Local zoning · Glendora

Glendora — Nonconforming Uses

Q: Where is "nonconforming" defined in Glendora's code?

Key definitions — nonconforming lot , nonconforming structure , nonconforming improvement , and nonconforming use — are in the code’s definitions section § 21.01.020 and they establish whether the city treats something as a nonconformity in later sections such as § 21.03.030 .

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

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Last reviewed: July 2, 2026

Overview

Glendora treats nonconformities (lots, structures, improvements, and uses) as legacy conditions that may be continued in limited ways but are generally expected to be brought into conformance when altered, abandoned, replaced, or when property is redeveloped. The city’s controlling rules are in § 21.03.030 (Nonconforming lots, structures, improvements, and uses) with procedural detail for lot exceptions in § 21.02.045 (Nonconforming lot development plan review) and cross‑references in subdistrict rules such as the Route 66 specific plan (§ 21.10.340) . For definitions of the key terms used below see the code definitions in § 21.01.020 .

Note: links below point to site topics that contextualize how nonconforming rules interact with other development controls — e.g., design and parking requirements are frequently applied when a nonconforming condition is being modified: see Glendora Development Standards, Glendora Parking, and Glendora Design Review.

What the code says (citywide rules)

Citywide nonconforming rules live at § 21.03.030 and apply to nonconforming lots, nonconforming structures/improvements, and nonconforming uses. The purpose statement says these provisions regulate continuation, alteration, and redevelopment of nonconformities (purpose language in § 21.03.030) .
Definitions: "nonconforming lot", "nonconforming structure", "nonconforming use", and "nonconforming improvement" are defined in the code glossary (Definitions at § 21.01.020) and used throughout the nonconforming sections .

Key operational rules (plain-English, grounded in the code):

Nonconforming lots: may continue to be used only for uses allowed by the underlying zone and must meet all other code requirements except lot size/dimension/configuration; development on a nonconforming lot is allowed only if the lot was legally created and the proposed development conforms to the code except for the lot size issue — unless the applicant obtains a Nonconforming Lot Development Plan Review under § 21.02.045 (planning commission review, findings required) .
Nonconforming structures/improvements: may continue to be used for uses allowed in the underlying zone; repairs, maintenance, renovation or partial replacement are allowed provided they do not increase the nonconformity; additions must meet applicable zone standards; complete replacement must conform to the code unless the planning commission grants an exception; discontinuance of use for 180 days or more requires removal or alteration to conform unless the planning commission extends time (see § 21.03.030(C)) .
Nonconforming uses: may not be expanded, intensified, or altered except by approval of a conditional use permit; if a nonconforming use is abandoned, discontinued or altered for 180 days or more it must be removed or brought into conformity unless the planning commission approves a conditional use permit; development of the property generally triggers removal or alteration of nonconforming uses unless the commission allows otherwise (see § 21.03.030(D)) .
Specialized amortization/bring‑into‑conformity rules exist for certain categories (example: legal nonconforming wireless facilities have a 10‑year conformity timetable unless federal/state law preempts) — see § 21.03.100 for the wireless example (special provision) .

District-by-district breakdown

The nonconforming rules above apply citywide, but district standards determine what "conforming" looks; below are representative districts/subdistricts that frequently come up when applicants address nonconformities. Where applicable, I cite the local development standards that define setbacks, FAR, density and minimum lot criteria that govern whether a structure/lot is nonconforming.

Note: consult the code pages for full permitted‑use tables; these summaries focus on the elements most relevant to nonconformity review.

R-1 (Single‑Family Residential)

Purpose: Preserve single‑family neighborhoods; standards for lot configuration, setbacks, accessory buildings are set out in the single‑family section and Appendix tables referenced by § 21.04.010 and Appendix 21.A (Table A) .
Typical permitted uses: single‑family dwellings, accessory buildings, home occupations (as allowed by the R‑1 rules).
Key dimensional standards (examples): minimum lot size and setbacks are found in § 21.04.010 and Appendix 21.A; these numbers are the yardstick for calling a lot or structure "nonconforming" (if a lot or building was legal when created but now fails a numeric standard, it is nonconforming) .
Where it applies: the city's single‑family neighborhoods; nonconforming single‑family homes remain allowed subject to the citywide nonconforming rules in § 21.03.030 .
Practical note: small lots created prior to the current standard may be developed with limitations, or can seek a nonconforming lot development review under § 21.02.045 if strict application deprives the lot of privileges enjoyed by adjacent properties .

