code definitions (Chapter 19.08) for exact wording. Notation: the purpose & operative rules are in § 19.80.010–§ 19.80.050.

Practical takeaway: you can keep an existing, lawful but nonconforming use, but you generally cannot expand it, reestablish it after long abandonment, or rebuild it beyond certain damage thresholds without making it conform.

District-by-district breakdown (how nonconforming rules interact with Perris zones)

Below are the major districts in Perris and the Perris code sections that describe their purposes and typical development standards. For nonconforming situations the general rules in § 19.80.010–§ 19.80.050 apply city‑wide; district subsections below summarize the district purpose and the key dimensional or use rules you must consult when evaluating a nonconforming condition.

Note: each district subsection includes the chapter or section that sets the district standards — verify parcel‑specific requirements with the jurisdiction. Where a topic (e.g., parking, development standards) is relevant, the code cross‑references those chapters; see the inline links (first mention) to the City's topic pages.

R‑10,000 (Single‑family)

• Purpose: provide detached single‑family at low density. § 19.22.010.
• Typical permitted uses: one detached single‑family dwelling; small family day care; residential care (see § 19.22.020).
• Key dimensional standards: front/side/rear yards and lot frontage specifications (see § 19.22.080 for setbacks and lot frontage). Development standards link to the city's Perris Development Standards.
• Where it applies: city single‑family neighborhoods listed on the official zoning map § 19.82.020.

R‑8,400 (Single‑family)

• Purpose: medium single‑family density. § 19.23.010.
• Typical uses: single‑family, small family day care, limited accessory uses. § 19.23.020.
• Dimensional standards: setback, lot coverage and frontage rules in § 19.23.080–§ 19.23.090.

R‑7,200 (Single‑family)

• Purpose & uses: lower‑density single‑family (4–6 du/acre). § 19.24.010–§ 19.24.020.
• Dimensional standards: minimum lot sizes, setbacks, building height limits, and design criteria (see § 19.24.070–§ 19.24.090). Parking rules are in chapter 19.69 (see link).

R‑6,000 (Single‑family)

• Purpose & uses: smaller single‑family lots, higher density than R‑7,200. § 19.25.010–§ 19.25.020.

MFR‑22 (Multi‑family)

• Purpose: high‑density residential (up to 22 du/acre). § 19.28.010.
• Uses & standards: multi‑family dwellings, accessory dwelling units (see ADU rules in § 19.81 and the city's Perris ADUs guidance). Setbacks and height rules appear in § 19.28.070–§ 19.28.080.

CN (Commercial Neighborhood) and CC (Commercial Community)

• Purpose: neighborhood retail and community‑serving commercial uses. CN: Chapter 19.36 and CC: § 19.38.010. Typical permitted uses, access, and operating hour restrictions are in the respective chapters; alcohol sales and special uses reference § 19.65. See § 19.36–§ 19.38.

BP / LI / GI (Business Park / Light Industrial / General Industrial)

• Purpose: employment, light manufacturing, warehousing and industrial uses. § 19.44.010 defines BP/LI/GI purposes and the table of allowed uses and development standards appears in § 19.44.020–§ 19.44.030 (minimum lot area, frontage, FAR, coverage). For industrial nonconforming uses, the general nonconforming rules of § 19.80 apply; certain industrial uses may be specifically prohibited or conditional in AOZ compatibility tables.

AOZ (Airport Overlay Zone)

• Purpose and effect on nonconformities: properties inside the March ARB overlay must meet airspace protection limits; existing nonconforming uses may continue but cannot increase residential density; nonconforming buildings/uses must comply with Chapter 19.80 as well as AOZ airspace protection § 19.51.030–§ 19.51.070 (definition of "existing," airspace obstruction limits, and infill exceptions). See § 19.51.030–§ 19.51.070.

Overlays and other special districts (HOAO, SHO, PDO)

• Overlays do not replace base‑zone nonconforming rules; they add requirements (for example, the Housing Opportunity Areas Overlay (HOAO) modifies by‑right uses and design guidelines in § 19.89; the AOZ adds airspace constraints in § 19.51). Always check overlay sections in addition to § 19.80.

Quick decision table — most relevant standards (short)

Checklist (what an applicant must show / do)

• Show the use or structure was lawfully established before the applicable code change (proof: valid building permit, vesting tentative map, or physical existence) — AOZ "existing" test § 19.51.030.
• Demonstrate no enlargement or increased area/volume for the nonconforming use (unless the change fits a specific exception) — § 19.80.020(1).
• If reconstructing after damage, provide valuation evidence and show damage ≤ 75% to be allowed to rebuild as nonconforming — § 19.80.040.
• If site is in an overlay (AOZ, HOAO, SHO), show compliance with overlay special standards (airspace protection, disclosure/avigation easements, or HOAO density rules) — § 19.51.x, § 19.89.x.
• If sign(s) are nonconforming, remove or modify nonconforming signs before permit for building expansion or new permit for that site — § 19.75.200.
• Confirm applicable parking requirements (chapter 19.69) and whether a minor adjustment or variance is needed; refer to the city's parking rules Perris Parking.
• For accessory dwelling units (ADUs), check that nonconforming zoning conditions are not improperly used to deny ADU permits — refer to ADU chapter § 19.81 and state ADU rules.

Risks & Ambiguities

Plain-English Summary

If your use or building in Perris was legal when it was built but now violates the zoning rules, you can usually keep using it — but you generally cannot expand it, let it sit unused for a year and then restart it as the same nonconforming use, or rebuild it after major destruction unless you bring it into compliance. AOZ overlay areas and sign rules add extra constraints. Core rules live in § 19.80.010–§ 19.80.050.

