Plumas County — Nonconforming Uses

Last reviewed: July 6, 2026

Overview

This page explains how nonconforming uses, structures, and lots are handled under the Plumas County Code for unincorporated areas. The controlling standards live in Title 9 (Planning and Zoning), Chapter 2, Article 5, with additional cross-references in other Articles. The rules govern if, when, and how a legally established use or structure that no longer meets current Plumas County Zoning may be continued, expanded, rebuilt, or changed.

If a lawful nonconforming use is discontinued for one year, it may be resumed only if a special use permit is issued. See § 9-2.502(d)(3) .

What counts as a nonconforming use or structure?

• A “nonconforming use” is a use contrary to the applicable zoning provisions; a “lawful nonconforming use” was established legally before current rules took effect (§ 9-2.265; § 9-2.502(b)) .
• The Article’s purpose is to regulate uses/structures that were lawful when established but would be prohibited or restricted by today’s ordinance or later amendments (§ 9-2.501) .
• The County does not “grandfather in” uses that were already illegal when established; unlawful nonconformities must be discontinued or brought into compliance (§ 9-2.502(c)–(d)(1)) .

The rules that apply countywide (unincorporated areas)

Continuance and loss of status

• Lawful nonconforming uses and lawful nonconforming structures may continue unless otherwise restricted (§ 9-2.502(d)(2)) .
• Discontinuance for one year triggers a requirement for a special use permit to resume (§ 9-2.502(d)(3)) .

Nonconforming structures

• Repair, maintenance, and internal alterations are allowed unless otherwise restricted (§ 9-2.503(a)) .
• Restoration after damage: may be restored within one year or by special use permit (§ 9-2.503(b)) .
• Enlargement:
  • If nonconforming as to yards, height, or lot coverage: additions must meet current standards or obtain a variance; exception for enlarging an accessory dwelling unit consistent with Article 45 (§ 9-2.503(c)(1), (1.1)) .
  • For other kinds of nonconformity: additions may be allowed with a special use permit (§ 9-2.503(c)(2)) .
• Relocation: moving a nonconforming structure is prohibited unless the move results in full conformity (§ 9-2.503(d)) .

Nonconforming use of structures

• Expansion within a structure and enlargements to expand the use may be allowed with a special use permit (§ 9-2.504(a)) .
• Change to a functionally equivalent use may be allowed with a special use permit (§ 9-2.504(b)) .

Nonconforming use of land (no structures)

• Expansion of land area or intensity is prohibited unless a special use permit is issued; change to a functionally equivalent use may be allowed via special use permit (§ 9-2.505(a)–(b)) .

Nonconforming use of land with structures

• Land-area expansion/intensity outside structures is prohibited unless a special use permit is issued; additions to structures within the nonconforming area are limited to three circumstances (no greater land area, no increase in intensity, or via special use permit) (§ 9-2.506(b)) .

Nonconforming off-street parking and loading

• If existing parking/loading is deficient under current standards, a use may not be altered or enlarged unless additional spaces are provided to meet current requirements; alternatively, a special use permit can allow the alteration/enlargement if it does not increase intensity, create a need for more parking/loading, or reduce existing spaces (§ 9-2.507; referencing § 9-2.414) .
  • See Plumas County Parking for current parking requirements.

Historical buildings and uses

• A prior use (or its functional equivalent) in a building identified in the General Plan as historical may be resumed with a special use permit (§ 9-2.508) . See Plumas County Historic Preservation.

Telecommunications facilities (special rule set)

• Pre-existing telecom facilities that don’t meet current telecom standards may continue as lawful nonconforming facilities, with repair/maintenance and some restoration allowed; enlargements follow the same nonconforming-structure rules (variance or special use permit as applicable) (§ 9-2.4104) .

Wildfire-related code overlays (SRA/LRA tie-in)

• For State Responsibility Area (SRA) Fire Safe provisions, a companion Article applies and explicitly incorporates the nonconforming-use rules beginning at § 9-2.501 for those fire regulations (§ 9-9.501; § 9-9.502) . See Plumas County Overlay Districts for how overlays can affect development.

