Signal Hill — Nonconforming Uses

Overview

Signal Hill’s zoning code allows lawfully established nonconforming lots, structures, and uses to continue, but tightly limits changes that would make them more out of step with current zoning. The core rule applies citywide through Chapter 20.82 (Title 20), and some specific plan areas add district-specific nuances.

Bottom line: A legally created nonconformity may continue as-is, but you generally cannot alter, expand, or rebuild it in any way that increases the nonconformity (§ 20.82.020).

What counts as “nonconforming” in Signal Hill

• A nonconforming use is a use that was lawful when established but no longer conforms after a zoning change (§ 20.04.531).
• A nonconforming structure is a building whose size, dimensions, or location were lawful when built but no longer meet current standards (§ 20.04.530).
• A nonconforming lot is a parcel lawfully created that no longer meets minimum area/dimensions for its district (§ 20.04.528; see also § 20.04.483 for area-specific shorthand).

The city’s intent is to let these situations continue under conditions that protect public health and welfare, and never to perpetuate a public nuisance (§ 20.82.010). These provisions apply only to situations that were lawfully established in the first place (§ 20.82.070).

Citywide baseline rules (Title 20, Chapter 20.82)

• Continuation allowed; no increases in nonconformity. Nonconforming lots, structures, or uses may continue, but may not be constructed, established, altered, modified, reconstructed, replaced, or enlarged in any way that increases the nonconformity (§ 20.82.020).
• Lawful-only. Chapter 20.82 protects only nonconformities that were lawful when created (§ 20.82.070).
• One home on certain small lots. Legally created, residentially zoned lots of record that are too small for today’s minimum lot area may still be developed with not more than one dwelling unit (§ 20.82.050).
• Applicability is across all districts. Property development standards apply citywide (§ 20.66.010), permitted uses are controlled by district tables (§ 20.20.020), and any use that became nonconforming when an area was first zoned may continue per Chapter 20.82 (§ 20.08.030(B)). Unlisted uses are prohibited (§ 20.20.020; § 20.08.030(C)).

Use changes and site work may have implications for parking, design review, and other approvals even if the nonconforming status is preserved. Verify with the jurisdiction.

District-by-district application

All Zoning Districts (Title 20)

• Purpose: Establishes the universal baseline — development standards apply to all land and structures in all districts (§ 20.66.010).
• Typical permitted uses: Determined by the city’s district use tables and classifications; unlisted uses are prohibited (§ 20.20.020; § 20.08.030(A), (C)). See the Signal Hill Zoning and Land Use pages for context.
• Key dimensional standards: Not found in source materials. See Development Standards for current baselines.
• Nonconforming specifics:
  • Continuation allowed, but no increase in nonconformity (§ 20.82.020).
  • Lawful establishment required (§ 20.82.070).
  • One dwelling unit allowed on certain legally created, residentially zoned small lots (§ 20.82.050).

SP-6 — Commercial Corridor Specific Plan Area (§ 20.49.030)

• Purpose: Not found in source materials. This is a specific plan that sets corridor-oriented commercial uses and rules; confirm boundaries under Overlay Districts or Zoning.
• Typical permitted uses (§ 20.49.030(A)):
  • Retail sales (e.g., apparel, art, furniture, groceries, hardware, pet stores).
  • Eating establishments (restaurants; outdoor dining allowed; drive-throughs excluded).
  • Services (e.g., banks, barber/beauty, professional offices, animal services with limits).
  • CUP-eligible uses include convenience markets (with/without gas), drive-through restaurants, theaters (no drive-ins), gyms, bars, certain liquor sales under thresholds, government buildings, freestanding ATMs, and oil wells (per Chapter 20.64) (§ 20.49.030(B)).
  • Prohibited uses include sale of auto parts, auto repair/service, check cashing, gas stations, medical offices, pool halls, adult entertainment, and others (§ 20.49.030(D)).
• Key dimensional standards: Not found in source materials.
• Nonconforming specifics (§ 20.49.030(E)):
  • Continuation allowed; no increase in nonconformity.
  • For properties with a nonconforming industrial use:
    • May continue, be sold, or have ownership transferred without losing nonconforming rights (§ 20.49.030(E)(1)).
    • May change to a less intensive industrial use without loss of status if approved by the Community Development Director; cannot later revert to the more intensive use (§ 20.49.030(E)(2)).
    • “Less intensive” is judged by factors like reductions in odor, dust/fumes, noise, traffic, environmental hazards, and improved harmony with nearby residences (§ 20.49.030(E)(3)).
    • The Director may require repair or exterior rehabilitation to mitigate aesthetic impacts on nearby residential areas (§ 20.49.030(E)(4)).
    • Applicants must supply information requested to support the determination (§ 20.49.030(E)(5)).

Area Two — Specific Plan Area (Lots 90 and 93)

• Purpose: Not found in source materials.
• Typical permitted uses and standards: Not found in source materials.
• Nonconforming specifics:
  • Nonconforming residential uses at Lots 90 and 93 may continue as provided in Chapter 20.82 (§ 20.33.170). Verify lot identification and mapping with the jurisdiction.

Quick-reference standards table

Practical guidance

• Treat “no increase in nonconformity” literally. Any expansion, relocation, or intensification that makes the condition further from today’s standards is not allowed (§ 20.82.020).
• Prove it was lawful. Keep records (permits, approvals, dated plans) to show the use/structure/lot met the rules when established; Chapter 20.82 protects only lawfully created situations (§ 20.82.070).
• For small residential lots, “one means one.” Even if zoning might otherwise allow more, legally created residential lots that are nonconforming for area are limited to a single dwelling unit (§ 20.82.050).
• In SP-6, industrial nonconformities are managed toward lower intensity. If you’re proposing a change, be ready to demonstrate reductions in traffic, noise, emissions, and environmental risk; the Director’s determination is required and you cannot revert to the prior intensity (§ 20.49.030(E)(2)-(3)).
• Confirm mapping and overlays. Whether you’re in SP-6 or the Area Two lots controls which special rules apply. Check the Signal Hill zoning & planning overview and Overlay Districts, and verify with the jurisdiction.

