Local zoning · Signal Hill

Signal Hill — Nonconforming Uses

Nonconforming Uses under the Signal Hill local zoning and planning code, with the controlling citations.

Last reviewed: July 2, 2026

Overview

Signal Hill treats nonconforming lots, buildings, and uses as lawful pre‑existing conditions that may continue but are tightly limited so the city can protect neighborhood character and public safety. The citywide rules in Chapter 20.82 set the baseline (what may be continued, how much may be repaired or expanded, when rights are lost), while multiple Specific Plans and use‑specific chapters (Pacific Coast Highway, SP‑6 Commercial Corridor, trucking yards, outdoor storage, SP‑13 Cherry Avenue, General Industrial) add tailored maintenance, screening, and compliance requirements. See Signal Hill Development Standards for the current dimensional rules you must meet when any permitted expansion is allowed. § 20.82.010 – § 20.82.070 .

(Links in this page: the first time I refer to each topic I link to the city's topic page — e.g., parking, design review, overlay districts, ADUs, California Building Standards Code, signage, and development standards.)

How Signal Hill's rules are organized (district-by-district)

Below are the Signal Hill zoning districts and chapters that actually add or modify nonconforming‑use rules. Each subsection states the chapter/district name, intended purpose, common permitted uses in that district (where the plan lists them), key dimensional or programmatic standards that affect nonconforming properties, and where the rule applies.

Citywide: Chapter 20.82 — Nonconforming Lots, Buildings, and Uses

Purpose: Preserve legally established uses/structures that conflict with later rezoning while limiting enlargement and encouraging return to conformity where necessary. § 20.82.010 .
Typical effect / permitted uses: Applies to any use lawfully established prior to the zoning change (applies to residential, commercial, industrial nonconformities). § 20.82.070 .
Key standards:
- Continuation allowed but no increase in nonconformity: nonconforming lots, structures or uses may continue but may not be “constructed, established, altered, modified, reconstructed, replaced, or enlarged in any way which increases the nonconformity.” § 20.82.020 .
- Repairs/alterations: Repairs that do not enlarge or increase the nonconformity are allowed, but cumulative repairs/alterations since the nonconformity arose cannot exceed 50% of the reasonable replacement value of the structure. § 20.82.030 .
- Additions: Structures nonconforming only as to setbacks or height may be expanded, but cumulative added floor area (since 4/7/1964) is limited to 50% of the original structure’s floor area; special caps apply to small residential additions (e.g., 200 sq ft rules). § 20.82.040 .
- Nonconforming lots: Legally created residential lots that are undersized may be developed with no more than one dwelling unit. § 20.82.050 .
- Discontinuance/abandonment: A continuous discontinuance of 180 days or intentional abandonment causes loss of nonconforming rights. § 20.82.060 .
Where it applies: Citywide — all zoning districts unless a specific plan chapter overrides or adds requirements. § 20.82.020 .

Practical guidance: Use Chapter 20.82 to determine whether an existing use/structure can be repaired, partially rebuilt, or modestly enlarged — and to calculate whether cumulative repairs exceed the 50% threshold. For any reconstruction after major damage check the specific reconstruction clauses and valuation rules before assuming you may rebuild (see § 20.82.030 – § 20.82.040). § 20.82.030 – § 20.82.040 .

Pacific Coast Highway Specific Plan (PCH) — Chapter 20.30

Purpose: Regulate physical form and operations along Pacific Coast Highway; tighten maintenance, screening, and signage of pre‑existing uses. § 20.30.037 – § 20.30.085 .
Typical permitted uses: Commercial and industrial uses as allowed in the specific plan’s land‑use table; the plan explicitly lists permitted/conditional uses and prohibits some uses (see the plan's use tables). § 20.30.030 .
Key standards that affect nonconforming properties:
- Continuation: Nonconforming uses may be continued consistent with Chapter 20.82. § 20.30.037(A) .
- Nonconforming storage yards: Must install a screen fence set back five feet from the future right‑of‑way and landscape the yard within a one‑year compliance period. § 20.30.037(C) .
- Vacant/boarded buildings: Must be secured against vandalism; any boarding must be painted neutral. § 20.30.037(D) .
- Setbacks and building height: Front/street side building setbacks 10 ft, parking setbacks 5 ft, and a PCH‑specific maximum building height of 30 ft (measured from curb) apply to new development and control reconstruction outcomes. § 20.30.045; § 20.30.047 .
- Advertising structures: New billboards are prohibited; existing outdoor advertising structures are explicitly treated as nonconforming. § 20.30.085 .
Where it applies: The geographic boundaries of the Pacific Coast Highway Specific Plan; see the official zoning map for precise parcels. § 20.30.010 .