Interaction with ADUs

• The County’s nonconforming-structure rule specifically carves out an exception allowing enlargement related to an accessory dwelling unit per Article 45 (§ 9-2.503(c)(1.1)) . For broader state preemptions on ADUs and nonconforming zoning conditions, see California ADU law.

Quick guide: what’s typically allowed with nonconforming status

Also consider Plumas County Variances and Exceptions when an enlargement cannot meet current Plumas County Development Standards. Exterior changes may implicate Plumas County Design Review or Plumas County Signage, depending on the site and proposal.

District-by-district notes (how nonconforming issues typically show up)

The nonconforming rules above apply across all base zones in unincorporated Plumas County. Below are zone-specific touchpoints where nonconforming status often arises. Always verify site zoning on the Plumas County Land Use map layer and confirm details with Planning.

R-20 (Rural Zone)

• Purpose/uses: One dwelling unit (with allowances for an additional unit on larger parcels), small and large animal husbandry, home businesses; many rural activities allowed by right or by special use permit (§ 9-2.1802) .
• Key dimensional: Max height typically 35 ft (§ 9-2.1803) .
• Where issues arise: Older rural uses that expanded informally (e.g., outdoor storage or kennels) may be nonconforming; enlargements often hinge on land-area/intensity limits in § 9-2.505 and § 9-2.506 .

R-C (Recreation Commercial Zone)

• Purpose/uses: Commercial recreation mix (boat ramps, marinas, resorts, restaurants, lodging) with controlled residential allowances (§ 9-2.2202) .
• Key dimensional: Max height 35 ft (§ 9-2.2203) .
• Where issues arise: Legacy tourist uses without today’s parking or site design may be nonconforming; see § 9-2.507 on parking when altering/enlarging uses .

AP (Agricultural Preserve)

• Purpose: Implements Williamson Act intents in unincorporated areas (§ 9-2.3001) .
• Typical uses: Agriculture, timber management, one dwelling unit; agricultural processing and certain events need permits (§ 9-2.3002) .
• Where issues arise: Historic ag-processing or event venues operating under outdated approvals may be nonconforming; expansions likely need a special use permit and must navigate § 9-2.503–§ 9-2.507 .

Single-Family Residential Zones (2-R, 3-R, 7-R)

• Purpose: Provide for single-family dwellings with compatible uses (§ 9-2.1301) .
• Typical permitted uses: Not found in retrieved materials.
• Key dimensional standards: Not found in retrieved materials.
• Where it applies: Multiple single-family zones across unincorporated communities. Verify site standards and any Overlay Districts with Planning. Not found in retrieved materials.

Note: Older compiled lists show numerous additional zones (e.g., C-1, C-2, GF, TPZ, etc.), but their current permitted uses and dimensional standards were not included in the retrieved excerpts. Not found in retrieved materials .

Checklist

• Prove lawful status: assemble permits, approvals, and evidence that the use/structure was legal when established (§ 9-2.502(b)(1)–(3)) .
• Check the one-year clock: has the nonconforming use been discontinued for 12+ months? If yes, plan for a special use permit (§ 9-2.502(d)(3)) .
• Define the action: repair, restore, enlarge, relocate, or change use? Match to the correct pathway (§ 9-2.503–§ 9-2.506) .
• Evaluate intensity/area: any increase in land area or intensity outside structures triggers strict limits (§ 9-2.505–§ 9-2.506) .
• Verify parking/loading: if deficient today, you may need to build more spaces or qualify for a special use permit (§ 9-2.507; § 9-2.414) and see Plumas County Parking.
• Consider overlays/design: historic buildings, airport influence, scenic/historic SP overlays, or telecom rules may add requirements (§ 9-2.508; § 9-2.4104) ; see Plumas County Design Review.
• Choose the right entitlement: special use permit or variance (e.g., for yard/height/coverage nonconformities) (§ 9-2.503(c)(1)–(2)) ; see Plumas County Variances and Exceptions.
• If an ADU is involved: account for the ADU-specific exception and state rules in Article 45 (§ 9-2.503(c)(1.1)) and California ADU law.

