Duarte — Nonconforming Uses

Last reviewed: July 2, 2026

Overview

This page explains how the City of Duarte Development Code treats nonconforming uses, nonconforming structures, and nonconforming lots — what may continue, what triggers loss of rights, and how the City handles abatement or extensions. It focuses only on rules written in the Duarte Development Code (the City’s "Development Code") and points you to the exact controlling code sections and practical steps. Links below point to related Duarte topics (parking, design review, ADUs, development standards, overlays, and state building code) where the Code interacts with nonconformities: see Duarte Parking, Duarte Development Standards, Duarte Design Review, Duarte Overlay Districts, Duarte ADUs, and the California Building Standards Code.

Key high-level rules:

• A lawful use, structure, or lot that no longer meets current rules may continue as a legal nonconformity unless the Code says otherwise — continuation is the default rule (§ 19.90.030) .
• Nonconforming rights are lost if the use/structure was never lawful (no permits) (§ 19.90.020.B) .
• The Director and Planning Commission manage determinations, amortization (abatement) hearings, and extensions (§ 19.90.050; § 19.98.020—.030) .

District-by-district breakdown (where the nonconforming rules intersect zone rules)

The City’s zoning map and zone list appear in § 19.06.010 (Table 1‑1); the Development Code treats nonconformities in Article 6 (Chapter 19.90 et seq.) and then applies those rules against each zone’s allowed uses and development standards .

R-1 (Single‑Family Residential) — overview and how nonconforming items are treated

• Purpose and where it applies: R-1 is the base single‑family zone (typical lot size 6,500 sf) listed in § 19.06.010 Table 1‑1; for full permitted uses see the Article 2 residential tables (single‑family dwellings are permitted) .
• Typical permitted uses: single‑family dwellings, accessory dwelling units (ADUs) as accessory uses (see § 19.60.160), small home occupations, and accessory structures (Article 2 tables) .
• Key dimensional standards: front setbacks (minimum 20 ft in most R‑1 subzones), interior side setbacks (5 ft typical), maximum lot coverage (35% base; exceptions referenced in § 19.10.030) — see the residential development standards in Article 2 and related figures (§ 19.10.* and § 19.32.*) .
• Nonconforming specifics: a legal nonconforming R‑1 lot, structure, or use may continue; discontinuance for 180 consecutive days converts the site to conforming uses (§ 19.96.010.D; § 19.94.010.E) .

R-1D (Large-lot / Hillside Single‑Family) — special rules you must know

• Purpose: R-1D is the single‑family hillside/large‑lot subzone; see § 19.06.010 for the R‑1 family list and § 19.10.050 for R‑1D additional standards .
• Typical permitted uses: single‑family dwellings, ADUs (Accessory), limited accessory uses per Article 2 .
• Key dimensional / procedural items: R‑1D has site plan & design review required for new houses or additions ≥ 250 sf visible from a right‑of‑way; driveway grade and retaining wall limits apply (driveway grade max avg 15%; retaining walls to create pads max 10 ft) (§ 19.10.050) .
• Nonconforming specifics: a nonconforming two‑story residential structure destroyed by involuntary causes may be rebuilt as two stories if originally permitted, limited to previously permitted floor area and subject to Site Plan and Design Review (§ 19.94.010.D.c) .

R-2, R-3, R-4 (Two‑ and Multi‑Family) — interplay with nonconformities

• Purpose and uses: R-2 allows two‑family; R-3 / R-4 allow multi‑family types (see Article 2 tables) .
• Dimensional highlights: multi‑family zones have distinct lot area/width/depth and open space standards (see Table 2‑4 and § 19.10.*) .
• Nonconforming specifics: multi‑family development proposals must meet lot area and width if new multi‑family construction is proposed on a nonconforming lot — multi‑family on a nonconforming lot must be fully conforming to lot area/width (§ 19.92.010) .

