Local zoning · Camarillo

Camarillo — Nonconforming Uses

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

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Last reviewed: July 1, 2026

Overview

This page summarizes how the City of Camarillo regulates nonconforming uses, nonconforming structures, and nonconforming lots under its zoning ordinance (Title 19 / formerly Title 17 naming varies in older materials). It covers the citywide rules that control continuation, expansion, repair, abandonment, and special-case rules for particular zones and uses (trash enclosures in RPD-6U, garages in COT, antenna systems, alcohol retail, self-storage, etc.). All requirements below are tied to the Camarillo Municipal Code citations shown; for provisions not found in the retrieved city materials I note that explicitly. For related topics see Camarillo’s pages on zoning & planning, zoning, development standards, parking, design review, overlay districts, ADUs, and the California Building Standards Code.

Chapter 19.58 is the controlling chapter for nonconforming uses. Definitions are in Chapter 19.04. See the city code for the full text; citations below point to the exact Camarillo code sections summarized here.

Citywide rules (how nonconformities are handled)

  • Definition: A nonconforming use is a use lawfully established but that no longer complies with the current zoning rules. A building or portion of a building that is nonconforming is treated as a nonconforming use of the land. See § 19.04.585.

  • Applicability: The nonconforming chapter applies to all nonconforming uses of land, buildings and structures created by the zoning title. See § 19.58.010.

  • Time limits for continuation:

    • Nonconforming uses of land must terminate within three years of when the use becomes nonconforming. See § 19.58.020(A).
    • Nonconforming uses located in a conforming building or structure must discontinue within five years of becoming nonconforming; discontinuance of such a use for 120 days is treated as abandonment. See § 19.58.030(A)–(C).

  • Expansion and intensification: Expansion of a nonconforming use is generally prohibited (no extensions on same site or adjacent land and no expansion into other portions of a conforming building), except where the code explicitly allows or where a conditional use permit is approved. See § 19.58.020(B), § 19.58.030(B), § 19.58.040(A)–(C).

  • Repair / destruction:

    • Involuntary partial destruction up to 50% of reasonable value may be repaired if restoration starts within 12 months and is diligently pursued. See § 19.58.050.
    • Voluntary partial destruction up to 50% requires that the repaired portion conform to current zone regulations. See § 19.58.060.
    • If a nonconforming structure is damaged or removed to the extent of more than 50% of its reasonable value, it must be reconstructed in full compliance with current regulations for the zone. See § 19.58.070.
    • Repairs must not extend or prolong the time within which the nonconforming use must be terminated. See § 19.58.080.

  • Administrative and discretionary controls:

    • Many changes (expansions, reconstruction beyond specified thresholds, or special-case reinstatements) require a Conditional Use Permit (CUP) or other approvals under the zoning title; the code treats some expansions as possible only with a CUP. See § 19.58.100 and related subsections.
    • Nonconforming conditions that are the result of public acquisition (eminent domain) are not treated as nonconforming for enforcement purposes. See § 19.58.140.

  • Enforcement and nuisance: It is unlawful for owners or tenants to permit nonconforming uses that violate the nonconforming chapter; unresolved violations are treated as a public nuisance and subject to abatement and penalties. See § 19.58.120 and § 19.58.130.

District-by-district notes (how the nonconforming rules operate in specific Camarillo districts)

Below are Camarillo district headings that appear in the municipal code and any district-specific nonconforming rules found in the retrieved materials. If a district’s nonconforming specifics do not appear in the retrieved files, I note that explicitly.

A-E (Agricultural Exclusive)

  • Purpose / typical uses: The A-E zone is intended to promote and preserve agricultural activities; permitted uses include farming, orchards, animal pasturing, crop storage, and related uses. See § 19.10.010–.020.
  • Nonconforming rules: General nonconforming rules in Chapter 19.58 apply (continuation, repair, abandonment timelines). No A‑E–specific nonconforming exceptions were found in the retrieved materials. Verify with the jurisdiction for parcel-specific determinations. See § 19.58.010.

R-1 (Single‑Family Residential)

  • Purpose / typical uses: Not found in retrieved materials (full R‑1 permitted uses and dimensional standards were not in the retrieved files). Verify with the Camarillo zoning map and Camarillo Zoning.
  • Nonconforming rules: Citywide Chapter 19.58 applies to residential uses; in particular, abandonment timelines (120 days for conforming building nonconforming uses) and rebuild/repair thresholds apply. See § 19.58.030(C) and § 19.58.050–.070.