Risks & Ambiguities

Plain-English Summary

In unincorporated Plumas County, a legally established “grandfathered” use or structure can usually keep operating, but additions, use changes, or restarts after a year off often need a special use permit—and enlarging structures that already break setbacks/height/coverage may require a variance. Parking shortfalls are a common limiter when you try to enlarge. If a building is historic or the site has an overlay, expect extra steps. For ADUs, a specific exception applies to nonconforming structures.

Source References

• § 9-2.501–§ 9-2.508 (Article 5, Nonconforming Structures and Uses) — core rules and definitions of lawful nonconformities, continuance/discontinuance, and expansions .
• § 9-2.265 — Definitions of nonconforming use and lawful nonconforming use .
• § 9-2.507 — Nonconforming off-street parking/loading (ties to § 9-2.414) .
• § 9-2.4104 — Pre-existing telecommunications facilities (nonconforming telecom) .
• § 9-9.501–§ 9-9.502 — SRA Fire Safe Regulations nonconforming uses cross-reference to § 9-2.501 et seq. .
• Zone examples:
  • § 9-2.1802–§ 9-2.1803 (R-20 uses/height) .
  • § 9-2.2202–§ 9-2.2203 (R-C uses/height) .
  • § 9-2.3001–§ 9-2.3002 (AP purpose/uses) .
  • § 9-2.1301 (2-R, 3-R, 7-R purpose) .
• Related topics referenced above:
  • Plumas County zoning & planning overview
  • Plumas County Development Standards
  • Plumas County Parking
  • Plumas County Design Review
  • Plumas County Overlay Districts
  • Plumas County Historic Preservation
  • Plumas County Signage
  • California Building Standards Code
  • California ADU law

Information Gaps

• Current permitted uses and dimensional standards for several base districts (e.g., C-1, C-2, GF, TPZ, I, LI, Single-Family detailed standards) — Not found in retrieved materials. Verify with the jurisdiction.

Retrieved passages

• Plumas County Zoning Code (§ 4) High relevance show source text
• Plumas County Zoning Code (Article 5) High relevance show source text
• Plumas County Zoning Code (Article 45) High relevance show source text
• Plumas County Zoning Code (article shall) High relevance show source text
• Plumas County Zoning Code (§ 1) High relevance show source text
• Plumas County Zoning Code (§ 1) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (Article 5) Medium relevance show source text
• CBC § 66314 (§ 66314) Medium relevance show source text
• Plumas County Zoning Code (§ 1) Medium relevance show source text
• Plumas County Zoning Code (§ 66333) Medium relevance show source text
• CBC § 1 (Section 9-4.348.) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text
• Plumas County Zoning Code (§ 1) Medium relevance show source text
• Plumas County Zoning Code (§ 3) Medium relevance show source text

Cited sections

• § 9-2.501–§ 9-2.508 (Article 5, Nonconforming Structures and Uses) — core rules and definitions of lawful nonconformities, continuance/discontinuance, and expansions . (§ 9-2.501)
• § 9-2.265 — Definitions of nonconforming use and lawful nonconforming use . (§ 9-2.265)
• § 9-2.507 — Nonconforming off-street parking/loading (ties to § 9-2.414) . (§ 9-2.507)
• § 9-2.4104 — Pre-existing telecommunications facilities (nonconforming telecom) . (§ 9-2.4104)
• § 9-9.501–§ 9-9.502 — SRA Fire Safe Regulations nonconforming uses cross-reference to § 9-2.501 et seq. . (§ 9-9.501)
• Zone examples:
• § 9-2.1802–§ 9-2.1803 (R-20 uses/height) . (§ 9-2.1802)
• § 9-2.2202–§ 9-2.2203 (R-C uses/height) . (§ 9-2.2202)
• § 9-2.3001–§ 9-2.3002 (AP purpose/uses) . (§ 9-2.3001)
• § 9-2.1301 (2-R, 3-R, 7-R purpose) . (§ 9-2.1301)
• Related topics referenced above:
• Plumas County zoning & planning overview
• Plumas County Development Standards
• Plumas County Parking
• Plumas County Design Review
• Plumas County Overlay Districts
• Plumas County Historic Preservation
• Plumas County Signage
• California Building Standards Code
• California ADU law
• PlumasCounty_ZoningCode.md

• Official Plumas County code library