CCAP — T‑4 Village Edge (Civic Center Area Plan)

Purpose: Village‑scale residential and mixed‑use character; T‑4 standards are set in § 21.06.070 (CCAP standards) and reference nonconforming lots to § 21.03.030(B) .
Typical permitted uses: single‑ and multifamily in the village edge; where a single‑family exists, R‑1 rules may apply for specific standards (see § 21.06.070 D.3) .
Key standards: minimum lot size, width and depth (T‑4 lists minimums and points to nonconforming-lot rules when those are not met) — see § 21.06.070(D)(1) for lot configuration and the cross‑reference to § 21.03.030(B) .
Where it applies: the Glendora Village / civic center area mapped to the CCAP; nonconforming lots/structures there are processed under the citywide nonconforming rules plus CCAP specific provisions .

Route 66 Specific Plan subdistricts (examples: LHG Lone Hill Gateway, TCO Tech/Commerce/Office)

Purpose: Area‑specific form, uses, and development standards for the Route 66 corridor; the specific plan carries its own Table 6‑2 standards and explicitly cross‑references nonconforming provisions (see § 21.10.350 and § 21.10.340) .
Typical permitted uses: mixed uses with varying commercial/residential mixes per subdistrict; the specific plan lists permitted uses (see the Route 66 Use Table 6‑1 references) .
Key dimensional standards (examples from Table 6‑2): LHG: 0.30 FAR, front building setback 10 ft; TCO: 0.35 FAR, front building setback 20 ft — see Table 6‑2 in § 21.10.350 for the subdistricts and numeric standards (these numbers are what determines structural nonconformity) .
Where it applies: parcels inside the Route 66 Specific Plan boundaries; nonconformities are addressed by the general nonconforming section § 21.03.030 and by the specific plan’s cross‑references such as § 21.10.340 (nonconforming uses, structures and parcels) .

Quick reference table — decision‑relevant standards and options

Topic	What the code requires / allows	Code reference
Nonconforming lots — allowed uses	Lot may be used only for uses permitted by the underlying zone; development allowed only if legally created and otherwise conforms except for lot size/dimension/configuration (or with nonconforming lot DPR)	§ 21.03.030(B)
Nonconforming lot — relief process	Planning Commission Nonconforming Lot Development Plan Review; findings include general plan consistency and that strict application deprives property of privileges (18‑month time to start construction if approved)	§ 21.02.045
Nonconforming structures — repairs & additions	Repairs/partial replacements okay if they do not increase the nonconformity; additions must meet applicable zone standards; full replacement must conform unless a commission exception is approved	§ 21.03.030(C)
Nonconforming uses — expansion/abandonment	Cannot be expanded/intensified/altered except by conditional use permit; abandonment/discontinuance for 180 days triggers removal or conforming changes unless commission approves extension	§ 21.03.030(D)
Definitions (what "nonconforming" means)	Terms defined in the code glossary: nonconforming lot/structure/use/improvement	§ 21.01.020
Route 66 / specific plan cross‑reference	The Route 66 specific plan restates nonconforming policy and refers to § 21.03.030 for procedures	§ 21.10.340 → § 21.03.030

Practical guidance / synthesis

If the parcel or building was legal when created but now fails a numeric standard (lot area, setback, FAR, height), it is a nonconforming lot/structure; you can generally keep the use but any increase, intensification, or replacement pushes you back into full compliance or into a discretionary path. See § 21.03.030(B–D) for the baseline rules and § 21.02.045 if the lot’s geometry prevents standard development .
Adding to a nonconforming building: an addition must meet current zone standards — you cannot lawfully increase the nonconformity. For a full teardown/rebuild, the replacement must conform unless the planning commission grants an exception (so plan rebuilds to current standards to avoid surprises) § 21.03.030(C)(2–4) .
Abandonment rule: a use discontinued for 180 days is treated as abandoned and must be brought into compliance or removed unless an extension is approved by the planning commission § 21.03.030(C)(5) .
When applying to change or redevelop a property that contains nonconforming uses/structures, expect triggers for design review, parking analysis, and other development‑standards checks; consult Glendora Development Standards, Glendora Parking, and Glendora Design Review early in the process to identify required mitigations and conditions (/us/california/glendora/development-standards, /us/california/glendora/parking, /us/california/glendora/design-review).

