Local zoning · Inglewood
Inglewood — Nonconforming Uses
Nonconforming Uses under the Inglewood local zoning and planning code, with the controlling citations.
Last reviewed: July 2, 2026
Overview
This page explains how the City of Inglewood treats nonconforming uses, nonconforming buildings, and nonconforming lots under the local zoning code (Title 12 of the Inglewood Municipal Code). It summarizes when a nonconformity may continue, when it must cease, and the narrow ways owners can alter or repair nonconforming structures. The base rules are in § 12-60 and the residential vested-structure / minor modification procedures are in § 12-98.16–.21.
Note: this page stays strictly within the Zoning/Planning ordinance. For building permits see the California Building Standards Code. For related topics referenced below, see parking, development standards, design review, overlay districts, ADUs, signage, and variances and exceptions.
Article 20 of the Zoning Code defines and controls nonconformities and then Article 26.2 (the vested-structure / minor modification rules) creates a narrow exception for older residential buildings. All citations below reference the local ordinance text.
How Inglewood defines nonconformity
- Nonconforming building: a structure lawfully built but made nonconforming by later zoning changes (yards, type, parking, etc.). § 12-60(A).
- Nonconforming use: a use lawfully established but made illegal in its zone by later zoning changes. § 12-60(A).
Key principle: nonconforming uses and buildings may continue, but the Code restricts expansion, structural alteration, replacement after major destruction, and abandonment. See § 12-60(B).
District-by-district snapshot (what the ordinance says about common zones and how nonconformities interact)
Notes on approach: the Code treats nonconformities the same in principle across zones (see § 12-60), but overlay and special-zone rules add exceptions or procedures. Where specific district numeric standards or permitted-use lists are given in the Code, they are cited below. If a particular numeric standard for a district was not located in the retrieved materials, the entry notes that explicitly.
R zones (example: R-1, R-2, R-3, R-4)
- Purpose: residential zones for gradually higher densities; the Code lists building form, setbacks and yard rules under the “R” articles. See Article 18 (R zones).
- Typical permitted uses: single-family and multi-family dwellings, accessory uses including ADUs (referenced in Article 35) and limited transitional uses where abutting commercial property. § 12-18 and related R articles.
- Key dimensional standards found in the Code: height limited to two and one-half stories / not to exceed 35 ft in the base R provisions (§ 12-18.1); front yard minimum of 25% of lot depth but not to exceed 25 ft (§ 12-18.2). These are baseline development standards that affect whether a building is nonconforming.
- Where it applies: citywide R zone parcels; the P (parking) zone may supplement R zone uses as R-1P, R-2P, etc. (see § 12-37).
- How nonconformities are handled: Residential nonconforming buildings constructed prior to August 30, 1968 may qualify for a one-time expansion under the Nonconforming Building Minor Modification Permit (see § 12-60(B)(1)(a) and the vested-structure procedure § 12-98.16–.21). Otherwise enlargements are unlawful.
C-1 Limited Commercial
- Purpose / permitted uses: retail and limited commercial uses; the Code lists detailed permitted and prohibited uses. See § 12-23 and specifically § 12-23.1 (prohibited uses such as liquor stores, adult businesses, auto repair unless permitted).
- Development standards: no required front/side/rear yards except site review or when adjacent to intersections, which must have a 10 ft setback at corners (§ 12-23.2). Downtown special standards apply within a defined downtown polygon.
- Nonconforming notes: The C-1 zone includes downtown overlay provisions that may govern whether a previously lawful commercial use is nonconforming; nonconforming commercial structures converted before May 16, 1961 in the Central Business District have specific parking exceptions (§ 12-41/Article 19 references). For continuation/alteration rules apply per § 12-60.
Commercial / Transit & Mixed-Use (examples: C-2, C-R, H-C, MU-1A overlay)
- Purpose and uses: mixed retail, offices, restaurants, and (in TOD areas) ground-floor retail with housing above. The MU-1A Mixed Use-1A overlay provides a specific permitted list (accessory units, restaurants, salons) and requires design review for exterior changes. See § 12-31.23–.24.
- Key standards: in MU overlays the Code requires compliance with the TOD plans and objective design standards; design review is mandatory for footprint extensions (see § 12-31.24.1). Design review link: design review.
