Burbank — Nonconforming Uses

Last reviewed: July 3, 2026

Overview

This page summarizes what the City of Burbank’s zoning ordinance (Article 18, “Nonconforming Land, Uses and Structures”) actually requires about nonconforming uses, nonconforming structures, and nonconforming lots. It is built from the municipal code language (the Burbank Zoning chapters cited below) and explains how the City treats continuation, alteration, abandonment, reconstruction, time-limits, and revocation of nonconforming situations. For context about where nonconforming rules sit in the Zoning framework see the city’s general zoning overview. Burbank Zoning & planning overview

Important: this page covers only the zoning/planning code rules on nonconformity (Article 18). It does not cover building-code (Title 24) technical requirements or housing/tenant law. Verify parcel-specific questions with the City. § 10-1-1801 is the ordinance purpose statement for nonconforming rules.

Core rules and how they operate (plain summary, ordinance anchors)

• The nonconforming rules are gathered in Article 18 of the code (titled “Nonconforming Land, Uses and Structures”) and start at § 10-1-1801 (purpose) and include key sections: § 10-1-1802, § 10-1-1803–§ 10-1-1806, § 10-1-1807–§ 10-1-1813, and the termination/revocation rules § 10-1-1814–§ 10-1-1816.

• Continuation of a lawful pre-existing use/structure is permitted but strictly limited: you may not enlarge or move the nonconforming use/structure in a way that increases nonconformity. See § 10-1-1809 (land) and § 10-1-1810 (structure).

• Abandonment and automatic loss of nonconforming status: the ordinance sets different time triggers and monetary/repair thresholds (replacement-cost rules) that cause nonconforming status to terminate if a use or structure is discontinued, destroyed, or voluntarily demolished beyond thresholds. See § 10-1-1811 and § 10-1-1815.

• Replacement-cost is defined for purposes of those rules (used to compute the 50% destruction test and abandonment thresholds): in absence of proof, replacement cost means four times the assessed value of the structure. § 10-1-1802.

• Limited rebuild exceptions for residential structures: a single-family or multi‑family residential building that is destroyed more than 50% by a natural disaster may be rebuilt to its pre‑destruction configuration if an Administrative Use Permit is obtained (special “Qualifying Building” rules also apply). See § 10-1-1810 and § 10-1-1811.5.

• The Council can revoke nonconforming status after notice and hearing under § 10-1-1816.

• Administrative and appeal pathways: Administrative Use Permits, Development Review and appeals rules apply in practice; see the Development Review rules and the appeal-to-City‑Planner process if a building permit is denied on zoning grounds tied to alleged nonconformity. Burbank Design Review and § 10-1-1915.

(Where the code uses the phrase “shall” versus “may” is meaningful; read the cited sections for required vs discretionary actions.)

District-by-district breakdown (what to watch for in each Burbank zone)

Note: Article 18 rules are city-wide but interact with each zone’s permitted-use lists and development standards. Where the municipal code lists uses for a given zone, nonconforming uses are those lawful uses that the zone no longer allows; continuation is governed by Article 18. For permitted-use anchors, see the specific use-table sections referenced below and the citywide use table.

R-1 and R-1-H (Single-family residential)

• Purpose & where it applies: Standard single-family neighborhoods—see § 10-1-602 for the R-1 / R-1-H permitted uses and limitations.
• Typical permitted uses: single-family dwelling, garages, accessory structures, ADUs (see Article 6).
• Key nonconforming notes: Guest houses or accessory structures used for living/sleeping must meet historic permit/permit-at-construction rules to be used as living units under § 10-1-1813. Nonconforming site/yard setbacks may be addressed by the Minor Exception process (see § 10-1-1810.5).
• Dimensional standards: specific yard/setback numbers are in the development standards—see Burbank Development Standards. Not found in retrieved materials: the ordinance text for R‑1 numeric setback/height values is not reproduced here. Verify with the jurisdiction.