Commercial zones (C‑G, C‑F, C‑P, etc.) — general approach

• Zone listing and intent are in § 19.06.010 (Table 1‑1: C‑G, C‑F, C‑P, etc.) .
• Typical uses: retail, services, professional offices; allowed uses and special rules are in Article 2 tables and use‑specific chapters (e.g., tobacco shops have special nonconforming rules) .
• Nonconforming specifics: encroachments into required yards in commercial zones can be required to be removed or reduced when the structure expands by >50% of floor area or the integrated development expands >50% (§ 19.94.010.B.3) . Nonconforming parking and loading may continue indefinitely but added demand from expansions must be fully conforming (§ 19.100.010) .

M (Light Industrial) — M zone specifics where nonconformity matters

• Purpose: single M light industrial zone intended for low‑intensity industrial uses (§ 19.16.010) .
• Typical uses: light manufacturing, labs, research & development, limited retail accessory uses; see Table 2‑9 for permitted uses (§ 19.16.020) .
• Nonconforming specifics: industrial uses that were lawful before a change may continue, but industrial expansions triggering outdoor storage, loading, or new environmental impacts will bring conforming requirements and may trigger abatement/extension hearings under Chapters 19.90 and 19.98 (§ 19.90.050; § 19.98.020) .

I (Institutional) — institutionally‑zoned properties

• Purpose and typical uses: the I zone allows institutional uses (schools, cultural institutions, hospitals) with CUP requirements shown in Article 2 Table 2‑16 (§ 19.06.010; Table 2‑16) .
• Nonconforming specifics: accessory uses that are nonconforming due to zone changes are treated under Article 6 (nonconformities); master plans may substitute for CUPs per § 19.60.020.B(4) when appropriate .

Key decision‑relevant standards (quick reference)

Checklist — what an applicant must prepare (nonconforming use / structure review)

• Confirm the use/structure/lawful lot status and date it became nonconforming (compile permits, deeds, occupancy records). Verify legal establishment — permits matter per § 19.90.020.B .
• If the issue is a damaged/destroyed building, obtain a licensed appraisal (within 12 months) to determine the 50% repair threshold under § 19.94.010.D.1 .
• If you seek continued nonconforming status beyond standard practice (amortization/extension), prepare financial evidence (depreciation schedule / tax returns) for the Commission as required under § 19.98.030.A .
• If the proposal includes additions or visible work in R‑1D, prepare Site Plan & Design Review materials — R‑1D requires review for additions ≥ 250 sf visible from the right‑of‑way (§ 19.10.050) . See Duarte Design Review.
• For any change that increases parking demand, show compliance with Duarte Parking and Chapter 19.38; expansions must provide the additional parking required per § 19.100.010 .
• Expect the Director to make an initial determination and the Commission to hold a hearing if abatement or amortization is at issue (prepare notice and hearing materials per § 19.90.050 and Chapter 19.146) .

Risks & Ambiguities

Plain‑English Summary

If a use, building, or lot in Duarte was lawful when built but no longer meets today's zoning rules, the City generally lets it stay — but you cannot enlarge or intensify it, you lose rights if it sits unused for 180 days, destroyed structures can only be rebuilt under strict rules (the 50% repair test), and the Director + Planning Commission control any abatement timetable or extensions; always verify that the original activity was permitted in the first place (§ 19.90—19.98, § 19.92—19.96) .

Source References

• Duarte Development Code — Article 6 (Nonconformities): § 19.90.010—.050 (intent; continuation; Director/Commission authority) .
• Nonconforming Lots: § 19.92.010—.020 (continuation; modification limits) .
• Nonconforming Structures: § 19.94.010 (continuation; destruction/50% test; R‑1D rebuild provision) .
• Nonconforming Uses: § 19.96.010 (continuation; 180‑day discontinuance rule; special Bloomdale/Maynard/Park Rose note) .
• Abatement / Extension Process: Ch. 19.98 (19.98.010—.030) (hearings, findings, evidence) .
• Nonconformities for parking, landscaping, fencing, signs, environmental effects: § 19.100.010—.080 (special rules for parking, loading, landscaping, fences, signs, and environmental impacts) .
• R‑1 family and residential development standards (tables / setbacks / lot coverage references; R‑1D special rules): § 19.06.010 (Table 1‑1); § 19.10.040 (multi‑story setback); § 19.10.050 (R‑1D: site plan & design review and driveway/retaining wall limits) .
• Industrial zone (M): § 19.16.010—.020 (purpose and allowed uses) .
• Enforcement and permit revocation procedures: Chapter 19.152 and enforcement Chapter 19.154 (notice, remedies) .
• Duarte Zoning & Planning overview: Duarte zoning & planning overview (site menu) — use to find linked pages for application processes and contacts.
• Duarte pages referenced inline: Duarte Zoning, Duarte Land Use, Duarte Development Standards, Duarte Parking, Duarte Design Review, Duarte Overlay Districts, Duarte ADUs, California Building Standards Code.