R-2 (Multifamily Residential)

  • Purpose / typical uses: Not found in retrieved materials. Verify with the zoning chapter and Camarillo Development Standards.
  • Nonconforming rules: General Chapter 19.58 governs nonconforming residential buildings and uses. See § 19.58.030–.040.

R-C (Residential-Commercial mixed)

  • Purpose / typical uses: The R‑C zone appears in the code (accessory and mixed uses), but detailed permitted-use lists were not retrieved. The code permits certain accessory uses such as amusement machines in R-C, C-N, CPD, L-M, M-1 and M-2 under limits. See § 19.08.060.
  • Nonconforming rules: Chapter 19.58 controls; specific allowances for parking nonconformance and sequence-of-use changes may be relevant. See § 19.58.040(E).

C-N (Neighborhood Commercial)

  • Purpose / typical uses: C‑N appears in the code; see the amusement-machine accessory allowance for this zone in § 19.08.060.
  • Nonconforming rules: Standard Chapter 19.58 provisions apply. Verify permitted use lists at Camarillo Land Use.

CPD (Commercial Planned Development)

  • Purpose / typical uses: CPD appears; specific development standards not retrieved. See Camarillo Overlay Districts and Camarillo Development Standards for project-level rules.
  • Nonconforming rules: Chapter 19.58 applies; some CPD projects may have plan-specific nonconforming conditions subject to the plan approval. Not found in retrieved materials: district-specific dimensional standards for CPD. See § 19.58.010.

L-M (Light Manufacturing), M-1, M-2 (Industrial)

  • Purpose / typical uses: These industrial zones are listed (e.g., in § 19.08.060), but detailed use lists were not retrieved. See Camarillo Zoning.
  • Nonconforming rules: Chapter 19.58 applies; parking conformance allowances and continuation conditions for pre-existing parking were specifically addressed in § 19.58.040(E).

RPD-6U (Residential Planned Development — 6 units per acre and greater)

  • Purpose / typical uses: This overlay/subzone is used in multiunit planned developments. Specific nonconforming rule found: existing trash and recyclable enclosures that lack sufficient area are declared nonconforming and must be modified within two years of the ordinance adoption under a plan approved by the Director of Planning and Community Development. See § 19.58.113. Bold: RPD-6U.

COT (Camarillo Old Town)

  • Purpose / typical uses: The COT district is a special Old Town zone. District-specific nonconforming rule: a public garage in COT is deemed a nonconforming use five years after the effective ordinance and must be discontinued unless a conditional use permit is obtained; abandonment after one year terminates the nonconforming status. See § 19.58.116. Bold: COT.

Quick reference table — decision-relevant nonconforming standards

Issue / permitted action Rule / limit Code Reference
Definition of nonconforming use Use lawfully established but not conforming under current title § 19.04.585
Nonconforming use of land — termination Must terminate within 3 years § 19.58.020(A)
Nonconforming use in conforming building — termination Must discontinue within 5 years; 120-day discontinuance = abandonment § 19.58.030(A)–(C)
Additions to nonconforming buildings No additions except those required by law or those that conform to current zone regs § 19.58.040(A)
Partial involuntary damage ≤50% May restore if work begins within 12 months and is diligently pursued § 19.58.050
Partial voluntary damage ≤50% Repairs must make portion conform to current zone rules § 19.58.060
Damage >50% Reconstruction must conform to current zone standards § 19.58.070
Lot splits creating nonconforming parcel No building permit unless a variance obtained prior to the sale/split § 19.58.110
Trash/recycling enclosures in RPD-6U Must be modified to provide adequate area within 2 years; plan approved by Director § 19.58.113
Antenna systems Existing ground-mounted antennas are legal nonconforming but must apply for building permit within 1 year (if not previously approved) and moving/raising voids nonconforming status § 19.58.115(A)–(B)
Self‑storage facilities Considered legal nonconforming; cannot expand into other portions of conforming building; discontinuance 180 days = abandonment § 19.58.114
Drinking establishments and public garages in COT Deemed nonconforming 5 years after ordinance; discontinuance 1 year = abandonment; expansion prohibited unless CUP § 19.58.116–.117
Alcohol retail off‑sale (nonconforming allowances) May continue if continuous; may increase alcohol sales area within existing structure up to 49% of sales floor area; change of ownership does not end status; rebuilding subject to CUP/permits and timelines § 19.58.119(A)–(B)
Violation / nuisance Owner/lessee liability; city may abate and recover costs § 19.58.120, § 19.58.130