Information Gaps

• The code text locating the one‑line definition block for the exact phrases "Nonconforming use" and "Nonconforming structure" appears in the ordinance text (definitions), but a single explicit § number for those two definitions in the copied materials was not clearly identified in the search results. Verify the exact definition paragraph in Chapter 19.08 with the city clerk or planning department. Not found in retrieved materials (exact sub‑section citation for the printed definition line).

Source References

• Perris Municipal Code, Title 19 — Nonconforming Buildings and Uses: § 19.80.010–§ 19.80.050.
• Perris Municipal Code — Airport Overlay (AOZ) and airspace protection: § 19.51.030–§ 19.51.070.
• Perris Municipal Code — R‑10,000: § 19.22.010–§ 19.22.080 (purpose, permitted uses, design).
• Perris Municipal Code — R‑8,400: § 19.23.010–§ 19.23.090 (purpose, permitted uses, design).
• Perris Municipal Code — R‑7,200: § 19.24.010–§ 19.24.090 (purpose, permitted uses, design).
• Perris Municipal Code — MFR‑22: § 19.28.010–§ 19.28.070 (purpose, permitted uses, development criteria).
• Perris Municipal Code — Industrial zones (BP/LI/GI): § 19.44.010–§ 19.44.030.
• Perris Municipal Code — Signs (nonconforming signs): § 19.75.200.
• Perris Municipal Code — ADUs: § 19.81.010–§ 19.81.060 and related ADU provisions.

(These citations point to the Perris zoning code text extracted for this briefing; for a parcel‑specific read or for the complete ordinance text consult the City of Perris Planning Department and the official Municipal Code.)

Retrieved passages

• Perris Zoning Code (Chapter 19.80) High relevance show source text
• Perris Zoning Code (chapter to) High relevance show source text
• Perris Zoning Code (§ 19.77.030) High relevance show source text
• Perris Zoning Code (Chapter 19.54.) Medium relevance show source text
• Perris Zoning Code (§ 4) Medium relevance show source text
• Perris Zoning Code (Chapter 19.51) Medium relevance show source text
• Perris Zoning Code (Chapter 19.54.) Medium relevance show source text
• Perris Zoning Code (Chapter 19.29) Medium relevance show source text
• Perris Zoning Code (Chapter 19.57) Medium relevance show source text
• Perris Zoning Code (§ 66314) Medium relevance show source text
• Perris Zoning Code (Chapter 5.38) Medium relevance show source text
• CBC § 66321 (§ 66321) Medium relevance show source text
• Perris Zoning Code (§ 19.80.020) Medium relevance show source text
• Perris Zoning Code (§ 66333) Medium relevance show source text
• CBC § 66314 (§ 66314) Medium relevance show source text
• Perris Zoning Code (section 21064.3) Medium relevance show source text
• CFC § 4 (chapter and) Medium relevance show source text
• CFC § 5 (section shall) Medium relevance show source text
• Perris Zoning Code (chapter or) Medium relevance show source text
• Perris Zoning Code (Chapter 19.08) Medium relevance show source text
• CFC § 19.76.030 (§ 19.76.030) Medium relevance show source text
• CBC § 19.87.090 (§ 19.87.090) Medium relevance show source text
• Perris Zoning Code (§ 19.23.080) Medium relevance show source text
• Perris Zoning Code (§ 4) Medium relevance show source text
• Perris Zoning Code (§ 19.61.060) Medium relevance show source text
• Perris Zoning Code (§ 4) Medium relevance show source text
• Perris Zoning Code (section 19.02.130.) Medium relevance show source text
• Perris Zoning Code (§ 19.24.080) Medium relevance show source text
• Perris Zoning Code (title result) Medium relevance show source text
• Perris Zoning Code (title shall) Medium relevance show source text
• Perris Zoning Code Medium relevance show source text
• Perris Zoning Code (§ 19.59.060) Medium relevance show source text
• Perris Zoning Code (§ 4) Medium relevance show source text
• Perris Zoning Code (Chapter 8.08) Medium relevance show source text
• Perris Zoning Code (§ 4) Medium relevance show source text

Cited sections

• Perris Municipal Code, Title 19 — Nonconforming Buildings and Uses: **§ 19.80.010–§ 19.80.050**. (Title 19)
• Perris Municipal Code — Airport Overlay (AOZ) and airspace protection: **§ 19.51.030–§ 19.51.070**. (§ 19.51.030)
• Perris Municipal Code — R‑10,000: **§ 19.22.010–§ 19.22.080** (purpose, permitted uses, design). (§ 19.22.010)
• Perris Municipal Code — R‑8,400: **§ 19.23.010–§ 19.23.090** (purpose, permitted uses, design). (§ 19.23.010)
• Perris Municipal Code — R‑7,200: **§ 19.24.010–§ 19.24.090** (purpose, permitted uses, design). (§ 19.24.010)
• Perris Municipal Code — MFR‑22: **§ 19.28.010–§ 19.28.070** (purpose, permitted uses, development criteria). (§ 19.28.010)
• Perris Municipal Code — Industrial zones (BP/LI/GI): **§ 19.44.010–§ 19.44.030**. (§ 19.44.010)
• Perris Municipal Code — Signs (nonconforming signs): **§ 19.75.200**. (§ 19.75.200)
• Perris Municipal Code — ADUs: **§ 19.81.010–§ 19.81.060** and related ADU provisions. (§ 19.81.010)
• Perris_ZoningCode.md
• 2025 California ADU handbook.md

• Official Perris code library