Local zoning · Ridgecrest

Ridgecrest — Variances and Exceptions

Q: Where can I find the list of permitted uses for the **CG** district?

Permitted uses for CG (General Commercial) are listed in § 106-327(b) ; the section contains an extensive enumerated list (retail, services, restaurants, offices, etc.). Applicants should cite § 106-327 when explaining why a dimensional variance is subordinate to allowed uses.

Variances and Exceptions under the Ridgecrest local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Ridgecrest's zoning ordinance (Chapter 106, commonly referenced as its local "Title 17 / zoning" rules) gives the Planning Commission authority to grant variances to numerical development standards (setbacks, height, coverage, parking, fences, etc.) but not to change permitted uses. The code also provides a separate mechanism called a conditional zoning exception for rezones handled conditionally. This page summarizes the Ridgecrest rules you must meet, district-specific context for common variance requests, and the exact code sections that control the decision. See the city's general Ridgecrest zoning & planning overview and the municipal Ridgecrest Zoning pages for navigation to related topics like design review, parking, development standards, overlay districts, and ADUs. Building rules remain controlled by the California Building Standards Code.

What the Ridgecrest ordinance actually says (short list of controlling rules)

The Planning Commission may grant variances to regulations concerning fences/walls, site area, frontage, coverage, yards, height, distances between structures, off-street parking/loading, and similar dimensional rules — but the power to grant variances does not extend to use regulations. See § 106-208 and § 106-209 for authority and purpose.
Variance applications (form + fee) must include a site plan and a precise statement of the variance requested; the application is to be considered by the Commission within 60 days of filing. See § 106-210.
The Planning Commission must hold a public hearing and make the required findings before granting a variance. The required findings include (summary): practical difficulty/hardship, exceptional circumstances unique to the property, deprivation of privileges compared to similar properties, no grant of special privilege, and no detriment to public health/safety/welfare. See § 106-211, § 106-212, and § 106-214 (findings).
Variances may be revocable, time-limited, or conditioned; they take effect five working days after grant unless appealed; they lapse after one year if no building permit or required entitlement is executed. See § 106-214(c), § 106-214(d), § 106-215, § 106-216.
The city offers a separate conditional zoning exception procedure that can allow development as if rezoned, subject to conditions and within a time period; if the conditions are met the area is considered rezoned. See § 106-248.
Reasonable accommodations for persons with disabilities are handled outside the variance procedure and may be approved administratively under the city's reasonable accommodation article; a variance is not required for that federal/state-protected path. See § 106-570 et seq.

District-by-district breakdown (how variances interact with common Ridgecrest districts)

Note: each district subsection below cites the Ridgecrest zoning section that establishes the district. Bolded district names and the controlling § appear where relevant.

R-1 (Single-Family Residential) — § 106-318

Purpose: The R-1 district is the one-family dwelling district; it governs typical single-family neighborhoods and supports accessory uses such as home occupations and accessory dwelling units (ADUs) (subject to ADU rules). See § 106-318.
Typical permitted uses: one-family dwelling, accessory structures, private greenhouses, home occupations, accessory dwelling units (see § 106-37 referenced in § 106-318).
Key dimensional standards (decision-relevant for variances): maximum building height 35 ft; minimum site area and frontage, and yard standards (front, side, rear) are listed in § 106-318 (see subsection (d)-(g) for specifics such as frontage/minimum lot sizes and yard rules). These dimensional values are the baseline a variance may modify.
Where it applies: most single-family neighborhoods; requests for reduced side setbacks or front-yard relief in R-1 are common variance requests — remember the code forbids variances that change the permitted use (i.e., you cannot variance a single-family lot into commercial). See § 106-208 (variance power not for uses).

E-1 (Estate Density District) — § 106-315

Purpose: E-1 is an estate/very low-density single-family district intended for lots with rural characteristics. See § 106-315.
Typical permitted uses: one-family dwelling, accessory buildings, home occupations (similar to R-1 but with larger lot expectations).
Key dimensional standards: larger minimum lot sizes and greater front-yard/setback expectations than R-1; specific front/rear/side yard distances are given in § 106-315(b)-(g) and are the baseline for any variance.
Where it applies: properties on outskirts and low density residential areas — variances here are frequently tied to lot shape, topography, and infrastructure constraints; show the “exceptional circumstances” required by § 106-214 if you apply.