Checklist (what an applicant must generally satisfy to work with a nonconforming condition)

  • Demonstrate the use or building was lawfully established (meet the legal nonconforming definition in § 19.04.585).
  • Confirm continuous operation (for uses where continuity preserves status — e.g., retail alcohol, self-storage) and document no abandonment per the applicable § (see § 19.58.119, § 19.58.114, § 19.58.030(C)).
  • If proposing expansion, alteration beyond allowed maintenance, or reconstruction exceeding thresholds, prepare to apply for a Conditional Use Permit (CUP) where required by the title (Chapter 19.58 notes CUPs for expansions). See § 19.58.100 and related subsections.
  • For damage or demolition: obtain required building permits within the specified timelines (e.g., 12 months for certain involuntary destruction reinstatement). See § 19.58.050, § 19.58.119(C).
  • For lot splits: if a proposed sale or split will create a lot that does not meet current zoning, secure a variance from the Planning Commission prior to the sale (see § 19.58.110).
  • For special-case items (trash enclosures in RPD-6U, existing antenna systems), submit the plans/permits required by the specific subsections (§ 19.58.113, § 19.58.115) and follow Director timelines.
  • Coordinate with Planning staff early; nonconforming issues frequently trigger discretionary review (CUP, design review at the Design Review process) and sometimes require conditions (parking adjustments referenced in the code; see Camarillo Parking).

Risks & Ambiguities

Issue Why it matters What to verify
Change of ownership impacts Some Camarillo subsections expressly say change of ownership does not end nonconforming status (e.g., self-storage, alcohol). For other uses the code is silent. Verify whether the specific use subsection includes a change-of-ownership clause; if silent, confirm with Planning. See § 19.58.114, § 19.58.119.
How “reasonable value” is measured for the 50% repair rule The code uses “reasonable value” as the damage threshold but does not define appraisal method in the retrieved materials. Request the city’s practice for valuation methodology and any required appraisal standards. Not found in retrieved materials; verify with the jurisdiction.
ADUs and nonconforming zoning conditions Camarillo code does not expressly describe ADU treatment in the nonconforming chapter. State ADU law restricts denying ADU permits based on correction of nonconforming zoning conditions. Camarillo-specific ADU treatment not found in retrieved materials; consult city ADU procedures and state law. See state ADU guidance and California ADU law.
Timing deadlines (e.g., 120 days vs 1 year vs 180 days) Different uses have different abandonment/termination timeframes (120 days, 180 days, 1 year, 3 years, 5 years). Misreading the applicable timeframe can lead to loss of nonconforming status. Verify which subsection applies to your use: general conforming building use (120 days) § 19.58.030(C), self-storage (180 days) § 19.58.114, alcohol (365 days) § 19.58.119.
Lot-split-created nonconforming lots The code forbids building permits on parcels created by split that are nonconforming unless a variance was obtained before the sale/split. Post‑split variance may be ineffective. If planning a subdivision or sale that could create a nonconforming parcel, obtain a variance before closing. See § 19.58.110.
Special district rules (COT, RPD-6U) District-specific rules supersede or add to the general chapter for targeted issues (trash enclosures, public garages). Missing these can cause forced compliance or loss of use. Check the specific subsection that applies: § 19.58.113 for RPD-6U, § 19.58.116 for COT.

Plain-English Summary

If your property or use in Camarillo no longer meets current zoning rules but was legal when it started, it may continue for a limited time — but you generally cannot expand it, and damage or long periods of non‑use can end that right. Time limits, repair rules, and special exceptions are set out in Chapter 19.58 of the Camarillo code; check the exact subsection that governs your type of use (land vs. building vs. special categories such as alcohol, self‑storage, antennas, or Old Town garages).