- Nonconforming implications: if a commercial use becomes nonconforming it still falls under the Article 20 rules limiting expansion; overlays can supersede or provide unique exceptions (verify overlay text for the parcel). See § 12-60 and overlay articles.
P / P-1 Automobile Parking Zones
- Purpose: supplementary zones allowing parking and certain public-benefit uses; denoted as R-1P, R-2P etc where they supplement adjacent residential zones. See § 12-37 and § 12-38 (P-1).
- Important rules: access, improvement and landscaping requirements are strict; parking uses cannot be combined with a residential structure on the same lot. Nonconforming parking/structures follow the general nonconforming rules in § 12-60.
Sports & Entertainment Complex / SE Overlay Zone (Hollywood Park / Arena area)
- Purpose: the SE Overlay Zone has a dedicated article that governs a Sports and Entertainment Complex; it lists permitted uses, superseding guidelines, and exceptions to ordinary code rules. See § 12-38.92–.93.
- Key points: the SE Overlay includes its own development guidelines and may exempt certain uses from normal Special Use Permit provisions (i.e., the overlay controls). Nonconformity treatment defaults to the applicable underlying zone unless the overlay specifically provides otherwise. Overlay districts link: overlay districts.
Transportation Corridor Overlay Zone
- Purpose / standards: creates specific design and review process for transit corridor land uses under the ITC Design Guidelines; for permitted uses in the corridor, no setback is required under § 12-38.106(A); height limits for stations and other elements are listed in § 12-38.107. The overlay may treat areas so they are not classified as nonconforming for adjoining properties (see § 12-38.106(B)).
Quick reference table — decision‑relevant nonconforming rules and district standards
| Topic / Standard | What the Code says (plain-English) | Code reference |
|---|---|---|
| Continued operation of nonconforming use | Allowed to continue but may not be expanded or structurally altered except as provided in Code | § 12-60(B)(1) |
| One-time residential expansion (pre‑8/30/1968) | Pre‑Aug 30, 1968 residential buildings with side/rear setback nonconformity may get a one‑time linear extension up to 15% or 15 ft, subject to the minor-mod permit and conditions | § 12-60(B)(1)(a); § 12-98.16–.21 |
| Vacancy / abandonment | If a nonconforming use is discontinued 6 months or longer, future use must conform to the zone | § 12-60(B)(1)(c) |
| Repair after partial destruction | If destroyed ≤ 75% of replacement value, it may be restored and prior use continued | § 12-60(B)(3) |
| Residential height (R zones) | 2½ stories / 35 ft maximum height (base R standard) | § 12-18.1 |
| R front yard | 25% of lot depth; not to exceed 25 ft | § 12-18.2 |
| C-1 corner intersection setback | 10 ft minimum at intersections | § 12-23.2 |
| Downtown/overlay design review | Many overlays and TOD areas require design review for exterior changes and footprint extensions | § 12-31.24.1 and overlay articles |
Checklist — what an applicant must satisfy (nonconforming building/use work in Inglewood)
- Confirm whether the building/use was lawfully established and became nonconforming by a zoning change (establish date and lawful status) — see § 12-60(A).
- If the building predates August 30, 1968 and you seek a one-time residential expansion, apply for a Nonconforming Building Minor Modification Permit and pay the fee; include plans and grounds. See § 12-98.18–.19.
- Demonstrate the proposed alteration meets the Minor Modification findings: minimal addition necessary, located in side/rear yard, not permit a prohibited use, consistent with Code spirit, not detrimental to public welfare (§ 12-98.20).
- Verify the nonconforming use has not been vacated ≥ six months; if so, the building must be used conformingly per § 12-60(B)(1)(c).
- If the structure was damaged/destroyed, determine percentage of loss (≤75% permitted to restore; >75% triggers conformity requirements) per § 12-60(B)(3) & (6).
- Check overlays and TOD-specific standards that may change applicability — consult the SE Overlay, MU overlays or Transportation Corridor provisions where applicable. See overlay articles (e.g., § 12-38, § 12-31).
- Coordinate any parking changes with the City’s parking standards and Article 19 requirements.
- If the case is unclear (date of construction, vested status), request a Vested Structure Determination from the Planning & Building Director (fee applies) — see § 12-98.18.