R-2, R-3, R-4 (Multiple‑family residential)

• Permitted-use anchor: table in § 10-1-627 lists permitted and conditional uses for R-2 / R-3 / R-4; uses not listed may only exist as lawful nonconforming uses.
• Typical permitted uses: multi‑family dwellings, accessory uses, ADUs, home occupations (with exceptions listed in the table).
• Nonconforming specifics: Multiple‑family properties made nonconforming as to number of units by a later density change are preserved so long as units were legal when constructed (but demolition triggers nonconforming rules). § 10-1-1810(10).
• Dimensional standards: numeric lot-area, setbacks, and density standards live elsewhere (see Burbank Development Standards). Not found in retrieved materials: specific numeric tables for these zones. Verify with the jurisdiction.

C-2, C-3, C-4 (Commercial)

• Permitted-use anchor: city use table (Article 5, § 10-1-502) governs commercial uses; nonconforming commercial uses that predate a change may continue under Article 18 rules.
• Typical permitted uses: retail, restaurants, offices (see the use table for zone-by-zone specifics).
• Nonconforming specifics: Signs are separately called out—nonconforming signs may not be moved/altered except for limited historic-sign exceptions (see the sign rules in § 10-1-1811/related sign text).
• Dimensional standards: specific commercial setbacks/height/lot coverage numbers are in the development standards; see Burbank Development Standards and Burbank Signage. Not found in retrieved materials: the numeric development-standard table for each commercial zone.

M-1, M-2 (Industrial / manufacturing)

• Permitted-use anchor: Article 5 use table; some industrial uses, if legal prior to a zoning change, continue as lawful nonconforming uses under Article 18.
• Nonconforming specifics: The code includes time-based termination schedules for different building types and ages (life-expectancy based termination for older building types); see § 10-1-1815(8) for tables by construction type (Type I–V) and use categories.
• Dimensional standards: see Burbank Development Standards. Not found in retrieved materials: exact dimensional numbers for M zones. Verify with the jurisdiction.

North San Fernando Commercial Zone (special/mixed-use corridor)

• This zone uses its own article (Article 27, § 10-1-2701–§ 10-1-2702) and specifically states that improvements to legal nonconforming land, uses and structures are governed by Article 18. Development Review requirements are specialized and may supersede some general sections.
• If your property lies in this zone verify both Article 27 rules and Article 18 nonconforming provisions before assuming entitlement. Burbank Overlay Districts is the right place to start.

Most decision‑relevant rules (quick reference table)

Checklist — what an applicant must show/obtain to preserve or alter a nonconforming situation

• Demonstrate lawful pre-existing use/structure (date and permit records). See § 10-1-1801.
• Confirm that proposed work will not enlarge or increase nonconformity (or be prepared to bring the feature into compliance). See § 10-1-1809 and § 10-1-1810.
• If the structure was substantially damaged or demolished, compute replacement cost (replacement cost = 4 × assessed value absent proof) and check the 50% threshold and the rebuild rules; obtain an Administrative Use Permit when required. See § 10-1-1802, § 10-1-1810, § 10-1-1811.5.
• If a use was discontinued, verify the applicable abandonment timeframe (30 days / 6 months / 12 months / 3 months) before re‑establishing it. See § 10-1-1811 and § 10-1-1809.
• For changes of nonconforming use, prepare Planning Commission findings and any required conditions for a change (if a change is requested). See § 10-1-1808 and § 10-1-1811(3).
• If project triggers parking, review Burbank Parking and off‑street parking waivers (Article 14) for existing uses; an Administrative Use Permit may be required to waive/add parking for a replicated use.
• If an applicant’s permit is denied because of a claimed nonconforming conflict, use the appeal-to‑City‑Planner path under § 10-1-1915 before litigation.

Risks & Ambiguities

Plain‑English Summary

Burbank allows lawful pre‑existing uses and structures that conflict with current zoning to continue, but only under tight limits: you generally may not enlarge or move them, long periods of non‑use or major destruction will terminate the nonconforming privilege, and certain rebuilds (especially for residential buildings after disasters) require an Administrative Use Permit. Always compute replacement cost and abandonment timelines from the ordinance before making changes. § 10-1-1801 through § 10-1-1816 are the controlling provisions.