CN (Neighborhood Commercial) — § 106-326

Purpose: The CN district provides small-scale retail/services for neighborhood needs (grocery, bakery, small shops). See § 106-326.
Typical permitted uses: neighborhood retail, restaurants (without on-site alcoholic beverage sales except as conditional), professional and medical offices, and other convenience services. See § 106-326(b).
Key dimensional standards: minimum site area 6,000 sq ft, frontage 60 ft, height limit 35 ft, front yard minimum 10 ft, and other yard/lot depth rules in § 106-326(d)-(g). These numeric standards are what applicants most commonly seek variances from (setback reductions, smaller parcel area, increased lot coverage).
Where it applies: small nodes of neighborhood retail — parking and circulation consequences often matter; the Commission will require findings that a setback or parking variance won’t cause street parking or safety problems per § 106-214(b) (parking-specific findings).

CG (General Commercial) — § 106-327

Purpose: CG is the central commercial/retail district along major arterials; it allows broader retail, indoor services, and larger commercial footprints. See § 106-327.
Typical permitted uses: anything allowed in CN and PO, plus larger retail (superstores), restaurants (including drive-ins), offices, and many service uses. See the list in § 106-327(b) for many permitted uses.
Key dimensional standards: the Ridgecrest Commercial Specific Plan gives detailed dimensional tables for large parcels inside the specific plan (for example, minimum parcel size 10,000 sq ft and a maximum building height up to 60 ft inside the specific plan; general CG district rules are in § 106-327(c)). When you seek a variance in CG, reference both § 106-327 and the Specific Plan table (if within the specific plan area).
Where it applies: primary commercial corridors (China Lake Blvd., Bowman Road, etc.); parking, loading, and screening conditions are emphasized — the Commission will apply parking/loading findings in § 106-214(b) for those variances.

PO (Professional Office) — § 106-325

Purpose: PO is a transition district for professional and small-office uses between residential and commercial areas. See § 106-325.
Typical permitted uses: medical/professional offices, small clinics, some public services, and accessory structures; some residential uses allowed by conditional permit.
Key dimensional standards: building height limit 35 ft, minimum site area 10,000 sq ft and frontage requirements (see § 106-325(d)-(f)); yard and setback rules reference the R-1 yard dimensions for some measures. Variances in PO often request reduced front setbacks, increased coverage, or altered parking ratios.
Where it applies: transition strips between neighborhoods and larger commercial districts; because PO often abuts residential zones, findings related to compatibility and “no material injury” in § 106-214(a)(5) are critical.

Table — Typical variance requests and the controlling code references

Common request (what applicants ask)	When the Planning Commission will evaluate it	Code reference
Reduce side-yard from required 5–10 ft to 0–3 ft (single-family infill)	Must show exceptional circumstances, practical hardship, and that it won’t materially injure nearby properties	§ 106-214 (findings)
Reduce required parking for a commercial use	Commission may grant only after parking study and if street parking won’t interfere with traffic; parking-specific findings apply	§ 106-214(b) (parking findings)
Increase coverage or decrease lot area minimums	Must prove practical difficulty due to lot shape/topography; Commission may condition or time-limit variance	§ 106-208, § 106-214, § 106-215 (lapse)
Time-limited or revocable variances (e.g., seasonal use)	Commission may grant limited-term or revocable variances and impose conditions	§ 106-214(c)
Conditional zoning exception (develop as if rezoned subject to conditions)	Different path — used during rezones; if conditions are satisfied the area is treated as rezoned	§ 106-248

Checklist — what an applicant must show / submit for a variance in Ridgecrest

Completed variance application on the form required by the Planning Commission and the applicable fee established by City Council (fees set per § 106-67).
Statement describing the precise variance requested and the practical difficulty/unnecessary physical hardship (addressing the five findings in § 106-214).
A site plan meeting the site plan requirements and showing existing improvements and dimensions (per § 106-210 & site plan rules).
Materials demonstrating exceptional circumstances unique to the parcel (topography, shape, existing structures) and evidence that strict enforcement deprives the owner of privileges enjoyed by others (supporting § 106-214(1)-(4)).
For parking/loading relief: a professional parking analysis demonstrating no street-safety or traffic impacts (supports § 106-214(b)).
Public noticing and hearing participation — the Commission will hold a public hearing per § 106-211 and notice rules in § 106-128/129.