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Date of construction (pre‑8/30/1968) | Eligibility for one‑time minor expansion hinges on proving age; inaccurate claims can be denied and make future work illegal | Obtain a Vested Structure Determination; provide historic records requested by the Director. § 12-98.18 |
| Vacancy > 6 months | If a nonconforming use was discontinued for 6+ months, future use must conform and prior rights are lost | Check utility records, lease dates, and the Code’s § 12-60(B)(1)(c) rule before planning alterations. |
| Major destruction (percentage of loss) | Restoration allowed only if ≤75% of replacement value; above that triggers requirement to conform to current zone | Get damage appraisal and consult § 12-60(B)(3) and (B)(6) before reconstruction. |
| Overlays/TOD rules vs. underlying zone | Overlays (SE, Transportation Corridor, MU overlays) may supersede or exempt standard rules; incorrect assumptions can derail approvals | Verify which overlay applies to the parcel and review overlay-specific articles: § 12-38, § 12-31, § 12-38.106–.108. |
| Parking or dimensional changes triggered by enlargement | Even a permitted one-time addition must meet parking and development standards; some historic exceptions exist | Confirm Article 19 parking obligations and any Central Business District exceptions; consult development standards and parking. |
| Confusion between zoning and building code issues | Zoning permits nonconforming expansions in rare cases but building safety, Title 24 and Fire Code still apply | Ensure compliance with the California Building Standards Code when planning structural work; zoning approval does not replace building permits. Noted throughout §§ 12-98.16–.21. |
Plain-English summary
If a use or building in Inglewood became illegal only because the city changed the zoning later, you can usually keep using it, but you generally cannot expand it or change it structurally. A narrow exception lets owners of older residential buildings (built before August 30, 1968) apply for one one-time side/rear addition under strict findings and permit rules; if the nonconforming use is abandoned for six months or a building is mostly destroyed, you lose the nonconforming rights and must comply with current rules. § 12-60 and § 12-98.16–.21 govern these rules.
Source References
- Inglewood Municipal Code, Article 20 — NONCONFORMING BUILDINGS AND USES: § 12-60.
- Inglewood Municipal Code, Article 26.2 — Vested Structure Determination and Minor Modification Permit: § 12-98.16 through § 12-98.21 (purpose, applicability, vested determination, Minor Modification Permit application, findings, conditions).
- R-zone development rules (height, front yard): § 12-18.1; § 12-18.2.
- C-1 zone permitted/prohibited uses and yard rules: § 12-23, § 12-23.1, § 12-23.2.
- P / P-1 Automobile Parking Zone: § 12-37 and § 12-38 (P-1).
- SE Overlay (Sports & Entertainment Complex): § 12-38.92–.93.
- MU-1A Mixed Use-1A Overlay: § 12-31.23–.24 and design-review requirement § 12-31.24.1.
- Transportation Corridor Overlay: § 12-38.104–.108 (no setback for certain uses, height rules, interplay with adjoining setbacks).
- Parking rules and Central Business District conversion exception: Article 19 and related parking provisions (see discussion in Article 19 excerpts).
- Nonconforming signs and sign removal timing: § 12-86.
Information Gaps
- The retrieved materials contain detailed nonconforming rules and many district articles, but a comprehensive list of numeric setbacks, lot coverage and FAR for every single Inglewood zone (e.g., full R-2/R-3 numeric tables or all commercial zone yard tables) was not assembled in the retrieved snippets. For parcel-specific numeric standards, confirm the exact zone article and / or an official Zoning map reading with the Planning Division. Not found in retrieved materials.
- Variations created by the Downtown TOD plans, Hollywood Park Specific Plan, or any recent ordinance amendments affecting a particular parcel may change how nonconforming rules apply; check the full text of those plans and the current Code on the City site. Verify with the jurisdiction.