Practical guidance: If you manage a nonconforming storage yard or an existing sign along PCH, expect mandatory screening, landscaping, and maintenance obligations that go beyond the citywide Chapter 20.82 limits. Also expect site changes to require design review and compliance with PCH setbacks/height rules. § 20.30.037; § 20.30.045; § 20.30.040 .

SP‑6 Commercial Corridor Specific Plan (Chapter 20.49)

Purpose: Encourage high‑quality retail/large single‑tenant commercial sites while addressing special site constraints and continuity of uses. § 20.49.010 – § 20.49.030 .
Typical permitted uses: Retail, eating establishments (some restrictions), services; a long list of permitted and conditionally permitted uses appears in the chapter. § 20.49.030 .
Key nonconforming rules:
- Continuation: Nonconforming lots, structures or uses may continue but may not be modified in ways that increase the nonconformity; nonconforming industrial uses may be transferred or changed to a less‑intensive industrial use subject to director approval. (continuation clause) .
- Director discretion: The community development director evaluates requests to downgrade to a less intensive industrial use by weighing odor, noise, traffic, contamination risk, and neighborhood compatibility. § 20.49 (SP‑6 continuation rules) .
Where it applies: All parcels designated SP‑6 on the official zoning map. § 20.49.020 .

Practical guidance: If an SP‑6 property currently houses an industrial activity that is nonconforming, the owner can petition to continue or to change to a less intensive use, but must supply evidence and may be required to implement exterior rehabilitation measures. (SP‑6 continuation/prioritization language) .

Trucking yards and Outdoor Storage (Chapters 20.23 and 20.22)

Purpose: Manage legacy trucking yards and outdoor storage that would otherwise create dust, runoff, visual blight, or safety problems. § 20.23.010; § 20.22.065 .
Typical permitted uses: These chapters apply to a small set of documented, legally nonconforming trucking yards and storage yards (exhibits on file at Community Development list known yards). § 20.23.010 .
Key standards:
- Mandatory performance and maintenance standards (annual inspection, NPDES compliance, screening, landscaping, paving or gravel to control dust, fencing per City Standard Plan). § 20.23.030 .
- Nonconforming storage yards must follow compliance plans and may be subject to misdemeanor penalties for failure to comply. § 20.22.065; § 20.22.080 .
Where it applies: The yards listed in the exhibits (on file with the Community Development Department) and any other identified lawful nonconforming yards. § 20.23.010 .

Practical guidance: Expect mandatory, ongoing inspections and specific operational upgrades (drainage, screening, paving) if your site is one of the identified nonconforming trucking or storage yards. Budget for annual compliance work and possible enforcement costs. § 20.23.030; § 20.22.080 .

SP‑13 Cherry Avenue Corridor (Chapter 20.33)

Purpose and area: Small residential specific‑plan areas with limited, parcel‑specific nonconforming allowances. § 20.33.010 – § 20.33.180 .
Key nonconforming rule: Specific nonconforming residential uses at Lots 90 and 93 may be continued under Chapter 20.82. § 20.33.170 .
Where it applies: The SP‑13 geographic area and the referenced lots; check the ordinance exhibits and the city map. § 20.33.170 .

Practical guidance: If you own one of the named SP‑13 lots, continuity is explicitly allowed but all Chapter 20.82 limits and present development standards apply to repairs and additions. § 20.33.170; § 20.82.020 .

Quick reference table — key nonconforming rules

Issue / Standard	What it means in practice	Code Reference
Continuation but no increase	Nonconforming uses/structures may remain but cannot be enlarged or changed to increase nonconformity	§ 20.82.020
Repairs/alterations cap	Cumulative repairs/alterations since nonconforming date cannot exceed 50% of reasonable replacement value	§ 20.82.030
Additions for setbacks/height	Setback/height‑only nonconformities may be expanded but total new floor area limited to 50% since 4/7/1964; small residential additions have 200 sq ft limitations	§ 20.82.040
Nonconforming lots	Undersized residential lots of record may contain one dwelling unit	§ 20.82.050
Abandonment rule	180 days continuous discontinuance = abandonment of nonconforming rights	§ 20.82.060
PCH storage yard upgrades	Screen fence 5 ft from future ROW; landscape and irrigation required (one‑year compliance)	§ 20.30.037(C)
Trucking yard standards	Annual inspections, NPDES BMPs, screening, dust control, fencing per City standards	§ 20.23.010 – .030
Outdoor advertising	New billboards prohibited; existing advertising is nonconforming	§ 20.30.085