Risks & Ambiguities

Issue	Why it matters	What to verify
Variance cannot change permitted uses	Variances are limited to regulations (dimensional), not use. An application asking to alter the use will be denied.	Confirm you are requesting a dimensional or development-standard variance, not a use change — § 106-208.
Parking variance impacts	The Commission must find that granting a parking variance will not push parking onto streets or create hazards. Failure to provide a strong parking study risks denial.	Submit a parking study; reference § 106-214(b) (parking findings).
Time to effect / lapse risk	A granted variance becomes effective after 5 working days (unless appealed) and typically lapses after 1 year if not exercised. Applicants can lose development rights if they delay.	If relying on a variance, begin permitting/permit issuance before the one-year lapse or request a longer period per § 106-215.
Overlapping standards (Specific Plan vs. Zoning)	Some areas (e.g., Ridgecrest Commercial Specific Plan) have customized standards that can override chapter rules. Variance requests in those areas may need to address both documents.	Verify whether the parcel is inside the Ridgecrest Commercial Specific Plan; consult the Specific Plan tables and § 106‑575(c).
Reasonable accommodation path	Requests for accessibility-related deviations may be considered under the reasonable accommodation procedure (different findings and process). Using the wrong path can delay approval.	If the request is to accommodate a person with a disability, consider a reasonable accommodation application under § 106-570 et seq. rather than a variance.

Plain-English summary

If you need less space, a taller roof, or fewer parking stalls than Ridgecrest’s zoning allows, apply for a variance to the Planning Commission — you must prove the site has special circumstances, that strict enforcement causes you hardship, and that the change won't hurt neighbors or public safety. The Commission can require conditions, set time limits, or deny the request; variances don't let you change what the zone allows to be built (you cannot use a variance to change the land use). See § 106-208 and the required findings in § 106-214.

Information Gaps

Exact variance application form wording and current fee schedule: the code states a fee is required but does not list dollar amounts — fees are set by the City Council (not found in the retrieved materials). Verify with the Community Development Department. Not found in retrieved materials.
Timeline guidance after the Commission decision for ministerial follow-up steps (e.g., whether site plan review can proceed immediately or only after appeals period) — the code gives lapse/appeal windows but parcel-specific sequencing can vary. Verify with the Planning Department. Partial: appeals and lapse rules present; sequencing with building permit needs verification.

Source References

Ridgecrest Municipal Code — Chapter 106 (Zoning), Division 5 (Variances): § 106-208 through § 106-216 (purpose, authority, application, hearing procedures, findings, lapse)
Variance findings and parking/loading additional findings: § 106-214 (required findings; parking-specific findings)
Conditional zoning exception (rezoning-as-exception): § 106-248 (conditional zoning exception rules)
R-1 Single-Family Residential District: § 106-318 (purpose, permitted uses, height, site area, yards)
E-1 Estate Density District: § 106-315 (purpose and standards)
CN Neighborhood Commercial District: § 106-326 (purpose, permitted uses, setbacks, site area)
CG General Commercial District and Ridgecrest Commercial Specific Plan development figures: § 106-327 and Ridgecrest Commercial Specific Plan tables (general development standards)
PO Professional Office District: § 106-325 (purpose, permitted uses, height, site area)
Appeals, timing and notices: § 106-96—98, § 106-134 (appeal paths and deadlines)
Reasonable accommodation for disabilities: § 106-570—574 (process and findings; alternative to variance)

Sources

Retrieved passages

Ridgecrest Zoning Code (section and) High relevance
Ridgecrest Zoning Code (§ 20-24.3) High relevance
Ridgecrest Zoning Code (§ 20-22.5) High relevance
Ridgecrest Zoning Code (§ 20-24.1) High relevance
Ridgecrest Zoning Code (§ 20-25.7) High relevance
Ridgecrest Zoning Code (§ 20-23.3) High relevance
Ridgecrest Zoning Code (§ 66332) Medium relevance
CBC § 66321 (§ 66321) Medium relevance
CBC § G106 (SECTION G106) Medium relevance
CEC § 66314 (§ 66314) Medium relevance
CBC § 66321 (§ 66321) Medium relevance
Ridgecrest Zoning Code (§ 20-25.9) Medium relevance
CFC § 66314 (§ 66314) Medium relevance
Ridgecrest Zoning Code (§ 20-33.4) Medium relevance
Ridgecrest Zoning Code (§ 65453) Medium relevance
Ridgecrest Zoning Code (chapter between) Medium relevance
Ridgecrest Zoning Code (§ 20-33.3) Medium relevance
Ridgecrest Zoning Code (§ 65453) Medium relevance
Ridgecrest Zoning Code (section was) Medium relevance
CFC § 2007 (Chapter IX) Medium relevance
Ridgecrest Zoning Code (chapter 105) Medium relevance
Ridgecrest Zoning Code (§ 20-25.5) Medium relevance
Ridgecrest Zoning Code (§ 20-3.1) Medium relevance
Ridgecrest Zoning Code (§ 20-27.3) Medium relevance
Ridgecrest Zoning Code (§ 3) Medium relevance
Ridgecrest Zoning Code (§ 2) Medium relevance
Ridgecrest Zoning Code (§ 20-3.22) Medium relevance
Ridgecrest Zoning Code (§ 20-28.3) Medium relevance
Ridgecrest Zoning Code (§ 20-32.5) Medium relevance
Ridgecrest Zoning Code (ARTICLE VII.) Medium relevance
CEC § 20 (section shall) Medium relevance
Ridgecrest Zoning Code (§ 20-2.5) Medium relevance
Ridgecrest Zoning Code (article II) Medium relevance
Ridgecrest Zoning Code (article II) Medium relevance
Ridgecrest Zoning Code (article II) Medium relevance
Ridgecrest Zoning Code (chapter 3) Medium relevance
Ridgecrest Zoning Code (section applies) Medium relevance
Ridgecrest Zoning Code (section shall) Medium relevance
Ridgecrest Zoning Code (section 106-134.) Medium relevance
Ridgecrest Zoning Code (§ 20-32.1) Medium relevance