Sources
Retrieved passages
- CFC § 1968 (Section of) High relevance
- Inglewood Zoning Code (§ 12-98.18.) High relevance
- Inglewood Zoning Code (§ 12-98.15.) High relevance
- CFC § 12 (Article 20.) High relevance
- Inglewood Zoning Code (Section 12.95.4.3) Medium relevance
- Inglewood Zoning Code (Article 20.) Medium relevance
- Inglewood Zoning Code (§ 12-98.19.) Medium relevance
- Inglewood Zoning Code (Chapter and) Medium relevance
- Inglewood Zoning Code (§ 66333) Medium relevance
- CBC § 66314 (§ 66314) Medium relevance
- CBC § 66321 (§ 66321) Medium relevance
- Inglewood Zoning Code (Article 18.1) Medium relevance
- Inglewood Zoning Code (§ 12-95.4.) Medium relevance
- Inglewood Zoning Code Medium relevance
- Inglewood Zoning Code (§ 12-27.1.) Medium relevance
- Inglewood Zoning Code (section 66323.) Medium relevance
Cited sections
- Inglewood Municipal Code, Article 20 — NONCONFORMING BUILDINGS AND USES: **§ 12-60**. (Article 20)
- Inglewood Municipal Code, Article 26.2 — Vested Structure Determination and Minor Modification Permit: **§ 12-98.16** through **§ 12-98.21** (purpose, applicability, vested determination, Minor Modification Permit application, findings, conditions). (Article 26.2)
- R-zone development rules (height, front yard): **§ 12-18.1**; **§ 12-18.2**. (§ 12-18.1)
- C-1 zone permitted/prohibited uses and yard rules: **§ 12-23**, **§ 12-23.1**, **§ 12-23.2**. (§ 12-23)
- P / P-1 Automobile Parking Zone: **§ 12-37** and **§ 12-38 (P-1)**. (§ 12-37)
- SE Overlay (Sports & Entertainment Complex): **§ 12-38.92–.93**. (§ 12-38.92)
- MU-1A Mixed Use-1A Overlay: **§ 12-31.23–.24** and design-review requirement **§ 12-31.24.1**. (§ 12-31.23)
- Transportation Corridor Overlay: **§ 12-38.104–.108** (no setback for certain uses, height rules, interplay with adjoining setbacks). (§ 12-38.104)
- Parking rules and Central Business District conversion exception: Article 19 and related parking provisions (see discussion in Article 19 excerpts). (Article 19)
- Nonconforming signs and sign removal timing: **§ 12-86**. (§ 12-86)
- Inglewood_ZoningCode.md
Frequently asked questions
What constitutes a nonconforming use in Inglewood?
A nonconforming use is one that was lawfully established but later made not permitted by a zoning change. The Code defines this and allows continuation but restricts expansion or structural change; see § 12-60(A) and § 12-60(B).
Can I enlarge a house that is nonconforming because of a setback?
Possibly — a residential building constructed prior to August 30, 1968 with a side/rear setback nonconformity may qualify for a one‑time expansion under the Nonconforming Building Minor Modification Permit, subject to findings and limits (no more than 15% or 15 ft linear extension under specified conditions). See § 12-60(B)(1)(a) and § 12-98.16–.21.
If my nonconforming business is closed for months, can I reopen it later?
If a nonconforming use is vacated or discontinued for six months or longer, future use must conform to the zone — you would lose the nonconforming status. See § 12-60(B)(1)(c).
What happens if a nonconforming building is severely damaged?
If destroyed by natural or accidental causes to the extent of not more than 75% of its reasonable replacement value, it may be restored and the prior occupancy continued; above that threshold the Code requires future use to conform. See § 12-60(B)(3).
Do overlays (SE, TOD, Transportation Corridor) change how nonconforming rules apply?
Yes — overlays and specific plans may supersede base-zone rules and contain their own permitting/design review process; always check the overlay article (e.g., § 12-38 for SE and Transportation Corridor, § 12-31 for MU overlays) to see if it modifies nonconforming treatments. § 12-38.92–.108 and § 12-31.23–.24 are examples.
Do I need to provide additional parking if I get a one-time nonconforming addition?
Potentially. The Code ties parking obligations to additions and conversions; a one-time nonconforming building modification cannot create new parking violations and must comply with Article 19 parking rules. Consult parking and Article 19.
How do I prove my building’s age if there’s no permit record?
Request a Vested Structure Determination from the Planning & Building Director — the Director will review historic maps, assessor records, photos and may require a covenant to be recorded. See § 12-98.18 for the procedure and fees.
Can a nonconforming sign remain after the business leaves?
No. A nonconforming sign must be removed within 60 days after the business discontinues use of the site; similar timing applies to signs advertising a prior tenant. See § 12-86.
Does design review apply to nonconforming building additions?
If the property is within an area requiring design review (many overlays, TOD areas, or specific zones), exterior changes and footprint extensions will require design review even for minor nonconforming adjustments (see § 12-31.24.1 and overlay articles). See design review.
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