Inline links for planning context: see Glendora Zoning for zone maps and use tables, Glendora Overlay Districts for overlay rules that can affect whether something is conforming, and Glendora ADUs for interactions between accessory units and zoning nonconformance (state ADU law also limits denial on some nonconforming zoning issues) (/us/california/glendora/zoning, /us/california/glendora/overlay-districts, /us/california/glendora/adu). For building code compliance of physical work consult the California Building Standards Code (/us/california/building-codes).

Checklist (what an applicant must satisfy)

Confirm whether the lot, structure, or use was lawfully established (gather historic permits/records) — definitions and baseline in § 21.01.020 and § 21.03.030 .
Determine whether proposed work is repair/partial replacement vs. full replacement or expansion (repairs allowed if they do not increase nonconformity; full replacement generally must conform) § 21.03.030(C) .
If enlarging use or intensity, prepare a Conditional Use Permit application because expansion of a nonconforming use requires CUP approval § 21.03.030(D) .
If the lot’s size/shape prevents conforming development, prepare Nonconforming Lot Development Plan Review materials and address the five findings in § 21.02.045 § 21.02.045(E) .
Anticipate design review, parking calculations, landscaping/screening, and other zone standards during review; coordinate with planning staff early — see Glendora Parking and Glendora Design Review (/us/california/glendora/parking, /us/california/glendora/design-review).
Document continuity of use to avoid the 180‑day abandonment trigger (keep rental/occupancy records, maintenance records) § 21.03.030(C)(5) .

Risks & Ambiguities

Issue	Why it matters	What to verify
180‑day abandonment rule	If a nonconforming use/structure is unused for 180 days the code requires removal/alteration to conform — losing lawful nonconforming status can block re‑establishment	Confirm continuous use dates and request a commission extension if interruption is temporary; verify the specific triggering events in § 21.03.030(C)(5)
Full replacement vs partial repair	Full replacement generally must conform to current standards; partial repairs must not increase nonconformity	Determine whether proposed work is "complete replacement"; consult § 21.03.030(C)(3–4) and plan for exceptions only via commission action
"Legally created" nonconforming lot	If a lot was not legally created, the lot cannot use the nonconforming‑lot provisions	Confirm title/parcel maps and earlier approvals; code requires the lot be legally created for § 21.03.030(B) relief
Interaction with ADU approvals	State ADU law can limit local denial based solely on nonconforming zoning conditions; local code does not restate state limitations	Review state ADU constraints in the California ADU guidance and coordinate with Glendora ADU procedures — the state guidance affects how nonconforming zoning is applied to ADUs (state guidance in uploaded ADU handbook)
Parcel‑specific exceptions in specific plans	Route 66 and other special plans have their own tables and cross‑references that affect what is conforming	Verify which plan/subdistrict applies and use the specific plan tables (e.g., Table 6‑2 in § 21.10.350 and cross‑reference § 21.10.340)

Plain-English Summary

If a Glendora lot, building, or business was legal when it started but no longer meets today’s zoning numbers, you can usually keep it but you cannot expand it or rebuild it bigger without either meeting current rules or getting discretionary relief; lots that are too small may get a special planning commission review under § 21.02.045, and uses stopped for 180 days can lose their protected status — see § 21.03.030 for the governing rules .