Interactions with other zoning processes

• New or changed uses must still align with district classifications; unlisted uses are prohibited (§ 20.20.020; § 20.08.030). If relief is needed, review Variances and Exceptions and confirm eligibility with staff.
• Modifications to sites or buildings may trigger Design Review and recalculation of Parking, even when a nonconforming status is preserved. Verify with the jurisdiction.

Checklist

• Confirm the use/structure/lot was lawfully established; assemble permits/approvals (§ 20.82.070).
• Identify your zoning district and any overlays (e.g., SP-6 or Area Two Lots 90/93) and applicable rules (§ 20.49.030; § 20.33.170).
• Ensure your proposal does not increase any aspect of the nonconformity (§ 20.82.020).
• For a legally created residential small lot, limit development to one dwelling unit (§ 20.82.050).
• In SP-6, if changing a nonconforming industrial use, prepare evidence supporting “less intensive” criteria and submit materials the Director requests (§ 20.49.030(E)(2)-(5)).
• Cross-check current Development Standards to understand what would constitute an increase in nonconformity; adjust plans accordingly (§ 20.66.010).
• Determine whether Design Review or a Variance is needed for any compliant elements of the project.
• If changing use or floor area, confirm whether updated Parking ratios apply; avoid inadvertently increasing nonconformity.

Risks & Ambiguities

Information Gaps

• Abandonment or discontinuance periods for nonconforming uses: Not found in source materials.
• Repair, maintenance, or reconstruction allowances for nonconforming structures after damage: Not found in source materials.
• Detailed dimensional standards (setbacks, height, FAR) by district: Not found in source materials.
• SP-6 and Area Two statements of purpose and geographic boundaries: Not found in source materials.

Plain-English Summary

If your property or use became nonconforming after a zoning change, you can keep using it as-is. You generally cannot expand or change it in a way that makes it further out of compliance, and you must show it was lawful to begin with. Small, legally created residential lots that don’t meet today’s minimum size can still have one home. In the SP-6 corridor, nonconforming industrial uses may transition to less intensive industrial uses with the Community Development Director’s sign-off.

Source References

• Signal Hill Zoning Code § 20.82.010 (Purpose of nonconforming provisions)
• Signal Hill Zoning Code § 20.82.020 (Continuation; no increase in nonconformity)
• Signal Hill Zoning Code § 20.82.050 (Nonconforming lots; one dwelling unit)
• Signal Hill Zoning Code § 20.82.070 (Lawful uses only)
• Signal Hill Zoning Code § 20.04.528 (Definition: Nonconforming lot)
• Signal Hill Zoning Code § 20.04.483 (Definition: Lot, nonconforming)
• Signal Hill Zoning Code § 20.04.530 (Definition: Nonconforming structure)
• Signal Hill Zoning Code § 20.04.531 (Definition: Nonconforming use)
• Signal Hill Zoning Code § 20.66.010 (Application of development standards citywide)
• Signal Hill Zoning Code § 20.08.030 (Permitted uses generally; continuation of existing uses per Ch. 20.82)
• Signal Hill Zoning Code § 20.20.020 (Use classifications; unlisted uses prohibited)
• Signal Hill Zoning Code § 20.33.170 (Area Two; nonconforming residential uses at Lots 90 and 93)
• Signal Hill Zoning Code § 20.49.030 (SP-6 uses; continuation and industrial nonconformity rules)

Source passages

• Signal Hill Zoning Code (§ 20.49.030) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.82.020) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.04.531) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.04.530) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.82.070) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.82.010) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.04.528) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.66.010) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.04.483) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.20.020) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.82.050) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.33.170) Medium relevance show source text
• Signal Hill Zoning Code (§ 20.08.030) Medium relevance show source text

Cited sections

• Signal Hill Zoning Code § 20.82.010 (Purpose of nonconforming provisions) (§ 20.82.010)
• Signal Hill Zoning Code § 20.82.020 (Continuation; no increase in nonconformity) (§ 20.82.020)
• Signal Hill Zoning Code § 20.82.050 (Nonconforming lots; one dwelling unit) (§ 20.82.050)
• Signal Hill Zoning Code § 20.82.070 (Lawful uses only) (§ 20.82.070)
• Signal Hill Zoning Code § 20.04.528 (Definition: Nonconforming lot) (§ 20.04.528)
• Signal Hill Zoning Code § 20.04.483 (Definition: Lot, nonconforming) (§ 20.04.483)
• Signal Hill Zoning Code § 20.04.530 (Definition: Nonconforming structure) (§ 20.04.530)
• Signal Hill Zoning Code § 20.04.531 (Definition: Nonconforming use) (§ 20.04.531)
• Signal Hill Zoning Code § 20.66.010 (Application of development standards citywide) (§ 20.66.010)
• Signal Hill Zoning Code § 20.08.030 (Permitted uses generally; continuation of existing uses per Ch. 20.82) (§ 20.08.030)
• Signal Hill Zoning Code § 20.20.020 (Use classifications; unlisted uses prohibited) (§ 20.20.020)
• Signal Hill Zoning Code § 20.33.170 (Area Two; nonconforming residential uses at Lots 90 and 93) (§ 20.33.170)
• Signal Hill Zoning Code § 20.49.030 (SP-6 uses; continuation and industrial nonconformity rules) (§ 20.49.030)

• Official Signal Hill code library