Checklist — what an applicant should prepare before contacting the city

Confirm that the use/structure was lawfully established before the zoning change (records / certificate of occupancy). § 20.82.070
Determine whether the proposed work would “increase” the nonconformity (expansion, change of use, greater intensity) — renovations that increase floor area, change to a more intensive use, or add outside storage typically are not allowed. § 20.82.020
If doing repairs, obtain at least two contractor bids to document repair cost vs. replacement value (used to apply the 50% rule). § 20.82.030
For reconstruction after damage, calculate the reasonable replacement value per code guidance and confirm whether the work will exceed the 50% threshold. § 20.82.030(D)
Check specific‑plan requirements that may add obligations (e.g., PCH fencing/landscaping, SP‑6 director review). § 20.30.037; SP‑6 continuation clause
Prepare site plans that show compliance with current development standards (setbacks, height, coverage) for any permitted change and for parking impacts. § 20.30.045; § 20.82.040
Expect possible design review or director/planning commission review when changes are substantive or required by a specific plan. § 20.30.040; § 20.49.040
If the property is an identified trucking or outdoor storage yard, obtain and budget for required compliance plan work and annual inspections. § 20.23.030; § 20.22.065
If the property involves signage, check the signage chapter and PCH advertising restrictions (existing signs treated as nonconforming). § 20.30.085
Verify building‑code compliance (Title 24) separately with building officials — reconstruction and habitability standards may be controlled by the California Building Standards Code. Not a zoning substitute.

Risks & Ambiguities

Issue	Why it matters	What to verify
"50% repairs" valuation	Exceeding 50% of replacement value can prevent otherwise allowable repairs and may trigger requirement to conform	Verify the city's accepted method for calculating “reasonable replacement value” and collect contractor bids; see § 20.82.030
Whether a proposed use is “less intensive”	Changing to a different industrial use can be allowed only if the director finds it less intensive — subjective factors apply	Ask the Community Development Director what evidence they require (noise, odor, traffic, contamination reduction). See SP‑6 and § 20.82.024(C) guidance
Abandonment after vacancy	A gap of 180 days can extinguish nonconforming rights — but proof of intent is sometimes disputed	Maintain written records of marketing, maintenance, or interim uses to show continuous use; see § 20.82.060
Specific‑plan override	Some specific plans (PCH, SP‑6, trucking yard chapter) include extra compliance steps that differ from Chapter 20.82	Confirm the applicable specific plan boundary and any exhibit listing property identifiers (exhibits are on file at Community Development). See § 20.30.037; § 20.23.010
Applicability to ADUs	State ADU law may limit a city's ability to require correction of zoning nonconformance for ADUs — local code does not comprehensively address this interaction	Signal Hill code does not restate the state ADU limits; verify ADU permitting policy with planning staff and cross‑check state law. Not found in retrieved materials (see state ADU guidance if needed).
Parcel‑specific exceptions	Code includes director or planning commission discretion for "less intensive" or "minor changes" — outcomes can vary	Verify whether your parcel is subject to SP‑6, PCH, SP‑13, SP‑24, or other specific plan language; request a written director interpretation. See the cited specific plan provisions.

Plain-English Summary

Signal Hill lets legally existing (pre‑zoning change) uses and structures stay, but you cannot expand their nonconforming parts or sit idle for too long — repairs are allowed but big rebuilds or added floor area are tightly capped; specific plans like Pacific Coast Highway, SP‑6, and the trucking/outdoor storage chapters add extra maintenance, screening, or compliance obligations that you must follow. § 20.82.020 – § 20.82.060; § 20.30.037; § 20.23.030 .