Source References

  • Camarillo Municipal Code — Chapter 19.58 (Nonconforming use—nonconforming building or structure); see specifically § 19.58.010 through § 19.58.140 for the citywide nonconforming rules.
  • Camarillo Municipal Code — § 19.04.585 (definition of “Nonconforming use”).
  • Camarillo Municipal Code — § 19.58.020 (nonconforming use of land).
  • Camarillo Municipal Code — § 19.58.030 (nonconforming use in conforming building or structure).
  • Camarillo Municipal Code — § 19.58.040 through § 19.58.080 (nonconforming buildings/repairs/destruction rules).
  • Camarillo Municipal Code — § 19.58.110 (nonconforming lots resulting from lot splits).
  • Camarillo Municipal Code — § 19.58.113 (nonconforming trash/recyclable enclosures in RPD-6U).
  • Camarillo Municipal Code — § 19.58.114 (nonconforming self-storage facilities).
  • Camarillo Municipal Code — § 19.58.115 (nonconforming antenna system).
  • Camarillo Municipal Code — § 19.58.116 (nonconforming garages in COT).
  • Camarillo Municipal Code — § 19.58.117–.119 (drinking establishments, large family day care, alcoholic beverage retail specifics).
  • Camarillo municipal zoning chapters (A-E example): § 19.10.010–.020 (A‑E zone purpose and permitted uses).
  • ADU and state law guidance (background on how state ADU law interacts with nonconforming zoning conditions): Uploaded guidance in the 2025 California ADU handbook (see guidance on nonconforming zoning & ADUs).

Sources

Retrieved passages

  • Camarillo Zoning Code (§ 1) High relevance
  • Camarillo Zoning Code (section requires) High relevance
  • Camarillo Zoning Code (§ 1) High relevance
  • Camarillo Zoning Code (§ 1) High relevance
  • Camarillo Zoning Code (§ 3) High relevance
  • Camarillo Zoning Code (§ 1) High relevance
  • Camarillo Zoning Code (§ 1) High relevance
  • Camarillo Zoning Code (section increasing) High relevance

Cited sections

Frequently asked questions

What is a nonconforming use in Camarillo?

A nonconforming use in Camarillo is a use that was lawfully established but that no longer conforms to current zoning regulations; a nonconforming building or portion of a building is treated as a nonconforming use of the land. See § 19.04.585.

How long can a nonconforming use continue in Camarillo?

It depends: a nonconforming use of land must terminate within three years of becoming nonconforming (§ 19.58.020), while a nonconforming use in a conforming building must discontinue within five years and may be considered abandoned after 120 days of discontinuance (§ 19.58.030).

Can I expand a nonconforming building or use in Camarillo?

Generally no — expansions or enlargements are prohibited except when required by law or if the addition conforms to current zoning rules; in many cases an expansion requires approval through the conditional use permit process. See § 19.58.040(A) and § 19.58.100.

If my nonconforming building is partially damaged, can I rebuild?

If involuntarily damaged up to 50% of its reasonable value, you may restore it if restoration begins within 12 months and is diligently pursued (§ 19.58.050). If damage exceeds 50%, reconstruction must comply with current zone regulations (§ 19.58.070).

Does a change of ownership end a nonconforming status?

For some uses the code explicitly says no: for example, self-storage facilities and certain alcohol retailers keep their nonconforming status after ownership changes. For other uses the code is silent — verify with Planning. See § 19.58.114 and § 19.58.119.

What happens if a lot split creates a nonconforming lot?

The City prohibits issuing a building permit on any resulting lot that does not meet zoning requirements unless a variance was obtained prior to the sale or split; secure the variance before completing the split. See § 19.58.110.

Are there special nonconforming rules for Old Town (COT) or RPD areas?

Yes. Public garages in COT have a special timetable and rules (§ 19.58.116). Existing trash/recycling enclosures in RPD-6U that are insufficient must be modified within two years under an approved plan (§ 19.58.113).

Can a nonconforming antenna be left in place?

Existing antenna systems constructed before the applicable ordinance are legal nonconforming uses, but owners of ground-mounted systems that were not previously approved must obtain a building permit within one year of the ordinance; moving or increasing the antenna height voids the nonconforming status. See § 19.58.115.

If I want an ADU, can the city force me to remove nonconforming conditions first?

Cambridge-specific ADU handling was not found in the retrieved Camarillo materials; state ADU law generally limits a local agency’s ability to deny an ADU permit based solely on nonconforming zoning conditions. Consult city ADU procedures and state law; see the uploaded ADU guidance and California ADU law.

Where do I get help confirming my property's nonconforming status?

Start with the Planning & Community Development Department; bring records proving lawful establishment (permits, prior approvals, rent rolls, dated photographs). The city’s code chapter 19.58 describes criteria and timelines; for case-specific interpretation, request a zoning determination from Planning. See § 19.58.010.

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