Source References

• § 10-1-1801 (Purpose of Article 18).
• § 10-1-1802 (Replacement cost definition).
• § 10-1-1803 – § 10-1-1806 (Nonconforming lots / lots of record).
• § 10-1-1807 – § 10-1-1808 (Completion of buildings; change to another nonconforming use).
• § 10-1-1809 (Continuation of use of land).
• § 10-1-1810 (Continuation of structure).
• § 10-1-1810.5 (Minor exceptions for side yard setbacks for single family dwellings).
• § 10-1-1811 (Continuation of use of structure; abandonment thresholds).
• § 10-1-1811.5 (Restoration of damaged/destroyed buildings; qualifying building / AUP).
• § 10-1-1812 (Additions to nonconforming public uses).
• § 10-1-1813 (Guest houses / accessory structures in R-1 / R-1-H).
• § 10-1-1814 – § 10-1-1816 (Termination by conduct, termination by operation of law, revocation).
• Use tables / zone anchors: § 10-1-502, § 10-1-602, § 10-1-627 (use lists for commercial and residential zones).
• North San Fernando Commercial Zone: § 10-1-2701–§ 10-1-2702 (special standards and note that Article 18 applies to improvements).
• Appeal / Development Review: § 10-1-1915 (appeal to City Planner) and Development Review rules.

Also see these city pages for related topics and next steps:

• Burbank Zoning
• Burbank Development Standards
• Burbank Parking
• Burbank Design Review
• Burbank Overlay Districts
• Burbank ADUs
• Burbank Variances and Exceptions
• California Building Standards Code — for building-permit and structural compliance issues (not covered here).

Retrieved passages

• Burbank Zoning Code (chapter for) High relevance show source text
• Burbank Zoning Code (Section 31-202) High relevance show source text
• Burbank Zoning Code (chapter as) High relevance show source text
• Burbank Zoning Code (Section 31-200) High relevance show source text
• CBC § 31 (Section 31-208) High relevance show source text
• CBC § 31 (chapter and) High relevance show source text
• Burbank Zoning Code (Article 15.) Medium relevance show source text
• Burbank Zoning Code (Article 18) Medium relevance show source text
• Burbank Zoning Code (chapter as) High relevance show source text
• Burbank Zoning Code (section shall) High relevance show source text
• Burbank Zoning Code (chapter or) High relevance show source text
• Burbank Zoning Code (Section 31-206) Medium relevance show source text
• Burbank Zoning Code (Section 10-1-1954) Medium relevance show source text

Cited sections

• **§ 10-1-1801** (Purpose of Article 18). (§ 10-1-1801)
• **§ 10-1-1802** (Replacement cost definition). (§ 10-1-1802)
• **§ 10-1-1803** – **§ 10-1-1806** (Nonconforming lots / lots of record). (§ 10-1-1803)
• **§ 10-1-1807** – **§ 10-1-1808** (Completion of buildings; change to another nonconforming use). (§ 10-1-1807)
• **§ 10-1-1809** (Continuation of use of land). (§ 10-1-1809)
• **§ 10-1-1810** (Continuation of structure). (§ 10-1-1810)
• **§ 10-1-1810.5** (Minor exceptions for side yard setbacks for single family dwellings). (§ 10-1-1810.5)
• **§ 10-1-1811** (Continuation of use of structure; abandonment thresholds). (§ 10-1-1811)
• **§ 10-1-1811.5** (Restoration of damaged/destroyed buildings; qualifying building / AUP). (§ 10-1-1811.5)
• **§ 10-1-1812** (Additions to nonconforming public uses). (§ 10-1-1812)
• **§ 10-1-1813** (Guest houses / accessory structures in **R-1 / R-1-H**). (§ 10-1-1813)
• **§ 10-1-1814** – **§ 10-1-1816** (Termination by conduct, termination by operation of law, revocation). (§ 10-1-1814)
• Use tables / zone anchors: **§ 10-1-502**, **§ 10-1-602**, **§ 10-1-627** (use lists for commercial and residential zones). (§ 10-1-502)
• North San Fernando Commercial Zone: **§ 10-1-2701**–**§ 10-1-2702** (special standards and note that Article 18 applies to improvements). (§ 10-1-2701)
• Appeal / Development Review: **§ 10-1-1915** (appeal to City Planner) and Development Review rules. (§ 10-1-1915)
• Burbank Zoning
• Burbank Development Standards
• Burbank Parking
• Burbank Design Review
• Burbank Overlay Districts
• Burbank ADUs
• Burbank Variances and Exceptions
• California Building Standards Code — for building-permit and structural compliance issues (not covered here).
• Burbank_ZoningCode.md