Source References

Signal Hill Municipal Code, Chapter 20.82 — Nonconforming Lots, Buildings and Uses (purpose, continuation, repairs, additions, abandonment) § 20.82.010 – § 20.82.070 .
Pacific Coast Highway Specific Plan — Nonconforming uses; storage yard and sign rules § 20.30.037; § 20.30.045; § 20.30.047; § 20.30.085 .
SP‑6 Commercial Corridor Specific Plan — continuation, director standards for less‑intensive industrial uses (SP‑6 continuation clause) .
Chapter 20.22 — Nonconforming Outdoor Storage Yards § 20.22.065; compliance plan and penalties § 20.22.060 – .080 .
Chapter 20.23 — Trucking Yard Performance Standards; maintenance and BMPs (NPDES), annual inspections § 20.23.010 – .030 .
SP‑13 Cherry Avenue Corridor — specific nonconforming residential uses at Lots 90 and 93 § 20.33.170 .
Signal Hill Development Standards and other specific plan chapters referenced above (used where specific plan rules cross‑reference setbacks, parking, and design review) § 20.30.040; § 20.30.050 .

Sources

Retrieved passages

Signal Hill Zoning Code (§ 2) High relevance
Signal Hill Zoning Code (§ 2) High relevance
Signal Hill Zoning Code (§ 1) High relevance
Signal Hill Zoning Code (chapter shall) High relevance
Signal Hill Zoning Code (Section 20.82.020) High relevance
Signal Hill Zoning Code (§ 19.52.490) High relevance
Signal Hill Zoning Code (section what) Medium relevance
Signal Hill Zoning Code (Chapter 20.64) Medium relevance
Signal Hill Zoning Code (§ 5) Medium relevance
Signal Hill Zoning Code (§ 4) Medium relevance
Signal Hill Zoning Code (Section 20.82.030.) Medium relevance
Signal Hill Zoning Code (§ 3) Medium relevance
Signal Hill Zoning Code (§ 66314) Medium relevance

Cited sections

Official Signal Hill code library

Frequently asked questions

What is a nonconforming use in Signal Hill?

A nonconforming use is a lot, building, or activity that was lawfully established before a zoning change made it inconsistent with current rules; Signal Hill allows such uses to continue but limits changes that would increase the nonconformity (cannot be enlarged or intensified) per § 20.82.020.

Can I repair or remodel a nonconforming building in Signal Hill?

Yes — repairs and alterations that do not enlarge or increase the nonconformity are allowed, but the aggregate value of repairs since the use became nonconforming cannot exceed 50% of the building’s reasonable replacement value (§ 20.82.030). For reconstruction after damage special reconstruction rules and valuation rules apply. § 20.82.030

If my business on Pacific Coast Highway is nonconforming, what extra obligations apply?

PCH nonconforming uses may continue but certain uses (e.g., storage yards) must install a screen fence set back 5 feet from the future right‑of‑way and fully landscape the yard within the compliance timeframe; vacant nonconforming buildings must be secured and maintained § 20.30.037(C–D).

What happens if a nonconforming use stops operating for a while?

A continuous discontinuance (no use) or intentional abandonment for 180 days is treated as abandonment and extinguishes nonconforming rights under § 20.82.060 — keep records if you need to show activities (marketing, maintenance) during vacancy.

Can a nonconforming industrial use be changed to another industrial use?

In some specific plans (e.g., SP‑6) the community development director can allow a change to a less intensive industrial use without losing all nonconforming rights, but the director applies factors such as odor, dust, noise, traffic and environmental risk in making that decision (SP‑6 / § 20.82.024(C)).

How much can I expand a building that is only nonconforming because of setbacks or height?

If the structure is nonconforming only as to setbacks and/or height, expansions are permitted up to a cumulative total of 50% of the original floor area (for expansions after 4/7/1964); small residential side‑yard additions have additional 200 sq ft caps. § 20.82.040

Are nonconforming outdoor advertising signs allowed along PCH?

No — new outdoor advertising structures are prohibited in the Pacific Coast Highway specific plan and existing outdoor advertising structures are explicitly treated as nonconforming. § 20.30.085

Do nonconforming trucking yards have to follow environmental rules?

Yes — the Trucking Yard chapter requires NPDES best management practices, screening, paving/gravel for dust control, and annual inspections for identified legal nonconforming trucking yards. § 20.23.010 – .030

If my lot is undersized, can I still build a home?

Legally created residential lots of record that are nonconforming as to minimum lot area may be developed with not more than one dwelling unit (Chapter 20.82 nonconforming‑lots rule). § 20.82.050

Will building‑code (Title 24) corrections be required before reconstruction?

Signal Hill’s zoning nonconforming rules govern land‑use and expansion limits; building code (Title 24) requirements govern structural, health and safety repairs and reconstruction and are enforced separately — verify with building officials and the California Building Standards Code. Not a substitute for zoning compliance. (See Title 24 references and local building office)

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