Source References

Glendora Municipal Code, § 21.03.030 (Nonconforming lots, structures, improvements, and uses) — controlling citywide nonconforming rules .
Glendora Municipal Code, § 21.02.045 (Nonconforming lot development plan review) — findings and process for nonconforming lot relief .
Glendora Municipal Code, § 21.01.020 (Definitions) — definitions for "nonconforming lot/structure/use/improvement" .
Glendora Municipal Code, § 21.10.340 / § 21.10.350 (Route 66 Specific Plan cross‑references and Table 6‑2 subdistrict standards) — examples of subdistrict dimensional standards that determine conformity .
Glendora Municipal Code, § 21.06.070 (CCAP zoning development standards, including T‑4 Village Edge) — applicable lot/configuration standards and cross‑reference to nonconforming rules .
Glendora Municipal Code, § 21.03.100 (example: legal nonconforming wireless facilities, amortization) — specialized nonconforming provisions and amortization example .
State ADU guidance (uploaded): 2025 California ADU handbook — state limits on denial for ADUs affected by nonconforming zoning conditions (useful when ADUs are proposed on nonconforming lots) .
Glendora Zoning menu pages (for process/contextual links used above): Glendora Zoning, Glendora Development Standards, Glendora Parking, Glendora Design Review, Glendora Overlay Districts, Glendora ADUs, California Building Standards Code (/us/california/glendora/zoning; /us/california/glendora/development-standards; /us/california/glendora/parking; /us/california/glendora/design-review; /us/california/glendora/overlay-districts; /us/california/glendora/adu; /us/california/building-codes).

Sources

Retrieved passages

Glendora Zoning Code (title and) High relevance
Glendora Zoning Code (§ 1) High relevance
Glendora Zoning Code (§ 2) High relevance
Glendora Zoning Code (§ 2) High relevance
Glendora Zoning Code (§ 2) Medium relevance
Glendora Zoning Code (§ 2) Medium relevance
Glendora Zoning Code (§ 2) Medium relevance
Glendora Zoning Code (title for) Medium relevance

Cited sections

Official Glendora code library

Frequently asked questions

What happens if a nonconforming business in Glendora closes for six months?

If a nonconforming business (use) is discontinued for 180 days or more the code requires the structure or use to be removed or altered to conform unless the planning commission grants an extension; see § 21.03.030(C)(5) and § 21.03.030(D)(1) for the abandonment/discontinuance rule .

Can I add an addition to a nonconforming house in Glendora?

Yes, but the addition must meet the applicable standards of the underlying zone and the other provisions of the code; the nonconforming structure itself is not forced to be fully brought into conformity for that existing portion, but you may not increase the nonconformity — see § 21.03.030(C)(2–3) .

My lot is smaller than current R‑1 minimums — can I build?

If the lot was legally created, you may be able to develop it provided the development complies with all requirements except lot size/dimension; if strict application deprives the lot of privileges, apply for a Nonconforming Lot Development Plan Review under § 21.02.045 and meet the required findings § 21.03.030(B) and § 21.02.045(E) .

Does Glendora allow expanding a nonconforming commercial use?

No expansion, intensification, or alteration of a nonconforming use is allowed unless the planning commission approves it via a conditional use permit; this is stated in § 21.03.030(D) .

If I demolish a nonconforming building and rebuild, must the new building meet today's standards?

A complete replacement of a nonconforming structure must conform to current provisions unless the planning commission approves an exception; partial repairs or partial replacements are permitted so long as they don't increase the nonconformity — see § 21.03.030(C)(3–4) .

How do Route 66 Specific Plan rules affect nonconforming properties?

The Route 66 Specific Plan restates that nonconforming properties are governed by § 21.03.030 and includes its own development standards (Table 6‑2) that determine whether something is nonconforming; see § 21.10.340 and § 21.10.350 for the specific plan cross‑references and numeric standards .

If an ADU is proposed on a nonconforming lot, can the city deny it because the lot is nonconforming?

State ADU law limits a local agency’s ability to deny ADUs based solely on nonconforming zoning conditions. Glendora’s code does not override those state limits — see the state ADU guidance in the uploaded handbook for the applicable statewide constraints and coordinate with Glendora ADU procedures (/us/california/glendora/adu) .

Where is "nonconforming" defined in Glendora's code?

Key definitions — nonconforming lot, nonconforming structure, nonconforming improvement, and nonconforming use — are in the code’s definitions section § 21.01.020 and they establish whether the city treats something as a nonconformity in later sections such as § 21.03.030 .

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