Cited sections

Official Ridgecrest code library

Frequently asked questions

What is a variance in Ridgecrest and who grants it?

A variance is a discretionary authorization to depart from specific development standards (setbacks, height, coverage, parking/loading, fences, etc.) — it does not change the allowed uses — and the Planning Commission is empowered to grant variances under § 106-208 and § 106-209 after the required public hearing and findings.

What findings does the Planning Commission need to make to approve a variance?

The Commission must find (summarized) that strict enforcement would cause practical difficulty or unnecessary physical hardship; there are exceptional circumstances unique to the property; the applicant would be deprived of privileges enjoyed by others in the same district; no special privilege will be granted; and approval won’t be detrimental to public health, safety, or nearby properties — see § 106-214 for the full list.

Can the Planning Commission approve a variance that allows a use not permitted in the zone?

No. The variance authority explicitly does not extend to use regulations; variances are for dimensional/development standards only. See § 106-208.

How long after a variance is granted before it takes effect, and how long does it last?

A granted variance becomes effective five working days after the Commission’s decision unless appealed to the City Council; variances lapse one year after becoming effective unless the time is extended by condition or a building permit is issued and work commenced — see § 106-214(d) and § 106-215.

Can I ask for a reduced parking requirement in Ridgecrest?

Yes, but variances for off-street parking or loading must meet the general variance findings plus additional parking-specific findings (the Commission must be satisfied the variance will not result in parking on public streets that interferes with traffic and won’t create a safety hazard) — see § 106-214(b).

If my property is inside the Ridgecrest Commercial Specific Plan, which rules apply to a variance?

If in the Specific Plan area, the Specific Plan’s development standards and tables govern and can supplement or replace municipal code requirements; you must address both sets of standards when applying for a variance and may also use the Specific Plan’s substantial-conformance provisions for limited departures. See the Specific Plan development standards and § 106-575(c).

Do reasonable accommodations for disability use the same variance process?

No. Ridgecrest provides a separate reasonable accommodation procedure under § 106-570—574; where the request is to eliminate a regulatory barrier because of a disability, applicants should pursue the reasonable accommodation path which has its own findings and may be decided administratively.

What happens if the Planning Commission denies my variance application?

After denial you must generally wait one year to file the same or substantially the same variance for the same site (see § 106-216); you may also appeal the planning commission’s action to the City Council within the time limits provided under § 106-134 / appeals rules.

Do variances in Ridgecrest allow shorter setbacks for ADUs?

Setbacks for accessory dwelling units are governed by state ADU law and local ordinance. While Ridgecrest’s variance process can be used for local development standards, state ADU provisions also limit local requirements; consult Ridgecrest ADU implementation and the city’s ADU rules — for state-level minimums see California ADU law resources; local ADU limits may be subject to variance only if consistent with state ADU provisions. Verify with the Community Development Department and see § 106-318 (R-1) where ADUs are referenced.

Where can I find the list of permitted uses for the **CG** district?

Permitted uses for CG (General Commercial) are listed in § 106-327(b); the section contains an extensive enumerated list (retail, services, restaurants, offices, etc.). Applicants should cite § 106-327 when explaining why a dimensional variance is subordinate to allowed uses.

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