Information Gaps

• The code text for some residential numeric standards (full Table numbering and the printed table rows) appears within Article 2 tables; the authoritative numeric table labels are embedded in those tables. For parcel‑specific numeric calculations (lot coverage interplay, exact lot line measurements), verify directly with the City’s Planning counter and refer to the full Article 2 tables and § 19.10.* tables cited above — Verify with the jurisdiction. .
• Any determination that a given past permit or occupancy established a lawful nonconformity is parcel‑specific and requires City records review — Verify with the jurisdiction (Director interpretation process § 19.04.030) .

Retrieved passages

• Duarte Zoning Code (Article shall) High relevance show source text
• Duarte Zoning Code (section shall) High relevance show source text
• Duarte Zoning Code (Chapter 19.152) High relevance show source text
• Duarte Zoning Code (Article 8) High relevance show source text
• Duarte Zoning Code (§ 3) High relevance show source text
• Duarte Zoning Code (Chapter 19.96) High relevance show source text
• Duarte Zoning Code (section sets) High relevance show source text
• CBC § 180 (Chapter 19.96) High relevance show source text
• Duarte Zoning Code (Section provides) Medium relevance show source text
• CFC § 2 (Chapter 19.154) Medium relevance show source text
• Duarte Zoning Code (Chapter 19.40) Medium relevance show source text
• California Building Code High relevance show source text
• Duarte Zoning Code (Article 7) Medium relevance show source text
• Duarte Zoning Code (Article 7) Medium relevance show source text
• Duarte Zoning Code Medium relevance show source text
• Duarte Zoning Code (Chapter 19.46) Medium relevance show source text
• Duarte Zoning Code Medium relevance show source text
• Duarte Zoning Code Medium relevance show source text
• Duarte Zoning Code Medium relevance show source text

Cited sections

• Duarte Development Code — Article 6 (Nonconformities): **§ 19.90.010—.050** (intent; continuation; Director/Commission authority) . (Article 6)
• Nonconforming Lots: **§ 19.92.010—.020** (continuation; modification limits) . (§ 19.92.010)
• Nonconforming Structures: **§ 19.94.010** (continuation; destruction/50% test; R‑1D rebuild provision) . (§ 19.94.010)
• Nonconforming Uses: **§ 19.96.010** (continuation; 180‑day discontinuance rule; special Bloomdale/Maynard/Park Rose note) . (§ 19.96.010)
• Abatement / Extension Process: **Ch. 19.98 (19.98.010—.030)** (hearings, findings, evidence) .
• Nonconformities for parking, landscaping, fencing, signs, environmental effects: **§ 19.100.010—.080** (special rules for parking, loading, landscaping, fences, signs, and environmental impacts) . (§ 19.100.010)
• R‑1 family and residential development standards (tables / setbacks / lot coverage references; R‑1D special rules): **§ 19.06.010 (Table 1‑1)**; **§ 19.10.040** (multi‑story setback); **§ 19.10.050** (R‑1D: site plan & design review and driveway/retaining wall limits) . (§ 19.06.010)
• Industrial zone (M): **§ 19.16.010—.020** (purpose and allowed uses) . (§ 19.16.010)
• Enforcement and permit revocation procedures: **Chapter 19.152** and enforcement **Chapter 19.154** (notice, remedies) . (Chapter 19.152)
• Duarte Zoning & Planning overview: Duarte zoning & planning overview (site menu) — use to find linked pages for application processes and contacts.
• Duarte pages referenced inline: Duarte Zoning, Duarte Land Use, Duarte Development Standards, Duarte Parking, Duarte Design Review, Duarte Overlay Districts, Duarte ADUs, California Building Standards Code.
• Duarte_ZoningCode.md

• Official Duarte code library